Q1 2026 Killam Apartment REIT Earnings Call

May 7, 2026

Operator 2: Good morning, ladies and gentlemen. Welcome to the Killam Apartment Real Estate Investment Trust Q1 2026 Financial Results Conference Call. At this time, all lines are in listen-only mode. Following the presentation, we will conduct a question and answer session. If at any time during this call you require assistance, please press star zero for the operator. This call is being recorded on 7 May 2026. I would now like to turn the conference over to Mr. Philip Fraser, President and CEO. Please go ahead.

Operator: Good morning, ladies and gentlemen. Welcome to the Killam Apartment Real Estate Investment Trust Q1 2026 Financial Results Conference Call. At this time, all lines are in listen-only mode. Following the presentation, we will conduct a question and answer session. If at any time during this call you require assistance, please press star zero for the operator. This call is being recorded on 7 May 2026. I would now like to turn the conference over to Mr. Philip Fraser, President and CEO. Please go ahead.

Speaker #2: Following the presentation, we will conduct a question-and-answer session. If at any time during this call you require assistance, please press star 0 for the operator.

Speaker #2: This call is being recorded on May 7th, 2026. I would now like to end conference over to Mr. Philip Fraser, President and CEO. Please go ahead.

Speaker #2: Morning, and thank you for joining KILLAM Apartment REIT's first quarter 2026 conference call. I am here today with Robert Richardson, Executive. Thank you. Good morning, and thank you for joining KILLAM Apartment REIT's first quarter 2026 conference call.

Philip Fraser: Thank you. Good morning, and thank you for joining Killam Apartment REIT's Q1 2026 conference call. I'm here today with Robert Richardson, Executive Vice President; Dale Noseworthy, Chief Financial Officer; and Erin Cleveland, Senior Vice President of Finance. Slides to accompany today's call are available on the investor relations section of our website under events and presentations. I will now ask Erin to read our cautionary statement.

Speaker #2: I am here today with Robert Richardson, Executive Vice President. Dale Noseworthy, Chief Financial Officer. And Aaron Cleveland, Senior Vice President of Finance. Slides to accompany today's call are available on the Investor Relations section of our website.

Speaker #2: Under Events and Presentations, I will now ask Aaron to read our cautionary statement. Thank you, Philip. This presentation may contain forward-looking statements with respect to KILLAM Apartment REIT and its operations, strategy, financial performance conditions or otherwise.

Dale Noseworthy: Thank you, Philip. This presentation may contain forward-looking statements with respect to Killam Apartment REIT and its operations, strategies, financial performance, conditions, or otherwise. The actual results and performance of Killam discussed here today could differ materially from those expressed or implied by such statements. Such statements involve numerous inherent risks and uncertainties, and although Killam management believes that the expectations reflected in the forward-looking statements are reasonable, there can be no assurance that future results, level of activity, performance, or achievements will occur as anticipated. For further information about the inherent risks and uncertainties in respect to forward-looking statements, please refer to Killam's most recent annual information form and other securities regulatory filings found online on SEDAR+.

Erin Cleveland: Thank you, Philip. This presentation may contain forward-looking statements with respect to Killam Apartment REIT and its operations, strategies, financial performance, conditions, or otherwise. The actual results and performance of Killam discussed here today could differ materially from those expressed or implied by such statements. Such statements involve numerous inherent risks and uncertainties, and although Killam management believes that the expectations reflected in the forward-looking statements are reasonable, there can be no assurance that future results, level of activity, performance, or achievements will occur as anticipated. For further information about the inherent risks and uncertainties in respect to forward-looking statements, please refer to Killam's most recent annual information form and other securities regulatory filings found online on SEDAR+.

Speaker #2: The actual results and performance of KILLAM discussed here today could differ materially from those expressed or implied by such statements. Such statements involve numerous inherent risks and uncertainties, and although KILLAM management believes that the expectations reflected in the forward-looking statements are reasonable, there can be no assurance that future results, levels of activity, performance, or achievements will occur as anticipated.

Speaker #2: For further information about the inherent risks and uncertainties in respect to forward-looking statements, please refer to KILLAM's most recent annual information form and other securities regulatory filings found online on Cedar Plus.

Speaker #2: All forward-looking statements made today speak only as of the date which this presentation refers and KILLAM does not intend to update or revise any such statements unless otherwise required by applicable securities law.

Dale Noseworthy: All forward-looking statements made today speak only as of the date which this presentation refers. Killam does not intend to update or revise any such statements unless otherwise required by applicable securities laws.

Erin Cleveland: All forward-looking statements made today speak only as of the date which this presentation refers. Killam does not intend to update or revise any such statements unless otherwise required by applicable securities laws.

Speaker #2: Thank you, Aaron. We are pleased with the financial results in the first quarter, and we are pleased with the progress we are making. During the important spring leasing season, we are seeing increasing market rents and we expect an additional 60 basis point improvement to the same property apartment occupancy based on April trends.

Philip Fraser: Thank you, Erin. We are pleased with the financial results in Q1, we are pleased with the progress we are making during the important spring leasing season. We are seeing increasing market rents, we expect an additional 60 basis points improvement to the same-property apartment occupancy based on April trends. During Q1, Killam generated same-property apartment NOI growth of 4%, driven by same-property revenue growth of 3.6%. Our portfolio continues to demonstrate resilience, supported by strong demand for our apartments across Atlantic Canada. With these results, we have increased both our same-property revenue and NOI targets for the year. Updates to our strategic targets and performance to date are highlighted on slide 2. Dale will take us through our financial results, followed by Robert, who will discuss the rental market fundamentals.

Speaker #2: During the first quarter, KILLAM generated same property apartment NOI growth of 4%. Driven by same property revenue growth of 3.6%, our portfolio continues to demonstrate resilience, supported by strong demand for apartments across the land of Canada.

Speaker #2: With these results, we have increased both our same property revenue and NOI targets for the year. Updates to our strategic targets and performance to date are highlighted on slide 2.

Speaker #2: Dale will take us through our financial results, followed by Robert, who will discuss the rental market fundamentals. I will conclude with an update on our capital allocation strategy.

Philip Fraser: I will conclude with an update on our capital allocation strategy. I will now hand it over to Dale.

Speaker #2: I will now hand it over to Dale. Thanks, Phil. He highlights of KILLAM's Q1 financial performance can be found on slide 3. KILLAM earned net income of 50.3 million dollars, which includes a 14.9 million in fair value gains, driven by same property NOI growth across our portfolio.

Dale Noseworthy: Thanks, Philip. Key highlights of Killam's Q1 financial performance can be found on slide 3. Killam earned net income of CAD 50.3 million, which includes CAD 14.9 million in fair value gains, driven by same-property NOI growth across our portfolio. Funds from operations increased by 3% in Q1, which was primarily driven by consolidated same-property NOI growth of 3.9% and positive contributions from the lease-up of The Carrick. These gains were partially offset by higher interest expense. AFFO increased 3.8%, reflecting the effectiveness of our capital recycling strategy over the last 3 years. AFFO per unit increased 4.3%. Looking more closely at operating performance, rental growth remains healthy across the majority of our markets.

Speaker #2: Funds from operations increased by 3% in the first quarter, which was primarily driven by consolidated same property NOI growth of 3.9% and positive contributions from the lease up of the Carrick.

Speaker #2: These gains were partially offset by higher interest expense. AFFO increased 3.8%, reflecting the effectiveness of our capital recycling strategy over the last three years.

Speaker #2: AFFO per unit increased 4.3%. Looking more closely at operating performance, rental growth remains healthy across the majority of our markets. Same property apartment revenue increased 3.6% year over year, with gains on both renewal and turnover activity, as shown in the bottom graph on slide 4.

Dale Noseworthy: Same-property apartment revenue increased 3.6% year-over-year, with gains on both renewal and turnover activity, as shown in the bottom graph on slide 4. The weighted average rental increase combined for both renewed and turned suites was also 3.6% in Q1. In Q1, our average rental increase on new leases was 5%. This is typically a lower yielding period on rental increases due to the higher proportion of renewals in Q1, which are subject to rent control. With an average mark-to-market of 10% across our portfolio, we continue to see positive spreads on turnover. Based on spring leasing momentum, our outlook for same-property revenue growth has improved and is now expected to exceed our expectations from the start of the year.

Speaker #2: The weighted average rental increase combined for both renewed and turned suites was also 3.6% in the first quarter. In Q1, our average rental increase on new leases was 5%.

Speaker #2: This is typically a lower yielding period on rental increases due to the higher proportion of renewals in Q1, which are subject to rent control.

Speaker #2: With an average mark to market of 10% across our portfolio, we continue to see positive spreads on turnover. Based on spring leasing momentum, our outlook for same property revenue growth has improved and is now expected to exceed our expectations from the start of the year.

Speaker #2: As a result, we have revised our targeted same property revenue growth to above 3.5% for the year, up from a base of 3%. From a cost perspective, same property operating expenses increased 3.2%.

Dale Noseworthy: As a result, we have revised our targeted same-property revenue growth to above 3.5% for the year, up from a base of 3%. From a cost perspective, same-property operating expenses increased 3.2%, primarily driven by higher property taxes and wage-related operating costs. These increases were partially offset by lower utility and fuel expenses, as shown on slide 5, benefiting from the removal of the consumer carbon tax. Slide 6 highlights our debt metrics as at 31 March 2026. Total debt as a percentage of total assets was 42.2%, up slightly from 41.9% at the end of 2025. Debt to normalized EBITDA was 9.71x, modestly higher than 9.66x at year-end, due primarily to the timing of development draws related to Brightwood.

Speaker #2: Primarily driven by higher property taxes, wage-related operating costs. These increases were partially offset by lower utility and fuel expenses, as shown on slide 5.

Speaker #2: Benefiting from the removal of the consumer carbon tax. Slide 6 highlights our debt metrics, as at March 31st, 2026. Total debt a percentage of total assets was 42.2%, up slightly from 41.9% at the end of 2025.

Speaker #2: Debt to normalized EBITDA was 9.71 times, modestly higher than 9.66 times at year-end. Due primarily to the timing of development draws related to Brightwood.

Speaker #2: We expect our debt to normalized EBITDA leverage metric to improve in Q2, as stabilized NOI from Brightwood is added to normalized EBITDA. We remain comfortable with our debt profile and are focused on maintaining conservative debt levels.

Dale Noseworthy: We expect our debt to normalized EBITDA leverage metric to improve in Q2 as stabilized NOI from Brightwood is added to normalized EBITDA. We remain comfortable with our debt profile and are focused on maintaining conservative debt levels. Our strategically staggered debt ladder, shown on slide seven, indicates we are in the final year of considerable refinancing headwinds. As we look ahead, year-over-year interest expense growth is expected to begin stabilizing in 2028, allowing a greater portion of NOI gains to flow through to FFO. I will now turn the call over to Robert, who will discuss operating performance across our markets in more detail.

Speaker #2: Our strategically staggered debt ladder, shown on slide 7, indicates we are in the final year of considerable refinancing headwinds. As we look ahead, year over year, interest expense growth is expected to begin stabilizing in 2028.

Speaker #2: Allowing a greater portion of NOI gains to flow through to FFO. I will now turn the call over to Robert, who will discuss operating performance across our markets in more detail.

Speaker #2: Thank you, Dale. At Atlantic Canada, once again led KILLAM's portfolio for earnings growth, as shown on slide 8. Revenue and net operating income growth in Atlantic Canada remained above the portfolio average.

Robert Richardson: Thank you, Dale. Atlantic Canada once again led Killam's portfolio for earnings growth, as shown on slide eight. Revenue and net operating income growth in Atlantic Canada remained above the portfolio average, utilized fewer incentives and outperformed our total same property apartment portfolio occupancy by 50 basis points, maintaining occupancy at or above 97.5%. In Halifax, we have not seen any meaningful impact from new multifamily supply on leasing activity year to date, nor do we expect the impact to be as pronounced as some have predicted. As we look more closely at the underlying housing data, approximately one-third of suites currently under construction in the Halifax Census Metropolitan Area are located outside Halifax's core in sub-markets where Killam does not operate.

Speaker #2: Utilized fewer incentives and outperformed our total same property apartment portfolio occupancy by 50 basis points. Maintaining occupancy at or above 97.5%. In Halifax, we have not seen any meaningful impact from new multifamily supply on leasing activity year to date.

Speaker #2: Nor do we expect the impact to be as pronounced as some have predicted. As we look more closely at the underlying housing data, approximately one-third of suites currently under construction in the Halifax Census Metropolitan area are located outside Halifax's core, in submarkets where KILLAM does not operate.

Speaker #2: In addition to a centralized portfolio KILLAM's Halifax assets are primarily positioned within mid-market rent segments as shown in the chart on slide 9 that do not compete directly with new apartments charging rents in the 2,500 per month range.

Robert Richardson: In addition to a centralized portfolio, Killam's Halifax assets are primarily positioned within mid-market rent segments, as shown in the chart on slide 9, that do not compete directly with new apartments charging rents in the CAD 2,500 per month range. The geographic and price point advantages support Killam's strong leasing results in Halifax that require minimal, if any, use of incentives. The mark-to-market opportunity in Halifax, as shown on slide 10, is impressive, increasing 300 basis points to 18% versus the 15% spread reported at year-end 2025. Halifax, referred to as the Warden of the North during the Second World War, is experiencing a bit of a renaissance given its strategic location. It expects to benefit from long-term economic drivers that will support strong apartment fundamentals for decades.

Speaker #2: The geographic and price-point advantages support KILLAM's strong leasing results in Halifax that require minimal if any use of incentives. The mark to market opportunity in Halifax is shown on slide 10 is impressive.

Speaker #2: Increasing 300 basis points to 18% versus the 15% spread reported at year-end 2025. Halifax referred to as the warden of the north during the Second World War is experiencing a bit of a renaissance given its strategic location.

Speaker #2: It expects to benefit from long-term economic drivers that will support strong apartment fundamentals for decades. More than 3.2 billion dollars in total investments in Nova Scotia have already been announced by the federal government and recently the provincial government has highlighted additional investments across a number of sectors including defense, energy, and critical mineral mining.

Robert Richardson: More than CAD 3.2 billion in total investments in Nova Scotia have already been announced by the Federal Government. Recently, the Provincial Government has highlighted additional investments across a number of sectors, including defense, energy, and critical mineral mining. Halifax, in particular, is emerging as a key hub within Canada's defense sector, which currently supports approximately 17,000 private sector jobs and CAD 2.6 billion in GDP. New infrastructure activity related to energy projects such as offshore wind are moving forward and could produce enough power to meet nearly a quarter of Canada's total demand while employing thousands. Oil and gas projects have estimated reserves of almost 50 billion barrels of oil and nearly 150 trillion cubic feet of natural gas.

Speaker #2: Halifax in particular is emerging as a key hub within Canada's defense sector with which currently supports approximately 17,000 private sector jobs and 2.6 billion in GDP.

Speaker #2: New infrastructure activity related to energy projects such as offshore wind are moving forward and could produce enough power to meet nearly a quarter of Canada's total demand while employing thousands.

Speaker #2: Oil and gas projects have estimated reserves of almost 50 billion barrels of oil and nearly 150 trillion cubic feet of natural gas. These developments are expected to generate and support permanent population and employment growth in Halifax.

Robert Richardson: These developments are expected to generate and support permanent population and employment growth in Halifax, reinforcing the long-term stability of rental demand. In Ontario and Alberta, market conditions are more competitive. Calgary and Edmonton continue to experience softer rental markets relative to Atlantic Canada, which is reflected in Alberta's more competitive rental rate adjustments on turnover and a higher use of incentives. Importantly, we remain selective and market specific in our leasing approach, aligning pricing discipline with long-term value creation rather than short-term occupancy. Incentives across Killam's portfolio increased modestly and continue to represent a small portion of revenue at less than 90 basis points of total same property apartment revenue. Killam has not seen competitive leasing behavior that could materially impair long-term value.

Speaker #2: Reinforcing the long-term stability of rental demand. In Ontario and Alberta, market conditions are more competitive. Calgary and Edmonton continue to experience softer rental markets relative to Atlantic Canada.

Speaker #2: Which is reflected in Alberta's more competitive rental rate adjustments on turnover and the higher use of incentives. Importantly, we remain selective and market-specific in our leasing approach aligning pricing discipline with long-term value creation rather than short-term occupancy.

Speaker #2: Incentives across KILLAM's portfolio increase modestly and continue to represent a small portion of revenue at less than 90 basis points of total same property apartment revenue.

Speaker #2: KILLAM is not seeing competitive leasing behavior that could materially impair long-term value. Despite elevated multifamily housing starts and slower Canada-wide population growth, KILLAM's portfolio mark to market opportunity increased for the first time quarter over quarter since Q3 2023.

Robert Richardson: Despite elevated multifamily housing starts and slower Canada-wide population growth, Killam's portfolio mark-to-market opportunity increased for the first time quarter over quarter since Q3 2023. That's two and a half years without an uptick. Albeit the increase is modest at 100 basis points, increasing from 9% in Q4 2025 to 10% in Q1 2026. This increase, plus subsequent leasing activity year to date in Q2 2026 may indicate that rental rates have normalized as the market approaches the peak leasing months, supporting a stable rental market that enables top-line growth of 3% to 4% annually. Killam's property management platform continues to deliver admirably, attracting and housing discerning residents that are proud to call Killam property their home. I will now hand you back to Philip to take you through Killam's capital allocation strategy.

Speaker #2: That's two and a half years without an uptick. Albeit the increase is modest at 100 basis points, increasing from 9% in Q4 2025 to 10% in Q1 2026.

Speaker #2: This increase plus subsequent leasing activity year to date in Q2 2026 may indicate that rental rates have normalized as the market approaches the peak leasing months.

Speaker #2: Supporting a stable rental market that enables top-line growth of 3 to 4 percent annually. KILLAM's property management platform continues to deliver admirably. Attracting and housing discerning residents that are proud to call KILLAM property their home.

Speaker #2: I will now hand you back to Philip to take you through KILLAM's capital allocation strategy. Thank you, Robert. Capital allocation remains a key focus for KILLAM.

Philip Fraser: Thank you, Robert. Capital allocation remains a key focus for Killam. During Q1, we deployed over CAD 6 million under our NCIB, repurchasing units at a meaningful discount to NAV. We expect NCIB activity to increase for the remainder of 2026 alongside continued capital recycling. Given the persistent value disconnect, we also suspended our DRIP effective 24 April. On 24 March, we announced the increase in our disposition target to CAD 150 million. We have a number of MHC properties under contract with closings expected in H2 2026. We see an opportunity to crystallize value, redeploy capital, and focus on our high-quality apartment portfolio. Importantly, this is not a short-term shift. We view capital recycling of non-core or low growth assets as a reoccurring component of our strategy, which will allow us to improve our portfolio.

Speaker #2: During Q1, we deployed over $6 million under our NCIB. Repurchasing units at a meaningful discount to NAV. And we expect NCIB activity to increase for the remainder of 2026 alongside continued capital recycling.

Speaker #2: Given the persistent value disconnect, we also suspended our drip effective April 24th. On March 24th, we announced the increase in our disposition target to 150 million dollars.

Speaker #2: We have a number of MAC properties under contract with closings expected in the second half of 2026. We see an opportunity to crystallize value and redeploy capital and focus on our high-quality apartment portfolio.

Speaker #2: Importantly, this is not a short-term shift. We view capital recycling as an of non-core or low-growth assets as a recurring component of our strategy which will allow us to improve our portfolio.

Speaker #2: Longer term, we are targeting annual dispositions of up to 200 million dollars per year subject to market conditions and pricing. Over the past 15 years, KILLAM has developed over 2,300 high-quality energy-efficient apartment suites which operate at some of the highest margins in our portfolio.

Philip Fraser: Longer term, we are targeting annual dispositions of up to CAD 200 million per year, subject to market conditions and pricing. Over the past 15 years, Killam has developed over 2,300 high-quality, energy-efficient apartment suites, which operate at some of the highest margins in our portfolio. Many of these properties offer suites with affordable rents by utilizing CMHC funding and programs beginning in 2011 with our Charlotte Court, and more recently with our Carrick development in Waterloo, Ontario. With an overall average portfolio of 29 years, our portfolio of newer assets allows for flexibility when it comes to value-enhancing opportunities as well as lower maintenance costs. Currently, we do not expect to start any new developments in the near term due to market conditions and policy changes in some of our key development locations.

Speaker #2: Many of these properties offer suites with affordable rents by utilizing CMHC funding and programs beginning in 2011 where there are Charlotte Court and more recently with our Carrick development and Waterloo, Ontario.

Speaker #2: With an overall average portfolio of 29 years, our portfolio of newer assets allows for flexibility when it comes to value enhancing opportunities as well as lower maintenance costs.

Speaker #2: Currently, we do not expect to start any new developments in the near term due to market conditions and policy changes in some of our key development locations for example, recent building restrictions imposed the Kitchener, Waterloo, and some parts of Cambridge due to shortage of water for the region have stopped all new development for the foreseeable future.

Philip Fraser: For example, recent building restrictions imposed in Kitchener, Waterloo, and some parts of Cambridge due to shortage of water for the region have stopped all new development for the foreseeable future. Slides 12 and 14 highlight Brightwood, our 128-suite building in Waterloo, which was completed in record time. From start to finish, it took 16 months to complete and came in under budget. The property is currently 23% leased, and we welcomed our first tenants last Friday. We expect the property to be fully leased by Q4. In Halifax, construction of Eventide, our 55-suite development on slides 15 and 16, is expected to be completed in Q4. This leaves Eventide and our 10% interest in Nolan 3 located in Calgary as our active developments and represents less than 1% of the total value of our portfolio.

Speaker #2: Slides 12 and 214 highlight Brightwood, our 128-suite building in Waterloo which was completed in record time from start to finish it took 16 months to complete and came in under budget.

Speaker #2: The property is currently 23% leased and we welcomed our first tenants last Friday. We expect the property to be fully leased by the fourth quarter.

Speaker #2: In Halifax, construction of the Eventide our 55-suite development on slides 15 and 16 is expected to be completed in Q4. This leaves Eventide in our 10% interest in Nolan 3 located in Calgary as our active developments and represents less than 1% of the total value of our portfolio.

Speaker #2: We believe our balanced approach to capital allocation hitting into the promising leasing season positions KILLAM to deliver sustainable FFO per unit growth. While maintaining flexibility as market conditions evolve.

Philip Fraser: We believe our balanced approach to capital allocation heading into the promising leasing season positions Killam to deliver sustainable FFO per unit growth while maintaining flexibility as market conditions evolve. Higher for longer interest rates reinforce the importance of balance sheet discipline and capital allocation. To conclude, we are very pleased with our Q1 2026 performance and remain committed to investing in our portfolio, executing our overall strategy, and creating value for all of our unitholders. I would like to thank our employees for their hard work and dedication. Thank you. I will now open up the call for questions.

Speaker #2: Higher for longer interest rates reinforce the importance of balance sheet discipline and capital allocation. To conclude, we are very pleased with our Q1 2026 performance and remain committed to investing in our portfolio executing our overall strategy and creating value for all of our unit holders.

Speaker #2: I would like to thank our employees for their hard work and dedication. Thank you. And I will now open up the call for questions.

Speaker #2: Thank you. Ladies and gentlemen, we now begin the question and answer session. If you'd like to ask a question, please press star followed by number one on your telephone keypad.

Operator 2: Your first question comes from Jonathan Kelcher with TD Cowen. Please go ahead.

Speaker #2: If your question has been answered and you would like to withdraw from the queue, please press star followed by the number two. And if you're using a speakerphone, please pick your hands up if a person in your queue.

Speaker #2: One moment, please, while we'll compile the roster. Your first question comes from Jonathan Casher with GD Cowen. Please go ahead. Thanks, good morning. First question, just on the capital allocation and the MHC portfolio, I think you're carrying at about 240 million on the books right now and if you're targeting 150 and a lot's targeted towards the MHC, how should we think about that segment of your business going forward?

Operator: Your first question comes from Jonathan Kelcher with TD Cowen. Please go ahead.

Jonathan Kelcher: Thanks. Good morning.

Philip Fraser: Good morning.

Jonathan Kelcher: First question just on the capital allocation and the MHC portfolio. I think you're carrying it at about CAD 240 million on the books right now. If you're targeting CAD 150 and a lot's targeted towards the MHC, how should we think about that segment of your business going forward?

Speaker #2: Well, I think over time, it's going to be reduced and so as we mentioned, Jonathan, we have a number of properties under contract, we've been working on these properties in terms of disposing of them since really late Q4 of 2025.

Philip Fraser: Well, I think, over time it's going to be reduced. As we've mentioned, Jonathan, we've had a number of properties under contract. We've been working on these properties in terms of disposing of them since really, late Q4 of 2025. There's two big tranches, and we expect them to close in the H2 of the year.

Speaker #2: And there's two big tranches and we expect that they'll close in the second half of the year. Okay. And would that be if once those close, will that get you to the low end of your disposition target or are you going to have to sell some apartments too?

Jonathan Kelcher: Okay. Once those close, will that get you to the low end of your disposition target or are you gonna have to sell some apartments too?

Philip Fraser: Well, we're looking at other those two deals alone are over CAD 100 million. We're looking at other opportunities on the MHC side, and we're also looking at opportunities to dispose apartments as well.

Speaker #2: Well, we're looking at other those two deals alone are over $100 million. We're looking at other opportunities on the MHC side and we're also looking at opportunities to dispose of properties as well.

Speaker #2: Okay. And then I guess the majority of the equity proceeds will be targeted towards the NCIB. Are you also looking at any acquisitions? Any opportunities?

Jonathan Kelcher: Okay. I guess the majority of the equity proceeds will be targeted towards the NCIB. Well, are you also looking at any acquisitions, any opportunities?

Speaker #2: We are looking at no acquisitions at this time. Okay. And then just sorry, go ahead. Nope. Okay. And then just one on the operations.

Philip Fraser: We are looking at no acquisitions at this time.

Jonathan Kelcher: Okay.

Philip Fraser: Okay

Jonathan Kelcher: Sorry, go ahead.

Philip Fraser: No.

Jonathan Kelcher: Okay. Just one on the operations. The increase in occupancy in April, obviously pretty good start to the spring leasing season. Was that consistent across the portfolio or is it still mostly being driven by Atlantic Canada?

Speaker #2: The increase in occupancy in April, obviously pretty good start to the spring leasing season. Was that consistent across the portfolio or is it still mostly being driven by Atlantic Canada?

Speaker #2: It's led by Atlantic Canada, but it's across the portfolio. Okay. That's it from me. I'll turn it back. Thanks. Thank you. Thank you. Your next question comes from Brad Sturges with Raymond James.

Philip Fraser: It's led by Atlantic Canada, but it's across the portfolio.

Jonathan Kelcher: Okay. That's it for me. I'll turn it back. Thanks.

Philip Fraser: Thank you.

Operator 1: Thank you. Your next question comes from Brad Sturges with Raymond James. Please go ahead.

Operator: Thank you. Your next question comes from Brad Sturges with Raymond James. Please go ahead.

Speaker #2: Please go ahead. Hey, good morning. Just following on Jonathan's questions there. Then would it be fair to say that I guess over the next few years you would, given you're reducing your operating scale in MHC, that you could potentially exit that segment altogether?

Brad Sturges: Hey, good morning. Just following on Jonathan's questions there, would it be fair to say that over the next few years, you would, given you're reducing your operating scale on MHC, that you could potentially exit that segment altogether?

Speaker #2: Well, I mean, we're into that sort of decline in terms of the percentage that is going to produce for the company overall. It will take a couple of years to sort of finalize that if we choose to do it, but there's such demand for these assets today that we're going to seize the opportunities in front of us.

Philip Fraser: Well, I mean, we're into that sort of decline of in terms of the percentage that it's gonna produce for the company overall. It will take a couple of years to sort of finalize that if we choose to do it, but there's such demand for these assets today that we're gonna seize the opportunities in front of us.

Speaker #2: And what you've got under contract now are looking to sell. Is it a specific region within that MHC portfolio or is it kind of broad across the broad cross-section across the markets you're in?

Brad Sturges: What you've got under contract now are looking to sell. Is there a specific region within that MHC portfolio or is it kind of broad across the broad cross-section across the markets you're in?

Philip Fraser: The deals tend to be focused regionally.

Speaker #2: The deals tend to be focused regionally. Okay. And I guess just I guess on the question around it sounds like the leasing market for the spring season's been picking up.

Philip Fraser: The deals tend to be focused regionally.

Brad Sturges: Okay. I guess, just I guess on the question around, it sounds like the leasing, market for the spring season's, you know, been picking up. I guess how would the demand picture look today versus where you were last year? You know, are you seeing incremental, differences between this year and last year in the spring leasing season?

Speaker #2: I guess, how would the demand picture look today versus where you were last year? Are you seeing incremental differences between this year and last year in the spring leasing season?

Speaker #2: I'd say better. I think last spring certainly when we were through the summer was more flat and then we saw an increase in vacancy at last fall.

Dale Noseworthy: I'd say better. I think last spring, certainly when we were, you know, through the summer was more flat, and then we saw an increase in vacancy last fall. I'd say the momentum we're seeing this year is better than last year.

Speaker #2: So, I'd say the momentum we're seeing this year is better than last year. Okay. Appreciate it. I'll turn it back. Thank you. Thank you.

Brad Sturges: Okay. Appreciate it. I'll turn it back.

Philip Fraser: Thank you.

Operator 1: Thank you. Your next question comes from Jimmy Shan with RBC Capital Markets. Please go ahead.

Operator: Thank you. Your next question comes from Jimmy Shan with RBC Capital Markets. Please go ahead.

Speaker #2: Your next question comes from Jimmy Chang with RBC Capital Markets. Please go ahead. Thank you. Yeah. So I just wanted to get some context around the capital allocation shift, if you will.

Jimmy Shan: Thank you. Yeah. I just wanted to get some context around the capital allocation shift, if you will. I guess the reason to get out of MHC, was that more of a function of demand and did you get an unsolicited bid? Is that sort of why you decided to get out of the business? on the buyback.

Speaker #2: I guess the reason to get out of MHC was that more of a function of demand and to get in an associated bid? Is that sort of why you decided to get out of the business?

Speaker #2: And then on the why back. We're not out of the business. We're not out of the business. Over the last three years, we've concentrated on apartments and a lot of times in locations that there was no future growth in those areas.

Philip Fraser: Well, I mean, we're not out of the business. We're not out of the business. Over the last 3 years, we've concentrated on apartments in a lot of times in locations that there was no future growth in those areas. We sold a couple of MHCs last year, and the interest, the wave of interest was on the MHC, so we started doing that at the end of last year. That's where that comes from. Over time, you know, you get to the point where we will sort of diversify and sell off a number of those assets.

Speaker #2: We sold a couple of MHCs last year and the interest the wave of interest was on the MHC. So we started doing that the end of last year.

Speaker #2: So that's where that comes from. And over time, you get to the point where we will sort of diversify and sell off a number of those assets.

Speaker #2: Okay. Got it. Well, similarly on the buyback, I think this is probably the most active we've seen KILLAM on in terms of buyback. Sort of again, sort of what sort of drove that shift?

David Brown: Okay. Got it. Well, similarly on the buyback, I think this is probably the most active we've seen Killam on that in terms of buyback. Sort of, again, sort of what sort of drove that shift?

Jimmy Shan: Okay. Got it. Well, similarly on the buyback, I think this is probably the most active we've seen Killam on that in terms of buyback. Sort of, again, sort of what sort of drove that shift?

Speaker #2: Well, I think it's the persistent level of our share price, and relative to where the acquisition market is, it makes the most sense to do it.

Philip Fraser: Well, I think it's the persistent level of our share price and relative to where the sort of the acquisition market is, it makes the most sense to do it. Believing that there's not another war, another sort of economic event that we can't control, now is the time to do it.

Speaker #2: And believing that there's not another war, another sort of economic event that we can't control, now is the time to do it. Yeah. Sounds good.

David Brown: Yeah. Sounds good. Then on the operating side, I think I read somewhere about in your MD&A about some of the urban core assets are being redeveloped, so it actually subtracts supply. Is that part of the reason you think that you haven't really seen kind of that supply impact and why you're seeing pretty good momentum in your market rent? Again, can you quantify sort of what that potential impact is?

Jimmy Shan: Yeah. Sounds good. Then on the operating side, I think I read somewhere about in your MD&A about some of the urban core assets are being redeveloped, so it actually subtracts supply. Is that part of the reason you think that you haven't really seen kind of that supply impact and why you're seeing pretty good momentum in your market rent? Again, can you quantify sort of what that potential impact is?

Speaker #2: And then on the operating side, so I think I read somewhere about in your MDNA about some of the urban core assets are being redeveloped.

Speaker #2: So it's actually subtract supply. Is that part of the reason you think that you haven't really seen kind of that supply impact and why you're seeing pretty good momentum in your market rent?

Speaker #2: Can you quantify sort of what that potential impact is? I don't think that alone is the reason we're seeing it. I think it has more to do with people want to be in the core of the city and the regions that we're located in are very good locations in the city and our rents overall are affordable.

Dale Noseworthy: I don't think that alone is the reason we're seeing it. I think it has more to do with, you know, people wanna be in the core of the city, and the regions that we're located in are very good locations in the city, and our rents overall are affordable. That spread when the old versus new. Certainly there has been that redevelopment. It is a factor, but I wouldn't say that that's the reason we're not seeing the impact of new supply. I think it's the offering that we have compared to the rents.

Speaker #2: So that spread when the old versus new. Certainly, there has been that redevelopment. It is a factor, but I wouldn't say that that's the reason.

Speaker #2: We're not seeing the impact of new supply. I think it's the offering that we have, compared to the rents. Right. Yeah. Okay. No, I mean, the market rent mark-to-market rent, how fast it's moving from 15 to 18.

David Brown: Right. Yeah. Okay. No, I mean, the market rent, mark-to-market rent, how fast moving from 15 to 18. It's a pretty big move. Is that momentum in the market or did that surprise you at all?

Jimmy Shan: Right. Yeah. Okay. No, I mean, the market rent, mark-to-market rent, how fast moving from 15 to 18. It's a pretty big move. Is that momentum in the market or did that surprise you at all?

Speaker #2: It's a pretty big move. Is that actually is that momentum in market or did that surprise you at all? I think it we're happy with the growth.

Philip Fraser: I think it we're happy with the growth. Did it surprise us? A little bit. The market has been strong.

Speaker #2: Did it surprise us a little bit? But the market has been strong. Yeah. Okay. That's great. Thank you. Thank you. Your next question comes from Kyle Stanley with Desjardins.

David Brown: Yeah. Okay. That's great. Thank you.

Jimmy Shan: Yeah. Okay. That's great. Thank you.

Operator 1: Thank you. Your next question comes from Kyle Stanley with Desjardins. Please go ahead.

Operator: Thank you. Your next question comes from Kyle Stanley with Desjardins. Please go ahead.

Speaker #2: Please go ahead. Thanks, morning, everyone. Just going back to the kind of the occupancy momentum especially into April here. You've talked about it a little bit, but I'm just wondering what are the main drivers that you think are driving this strength in the underlying market?

Kyle Stanley: Thanks. Morning, everyone. Just going back to the kind of the occupancy momentum, especially into April here. You've talked about it a little bit, but, you know, I'm just wondering what are the main drivers that you think are driving this, you know, strength in the underlying market. Obviously, you mentioned last year seeing the seasonality with things being relatively flat in the summer and then softening in the fall. Do you expect similar trajectory for the year ahead?

Speaker #2: And obviously, you mentioned last year seeing the seasonality with things being relatively flat in the summer and then softening in the fall. Do you expect similar trajectory for the year ahead?

Speaker #2: I mean, I think we are back to a more seasonal than norm of having some seasonality. We're just getting going on this season, which tends to peak in September.

Dale Noseworthy: I mean, I think we are back to a more seasonal, you know, the norm of having some seasonality. We're just getting going on this season, which tends to peak in September. You know, if you go back to historic norms, I think that that's reasonable to expect. I think when we see the momentum that we've had and where it's coming from, one is our leasing and property management teams being very nimble to make sure that we've got the right pricing and we're doing the right amount of upgrades. If required, we've actually slowed down the amount of repositionings we're doing. Affordability is absolutely where the biggest demand, you know, more affordable units. We are being strategic in terms of that.

Speaker #2: So if you go back to historic norms, I think that that's reasonable to expect. I think when we see the momentum that we've had and where it's coming from, one is our leasing and property management teams being very nimble to make sure that we've got the right pricing and we're doing the right amount of upgrades if required.

Speaker #2: We've actually slowed down the amount of repositionings we're doing affordability is absolutely where the biggest demand more affordable units. So we are being strategic in terms of that.

Speaker #2: Yeah. I mean, where the demand is coming from is really the federal government on the defense side. I mean, the announcements they've actually have announced there's a lot of sort of behind-the-scenes or early consulting getting design work done and all those projects across not just Halifax, but also in New Brunswick and Newfoundland.

Philip Fraser: I mean, where the demand is coming from is really the federal government on the defense side. I mean, the announcements they actually have announced, there's a lot of sort of, behind the scenes or early consulting, getting design work done and all those projects across not just Halifax but also in New Brunswick and Newfoundland. That's as real as it gets. Money is being spent today on that. Even recently, I mean, the federal government picked up, 540 acres of land over on the Dartmouth side. They also purchased a, an apartment building that was finished, hadn't even started leasing for close to CAD 80 million close to our properties over there by Maplehurst. They're spending money, we're gonna see the economic spin off from that.

Speaker #2: And that's as real as it gets. Money is being spent today on that. And even recently, I mean, the federal government picked up $540 acres of land over on the Dartmouth side they also purchased a an apartment building that was finished that hadn't even started leasing for close to $80 million close to our properties.

Speaker #2: Over there by Maplehurst. So they're spending money. And it's we're going to see the economic spin-off from that. Okay. No, I mean, that kind of goes to my next question because, again, it's been touched on already in the call, but how strong Halifax was.

Kyle Stanley: Okay. No, I mean, that kind of goes to my next question because, like, again, it's been touched on already on the call, but how strong Halifax was, and obviously we've seen all the announcements but was unsure if money was actually being spent and jobs created already. It's interesting to hear that and probably helps explain the strength. That's helpful. One thing you mentioned just on Kitchener, Cambridge, Waterloo, and kind of the halting of new development as it relates to lack of water, is that something you see being an issue across the country or in some specific markets and maybe that is, you know, the thing that gets supply a little bit more in check until we see a shift in population growth again?

Speaker #2: And obviously, we've seen all the announcements, but was unsure if money was actually being spent in jobs created already. So it's interesting to hear that and probably helps explain the strength.

Speaker #2: So that's helpful. One thing you mentioned just on Kitchener, Cambridge, Waterloo, and kind of the halting of new development as it relates to lack of water.

Speaker #2: Is that something you see being an issue across the country or in some specific markets? And maybe that is the thing that gets supply a little bit more in check until we see a shift in population growth again?

Speaker #2: Well, I think it's all over the country. And it's different sort of stages and levels. I mean, the most dramatic one is the Kitchener, Waterloo area.

Philip Fraser: Well, I think it's all over the country at different sort of stages and levels. I mean, the most dramatic one is the Kitchener-Waterloo area that basically last November they said, No more permits for nothing, for a single family home, for a new apartment building. Everything is on hold. Here it is now, 5 months later, and nothing's getting done. That has a real impact on the local construction economy there. We're seeing signs of that in different ways, not so much on capacity of water, but in some areas in Halifax, they are relative to doing the testing because when they go to get your water permit, that there might not be enough water for the area.

Speaker #2: That basically last November, they said no more permits. For nothing for a single-family home, for a new apartment building. Everything is on hold. And here it is now five months later.

Speaker #2: And nothing's getting done. So that has a real impact on the local construction economy there. We're seeing signs of that and different ways not so much on capacity of water, but relative to doing the testing because they're when they go to get your water permit, that they might not be enough water for the area.

Speaker #2: But we're also seeing it on the wastewater side of in terms of Halifax where that capacity is very constrained in a number of areas of the city.

Philip Fraser: We're also seeing it on the wastewater side in terms of Halifax, where that capacity is very constrained in a number of areas of the city.

Speaker #2: Okay. Okay. No, that's interesting. Thank you. Just the last one. Anything you wanted to highlight on the kind of leasing or repositioning effort at Westmount?

Kyle Stanley: Okay. Okay. No, that's interesting. Thank you. Just the last one. Anything you wanted to highlight on the kind of leasing or repositioning effort at Westmount?

Robert Richardson: We just took possession of it on 1 April. We started demolition, and we're in taking the leaseholds out and preparing for one tenant that we're working with that's gonna be moving so we can have additional retail to offer in the marketplace. We're making good progress on that, and we think that the program will take 24 months.

Speaker #2: We just took possession of it on April 1st. We started demolition. And we're in taking the leasehold out. And preparing for one tenant that we're working with that's going to be moving so we can have additional retail to offer.

Speaker #2: And the marketplace. And so we're making good progress on that. And we think that the program will take 24 months. And the asset, yep.

Kyle Stanley: Okay

Robert Richardson: The asset. Yep. Okay.

Speaker #2: Okay. Okay. Perfect. Thank you very much. Thank you. Your next question comes from Meyerside with Scotiabank. Please go ahead. Hi. Good morning. Coming back to the 60-basis-point occupancy uplift, it's the first time, I think, since 2021 where we saw a sequential move Q2 versus Q1, or at least Q2 so far.

Kyle Stanley: Okay. Perfect. Thank you very much.

Operator 1: Thank you. Your next question comes from Mario Saric with Scotiabank. Please go ahead.

Operator: Thank you. Your next question comes from Mario Saric with Scotiabank. Please go ahead.

Mario Saric: Hi. Good morning. Just coming back to the 60 basis point occupancy uplift, it's the first time I think since 2021 where we saw a sequential move Q2 versus Q1, or at least Q2 so far. Is it your sense that the 60 basis points, is that a Killam thing or is that a broader market thing in terms of the markets that you operate in? Like how much of it is specific to what Killam is doing versus kind of just generally the broader market in these markets is showing signs?

Speaker #2: Is it your sense that the 60 basis points, is that a kill-em thing, or is that a broader market thing in terms of the market that you operate in?

Speaker #2: How much of it is specific to what Killen is doing versus kind of just generally the broader market in these markets is showing strength?

Speaker #2: I think it's a bit of both. I'd say part of it is the way we're executing, but I'm also hearing that competitors around us have less vacancy.

Dale Noseworthy: I think it's a bit of both. I'd say part of it is the way we're executing, but I'm also hearing that competitors around us have less vacancy, so a greater market. I think people are coming back, so I would say it's half and half.

Speaker #2: So a greater market. I think people are coming back. So I would say it's half and half. Okay. And then I think last quarter, Philly kind of outlined seven or eight projects.

Mario Saric: Got it. Okay. I think last quarter, Philip kind of outlined 7 or 8 projects in the Halifax area that should create jobs over time, and it sounds like maybe some of that's impacting the numbers right now. You know, a high level, like if those 7 or 8 projects are going to create, let's say 100 jobs over, I don't know, 15, 20 years, are we at 5 jobs created thus far, 20, 40? Can you just maybe provide a bit of context in terms of where we are in that game today in terms of job creation that may be impacting the occupancy map?

Speaker #2: In the Halifax area that should create jobs over time. And it sounds like maybe some of that's impacting the numbers right now. A high-level, if those seven or eight projects are going to create, let's say, 100 jobs over, I don't know, 15, 20 years, are we at five jobs created thus far?

Speaker #2: 20, 40? Can you just maybe provide a bit of context in terms of where we are in that game today in terms of job creation that may be impacting the office?

Philip Fraser: We are at the very early stages, Mario, in that.

Speaker #2: We are at the very, very early stages, Mario, in that. I mean, yeah. Okay. So some of these projects could be explaining what you're hearing or what you're seeing on the ground, but it's a far cry from ultimately what Absolutely.

Mario Saric: Okay. I mean

Philip Fraser: Yeah.

Mario Saric: Okay. Some of these projects could be explaining what you're hearing or what you're seeing on the ground, but it's a far cry from ultimately what.

Philip Fraser: Absolutely.

Speaker #2: Right? Okay. And the mark-to-market boost of a percent was surprising to us at the very least. You're occupied rent growth was up a percent quarter over quarter as well.

Mario Saric: Great. Okay. The mark-to-market boost of 1% was surprising to us. At the very least, you know, your occupied rent growth was up 1% quarter-to-quarter as well, so that would kind of imply 2% market rent growth sequentially. I guess my question is the 2% kind of a same property basis, or is some of that increase in market rent attributable to new supply coming into the market at a higher rent?

Speaker #2: So that would kind of imply 2% market rent growth sequentially. I guess my question is, is the 2% kind of a same-property basis, or is some of that increase in market rent attributable to new supply coming into the market at a higher rent?

Speaker #2: The same property, but just remember, when we're doing our mark-to-market, it's being compared to December, which is not prime leasing season. So that's part of it.

Dale Noseworthy: The same property. Just remember, when we're doing our mark-to-market, it's being compared to December, which is not prime leasing season. That's part of it. We're always running it to say what could we have achieved at the end of the quarter versus what was in play. I do think time of year is an important factor, but we are using a same property mix, so it's like for like when we're looking at that.

Speaker #2: We're always running it to say, "What were those what could we have achieved at the end of the quarter versus what was in play?" So I do think time of year is an important factor, but we are using a same property mix.

Speaker #2: So, it's like for when we're looking at that. I think what else is impacting it is the federal government has said to the Department of Defense they're going to increase the wages by 25% for new recruits.

Philip Fraser: I think what else is impacting it is the federal government has said to the Department of National Defence they're gonna increase the wages by 25% for new recruits. They're starting to get more new recruits. They have more money in their pockets, and they can stay on the peninsula. I think that that is contributing to the increases that we're able to get in the marketplace.

Robert Richardson: I think what else is impacting it is the federal government has said to the Department of National Defence they're gonna increase the wages by 25% for new recruits. They're starting to get more new recruits. They have more money in their pockets, and they can stay on the peninsula. I think that that is contributing to the increases that we're able to get in the marketplace.

Speaker #2: So they're starting to get more new recruits. They have more money in their pockets, and they can stay on the peninsula. So I think that that is contributing to the increases that we're able to get in the marketplace.

Speaker #2: And as we're seeing less vacancy, the conversations around the table are, "Okay, we're only dealing with two vacant units instead of eight at a certain property.

Dale Noseworthy: As we're seeing less vacancy, the conversations around the table are, Okay, we're only dealing with 2 vacant units instead of 8 at a certain property. Let's try moving the rents 25%. It's just starting. It's not across the board. It's strategic, depending on where the supply, you know, is coming from. Those are the conversations. It's different approach to leasing when you only have a few vacant units versus, you know, a runway of a couple of months of more vacancy coming. It changes the conversation.

Speaker #2: Let's try moving the rents 25%." So it's just starting. It's not across the board. It's strategic depending on where the supply is coming from.

Speaker #2: So those are the conversations. It's different approach to leasing when you only have a few vacant units versus a runway of a couple of months of more vacancy coming.

Speaker #2: It changes the conversation. Right. Okay. And then what percentage of the renewals in Halifax would you say are you hitting kind of the max allowable?

Mario Saric: Right. Okay. Then what percentage of the renewals, in Halifax would you say are you hitting kind of the max allowable to that?

Speaker #2: Sorry, I missed that. What percentage of the lease renewals in Halifax are you hitting the allowable increase? Not as many as we were, but we're probably averaging closer to 4.5%.

Dale Noseworthy: Sorry, I missed that.

Mario Saric: What percentage of the lease renewals in Halifax are you hitting the allowable increase?

Dale Noseworthy: Not as many as we were, but we're probably averaging closer to-

Philip Fraser: Four and a half percent.

Speaker #2: 4 to 4.5? Yeah. Okay. My last question, maybe just sticking to Halifax, do you have a sense of how incentives are trending with respect to some of the larger developments that are currently under lease?

Dale Noseworthy: 4 to 4.5. Yeah.

Mario Saric: Okay. My last question, maybe just to sticking to Halifax, do you have a sense of how incentives are trending with respect to some of the larger developments that are currently under lease-up?

Speaker #2: So you're asking about incentives for new developments, not for how we're using incentives? Yeah. No, so not necessarily for your portfolio, but there is kind of a larger development that's under lease up today and just other kind of developments that are under lease up in the market.

Dale Noseworthy: You're asking about incentives for new developments, not how we're using incentives?

Mario Saric: Yeah. No. Not necessarily for your portfolio, but there is kind of a larger development that's under lease-up today and just other kind of developments that are under lease-up in the market. Do you have a sense of the level of incentives being offered there and how that's changing?

Speaker #2: Do you have a sense of the level of incentives being offered there and how that's changing? I do get the that some incentives are.

Dale Noseworthy: I do get that at some incentives are. We keep a close eye on that, and some are offering a month free. It's not standard across all developments, but there are, there are incentives out there at some properties that are being leased up.

Speaker #2: We keep a close eye on that, and some are offering a month free. It's not standard across all developments. But there are incentives out there at some properties that are being leased out.

Speaker #2: Okay. Great. Thank you. Thank you. Thank you. Thank you. Your next question comes from Serum Serenavis with ATB Capital Markets. Please go ahead. Thank you, Alberto.

Mario Saric: Okay. Great. Thank you.

Philip Fraser: Thank you.

Dale Noseworthy: Thank you.

Robert Richardson: Thank you.

Operator 1: Thank you. Your next question comes from Sairam Srinivas with ATB Capital Markets. Please go ahead.

Operator: Thank you. Your next question comes from Sairam Srinivas with ATB Capital Markets. Please go ahead.

Sairam Srinivas: Thank you, operator. Good morning, guys. Just going back to comments on, you know, how attractive the units are at these levels right now. Although Killam is not focusing on the acquisition market, are you actually seeing a lot more volume sharing these kind of assets in the market right now?

Speaker #2: Good morning, guys. Does going back to comments on how attractive the units are at these levels right now, although Killem is not focusing on the acquisition market, are you actually seeing a lot more market right now?

Philip Fraser: I think it's slightly down from maybe last year. What we're seeing is that in hearing CMHC or any type of financing is taking longer and longer. You've got to have a pretty good balance sheet to be a buyer these days.

Speaker #2: I think it's slightly down from maybe last year. What we're seeing is that and hearing CMHC or any type of financing is taking longer and longer.

Speaker #2: So you've got to have a pretty good balance sheet to be a buyer these days. All right. And then before going back to your comment on how attractive the MSC units look right now, especially in this market, can you talk about the buyer pool as such?

Sairam Srinivas: All right. Going back to your comment on, you know, how attractive the MHC units look right now, especially in this market, can you talk about the buyer pool as such? Are these more people looking at it as land opportunities, or are they essentially just looking to operate it as a cash flow model? How are they looking at it?

Speaker #2: Are these more people looking at it as land opportunities, or are they essentially just looking to operate it as a cash flow model? How are they looking at it?

Speaker #2: Well, the MSC side is cash flow. They want the assets. And I think all the apartments are the same as well. Fair enough. Thanks, Kaisel, to our back.

Philip Fraser: Well, the MHC side is cash flow. They want the assets. I think all the apartments are the same as well.

Sairam Srinivas: Fair enough. Thanks, guys. I'll turn it back.

Speaker #2: Thank you. Thank you. Your next question comes from Dean Wilkerson with CIBC Capital Markets. Please go ahead. Thanks. Morning, everyone. Phil, just on the buyback, obviously, it's the best use of capital right now.

Philip Fraser: Thank you.

Operator 1: Thank you. Your next question comes from Dean Wilkinson with CIBC Capital Markets. Please go ahead.

Operator: Thank you. Your next question comes from Dean Wilkinson with CIBC Capital Markets. Please go ahead.

Dean Wilkinson: Thanks. Morning, everyone. Phil, just on the buyback, obviously, it's the best use of capital right now. I mean, you can sell assets at a 5 or better and buy back your units at, you know, an implied 6. I guess even the sell side analyst could make that work. How tight would that have to come in before you become, say, indifferent between going back out into the market to buy assets or development, and at which point it would say, "Okay, maybe, we've extracted all the capital that we can out of buyback units?

Speaker #2: I mean, you can sell assets at a 5 or better and buy back your units at an implied 6. I guess even the sell-side analyst could make that work.

Speaker #2: How tight would that have to come in before you become indifferent between going back into the market to buy assets or development and at which point it would say, "Okay, maybe we've extracted all the capital that we can out of buying back units"?

Speaker #2: I'll jump in for that one. I mean, it obviously depends what we're selling and what cap rate we're selling at, but I'd say we'd love to see the unit price come back to a $20.

Dale Noseworthy: I'll jump in for that one. I mean, it obviously depends what we're selling and what cap rate we're selling at, but I'd say, you know, we'd love to see the unit price come back to CAD 20, and I think at that point, the math can look different depending what acquisition opportunities are and what that growth profile would be. It really does depend on both sides. Yeah.

Speaker #2: And I think at that point, the math can look different depending on what acquisition opportunities are and what that growth profile would be. So it really does depend on both sides.

Speaker #2: Yeah. Yep. That's I mean, it's just math, right? So it makes sense. And then just on the mark-to-market opportunity, do you think that it's more stabilized or perhaps looking at Halifax, looking at St.

Dean Wilkinson: Yep. That, I mean, it's just math, right? It makes sense. Just on the mark-to-market opportunity, do you think that it's more stabilized or perhaps, you know, looking at Halifax, looking at St. John, looking at St. John's?You know, if those trends continue, perhaps that mark-to-market opportunity does actually continue to increase from here or do you think that 9% to 10% range is maybe sort of, you know, call it the, the pre-pandemic normal that we're back to?

Speaker #2: John, looking at St. John's if those trends continue? Perhaps that mark-to-market opportunity does actually continue to increase from here, or do you think that 9, 10 percent range is maybe sort of call it the pre-pandemic normal that we're back to?

Dean Wilkinson: You know, if those trends continue, perhaps that mark-to-market opportunity does actually continue to increase from here or do you think that 9% to 10% range is maybe sort of, you know, call it the, the pre-pandemic normal that we're back to?

Speaker #2: The big question. I'd say based on the momentum we're seeing, it's not unlikely to see that continue to tick up a little bit. Over the next quarter or two, I don't think we're going back to 15 and 20 percent anytime soon.

Dale Noseworthy: The big question. I'd say based on the momentum we're seeing, it's not unlikely to see that continue to tick up a little bit over the next quarter or two. I don't think we're going back to 15% and 20% anytime soon. I do with the demand that we're seeing and this affordable offering that we have, and that's where the strongest demand is, we may see that continue to move up. It feels better than it has, and it does feel like we I mean, we have seen an uptick more than stabilized. There's a good chance we see that continue to move up through this busy leasing season.

Speaker #2: But I do with the demand that we're seeing and this affordable offering that we have, and that's where the strongest demand is, we may see that continued and move up.

Dale Noseworthy: I do with the demand that we're seeing and this affordable offering that we have, and that's where the strongest demand is, we may see that continue to move up. It feels better than it has, and it does feel like we I mean, we have seen an uptick more than stabilized. There's a good chance we see that continue to move up through this busy leasing season.

Speaker #2: So it feels better than it has and it does feel like I mean, we have seen an uptick more than stabilized. So there's a good chance we see that continue to move up through this busy leasing season.

Speaker #2: Fantastic. That's all I had. Thanks. Thank you. Thank you. Your next question comes from Matt Kornek with National Bank. Please go ahead. I got it.

Dean Wilkinson: Fantastic. That's all I had. Thanks.

Philip Fraser: Thank you.

Operator 1: Thank you. Your next question comes from Matt Kornack with National Bank. Please go ahead.

Operator: Thank you. Your next question comes from Matt Kornack with National Bank. Please go ahead.

Matt Kornack: Hey, guys. Just on the capital recycling front, these are assets that you've held for quite some time, and presumably the tax base has been ground down a bit. I know tax has been an impediment in this country in terms of capital recycling. How will you kinda mitigate that? I know you can ultimately push it through to shareholders through special distributions, but we have heard some starting to complain about that process. If you could give a sense of how to mitigate the capital gains tax implications.

Speaker #2: Just on the capital recycling front, these are assets that you've held for quite some time, and presumably the tax base has been ground down a bit.

Speaker #2: I know tax has been an impediment in this country in terms of capital recycling. How will you kind of mitigate that? I know you can ultimately push it through to shareholders through special distributions, but we have heard some starting to complain about that process.

Speaker #2: So if you could give us a sense as to how to mitigate the capital gains tax implications. Yeah. With those particular assets, we would be modeling it out, but likely looking kind of out of special distribution potentially.

Dale Noseworthy: Yeah. With those particular assets, we would likely be modeling it out, but likely looking kind of at a special distribution potentially this year. It all depends exactly which assets close.

Speaker #2: This year, but it all depends exactly which assets close. And when the timing. But it would be relatively small. Makes sense. And then on the demand side, I mean, the population numbers that we continue to see don't look great now.

Philip Fraser: When the timing.

Dale Noseworthy: It would be relatively small.

Matt Kornack: Makes sense. On, on the demand side, I mean, the population numbers that we continue to see don't look great. Now, it's hard to know whether the government is properly kind of measuring people departing the country. Based on what you're seeing, it seems like you've seen incremental increase in demand above and beyond kind of people making more money to pay higher rents. Just trying to square those two things. They, they seem counter. We would've thought we would see this, but maybe in 2027 and 2028, not the spring of 2026. I don't know if you have any incremental color there, but, as to why you're seeing better demand.

Speaker #2: It's hard to know whether the government is properly kind of measuring people departing the country. But based on what you're seeing, it seems like you've seen incremental increase in demand above and beyond kind of people making more money to pay higher rents.

Speaker #2: So just trying to square those two things, they seem counter. We would have thought we would see this, but maybe in 27 and 28, not the spring of 26.

Speaker #2: So I don't know if you have any incremental color there, but as to why you're seeing better demand. I think some might be that a year ago, we saw more people leaving.

Dale Noseworthy: I think some might be that a year ago we saw more people leaving. We would've heard from even some of those non-permanent residents, people's visas weren't being renewed. We had more exodus, more units to fill. We are seeing less of that, I don't know how much of that is to do with, you know, changes. Some of those people that had to leave the country have left. We have changed our approach in terms of making sure that we are communicating with tenants in advance before they leave also to negotiate where that opportunity exists. I would say we've seen less people leaving, there's, you know, there's less units to catch up on, which may be contributing as well.

Speaker #2: We would have heard from even some of those non-permanent residents, people's visas weren't being renewed. We had more exodus, so then more units to fill.

Speaker #2: We are seeing less of that. So I don't know how much of that is to do with changes that some of those people that had to leave the country have left.

Speaker #2: We have changed our approach in terms of making sure that we are communicating with tenants in advance before they leave also to negotiate where that opportunity exists.

Speaker #2: But I would say we've seen less people leaving. So there's less units to catch up on, which may be contributing as well. Okay. No, that makes sense.

Matt Kornack: Okay. No, that makes sense.

Matt Kornack: Okay. No, that makes sense. It does seem like this is a broader theme and we're looking at the population numbers and just scratching our head a bit. Maybe population's not shrinking at the pace that the government's saying it's shrinking at.

Robert Richardson: It-

Speaker #2: It does seem like this is a broader theme and we're looking at the population numbers and just scratching our head a bit. But maybe population's not shrinking at the pace that the government's saying it's shrinking at.

Robert Richardson: It does seem like this is a broader theme and we're looking at the population numbers and just scratching our head a bit. Maybe population's not shrinking at the pace that the government's saying it's shrinking at.

Speaker #2: In Nova Scotia, our premier has made it clear that he wants to open up mining. The offshore in terms of the wind farms. He really is pushing forward.

Robert Richardson: In Nova Scotia, our premier has made it clear that he wants to open up mining, the offshore in terms of the wind farms. He really is pushing forward. He has a majority government, so the probability is that he can get it pushed through. I think that people are looking and saying, "Okay, we're gonna have some growth." If they were looking to leave, they probably are saying, "If I wait a little longer and see, we can see what's happening with that." The other one is Amazon. It's in the paper today that they're gonna have a 500,000 to 700,000 square foot fulfillment center, and they're gonna build it in Burnside. You know, that type of, you know, that size will have people able to find quite a few jobs.

Speaker #2: He has a majority government. So the probability is that he can get it pushed through. And I think that people are looking and saying, "Okay, we're going to have some growth." If they were looking to leave, they probably are saying, "If I wait a little longer and see, we can see what's happening with that." The other one is Amazon.

Speaker #2: It's in the paper today that they're going to have a 500,000 to 700,000 square foot fulfillment center, and they're going to build it in Burnside.

Speaker #2: So that type of that size will have people able to find quite a few jobs. The mining alone is could be massive. In the hundreds and close to 1,000.

Robert Richardson: The mining alone is, it could be massive, like in the hundreds and close to a thousand. It is, people are talking about.

Speaker #2: So it is people are talking about. It may be just on the supply side. I mean, the topography of Halifax and the infrastructure don't make it the easiest place to get around if the population's going to grow substantially.

Matt Kornack: Maybe just on the supply side, I mean, the topography of Halifax and the infrastructure don't make it the easiest place to get around if the population's gonna grow substantially. Are there limitations at this point in terms of kind of incremental new supply? I know there's been a lot built, it's not necessarily downtown.

Speaker #2: So are there limitations at this point in terms of kind of incremental new supply? I know there's been a lot built, but it's not necessarily downtown.

Speaker #2: I was going to make a joke earlier about the reason they're still here is they can't get off the peninsula. So you've touched on it.

Robert Richardson: I was gonna make a joke earlier about the reason they're still here is they can't get off the peninsula. You've touched on it. I can go there. Yeah, without a doubt, we have some infrastructure issues here where we are located in Halifax, they're gonna be taking up a fair bit of the intersection to try and address some of that. We have to, I think, find a way to work with it because the people are here and more do wanna come.

Speaker #2: I can go there. Yeah. Without a doubt, we have some infrastructure issues, and here where we are located in Halifax, they're going to be taking up a fair bit of the intersection to try and address some of that.

Speaker #2: But we have to, I think, find a way to work with it because the people are here and more do want to come. Matt, just again on you, you touched on the supply side.

Philip Fraser: Matt, again, you touched on the supply side. CMHC did a report there at the end of January talking about the units under construction in the region, basically their number for all of Halifax is 12,297 under construction over a 4-year period. That's about 3,000 units. Really, there's a few larger developments that will take all that time. Even 3,000 units is just slightly above what we've been able to absorb for the last 15 years. You're only looking at essentially a population of 7,000 to 8,000 to 9,000 people per year to absorb all that and still have the tight sort of conditions.

Speaker #2: CMAC did a report there, the end of January, talking about the units under construction and the region. And basically, their number for all of Halifax is 12,297 under construction over a four-year period.

Speaker #2: So that's about 3,000 units. And really, there's a few larger developments will take all that time. But even 3,000 units is just slightly above what we've been able to absorb for the last 15 years.

Speaker #2: And you're only looking at essentially a population of 7 to 8 to 9 thousand people per year. To absorb all that and still be still have the tight sort of conditions.

Speaker #2: Yeah. No, that's fair. I think we've looked at supply, but it's really been a demand issue for the last little while. And it seems like demand is coming back.

Matt Kornack: Yeah, no, that's fair. I think we've looked at supply, but it's really been a demand issue for the last little while.

Philip Fraser: Yeah.

Matt Kornack: It seems like demand is coming back. Okay, thanks, guys. Appreciate it.

Speaker #2: Okay. Thanks, guys. Appreciate it. Thank you. Your follow-up question comes from Mario. Please go ahead. Hi. Sorry. One more from me. Just on the MHC side, given the scarcity of the product in the country, is it fair or is it reasonable to think that given it's being potentially being sold in two large tranches, is it fair to think about perhaps a premium tie for us?

Operator 1: Thank you. Your follow-up question comes from Mario. Please go ahead.

Operator: Thank you. Your follow-up question comes from Mario. Please go ahead.

Mario Saric: Hi, sorry, one more from me. Just on the MHC side, given the scarcity of the product in the country, is it fair or is it reasonable to think that, given it's being potentially being sold in 2 large tranches, is it fair to think about perhaps a premium buy for us, in terms of valuation being targeted?

Speaker #2: In terms of valuation being targeted. Sorry. I missed that last part. You're asking if they're close to IAP? It should be expected premium tie for us.

Philip Fraser: Sorry, I missed that last part. You're asking if they're close to IFRS?

Dale Noseworthy: Should we expect a premium to IFRS?

Speaker #2: Yeah. Given their kind of larger portfolio sales, it's a fairly scarce product. Is it reasonable to expect a premium portfolio premium? Well, I think you're asking the price.

Mario Saric: Yeah. Given their, like, kind of larger portfolio sales, it's a fairly scarce product. Is it reasonable to expect a premium, a portfolio premium?

Philip Fraser: Well, I think you're asking if price

Speaker #2: We would expect to be generally in line with IAP for us. Okay. Okay, thank you. Thank you. There are no further questions on the phone line.

Dale Noseworthy: We would expect to be generally in line with IFRS.

Mario Saric: Okay. Thank you.

Operator 1: Thank you. There are no further questions on the phone line. I will turn the call back to Mr. Fraser for closing remarks.

Operator: Thank you. There are no further questions on the phone line. I will turn the call back to Mr. Fraser for closing remarks.

Speaker #2: I'll turn the call back to Mr. Fraser for closing remarks. Thank you. Thanks for participating and listening to our call today. And we look forward to reporting our Q2 results on August the 5th, 2026.

Philip Fraser: Thank you. Thanks for participating and listening to our call today, and we look forward to reporting our Q2 results on 5 August 2026. Thank you.

Speaker #2: Thank you. Ladies and gentlemen, this concludes your conference call for today. We thank you for participating and ask that you please disconnect your lines.

Operator 1: Ladies and gentlemen, this concludes your conference call for today. We thank you for participating and ask that you please disconnect your lines. Have a great day.

Operator: Ladies and gentlemen, this concludes your conference call for today. We thank you for participating and ask that you please disconnect your lines. Have a great day.