Chartwell Retirement Residences Q1 2026 Earnings Report

Chartwell Retirement Residences EPS Results

• Actual EPS: C$0.05
• Consensus EPS: N/A
• Beat/Miss: N/A
• One Year Ago EPS: N/A

Chartwell Retirement Residences Revenue Results

• Actual Revenue: $314.65 million
• Expected Revenue: N/A
• Beat/Miss: N/A
• YoY Revenue Growth: N/A

Chartwell Retirement Residences Announcement Details

• Quarter: Q1 2026
• Date: 5/7/2026
• Time: After Market Closes
• Conference Call Date: Friday, May 8, 2026
• Conference Call Time: 10:00AM ET

Chartwell is in the business of serving and caring for Canada's seniors, committed to its vision of Making People's Lives BETTER and to providing a happier, healthier, and more fulfilling life experience for its residents. Chartwell is an unincorporated, open-ended real estate trust which indirectly owns and operates a complete range of seniors housing communities, from independent living through to assisted living and long-term care. Chartwell is one of the largest operators in Canada, serving approximately 25,000 residents in four provinces across the country.

Chartwell Retirement Residences Q1 2026 Earnings Call Transcript

Key Takeaways

• Positive Sentiment: Operating momentum: Same-property occupancy rose 400 basis points to 94.7%, driving a 15.6% increase in same-property adjusted NOI and a 35% increase in FFO per unit year‑over‑year in Q1 2026.
• Positive Sentiment: Aggressive acquisition program and strategic JV: Chartwell closed ~CAD435M of acquisitions, announced ~CAD425M more, and agreed to acquire 30% of the 2,943‑suite Seasons portfolio with Fengate for CAD382.5M (with an option to buy an additional 20% after 12 months).
• Positive Sentiment: Portfolio optimization and divestitures: Management is reallocating capital to core assets—completed a CAD49M non‑core sale and announced dispositions of ~CAD186M (10 properties), with proceeds earmarked to fund growth and reduce debt.
• Positive Sentiment: Stronger liquidity and balance sheet: Liquidity of ~CAD581.6M (CAD186.7M cash + CAD394.9M capacity), CAD142.4M raised via ATM, new shelf/ATM capacity to CAD500M, CMHC financings, unencumbered assets of CAD2.2B, and a DBRS Morningstar upgrade to BBB (stable).
• Negative Sentiment: GAAP earnings decline driven by prior-year items: Reported net income fell to CAD8M from CAD33.2M a year earlier because Q1 2025 included a one‑time CAD60.3M gain on sale, so headline net income is lower despite strong underlying FFO growth.

Presentation

[Operator]

Hello, everyone. Thank you for joining us. Welcome to the Chartwell First Quarter 2026 Results Conference Call. This call is being recorded. After today's prepared remarks, we will hold a question-and-answer section. If you would like to ask a question, please press star one on your telephone keypad. To withdraw your question, press star one again. I will now hand the call over to Mr. Vlad Volodarski, Chief Executive Officer of Chartwell Retirement Residences. Please go ahead.

[Vlad Volodarski, CEO at Chartwell Retirement Residences]

Thank you, Lucas. Good morning, thank you for joining us today. There is a slide presentation to accompany this conference call available on our website at chartwell.com under the Investor Relations tab. Joining me are Karen Sullivan, President and Chief Operating Officer; Jeffrey Brown, Chief Financial Officer; Jonathan Boulakia, Chief Investment Officer and Chief Legal Officer; and Gordon Chiu, Chief Technology Officer. Before we begin, I direct you to the cautionary statements on slide two, because during this call, we will make statements containing forward-looking information and non-GAAP and other financial measures. Our MD&A and other securities filings contain informations about assumptions, risks, and uncertainties inherent in such forward-looking statements and details of such non-GAAP and other financial measures. More specifically, I direct you to the disclosures in our Q1 2026 MD&A under the headings Risks and Uncertainties and Forward-Looking Information for a discussion of risks and uncertainties.

[Vlad Volodarski, CEO at Chartwell Retirement Residences]

These documents can be found on our website or on the SEDAR+ website. Turning to slide three. On the heels of a record year, 2025, Chartwell delivered exceptionally strong operating and financial results in the first quarter in 2026. This performance is a direct result of the great work of our residences teams who serve residents every day and of their corporate support teams who enable that work behind the scenes. Together, they continue to execute with dedication and with the mindset of innovation and continuous improvement. So far this year, I've toured 35 retirement living communities, including visits to over 12 Chartwell residences across the country. What stands out immediately is the energy in our homes, driven by the teams that are proud of their achievements, optimistic about what's ahead, and constantly focused on improving the experience for residents.

[Vlad Volodarski, CEO at Chartwell Retirement Residences]

In virtually every interaction I had with our residents, they expressed their gratitude to the people who serve them and their appreciation of the environment of kindness, care, and engagement that our teams create. Our residents are special people, bringing with them tremendous life stories and memories and the desire to create new stories and memories with Chartwell. Their positivity and determination to live life fully is genuinely inspiring. Our Q1 results reflect continuing strong operating momentum. Weighted average same-property occupancy increased 400 basis points to 94.7%. That drove solid financial performance with the same property adjusted NOI up 15.6% and FFO per unit increasing 35% compared to Q1 last year. Q1 2026 marked the first period of our new three-year strategy. In addition to the solid operating results, we made strong progress in our investment and portfolio optimization strategy.

[Vlad Volodarski, CEO at Chartwell Retirement Residences]

We invested CAD 435 million in high-quality acquisitions and announced CAD 425 million in future acquisitions, including a new strategic partnership with Fengate Asset Management, a leading investment management and real estate developer. A partnership which we expect to grow in the future, including through joint development opportunities. We also closed on a CAD 49 million disposition of a non-core property and announced dispositions of 10 other non-core properties for approximately CAD 186 million. These results reflect consistent execution in all aspects of our business and many of thoughtful decisions made every day. More importantly, they reflect the dedication and professionalism of our people. Their successes make me proud, and I'm deeply grateful to them for their exceptional work. With that, I'll pass the mic to my partners.

[Vlad Volodarski, CEO at Chartwell Retirement Residences]

Karen will walk you through the operational initiatives, Jeffrey will cover our financial performance, and Jonathan will update you on our growth and portfolio optimization initiatives. Karen?

[Karen Sullivan, President and COO at Chartwell Retirement Residences]

Thanks, Vlad. Moving on to slide four, we had another strong quarter of leasing activity with a positive net permanent move into permanent move out of 110 units, led by Quebec and Western Canada with a slight winter dip in Ontario. Our marketing strategies continue to be very effective with a 6% increase in personalized tours from marketing sources in Q1 compared to the same period in 2025. The website generated a 15% increase in personalized tours compared to last year. In April, we held a very successful 2-day open house, which generated close to 1,500 initial contacts. With occupancy at an all-time high, we are also focused on effectively managing our waitlists through Chartwell's Insiders program, which includes opportunities to keep prospects engaged while they wait for a suite to become available.

[Karen Sullivan, President and COO at Chartwell Retirement Residences]

We've also made improvements to add KPIs and functionality to our CRM that allows our retirement living consultants to view internal and external waitlists for improved inventory management as part of our high occupancy strategy. In Q1, we introduced a new sales commission structure to incentivize our sales team to maintain budgeted market rates, reinforcing a focus on value-based selling. We also introduced a brand experience assessment, which evaluates the RLC's overall compliance with our sales program, processes, and performance expectations. During our leadership conference in January, we recognized our general managers and RLCs who delivered exceptional results in 2025 by presenting Circle of Excellence and President's Club awards to our top performers.

[Karen Sullivan, President and COO at Chartwell Retirement Residences]

Turning to slide five, in terms of expense control, we reduced our staffing agency costs by 59% in Q1 2026 compared to Q1 2025 through our continued focus on recruitment and retention activities. This quarter, we also started the rollout of our Oracle Time and Labor and Workforce Scheduling project in five pilot homes. This project is centered on automating complex scheduling and payroll processes to reduce administrative workload, improve accuracy, and ensure compliance with our numerous collective bargaining agreements. The pilot has gone very well, and we're in the process of configuring the next group of properties to come onto this new system. The system will be rolled out in phases in all of our residences over the next 18 months.

[Karen Sullivan, President and COO at Chartwell Retirement Residences]

As we continue to execute on our acquisition and development strategies, my team has very clearly defined the processes necessary to effectively integrate new properties, including a set of day one non-negotiables and then milestones at 30, 60, 90, and 120 days post-closing. This approach is already serving us well with the integration of the homes previously owned by Sifton and will be used as we plan for the integration of the Seasons homes that Jonathan will be speaking about shortly. Finally, I wanna take a moment to commend the team from Chartwell Carrington House in Mission, B.C., as well as the local first responders who all worked heroically together on March ninth to ensure that all 142 residents were safely evacuated when a fire broke out.

[Karen Sullivan, President and COO at Chartwell Retirement Residences]

Feedback from the local fire department with respect to the preparedness of the Carrington House team and their actions that evening was extremely positive. Within a week, we had welcomed 54 residents back to the adjacent building that was not damaged by the fire, and within weeks, we were able to find places for the remaining residents, including 25 who are living in other Chartwell retirement residences in the area. We are working with our insurance adjusters on site security, demolition and rebuilding. I'll now turn it over to Jeff to take you through our financial results.

[Jeffrey Brown, CFO at Chartwell Retirement Residences]

Great. Thank you, Karen. As shown on slide six, in Q1 2026, net income was CAD 8 million compared to CAD 33.2 million in Q1 2025. That included the gain on sale of CAD 60.3 million due to the completed Welltower transaction. FFO grew to CAD 85.6 million in Q1 2026, an increase of 52.4% compared to Q1 2025, and our FFO per unit grew CAD 0.07 or 35% to CAD 0.27 in Q1 2026 compared to Q1 2025. Our reported FFO does not include CAD 3.3 million or CAD 0.01 per unit of income guarantees related to recently acquired properties. Q1 2026 FFO growth benefited from higher adjusted NOI of CAD 27.8 million and lower G&A expenses of CAD 2.4 million, partially offset by lower management fees of CAD 1 million.

[Jeffrey Brown, CFO at Chartwell Retirement Residences]

In Q1 2026, our same property occupancy increased 400 basis points to 94.7%, and our same property adjusted NOI increased CAD 11.6 million or 15.6%. We also had a 10.7% increase in our NOI per occupied suite. Slide seven summarizes our same property operating results for each platform. All of our platforms posted occupancy gains in Q1 2026 compared to Q1 2025, and all are operating above 90% occupancy, which positively impacted our results. Our Western Canada platform same property adjusted NOI increased CAD 4.9 million or 22.7%. Our Ontario platform same property adjusted NOI increased CAD 4.1 million or 10.7%. Our Quebec platform same property adjusted NOI increased CAD 2.6 million or 18.1%. Turning to slide eight.

[Jeffrey Brown, CFO at Chartwell Retirement Residences]

At May 7, 2026, liquidity amounted to approximately CAD 581.6 million, which included CAD 186.7 million of cash and cash equivalents and CAD 394.9 million of borrowing capacity on our credit facilities. During the three months ended March 31, 2026, we raised total gross proceeds of CAD 142.4 million of equity through our ATM program at an average price of CAD 21.08. On May 7th, 2026, we filed a new base shelf prospectus and a new prospectus supplement for our ATM program to allow us to issue up to an additional CAD 500 million of trust units, which will further support our transaction activity.

[Jeffrey Brown, CFO at Chartwell Retirement Residences]

The ATM proceeds, along with CAD 91 million of CMHC insured mortgage financing closed since quarter end and CAD 86 million of CMHC insured mortgage financings planned for May, supported the acquisition of the recently closed Sifton portfolio and provide the financing required for both the Seasons portfolio acquisition and for Palermo that are both expected to close later this quarter. We also continue to improve our leverage metrics, with interest coverage ratio growing to 3.7x and our net debt to adjusted EBITDA ratio declining to 6.3x. We continue to improve our financing flexibility, having grown our unencumbered asset base to CAD 2.2 billion. As a reflection of the strengthening balance sheet, we are upgraded today by Morningstar DBRS to BBB with a stable outlook.

[Jeffrey Brown, CFO at Chartwell Retirement Residences]

For the remainder of 2026, our debt maturities include CAD 209.6 million of mortgages with a weighted average interest rate of 2.99% and CAD 250 million debenture with a 6% coupon. As of May 7th, 2026, we estimate the 10-year CMHC insured mortgage rate to be approximately 4.13% and the five-year unsecured debenture rate to be approximately 4.44%. I will now turn the call to Jonathan to discuss our recent acquisitions and portfolio optimization activities.

[Jonathan Boulakia, CIO and Chief Legal Officer at Chartwell Retirement Residences]

Thank you, Jeffrey. We continue to execute on our portfolio strategy of enhancing our asset base to generate increased quality NOI. I'll highlight some of the deals that we completed in subsequent to Q1 2026, as pictured on slide nine. On March 2, 2026, we acquired the remaining 15% ownership interest in Chartwell L'Unique, a 421-suite retirement residence located in the Saint-Eustache suburb of Montreal, Quebec, from Batimo for CAD 18.8 million before working capital adjustments and closing costs. The purchase price was partially settled through the proportionate assumption of the CAD 6.5 million mortgage in place, with the balance settled in cash. We now have a 100% ownership interest in this residence. On March 24, 2026, we completed the sale of one non-core property in Ottawa, Ontario for CAD 49 million.

[Jonathan Boulakia, CIO and Chief Legal Officer at Chartwell Retirement Residences]

On April 2nd, 2026, we completed the acquisition of six seniors housing communities comprising 1,024 suites located in London, Waterloo and Mississauga for a total purchase price of CAD 416.2 million. The purchase price at closing was partially settled through the assumption of CAD 229.2 million of mortgages, the majority of which are CMHC insured, with the weighted average interest rate of 4.5% and weighted average remaining term of 18.9 years. The remainder of the purchase price, subject to normal working capital and other closing adjustments, was settled in cash. In addition, we entered into a forward purchase agreement to acquire 29 townhomes currently under development in London, Ontario, for a purchase price of CAD 15.8 million, subject to normal working capital adjustments.

[Jonathan Boulakia, CIO and Chief Legal Officer at Chartwell Retirement Residences]

These townhomes will be acquired upon construction completion expected in Q1 2027. On April 15, 2026, we entered into a definitive agreement to acquire 100% ownership interest in Palermo Village, a 116-suite retirement residence in Oakville, Ontario, for CAD 43 million. This transaction is expected to close in Q2 2026. On April 25, 2026, we entered into a definitive agreement to sell nine non-core properties with 635 suites in Ontario for CAD 117.9 million. Net proceeds after debt repayment of CAD 33.7 million in transaction costs are expected to be CAD 82.1 million. The transaction is expected to close in Q2 2026. On May 1st, 2026, we entered into a definitive agreement to sell a long-term care residence in Ontario for CAD 68.3 million.

[Jonathan Boulakia, CIO and Chief Legal Officer at Chartwell Retirement Residences]

The transaction is subject to regulatory and other required approvals and is expected to close in Q4 2026. On May 7th, 2026, we entered into a definitive agreement to acquire a 30% ownership interest in the Seasons Retirement Communities portfolio through a joint arrangement with Fengate Asset Management, a leading alternative investment manager and real estate developer. The portfolio includes 23 seniors housing communities comprising 2,943 suites in Ontario, British Columbia and Alberta. Current occupancy stands at approximately 85%. Chartwell will manage the operations of these residences. The purchase price for Chartwell's interest is CAD 382.5 million and will be partially satisfied by the proportionate assumption of approximately CAD 195.8 million of in-place mortgages, with the remainder to be settled in cash.

[Jonathan Boulakia, CIO and Chief Legal Officer at Chartwell Retirement Residences]

The transaction is expected to close in Q2 2026. Chartwell will have the ability to acquire another 20% interest in the portfolio 12 months after closing this transaction. Fengate will continue its role as a long-term owner and asset manager. This transaction represents a significant milestone in Chartwell's strategy to grow its platform with high-quality assets through partnerships with institutional capital. As part of the ongoing strategic partnership, Chartwell will have the option to participate in Fengate's future development of retirement residences in Ontario. Should Chartwell elect to participate in any such development, Chartwell will provide operations management services and the parties will have certain put and call rights once the residence is stabilized. The partnership brings together two experienced organizations with a shared commitment to high-quality seniors housing and long-term stewardship of retirement residences.

[Jonathan Boulakia, CIO and Chief Legal Officer at Chartwell Retirement Residences]

In 2026, we continued to grow our portfolio with over CAD 860 million of completed and announced acquisitions. We're doing so prudently, shifting capital from non-core assets to strategic core residences while taking advantage of our strong access to capital. We continue to evaluate several interesting opportunities to grow and enhance the quality of our real estate portfolio. We remain disciplined in how we approach underwriting, diligence and integration of our new acquisitions to deliver enhanced services to residents, mitigate disruption to operations and achieve our required investment returns. We are also engaged in discussions with local and national developers across the country, and have restarted our development program with a meaningful pipeline of state-of-the-art assets to bring into our portfolio. We pursue such developments in a prudent manner, with a preference for off-balance sheet development similar to our arrangement in Quebec.

[Jonathan Boulakia, CIO and Chief Legal Officer at Chartwell Retirement Residences]

We intend to continue on this path of optimizing our portfolio through strategic acquisitions, prudent off-balance sheet development with sophisticated partners, the diversification of our sources of capital, and the divestiture of non-core assets. I'll turn the call back to Vlad to wrap up.

[Vlad Volodarski, CEO at Chartwell Retirement Residences]

Thank you, Jonathan. Turning to slide 10, I remain confident in the strong positive momentum in our business. Demand continues to grow, new supply remains limited, which should continue to support medium term occupancy, NOI and earnings growth. Our investment team, led by Jonathan, continues to pursue numerous acquisition opportunities across the country, and we have been making solid strides in building out our development pipeline with various partners and moving a number of projects through design and entitlement processes. We expect to start several of these later this year. Our board continues to be proactive in its succession planning and renewal process. At our upcoming annual general meeting, two new directors, Rael Diamond, who was appointed to the board on January 1, 2026, and Douglas MacLatchy, will be standing for their first election.

[Vlad Volodarski, CEO at Chartwell Retirement Residences]

Doug brings more than 30 years of leadership experience across senior living, real estate and financial services. He has built and led several seniors housing platforms. Most recently, he co-founded and acted as the CEO and Vice Chair of the board of Amica. Doug understands operations, development and capital allocation deeply, and knows our sector exceptionally well. Our board and executive team are excited to have Doug joining us. His addition to the board is especially important now as we execute our strategic objectives, grow and optimize our property portfolio, and continue exploring ways to innovate and enhance services we deliver to our residents. What gives me the most confidence isn't just the results. It is what's happening inside our residences every day. Engaged and dedicated teams who see it as a privilege to be able to serve those who choose to live at Chartwell.

[Vlad Volodarski, CEO at Chartwell Retirement Residences]

Teams who, despite their successes, do not rest on their laurels. They thrive to innovate and improve, enhancing experiences for our residents, making their services even more personalized and memorable. That's the foundation we're building on. I will now close our prepared remarks with a story from one of our residences pictured on slide 11. This story speaks to how we build our organization through a people first approach. Karen Kim, one of our general managers, came to Canada in 2018 as a nurse and joined Chartwell New Edinburgh Square while working towards her Canadian license. Like many newcomers, she was starting over, taking on a frontline role, getting to know residents, and understanding day-to-day realities of senior living.

[Vlad Volodarski, CEO at Chartwell Retirement Residences]

She was so passionate about her work at Chartwell that she helped to recruit several of her friends to join Chartwell in Ottawa, where she was working at the time. Over time, with the support of leaders who recognized her potential, she progressed into various leadership roles and today leads Chartwell Rockcliffe in Ottawa, a premium residence in the market. What stands out is not just her individual journey, but what it represents. Our ability to develop talent from within, to create pathways for growth, and to foster a culture where people are empowered to contribute and lead with purpose. This is how we build strength in the organization over the long term, by investing in people and in doing so, strengthening the experience we deliver to our residents. Thank you for your attention this morning. We will now be pleased to answer your questions.

[Operator]

We will now begin the question-and-answer session. Your first question comes from the line of Lorne Kalmar from Desjardins.

[Lorne Kalmar, Analyst at Desjardins]

Congrats on.

[Operator]

Lorne, go ahead.

[Lorne Kalmar, Analyst at Desjardins]

Sorry. Thanks. Good morning and congrats on all of the acquisition activity. Sticking with that theme, I just wanted to get an idea, you know, given the challenges of the Competition Bureau and the Sifton portfolio closing, the end of quarter closing timeline feels a little ambitious. I was just wondering if based on, you know, what you know of the updated, or the Competition Bureau's updated criteria, are there any residences that might be at risk or is that being mitigated by the fact that you're only acquiring a 30% interest?

[Jonathan Boulakia, CIO and Chief Legal Officer at Chartwell Retirement Residences]

Thanks for the question. We're aware of the Competition Bureau's evolving approach and focus on market share by property type in each local market. This transaction is only subject to retirement regulatory approval and lender consent. We're confident in the end of Q2 closing date.

[Lorne Kalmar, Analyst at Desjardins]

Sorry. Just to confirm, the Competition Bureau is not gonna be evaluating this?

[Jonathan Boulakia, CIO and Chief Legal Officer at Chartwell Retirement Residences]

That would be our expectation.

[Lorne Kalmar, Analyst at Desjardins]

Okay. Then you mentioned that the 20%, the additional 20%, you can acquire I think within 12 months. Could you maybe give us an idea of what milestones need to be achieved? How, you know, what is the timing, or expected timing on acquiring this, and how would you determine pricing?

[Jonathan Boulakia, CIO and Chief Legal Officer at Chartwell Retirement Residences]

Yeah, the pricing will be consistent with the pricing that we went in at on the 30%. The milestone is the 12-month, the passing of the 12 months, and then the acquisition would be contingent on either party's desire to proceed.

[Lorne Kalmar, Analyst at Desjardins]

Okay. Maybe just the last one because I think you guys are gonna have management fees on the portfolio. Can you maybe help us understand maybe from a modeling perspective how to think about that?

[Jonathan Boulakia, CIO and Chief Legal Officer at Chartwell Retirement Residences]

How to think about the management of the portfolio?

[Lorne Kalmar, Analyst at Desjardins]

The management fee that you'll earn on the portfolio.

[Vlad Volodarski, CEO at Chartwell Retirement Residences]

We will be earning 5% management, revenue. 5% of revenue as management fee, as operations manager for this portfolio. A standard market management fee.

[Lorne Kalmar, Analyst at Desjardins]

Okay. Thank you so much. I'll turn it back.

[Operator]

Your next question comes from the line of Brad Sturges, Raymond James. No, sorry. Jonathan Kelcher from TD Cowen. Jonathan, please go ahead.

[Jonathan Kelcher, Analyst at TD Cowen]

Thanks. It was nice to butt on Brad. Just sticking with the joint venture, what's the going in yield on the 30%?

[Jonathan Boulakia, CIO and Chief Legal Officer at Chartwell Retirement Residences]

It would be in the high fives.

[Jonathan Kelcher, Analyst at TD Cowen]

High fives? Okay. That's with the 85% occupancy. On that occupancy, is that a function of some of the assets still being in lease up?

[Vlad Volodarski, CEO at Chartwell Retirement Residences]

Yes, there are assets that are still in lease up in the portfolio.

[Jonathan Kelcher, Analyst at TD Cowen]

Okay. How long do you think it'll take to get the portfolio up to a stabilized level?

[Vlad Volodarski, CEO at Chartwell Retirement Residences]

We think we can get there within 12 months period. There is one residence that are still in lease up that was recently opened, That one may take longer, but on average we should get to stabilized occupancy levels within 12 months.

[Jeffrey Brown, CFO at Chartwell Retirement Residences]

Jonathan, there's also a few assets going through accretive capital projects that should help support the lease up.

[Jonathan Kelcher, Analyst at TD Cowen]

Okay. That's helpful. Then just, I guess looking ahead on acquisitions, you talked about, several interesting opportunities. Are you looking at all at markets that are outside of ones where you currently own assets?

[Jonathan Boulakia, CIO and Chief Legal Officer at Chartwell Retirement Residences]

Not aggressively. We do see some opportunities in some Canadian markets outside of our current markets. We look at opportunities when they are presented, but right now our focus is on our core markets.

[Jonathan Kelcher, Analyst at TD Cowen]

Okay. Thanks. I'll turn it back.

[Operator]

Your next question comes from the line of Brad Sturges from Raymond James. Brad, please go ahead.

[Brad Sturges, Analyst at Raymond James]

Looks like Jonathan took all my questions. Just on the, I guess on the lease up aspect of going in, high 5% yield, I guess how should we think about as occupancy reaches stabilization, I guess margin stabilize, what that stabilized yield could look like, you know, in the next 12-24 months?

[Jeffrey Brown, CFO at Chartwell Retirement Residences]

Yeah. Hey, good morning, Brad. That will go into the low six range at stabilized.

[Brad Sturges, Analyst at Raymond James]

I guess you have the opportunity to participate in future development with Fengate. You know, how should we think about that opportunity set today? Whether the you know, you can kind of comment on what could be in the pipeline from an existing opportunity perspective.

[Jonathan Boulakia, CIO and Chief Legal Officer at Chartwell Retirement Residences]

Yeah. Fengate is an established developer, a mature and sophisticated developer. We're very excited to have this partnership with them. We would expect it to be similar to the partnership we have with Batimo in Quebec in terms of structure and our ability to opt in or out of their developments. And our opt-in would give us, as I mentioned, those rights to acquire on stabilization and our obligation to manage the property. I would expect it to be a modest amount in the province of Ontario, probably one to two developments at any given time.

[Brad Sturges, Analyst at Raymond James]

Okay. That's helpful. I'll turn it back. Thank you.

[Operator]

Your next question comes from the line of Himanshu Gupta from Scotiabank.

[Himanshu Gupta, Analyst at Scotiabank]

Thank you.

[Operator]

Himanshu, please go ahead.

[Himanshu Gupta, Analyst at Scotiabank]

Thank you, and good morning, everyone. On the Seasons portfolio, will there be a rebranding of these assets to Chartwell or you're gonna stick to Seasons brand? The next question is, can you spell out the upside on margins here as you move up the occupancy?

[Vlad Volodarski, CEO at Chartwell Retirement Residences]

We will rebrand the portfolio as Chartwell, in due course, of course. The margin opportunity will be similar to what we would normally describe to as margin opportunity as the occupancies grow from 86% today to hopefully 95% in the future. The a lot of the additional revenue that will be generated will fall down to the bottom line, and we'll continue to improve margins in this portfolio.

[Himanshu Gupta, Analyst at Scotiabank]

Thank you. I mean, if I look at the Alberta portion of the, you know, Seasons portfolio, it's a heavier mix of AL. Is that like the continuum care part there? Then, you know, there was a recent government funding increase in Alberta. Do you benefit from that?

[Vlad Volodarski, CEO at Chartwell Retirement Residences]

Yes. A portion of the portfolio, six properties out of seven have government funding in them. The funding increases will help with the revenue in that portfolio as well.

[Himanshu Gupta, Analyst at Scotiabank]

Okay. Thank you. Okay. Moving on to the dispositions. The nine properties, you kind of disclosed, have they been sold to one buyer or is it collection of them? I mean, just trying to sense, get a sense of is the capital available for these, you know, kind of older non-core assets?

[Jonathan Boulakia, CIO and Chief Legal Officer at Chartwell Retirement Residences]

They're being sold to one buyer.

[Himanshu Gupta, Analyst at Scotiabank]

Okay. They've been sold to one buyer. Okay. Okay, good to know, that. Okay, moving on, maybe couple of housekeeping here. On income guarantees. How is the Vista and Edgewater ramping up? I mean, do you see this income guarantees burning off? Or when do we see that burning? I see that, you know, no IFFO was disclosed this quarter.

[Jeffrey Brown, CFO at Chartwell Retirement Residences]

Yeah, hi, Himanshu. We did have CAD 3.3 million of income guarantees in the quarter, and those do burn off and convert to NOI as we successfully lease up the properties. We're seeing, I think you Did you ask about Vista? If you did, I think we're seeing good lease-up activity there. We, you know, those will tail off during the balance of this year and may continue a bit into 2027. Subject to us doing, you know, potentially new acquisitions that may involve income guarantees in the future.

[Himanshu Gupta, Analyst at Scotiabank]

Got it. Okay. Thank you. Maybe just one last question here on the balance sheet. Sifton is already closed now. You spoke about some CMHC debt financing post quarter. How much cash do we have here for this Seasons' portfolio?

[Jeffrey Brown, CFO at Chartwell Retirement Residences]

Sifton closed on April second, it wasn't captured in the March 31st balance sheet. We are carrying CAD 187 million of cash on hand now. That included CAD 91 million of CMHC financing that we did over the last week. In addition, we have another CAD 86 million of financing that should close in the next two to three weeks. That would more than cover the Seasons acquisition requirements and then that in addition to, you know, future CMHC financings and asset sale proceeds that supports, you know, future acquisition activity, including potentially the additional 20% if that is exercised.

[Himanshu Gupta, Analyst at Scotiabank]

Got it. You will receive that nine asset property sale in Q2 itself. That funding is coming through and then Ballycliffe is coming as well.

[Jeffrey Brown, CFO at Chartwell Retirement Residences]

Yeah, Ballycliffe, later in the year likely 'cause it requires some regulatory approvals, but the Ontario nine portfolio sale will be this quarter as well, or is expected to be this quarter.

[Himanshu Gupta, Analyst at Scotiabank]

Okay. Thank you so much. I'm gonna turn it back. Thank you.

[Operator]

Your next question comes from the line of Tal Woolley from CIBC Capital Markets. Tal, please go ahead.

[Tal Woolley, Analyst at CIBC Capital Markets]

Hi, good morning, everyone. Just on the Fengate joint venture, is there like a natural size that this would grow to? I think, you know, you've measured it at CAD 1.3 billion, and you'll be adding developments over time. Is there like a sort of land bank in there already that you kind of have an idea of like exactly how many assets this could be in the future? Would this JV ever look at acquiring existing properties too?

[Vlad Volodarski, CEO at Chartwell Retirement Residences]

Our expectation, as Jonathan pointed out, is there hopefully will be one to two developments a year that could be added to this joint venture arrangement. We just negotiated the deal to acquire 30% interest in that, so we may acquire properties in this joint venture or may not. This is not decided at this point in time.

[Tal Woolley, Analyst at CIBC Capital Markets]

Okay. One of your peers, mentioned on a quarterly conference call, they had sort of talked about the evolution of their care platform and that, you know, not surprisingly, like, during COVID and in the immediate years following COVID that, you know, there was, you know, barely any profitability from delivering care if not, you know, meaningful losses and that. This is sort of the first year where they're sort of seeing, you know, meaningful profit per care hour. Does that track, you know, with what your experience has been? How do you guys measure sort of the profitability of that going forward? Is margin growth really a function of that care profitability improving?

[Vlad Volodarski, CEO at Chartwell Retirement Residences]

Some of it is. If you look at our additional care services, they have been growing by double digits now for three or four years in a row. We expect that trend to continue because there is continues to be additional need in the people who are staying with us. We expect that that line item will continue to grow. You should realize that care services obviously come with cost. Our target is to get 25%-30% margin on those services. And we think we're achieving those margins on the services. Overall, if you look at our overall margins being in low 40s, the more services that we provide, the margins can go lower, but the profitability of the business will go higher. It's a trade-off in that sense.

[Vlad Volodarski, CEO at Chartwell Retirement Residences]

There is certainly an opportunity to continue to improve and deliver more and better services to the customers and generate additional profitability. Overall, just in terms of the scale for Chartwell of this opportunity, our care services, additional care services are about 50%, CAD 50 million on a CAD 1 billion of revenue. It's not a huge opportunity, but it is an important opportunity for us to make sure that we are set to deliver services that are required by our residents.

[Tal Woolley, Analyst at CIBC Capital Markets]

Just finally staying on this topic, you know, you're growing in scale pretty rapidly here. Are you able to extract like better pricing from vendors, you know, in recent years as you guys have grown? Like whether it's, you know, food distribution or supplies, that kind of stuff. Is, you know, do those vendor contracts come up for renewal and you expect to see more gains there?

[Jeffrey Brown, CFO at Chartwell Retirement Residences]

Yeah. Tal, I mean, the short answer is yes, we are seeing good scale benefits, including on food, and repair and maintenance. That is helping drive some margin improvement.

[Vlad Volodarski, CEO at Chartwell Retirement Residences]

Our supply chain.

[Tal Woolley, Analyst at CIBC Capital Markets]

Okay.

[Vlad Volodarski, CEO at Chartwell Retirement Residences]

Team's been doing phenomenal work for many, many years now. This is an ongoing process. This is not just a function of we've grown, so let's go and talk to our vendors. They do this on an ongoing basis every time the contracts come up for renewals. We treat our vendors as partners, so we want to make sure that there's fair distribution of profits and risk, and they deliver quality product to Chartwell. That always comes into this consideration as well.

[Tal Woolley, Analyst at CIBC Capital Markets]

Okay. Finally, Jeff, just on, you know, congratulations on the credit rating upgrade. Any material interest rate savings you expect to see from the upgrade?

[Jeffrey Brown, CFO at Chartwell Retirement Residences]

Nothing imminent. We're not using our credit facility right now, so there would be a benefit in pricing there. You know, we may ultimately come back to the unsecured market later in the year, but that's still to be determined. If we do, we would expect to see, again, some benefit from that market.

[Tal Woolley, Analyst at CIBC Capital Markets]

Okay. That's perfect. Thanks very much, gentlemen.

[Jeffrey Brown, CFO at Chartwell Retirement Residences]

Thanks, Tal.

[Operator]

Your next question comes from the line of Giuliano Thornhill from National Bank. Giuliano, please go ahead.

[Giuliano Thornhill, Analyst at National Bank]

Hey, guys. Good morning, everyone. I was just turning it back to the Seasons portfolio. I'm wondering if you'd just kinda explain the geographic exposure and why you think that fits with Chartwell, just as well as the kind of long-term rental growth rate in that portfolio.

[Vlad Volodarski, CEO at Chartwell Retirement Residences]

The majority of portfolio is in Ontario. There are two properties in British Columbia and seven in Alberta. The rest of them are in Ontario, mostly Southwestern Ontario. Your second question was on rental rate growth opportunities. We see them being similar to what they are in the Chartwell overall portfolio. Our expectation is that as demand continues to grow, there's an opportunity to increase market rates that we're asking our new residents to pay. The philosophy on the rent increases for the existing residents will be consistent with our philosophy, which will be similar to kind of inflation plus 1% or 2% to address cost escalations in the business.

[Giuliano Thornhill, Analyst at National Bank]

I'm just wondering, would it be right to view the kind of low occupancy in the portfolio as kind of the reason why you guys were brought in? Because yourselves are better operators here, and that you can possibly operate the portfolio better than before and keep it, you know, fully, more longer.

[Vlad Volodarski, CEO at Chartwell Retirement Residences]

Absolutely not. Seasons is a great operator. They've done a very good job running this portfolio. There are a few properties that are in lease-up that are leasing up over time and will drive overall average occupancy up. We certainly think that we can improve on certain things as operators and operators at scale. We certainly will put these processes in place to drive those improvements. Seasons been doing a very good job building and operating this portfolio over many years.

[Giuliano Thornhill, Analyst at National Bank]

Just in terms of the management fee there, will that be proportionally offset by kind of associated G&A, or do you think you can scale the platform going forward?

[Vlad Volodarski, CEO at Chartwell Retirement Residences]

We think we certainly are at a scale where every time we add more properties to our portfolio, the management fees that these properties generate, or notional management fees if we look at our 100% owned properties, are higher than the cost that we need to incur to support these properties. That's certainly the benefits of the scale and a lot of the technologies implementations that we've put in place and process improvements that we've put in place over the last number of years that now help us to grow and scale the business profitably.

[Giuliano Thornhill, Analyst at National Bank]

Right. Okay. Just lastly on the disposition of the non-core, the nine-home portfolio, were you guys able to disclose the cap rate for that?

[Jonathan Boulakia, CIO and Chief Legal Officer at Chartwell Retirement Residences]

Yeah. We're actually seeing strength in cap rates for this asset class and a deeper buyer pool. The cap rate is about 100 basis points to 150 basis points higher than what we're buying Class A assets for. You know, it's in the mid sevens.

[Giuliano Thornhill, Analyst at National Bank]

Okay. Thank you, guys.

[Operator]

There are no further questions at this time. I will now turn the call back to Vlad Volodarski, Chief Executive Officer of Chartwell, for closing remarks.

[Vlad Volodarski, CEO at Chartwell Retirement Residences]

Thank you, Lucas. That wraps up our today's conference call. A reminder that our AGM will be held in a hybrid format on Thursday, June 18th at 4:30 P.M. Details will be posted on our website next week. We're looking forward to you joining us then. Thanks again to everybody for joining us. If you have any further questions, please do not hesitate to give us a call. Bye-bye.

[Operator]

This concludes today's call. Thank you for attending. You may now disconnect.

Participants

Executives

• Jeffrey Brown, CFO
• Jonathan Boulakia, CIO and Chief Legal Officer
• Karen Sullivan, President and COO
• Vlad Volodarski, CEO

Analysts

• Brad Sturges, Analyst at Raymond James
• Giuliano Thornhill, Analyst at National Bank
• Himanshu Gupta, Analyst at Scotiabank
• Jonathan Kelcher, Analyst at TD Cowen
• Lorne Kalmar, Analyst at Desjardins
• Tal Woolley, Analyst at CIBC Capital Markets