Thank you. Joining us today on the call are Jordan Kaplan, our President and CEO, Kevin Crummy, our CIO, and Peter Seymour, our CFO. This call is being webcast live from our website and will be available for replay during the next 90 days. You can also find our earnings package at the Investor Relations section of our website. You can find reconciliations of non-GAAP financial measures discussed during today's call in the earnings package. During the course of this call, we will make forward-looking statements. These forward-looking statements are based on the beliefs of, assumptions made by, and information currently available to us. Our actual results will be affected by known and unknown risks, trends, uncertainties, and factors that are beyond our control or ability to predict. Although we believe that our assumptions are reasonable, they are not guarantees of future performance, and some will prove to be incorrect.
Therefore, our actual future results can be expected to differ from our expectations, and those differences may be material. For a more detailed description of some potential risks, please refer to our SEC filings, which can be found in the Investor Relations section of our website. When we reach the question and answer portion, in consideration of others, please limit yourself to one question and one follow-up. I will now turn the call over to Jordan.
Good morning, everyone. Thank you for joining us. During the second quarter, we signed a record 253 office leases, covering an all-time high of 1.3 million sq ft. That included our second highest quarter of new leasing since becoming a public company and a substantial increase in the average tenant size. As expected, even record leasing was not enough to completely offset our abnormally high lease expirations during the quarter, so we still had a slight decline in our lease rate. In addition, as it takes time for new tenants to move in, our lease-to-occupied spread is at its highest point in many years. Happily, we are once again recording straight-line rent roll-up and are continuing to see substantial savings in our re-tenanting costs. While our leasing pipeline remains healthy, we still face headwinds from our local government's response to the pandemic.
Los Angeles has extended its lease enforcement moratorium until September 30th and has returned to a mask mandate, despite our sub-market's vaccination rate of approximately 80% for people over 16 and over 65% for teens. Even with the moratorium extension, we have made additional progress collecting past due balances, still without giving any meaningful rent forgiveness. Our aggregate rent collections for the five quarters affected by the pandemic is now 95%, including 96% of our residential rent, 96% of our office rent, and 63% of our retail rent. The next few quarters may be choppy, depending on the course of the pandemic and the timing of the expiration of the moratoriums. As I have said, we expect to collect much of our remaining unpaid rent once the moratoriums expire, although those collections will be spread over a number of quarters.
In addition, some tenants who have not been paying rent during the moratoriums will move out once we can enforce their leases, though we do not expect the impact on our occupancy to be meaningful. Once the turbulence moves out, I'm excited about our future. We are emerging from this downturn as a stronger and more efficient company. For example, I am confident that our new seamless leasing platform, as well as the diversity and strength of our markets, resulted in this quarter's record leasing volume. I'll now turn the call over to Kevin, who will give you an update on our development efforts and recent balance sheet activity. Kevin?
Thanks, Jordan, and good morning, everyone. Our two multifamily development projects continue to progress nicely. We have leased all of the 174 apartments we completed at 1132 Bishop, our 493-unit downtown Honolulu office to residential conversion. Our Brentwood apartment tower is ahead of schedule, as we now expect to deliver our first units in fourth quarter 2021. We plan to begin pre-leasing units in the coming months. During the quarter, we closed a new secured non-recourse $300 million interest-only term loan that matures in May 2028. The loan bears interest at LIBOR plus 140 basis points, which we have effectively fixed at 2.21% until June 2026. The loan is secured by three previously unencumbered office properties. We used $175 million of the proceeds to pay off our revolving credit facility balance. This new loan lowered our weighted average fixed interest rate to only 2.94%.
We still have no debt maturities before 2023, and 46% of our office portfolio remains unencumbered. Given the current attractive interest rates, we continue to pursue opportunities to lower our average rate and further ladder out our debt maturities. As I've discussed in prior quarters, although property sales in our markets remain slow, we have ample liquidity for acquisitions as they become available. I will now turn the call over to Stuart.
Thanks, Kevin. Good morning, everyone. In Q2, we signed 253 office leases covering a record 1.3 million sq ft . We signed 451,000 sq ft of new leases and 846,000 sq ft of renewal leases. Our leasing recovery was initially led by smaller tenants, but in the second quarter, we saw progress with medium and large tenants.
The average lease signed in Q2 increased to 5,100 sq ft, which is not only above the last few quarters but also exceeds our long-term average. As we wait for tenants to move in, our record leasing activity has increased the spread between our leased and occupied rate to 250 basis points. Our leasing spreads during the second quarter improved to positive 9.5% for straight line and - 6.6% for cash. Our net effective rents continue to benefit from lower leasing costs, which declined again in Q2 to their lowest level in almost a decade. At 99.4% leased, our multifamily portfolio is essentially full, with rents now increasing across all of our residential sub-markets. With that, I'll turn the call over to Peter to discuss our results.
Thanks, Stuart. Good morning, everyone. Turning to our results, compared to the second quarter of 2020, FFO increased 14.3% to $0.47 per share. AFFO declined 3.3% to $77.9 million, and same property cash NOI increased by 0.7%. Compared to the first quarter of 2021, FFO per share increased by $0.03, primarily due to better rent collections and about $0.01 per share of higher business interruption insurance recoveries. It's worth noting that only 1.2% of our revenue came from non-cash straight-line rent and above and below market lease adjustments. The decline in AFFO this quarter was due to higher TIs and leasing commissions, driven by the strong leasing volume in the last couple of quarters. At only 4.2% of revenues, our G&A for the second quarter remains well below that of our benchmark group.
Turning to guidance, we expect third quarter FFO per share to be between $0.44 and $0.46. This reflects the usual higher seasonal utility expenses, as well as additional interest expense from our new loan, lower office occupancy, and lower business interruption insurance recoveries. We are not comfortable giving guidance for the fourth quarter, as our results will depend on the course of the pandemic and the timing and immediate impact of the expiration of the moratoriums. As usual, this guidance does not assume the impact of future acquisitions, dispositions, financings, or property damage recoveries. I will now turn the call over to the operator so we can take your questions.
Thank you. We will now begin the question and answer session. To ask a question, you may press star then one on your touchtone phone. If you are using a speaker phone, please pick up your headset before pressing any keys. To withdrawal your question, please press star then two. At this time, we will pause momentarily to assemble the roster. Our first question today will come from Craig Mailman with KeyBanc Capital Markets. Please go ahead.
Hey there. This is Arty Cameron on for Craig. I appreciate the color on the rent collections. Can you guys give an update on the cash rents outstanding on kind of a nominal dollar basis? I know last quarter you mentioned it was closer to the $60 million-$70 million range, but where does that kind of stand today? As you guys continue to make deals with tenants, can you talk about what these deals look like in terms of timing and term of repayment?
Well, depending on where you are in the month, because that number rises a little bit, but if you go to the middle of the month, you're in the $50s million. If the number moves, $50 million-$60 million. In terms, like you're asking me how much cash, like if we snapped our fingers, we would collect if the moratoriums were off and everyone paid what they owed. In terms of the deals that are being made, basically, people are making early deals to be able to extend their payments over more than three or six months, but four quarters, five quarters, six quarters, whatever the case may be. They're also maybe extending leases or doing something else or putting interest on it, doing something to give us some benefit for being willing to do that.
Great, thanks. Just on the leasing front, you guys did a nice job in the second quarter. Can you comment on kind of how that momentum has continued into the third quarter, given some of the recent COVID-related rollbacks? On the occupancy front, how should we think about occupancy? You guys mentioned the spread, so it seems like you're going to get a little bit of a pickup in occupancy, but how should we kind of think about that through the remaining of the year, and how are you guys kind of underwriting the bottom in occupancy?
Well, obviously I started out my remarks talking about the leasing because I felt like over the last, I don't know, whatever it's been, five quarters of the pandemic, people have been questioning the strength of the market coming back, are tenants coming back, are only small guys coming back or big guys coming back? Well, if there was ever a question about the pulse of the market, I mean, the market's performing like an Olympic athlete. I mean, I was really impressed. That's aside from our platform and how well the platform is able to take advantage of that now. I'm really happy about that. In terms of moving forward, obviously, we've got some better quarters coming because we don't have as much move-out in the next few quarters, and we're hopeful that we can turn things. What was your second question?
Just thinking about, you mentioned the less move-outs, but like thinking about how leasing has picked up in the last quarter- to- date, given how things have rolled back. I mean, have you noticed any sort of?
Yeah impact?
Well, they'll be in it. Yeah. If COVID heats up again, I'm sure there's going to be an impact. It's kind of interesting, and back to your question on collections, that people are just sort of adjusting even to the moratorium being extended and whether the mask mandate's back on. People want to get back so badly that, as you've already heard, I mean, they're making deals. I think we've now made deals on something in the range of 25%+ of what was owed to us in the past, which is all in the face of moratoriums being extended, though I think people are realizing that the end is coming and they want to get back.
Got it. Just last one from me. Can you guys talk about kind of the biggest pain points for a tenant who have been leaving the portfolio? As you guys are kind of thinking about the leverage you can pull between rents or occupancy and retention and lease term, kind of how you guys are thinking about that in your leasing process moving forward.
Well, the difference between leased and occupied is almost totally a function of how much we do in the way of new deals. This was a huge new deal quarter. When you do a ton of new deals, you're going to have a much bigger spread as compared to renewals between leased and occupied because they have to move in. I'd like to leave some questions for some other people, let's keep moving. You've had a good list, a good run here. Let's move on from here. Thank you for asking all those questions.
Our next question will come from Elvis Rodriguez with Bank of America. Please go ahead.
Hey, guys, nice job on the leasing, and thanks for taking the question. Jordan, are you able to share what your portfolio cash mark to market is today relative to where it's been in recent months?
Yeah.
Yeah, Elvis. Today it's slightly positive. It's around 1% for the overall portfolio. That's stronger in our Honolulu and Wests ide sub-markets. It's softer in the Valley, as you might imagine. Still slightly positive.
Great. On your Brentwood apartment project, are you able to share where market rents are today versus your underwriting and your expectation for the lease-up of that project?
Well, I wouldn't say I mean, we don't go into individual buildings, so I wouldn't say that. I would say, in general, the apartment portfolio is seeing real increases in rents, and you see that in the numbers that we present you with, the same store numbers, and you can see it in all kinds of studies about what's happening to residential market rents in all of our markets, both in L.A. and in Honolulu.
Great. I'll leave some more questions for the others. Thanks.
Thanks.
Our next question will come from Manny Korchman with Citi. Please go ahead.
Hey, everyone. This is Parker Decraene for Manny. Thanks for taking the question.
Hi, Parker.
My first one is just about the Macerich lease that appeared on your guys' largest tenant schedule. I think that there's some space in the building that is currently out on sublease that's a little bit lower than what Macerich is currently paying. I was just wondering if you guys can talk about a potential rent roll-down, as well as just your thoughts on whether that space is comparable to Macerich. It's just overall.
I don't even know the sublease space you're talking about. We don't talk about individual leases, although of course, sort of the tide going out has caused the Macerich lease to show up on that schedule. If you go back a ways, it was on the schedule. As we leased up, it fell off the schedule. Now it's come back on. I don't have a lot of comments about the Macerich lease in particular.
Okay. Yeah, that's fine. I guess, my second question is just about any differences that you guys saw from an industry perspective that came through in leasing activity this quarter, just with it increasing so much.
No, I think we still had great demand across our broad set of industries, which is what we love so much about these markets, is we do have such a diverse group here, and we did see that show up in Q2. No real trends to read through. The one trend that was notable was the one I mentioned in my prepared remarks, which is we did see the average size increase significantly. The larger tenants or the medium tenants for us were back transacting in Q2, which was great to see.
Okay, thanks. That's all for me.
Thanks.
Our next question will come from Steve Sakwa with Evercore ISI. Please go ahead.
Hi. I guess still good morning out there. Jordan, I was just wondering if you could talk a little bit about the new leasing activity. I'm just curious, were these tenants that were working from home and decided to take space now? Were these tenants that just had outgrown their old space and needed to move? Just trying to get a better sense for kind of the big surge in new activity and maybe how the footprints of the 450,000 sq ft compare to what they were in prior.
Well, I can tell you that big tenants are coming back, and they're grabbing space, and the size differentiation makes a difference. I will tell you, I myself was stunned by how much new leasing we did of over 450,000 sq ft. That's wild. I was so happy and impressed both that we were able to do that much. I'll say again, I credit the platform for even being able to process 250 deals in a quarter and get them closed. Reach out and getting all those tenants in, including some larger deals. I also credit that the market is moving back in terms of wanting to get back in this space in a very aggressive way. Now, will this continue?
I know there was another question about that because we seem to be going in the wrong way vis-a-vis the pandemic right now. The fact that the market has got that sort of pent-up growth or pent-up demand, really made me extremely happy. The nature of the tenants was across all industries. Certainly, you saw more strength in the areas that we've always told you were strong. Since we made our change, our Hawaii has stayed strong, and it's still strong. Of course, West L.A. and a lot of activity along Ventura Boulevard in the Valley. All the way through, though, tenant size, industry, all the cuts, all came in very well.
Great. Thanks. Maybe secondly, I just wanted to follow up a little bit on the apartment question. We are seeing a pretty big rebound in many of the coastal markets. You're obviously at full occupancy at 99.4%. I'm not going to fill that up much more. Can you maybe just expound a little bit on the types of rent increases that you're kind of putting through to existing tenants in the current portfolio today, or how are renewal discussions going with folks?
Yeah, I think we were super pleased to see great activity in the resi portfolio this quarter. Like you said, occupancy has remained strong. We're getting good roll-ups. You saw 4% increase in revenues. Our average in-place rents are up, so good news across the board and activity remains strong.
Thanks. That's it from me.
Thanks.
Our next question will come from Daniel Santos with Piper Sandler. Please go ahead.
Hey, thanks for taking my question. My first one is on the eviction moratorium extension and whether or not you think that might impact deal flow going into the second half of the year. I'd say prior to this, all signs pointed to a pretty busy second half, so I'm wondering if your view on that might have changed.
My first view is it was supposed to end June 30th, so that changed my view when they extended it, I can tell you that. I think what's happening is the eviction moratorium is still certainly impacting us, definitely impacting us from the perspective of collecting rent. I think we have some people, as I said before, that aren't paying, and they'll move out. I don't think there's enough of that that it will show up in any meaningful occupancy statistics, but it will give us that space to lease, which we've been waiting to get back. I don't think it's per se what's gating the market is eviction moratoriums. I think what's gating the market is just the whole COVID and going back to mask, and then everyone wearing a mask, even if you're vaccinated inside and all of that.
That's more of the types of headwinds that push against us. The eviction moratorium just impacts us vis-a-vis rent collection. As you may or may not realize, if someone signs something now during the pandemic, even during the moratorium, that's enforceable. All the new leases, they don't have eviction moratorium. It's only from leases prior to the pandemic.
Got it. That's helpful. I was wondering if you could comment on activity up in the Valley. From our conversations with other management teams, it seems like the market is particularly strong.
Yeah. We had really good activity, as Jordan mentioned, on Ventura Boulevard and through the Valley. That's always been a strong market for us. Sherman Oaks, Encino, we've kind of grouped that in with the core Westside markets. Great to see tenants coming back there and some larger deals in that market.
Perfect. Thanks.
Thanks.
Our next question will come from Richard Anderson from SMBC. Please go ahead.
Thanks. Good morning. Do you guys I guess I ask one question two ways. First of all, do you have a kind of retention rate that you're working towards in the office space? More abstractly, when you're having conversations, are people changing their plans in any meaningful way about how much space they want to keep if their lease comes due? I'm just curious if you can speak kind of quantitatively and qualitatively about the leasing experience when you're renewing a lease.
Sure. In terms of the retention rate, I think what we've discovered over the last 30 years or whatever is that even though we target higher retention, and I've actually seen Ken. The retention rate seems to be extremely stuck at an average of 69%, between 69% and 70%. I've seen Ken go all out and try and move that number, even like 2%, and it is just very hard. Now, it doesn't go down. I mean, that just seems to be the number. I don't know what all the forces hitting it are, but that seems to be. Not any particular quarter, but if you go over a series of quarters, you just keep landing it around that number. I think that that's probably our target and what you should expect all at the same time. What was your second question?
When you're doing a deal, do you consider a tenant retained if they go from 5,000 sq ft to 3,000 sq ft? Or is your retention rate based on square feet or based on the actual tenant staying or leaving?
It would be 3,000 sq ft of retention instead of 5,000 sq ft.
It's on a square foot basis. Are you saying that people are not readjusting downward much? They're either making the decision to stay-
Yeah. I know we've done a lot of questions trying to understand the psychology or the reasoning behind why tenants are leasing or not leasing or this or that. I don't know that we could ever give it a summary of that. I hear anecdotal stuff, but I'm really not anxious to give one or two anecdotal stories and have everyone run away and go, "Oh, that's the reason people are now taking space again." I think there's all types of reasons, but for the most part, I just think that the economy here is coming back and people want to come back into work.
Rich, I talked, I think, a little bit about this on the last call, as far as the way we're planning our space and our spec suite program, which has been great for us and continues to generate outsized business on the new leasing front. That's in our kind of 2,000 sq ft sweet spot.
Right
in that range, 2,500 ft, where we do a ton of leasing. We have not changed the way we're laying out that space. It already provides good, call it 225 ft a person, which we find worked well for us for a long time, continued to work really well.
Okay. Then real quickly, of the $50 million-$60 million rents that are still kind of outstanding, how much of that is in retail utilization, or is that just office?
Compared to our company, it's overweighted in retail.
Okay.
Well, you have the number. We're telling you, 96% collection office, 96% collection resi, and 65% retail. You know retail is representing too much of that number, more than its fair share.
I know that was a dumb question because you said that, but I guess my thought was when you said people might leave once the moratorium ends, are you kind of most worried about that in the retail part of the portfolio?
I'm not most worried about that in any of the sections. I would say I don't expect a lot of that. Actually, the areas where, and I'll say this again, anecdotally, I'm hearing that is in residential, not necessarily in retail or office. When I read the list of everyone, while more often in residential, I'll see something that says, "When the moratorium's over, this tenant's going to just move out, and this is unlikely to be collectible." I see that on the list.
Okay, got it. Thanks very much. Appreciate it.
Our next question will come from Frank Li with BMO. Please go ahead.
Hi, morning everyone. If we look at the average lease term on the leases signed in the quarter, looks like the term's over five years now versus 3.5 or so in the past couple quarters. Do you get the sense that tenants are willing to commit to more term now that reopening plans are in motion, or was there anything unusual in the quarter?
Frank, I think mostly what that had to do with was the larger leases that we signed. Larger tenants tend to sign longer-term deals, and you saw that I mentioned the average lease size was way up this quarter, and that was really the driving factor to increase the average term of the leases that you saw.
Okay, thanks. Then you provided the remaining spend for the multifamily developments in the supp this quarter. Just wondering if there were any changes to the total cost, or are the construction costs still tracking within the initial budget range?
I think that things are still tracking. We've gotten a lot of questions from people about what's our remaining spend. I know that at the Landmark project, we've increased our spend, but I don't think it's within 10%, for sure, because we're trying to move a little quicker. I don't know. Nobody asked a question. Nobody noticed that we had originally planned to start leasing next year. We've accelerated things. That hasn't been a cheap process, especially with the kind of supply chain crush. We've been willing to spend money to get open and be leasing this year. Beyond that, I feel pretty good about where we're coming in. I feel very good, actually, about where we're coming in on both projects.
Okay, great. Thank you.
Our next question will come from Bill Crow with Raymond James. Please go ahead.
Thanks. Good morning. On the commercial leases signed during the quarter, have you seen any increase in the tenants relocating from downtown, and maybe any sense of how many of those new move-ins are coming from larger spaces?
We certainly saw a lot of large tenant activity this quarter, which we hadn't seen kind of throughout the pandemic. We had been relying on very small tenants. I think our average tenant size a couple quarters ago was only 3,100 ft, and it was up to 5,100 ft in Q2. Certainly larger tenants showed up. Your first comment about relocations from downtown, I don't know that we ever draw tenants from downtown. It's not something I ever hear from our leasing guys.
Yeah. I agree. I haven't seen us trade with downtown much.
Yeah, that's not a typical move. If you're on the Westside, if you live on the Westside near our submarkets, you've got a long commute downtown. Most folks tend to want to keep a short commute and they're somewhere in and around our submarkets, and maybe they're moving between submarkets on the Westside, or between buildings that we don't own into buildings we do own. It's almost newsworthy to hear someone.
Yeah
...going, especially newsworthy for someone to go from the Westside to downtown. I don't think we trade often between those markets.
Yeah. Okay. We are seeing that in other markets, where as workers are working part-time from home, a little bit of a shift in the location of office space. Jordan, how politically-
I think, Bill, we may see that headed out to Warner Center. We've got guys that commute in from those areas into the Westside. We've seen that in the past, where people open satellite offices out towards Warner Center in the Valley just to shorten their commute up that way. That's something we're looking for.
I think that, by the way, I know I've been reading those same articles that you're talking about. Frankly, I think the Westside went through that sometime in the 1980s or something, when the traffic was so bad to get downtown that people just insisted on having their office space closer to their homes. That's what really created the Westside.
Yeah. Interesting. Jordan, how politically difficult is it going to be to actually evict residential tenants? Even though you have all the right to, once this moratorium ends, how tough is that going to be from a PR perspective?
I don't think we're going to have very many tenants we're going to need to evict. First of all, only 4% is not paying, and I think most of them are going to pay. You're talking about numbers that could be as small as single digits or 10, 20. It's not a lot.
Yeah.
I think-
Most of that's in rent-controlled spots. Is that fair? Not necessarily.
No, I don't think so. The ones I saw wasn't rent-controlled, people with businesses and stuff, not rent control, actually renting pretty nice places that then something happened with their business, or they played games and the games turned into we don't even know if they're there anymore, but we can't get the space back.
Yeah. All right. Appreciate the insights.
All righty.
This will conclude our question and answer session. I'd like to turn the conference back over to Jordan Kaplan for any closing remarks.
Well, thank you all for joining us, and we will speak with you again next quarter.
The conference is now concluded. Thank you for attending today's presentation. You may now disconnect your lines at this time.