Q4 2025 Crombie Real Estate Investment Trust Earnings Call

February 11, 2026

Operator: Good morning, everyone, and welcome to Crombie Q1 Fourth Quarter Conference Call. As a reminder, all participants are in listen-only mode, and the conference is being recorded. At this time, all lines are in listen-only mode. Following the presentation, we will conduct a question-and-answer session. So during the question queue, you may press star then one on your telephone keypad. If at any time during this call you require immediate assistance, please press star zero for the operator. This call is being recorded on 11 February 2026. I would now like to turn the conference over to Meghna Nair, Manager of Investor Relations at Crombie. Please go ahead.

Speaker #2: At this time, all lines are in listen-only mode. Following the presentation, we will conduct a question-and-answer session. During the question queue, you may press star, then 1 on your telephone keypad.

Speaker #2: If at any time during this call you require immediate assistance, please press star 0 for the operator. This call is being recorded on February 11th, 2026.

Speaker #2: I would now like to turn the conference over to Meghna Nair. Manager of Investor Relations at Crombie. Please go ahead. Good day, everyone, and welcome to Crombie Q1, Q4, and year-end 2025 conference call in webcast.

Meghna Nair: Good day, everyone, and welcome to Crombie's Q1 fourth quarter and year-end 2025 conference call and webcast. Thank you for joining us. This call is being recorded in live audio and is available on our website at www.crombie.ca. Slides to accompany today's call are available on the investor section of our website under Presentations and Events. Joining me on the call today are Mark Holly, President and Chief Executive Officer; Kara Cameron, Chief Financial Officer; and Arie Bitton, Executive Vice President, Leasing and Operations. Today's discussion includes forward-looking statements. As always, we want to caution you that such statements are based on management's assumptions and beliefs. These forward-looking statements are subject to uncertainties and other factors that could cause actual results to differ materially from such statements. Please see our public filings, including our management's discussion and analysis and annual information form for a discussion of these factors.

Speaker #2: Thank you for joining us. This call is being recorded in live audio and is available on our website at www.crombie.ca. Slides to accompany today's call are available on the Investor section of our website under Presentations and Events.

Speaker #2: Joining me on the call today are my colleague, President and Chief Executive Officer Kara Cameron; Chief Financial Officer; and Ari Battan, Executive Vice President, Leasing and Operations.

Speaker #2: Today's discussion includes forward-looking statements, as always, we want to caution you that such statements are based on management's assumptions and beliefs. These forward-looking statements are subject to uncertainties and other factors that could cause actual results to differ materially from such statements.

Speaker #2: Please see our public filings, including our management's discussion and analysis, and annual information form for a discussion of these factors. Our discussion will also include expected yield on cost for capital expenditures.

Meghna Nair: Our discussion will also include expected yield on costs for capital expenditures. Please refer to the development section of our management's discussion and analysis for additional information on assumptions and risks. I will now turn the call over to Mark, who will begin the discussion with comments on Crombie's strategy and outlook. Kara will review Crombie's operating and financial results, and Mark will conclude with a few final remarks. Over to you, Mark.

Speaker #2: Please refer to the development section of our management's discussion and analysis for additional information on assumptions and risks. I will now turn the caller over to Mark, who will begin the discussion with comments on Crombie's strategy and outlook.

Speaker #2: Kara will review Crombie's operating and financial results, and Mark will conclude with a few final remarks. Over to you, Mark.

Speaker #3: Thank you, Meghna, and good morning, everyone. 2025 was a standout year for Crombie. Our disciplined execution across the two pillars of our building-together strategy combined to deliver solid results.

Mark Holly: Thank you, Meghna, and good morning, everyone. 2025 was a standout year for Crombie, where disciplined execution across the two pillars of our Building Together strategy combined to deliver solid results. These pillars, value creation and solid foundation, guide our day-to-day execution and have been designed for resiliency, stability, and long-term unit holder growth. 2025 was a year that highlighted the power of this strategy and the operational excellence of the team. A few metrics worth highlighting: 4 consecutive quarters of record committed occupancy ending the year at 97.7%, average annual minimum rent growth of 4.8%, commercial same-property cash NOI growth of 3.7%, above our long-term target of 2% to 3%, 6.5% growth in AFFO per unit, a distribution increase, and finally, a credit rating upgrade from Morningstar DBRS. An impressive year.

Speaker #3: These pillars—value creation and solid foundation—guide our day-to-day execution and have been designed for resiliency, stability, and long-term unitholder growth. 2025 was a year that highlighted the power of this strategy and the operational excellence of the team.

Speaker #3: A few metrics worth highlighting. Four consecutive quarters of record committee occupancy ending the year at 97.7%, average annual minimum rent growth of 4.8%, commercial same asset property cash NOI growth of 3.7%, above our long-term target of 2 to 3%, 6.5% growth in AFFO per unit, a distribution increase, and finally, a credit rating upgrade from Morningstar DBRS.

Speaker #3: An impressive year. Today, I will focus my comments on three drivers within value creation: own and operate, optimize, and partner. Let me start with own and operate, the foundation of value creation and the core of our business.

Mark Holly: Today, I will focus my comments on three drivers within value creation: own and operate, optimize, and partner. Let me start with own and operate, the foundation of value creation and the core of our business. Our coast-to-coast grocery-anchored centers sit at the heart of vibrant, growing communities generating consistent traffic and strong tenant demand. Through disciplined portfolio management and deliberate curation of our tenant merchandise mix, we continue to position Crombie as an attractive partner for retailers seeking access to multiple markets on a coast-to-coast basis. In 2025, demand for our space was very strong. Established national retailers and emerging concepts both sought space across our portfolio, and that demand, combined with proactive leasing management, drove solid results. Year-one renewal spreads averaged 10.4%, and our weighted average lease term remained healthy at 7.9 years, reflecting the stability of our tenant relationships and the steady growth embedded in the portfolio.

Speaker #3: Our coast-to-coast vibrant growing communities grocery-anchored centers sit at the heart of generating consistent traffic and strong tenant demand. Through disciplined portfolio management and deliberate curation of our tenant merchandise mix, we continue to position Crombie as an attractive partner for retailers seeking access to multiple markets on a coast-to-coast basis.

Speaker #3: In 2025, demand for our space was very strong. Established national retailers and emerging concepts, both sought space across our portfolio, and that demand combined with proactive leasing management drove solid results.

Speaker #3: Year-one renewal spreads averaged 10.4%, and our weighted average lease term remained healthy at 7.9 years. Reflecting the stability of our tenant relationships and the steady growth embedded in the portfolio, portfolio management is central to our own operate driver as we always look to high-grade our portfolio of assets.

Mark Holly: Portfolio management is central to our own operate driver, as we always look to high-grade our portfolio of assets. On the acquisition front, we continue to lean into grocery-anchored retail opportunities. In 2025, we added 5 Empire-bannered grocery properties totaling 197,000 sq ft for CAD 49.7 million. The acquisition of The Queensway property in Q4 was the fifth. The Queensway property is a 3.6-acre, newly constructed, 51,000 sq ft Longo's-anchored site with 2 freestanding bank pads. It was built by Crombie as development manager on behalf of Empire and subsequently acquired for CAD 28.5 million, excluding closing and transaction costs. The property is 100% leased, with all tenants now operating. It is exactly the type of necessity-based, high-quality asset that strengthens our portfolio and reflects the value of our strategic partnership with Empire.

Speaker #3: On the acquisition front, we continue to lean into grocery-anchored retail opportunities. In 2025, we added five Empire Banner grocery properties, totaling 197,000 square feet, for $49.7 million.

Speaker #3: The acquisition of the Queensway property in Q4 was the fifth. The Queensway property is a 3.6-acre newly constructed 51,000 square foot longos anchored site with two freestanding bank pads.

Speaker #3: It was built by Crombie as development manager on behalf of Empire and subsequently acquired for 28.5 million dollars, excluding closing and transaction costs. The property is 100% leased, with all tenants now operating.

Speaker #3: It is exactly the type of necessity-based high-quality asset that strengthens our portfolio and reflects the value of our strategic partnership with Empire. We were equally disciplined on the disposition side in 2025, where we sold two non-core properties in New Brunswick, the 140,000 square foot Main Street office in Moncton, which had persistent vacancy, and Loch Lomond Place, a non-grocery retail property in St.

Mark Holly: We were equally disciplined on the disposition side in 2025, where we sold two non-core properties in New Brunswick: the 140,000 sq ft Main Street office in Moncton, which had persistent vacancy, and Loch Lomond Place, a non-grocery retail property in Saint John. These acquisitions reduced exposure to lower-growth assets and freed up capital to be redeployed towards higher-quality properties that will provide stronger long-term FFO growth. We also completed a strategic land swap at Barrington Street in Halifax that strengthened our position on a key urban site and enhanced its long-term development potential. Ongoing portfolio review and thoughtful capital recycling remains an important driver to how we provide long-term returns for our unit holders. As part of our financial result press release last night, we highlighted that we have entered into a binding agreement to acquire a grocery-related industrial asset in Whitby, Ontario, for approximately CAD 115 million.

Speaker #3: John. These acquisitions reduced exposure to lower growth assets and freed up capital to be redeployed towards higher quality properties that will provide stronger long-term FFO growth.

Speaker #3: We also completed strategic land swap at Barrington Street in Halifax, that strengthened our position on a key urban site and enhanced its long-term development potential.

Speaker #3: Ongoing portfolio review and thoughtful capital recycling remains an important driver of how we provide long-term returns for our unitholders. As part of our financial results press release last night, we highlighted that we have entered into a binding agreement to acquire a grocery-related industrial asset in Whitby, Ontario, for approximately $115 million.

Speaker #3: The asset is a 42-acre property with 484,000 square foot high bay industrial distribution facility fully leased to Soby's under a long-term lease agreement. The facility features 37-foot clear heights with approximately 90 loading dock doors and roughly 240,000 square feet of temperature-controlled cooler space.

Mark Holly: The asset is a 42-acre property with 484,000 square foot high-bay industrial distribution facility fully leased to Sobeys under a long-term lease agreement. The facility features 37-foot clear heights with approximately 90 loading dock doors and roughly 240,000 square feet of temperature-controlled cooler space. Located directly off Highway 401 and within a 5-minute walk to the Whitby GO station, the property offers exceptional connectivity and operationally supports Sobeys' distribution to its Ontario grocery stores. This acquisition brings long-duration income, serves as essential logistics infrastructure, and sits in a tightly supplied transit-connected industrial corridor. It strengthens the defensive profile of our property and portfolio and expands our presence in grocery-linked industrial real estate. The acquisition enhances our long-term cash flow growth and is accretive from day one.

Speaker #3: Located directly off Highway 401 and within a five-minute walk to the Whitby GO station, the property offers exceptional connectivity and operationally supports Sobeys' distribution to its Ontario grocery stores.

Speaker #3: This acquisition brings long-duration income, serves as essential logistics infrastructure, and sits in a tightly supplied transit-connected industrial corridor. It strengthens the defensive profile of our property and portfolio and expands our presence in grocery-linked industrial real estate.

Speaker #3: The acquisition enhances our long-term cash flow growth and is a creative from day one. Turning briefly to our Calgary customer fulfillment center industrial asset, in late January, Empire announced changes to its e-commerce operations in Alberta, which included our 100% Crombie-owned industrial warehouse.

Mark Holly: Turning briefly to our Calgary Customer Fulfillment Center industrial asset, in late January, Empire announced changes to its e-commerce operations in Alberta, which included our 100% Crombie-owned industrial warehouse. The long-term lease remains in place. The asset represents approximately 300,000 sq ft within our fully occupied retail-related industrial portfolio, and we expect no material financial impacts from the announcement. Our second pillar, optimize, is about unlocking embedded value in the existing portfolio through targeted investments and development. In 2025, we continue to advance non-major development programs. These are shorter-duration projects: modernizations, intensifications, small-scale redevelopments, and greenfield projects. They're typically CAD 50 million or less and often completed within 12 months. We expect targeted yield on costs in the range of 6% to 8%. One of our non-major investments is our modernization program with Empire, where we completed more than 60 projects with them in 2025.

Speaker #3: The long-term lease remains in place. The asset represents approximately 300,000 square feet within our fully occupied retail-related industrial portfolio, and we expect no material financial impacts from the announcement.

Speaker #3: Our second pillar, optimize, is about unlocking embedded value in the existing portfolio through target investments and development. In 2025, we continue to advance non-major development program.

Speaker #3: These are shorter duration projects, modernizations, intensifications, small-scale redevelopments, and greenfield projects that are typically $50 million or less and often completed within 12 months.

Speaker #3: We expect targeted yield on cost in the range of 6 to 8 percent. One of our non-major investments is our modernization program with Empire, where we completed more than 60 projects with them in 2025.

Speaker #3: These projects upgrade the look, feel, and functionality of the grocery stores and create a halo effect that benefits other tenants on the site. It also supports our leasing performance across both renewals and new deals.

Mark Holly: These projects upgrade the look, feel, and functionality of the grocery stores and create a halo effect that benefits other tenants on the site. It also supports our leasing performance across both renewals and new deals. Our non-major program is a repeatable lever that enhances asset quality and drives steady growth. Within our major development pipeline, entitlements remain the strategic focus. By securing zoning and planning approvals ahead of major capital commitments, we preserve flexibility on timing and phasing, ensuring we can adapt to evolving market conditions and build a pipeline of fully entitled properties that can support our long-term value creation. We continue to advance key sites in a deliberate manner. During 2025, of the 26 identified sites in our major development category, six are now zoned and three have applications in process. The Marlstone in Halifax is our only major project currently under construction.

Speaker #3: Our non-major program is a repeatable lever that enhances asset quality, drives steady growth. Within our major development pipeline, entitlements remain the strategic focus. By securing zoning and planning approvals ahead of major capital commitments, we preserve flexibility on timing and phasing ensuring we can adapt to an evolving market conditions.

Speaker #3: And build a pipeline of fully entitled properties that can support our long-term value creation. We continue to advance key sites in a deliberate manner during 2025.

Speaker #3: Of the 26 identified sites in our major development category, six are now zoned and three have applications in process. The milestone in Halifax is our only major project currently under construction.

Speaker #3: Pre-leasing is underway and the early response has been positive. Our last driver within value creation pillar is partner. As I noted, our strategic partnership with Empire continues to be an important competitive advantage.

Mark Holly: Pre-leasing is underway, and the early response has been positive. Our last driver within value creation pillar is partner. As I noted, our strategic partnership with Empire continues to be an important competitive advantage. Our real estate priorities are closely aligned with their operational needs, and that alignment shows up across acquisitions, modernizations, and new store opportunities. The Queensway and our modernization program are great examples of our partnership in action. Beyond Empire, we stood up two new programmatic partnerships in Halifax and Vancouver this year. These programmatic partnerships serve three important purposes for Crombie. First, they enable us to share capital and risk on larger, longer-duration opportunities while preserving balance sheet capacity for our core grocery-anchored platform. Second, they provide a stream of management and development fees as we progress entitlements and planning work.

Speaker #3: Our real estate priorities are closely aligned with their operational needs and that alignment shows up across acquisitions, modernizations, and new store opportunities. The Queensway and our modernization program are great examples of our partnership in action.

Speaker #3: Beyond Empire, we stood up two new programmatic partnerships in Halifax and Vancouver this year. These programmatic partnerships serve three important purposes for Crombie. First, they enable us to share capital and risk on larger longer duration opportunities while preserving balance sheet capacity for our core grocery-anchored platform.

Speaker #3: Second, they provide a stream of management and development fees as we progress entitlements and planning work. And third, they unlock embedded NAV through highest and best-use zoning, and give us flexibility on when and how we bring these high-potential sites forward for redevelopment.

Mark Holly: And third, they unlock embedded NAV through highest and best-used zoning and give us flexibility on when and how we bring these high-potential sites forward for redevelopment. Across the three value creation drivers, own, operate, optimize, and partner, our capital allocation decisions are guided by our strategy of delivering resiliency, stability, and growth. With that, I'll turn the call over to Kara to walk us through our financial results and the strength of our balance sheet.

Speaker #3: Across the three value creation drivers, own, operate, optimize, and partner, our capital allocation decisions are guided by our strategy of delivering resiliency, stability, and growth.

Speaker #3: With that, I'll turn the call over to Kara to walk us through our financial results and the strength of our balance

Speaker #3: sheet. Thank you, Mark.

Meghna Nair: Thank you, Mark, and good morning, everyone. Our 2025 results reinforce the strength of our platform, the consistency of our execution, and the discipline of our approach to capital allocation. As Mark said, our focus on unit holder return. That strength translated directly to our bottom line, with FFO per unit growing 4.8% and AFFO per unit growing 6.5% year-over-year. The numbers continue to tell a clear story: our strategy is working. In Q4, we completed 239,000 sq ft of renewals at a year-one increase of 10% over expiring rental rates. As we've emphasized consistently, we focus on achieving growth over the full duration of the lease. For the quarter, we secured a 12.1% increase when comparing expiring rates to the weighted average rental rate over the renewal term.

Kara Cameron: Thank you, Mark, and good morning, everyone. Our 2025 results reinforce the strength of our platform, the consistency of our execution, and the discipline of our approach to capital allocation. As Mark said, our focus on unit holder return. That strength translated directly to our bottom line, with FFO per unit growing 4.8% and AFFO per unit growing 6.5% year-over-year. The numbers continue to tell a clear story: our strategy is working. In Q4, we completed 239,000 sq ft of renewals at a year-one increase of 10% over expiring rental rates. As we've emphasized consistently, we focus on achieving growth over the full duration of the lease. For the quarter, we secured a 12.1% increase when comparing expiring rates to the weighted average rental rate over the renewal term.

Speaker #1: And good morning, everyone. Our 2025 results reinforce the strength of our platform, the consistency of our execution, and the discipline of our approach to capital allocation.

Speaker #1: And as Mark said, our focus on unit holder return. That strength translated directly to our bottom line with FFO per unit growing 4.8% and AFFO per unit growing 6.5% year over year.

Speaker #1: The numbers continue to tell a clear story. Our strategy is working. In the fourth quarter, we completed 239,000 square feet of renewals at a year-one increase of 10% over expiring rental rates.

Speaker #1: As we've emphasized consistently, we focus on achieving growth over the full duration of the lease. And for the quarter, we secured a 12.1% increase when comparing expiring rates to the weighted average rental rate over the renewal term.

Speaker #1: This leasing activity, combined with contractual rent step-ups and contributions from our modernization investments, drove commercial same-asset property cash NOY growth of 4.1% in the fourth quarter.

Meghna Nair: This leasing activity, combined with contractual rent step-ups and contributions from our modernization investments, drove commercial same asset property cash NOI growth of 4.1% in the fourth quarter, above the upper end of our 2% to 3% long-term target range. For the full year, we renewed 768,000sq ft of space at an average increase of 10.4% over expiring rents. This strength was broad-based, with spreads of 11% in VECTOM, 14.5% in major markets, and 7.9% across regional markets, with a 12.2% increase in weighted average rental rate for the renewal term. We also added 259,000sq ft of new leases during the year at an average first-year rate of CAD16.67 per sq ft. Average annual minimum rent per sq ft grew 4.8% year-over-year.

Speaker #1: Above the upper end of our two to three percent long-term target range. For the full year, we renewed 768,000 square feet of space at an average increase of 10.4% over expiring rents.

Speaker #1: This strength was broad-based. With spreads of 11% in Vectom, 14.5% in major markets, and 7.9% across regional markets, with a 12.2% increase in weighted average rental rate for the renewal term.

Speaker #1: We also had added 259,000 square feet of new leases during the year, at an average first-year rate of $16.67 per square foot. Average annual minimum rent per square foot grew 4.8% year over year.

Speaker #1: The same fundamental drivers of Q4 performance carried through the year. Contributing to commercial same-asset property cash NOY growth of 3.7%. Again, above the upper end of our two to three percent long-term target range.

Meghna Nair: The same fundamental drivers of Q4 performance carried through the year, contributing to commercial same asset property cash NOI growth of 3.7%, again above the upper end of our 2% to 3% long-term target range. Property revenue in the fourth quarter was CAD 122.1 million, up 0.4% from the prior year. This increase was driven by several key factors: same asset NOI growth from renewals and new leasing, contractual rent step-ups, contributions from non-major development projects completed over the past 12 to 18 months, and a full quarter of income from properties acquired earlier in the year. These factors were partially offset by dispositions completed in late 2024 and 2025.

Speaker #1: Property revenue in the fourth quarter was $122.1 million, up 0.4% from the prior year. This increase was driven by several key factors. Same-asset NOY growth from renewals and new leasing, contractual rent step-ups, contributions from non-major development projects completed over the past 12 to 18 months, and a full quarter of income from properties acquired earlier in the year.

Speaker #1: These factors were partially offset by dispositions completed in late 2024 and 2025. For the full year, property revenue grew 3.8% to $488.7 million, reflecting higher base rent and recoveries from record occupancy incremental contributions from non-major development completions and modernization investments, and revenue from assets acquired through the year.

Meghna Nair: For the full year, property revenue grew 3.8% to CAD 488.7 million, reflecting higher base rent and recoveries from record occupancy, incremental contributions from non-major development completions and modernization investments, and revenue from assets acquired through the year, partially offset by dispositions and higher tenant incentive amortization. Management and development fee revenue in the quarter was CAD 2.5 million, up from CAD 1.4 million in Q4 2024. For the full year, fee revenue was CAD 11.4 million, up 113% from CAD 5.3 million in 2024. This growth reflects contributions from our programmatic partnerships in Halifax and Vancouver, as well as fees from various Empire projects. These contributions have become a stable, recurring component of our cash flow profile. For the full year, general and administrative expenses, excluding unit-based compensation, represented 4.1% of total revenue, including revenue from management and development services, consistent with where we've been tracking throughout the year.

Speaker #1: Partially offset by dispositions and higher tenant incentive amortization. Management and development fee revenue in the quarter was $2.5 million. Up from $1.4 million in quarter four of 2024.

Speaker #1: For the full year, fee revenue was $11.4 million, up 113% from $5.3 million in 2024. This growth reflects contributions from our programmatic partnerships in Halifax and Vancouver, as well as fees from various Empire projects.

Speaker #1: These contributions have become a stable, recurring component of our cash flow profile. For the full year, general and administrative expenses, excluding unit-based compensation, represented 4.1% of total revenue, including revenue from management and development services.

Speaker #1: Consistent with where we've been tracking throughout the year. Finance costs were $97.4 million in 2025, up $4.9 million year over year, primarily reflecting higher interest expense related to the 2024 net issuance of senior unsecured notes.

Meghna Nair: Finance costs were CAD 97.4 million in 2025, up CAD 4.9 million year-over-year, primarily reflecting higher interest expense related to the 2024 net issuance of senior unsecured notes. Turning to earnings, FFO for the fourth quarter totaled CAD 0.33 per unit, up 3.1% year-over-year. AFFO was CAD 0.29 per unit, up 3.6%. For the full year, FFO per unit was CAD 1.30, an increase of 4.8% from 2024, and AFFO per unit was CAD 1.15, up 6.5%. This growth was driven by higher net property income, a more-than-doubling of management and development fees, and contributions from acquisitions and non-major investment activity, partially offset by higher interest expense. We ended the quarter with FFO and AFFO payout ratios of 69.2% and 78.2%, respectively. For the full year, payout ratios were 69.1% for FFO and 78.1% for AFFO, comfortably within our targeted ranges even after the distribution increase implemented in 2025.

Speaker #1: Turning to earnings. FFO for the fourth quarter totaled $33 per unit, up 3.1% year over year. AFFO was $29 per unit, up 3.6%. For the full year, FFO per unit was $1.30, an increase of 4.8% from 2024.

Speaker #1: And AFFO per unit was $1.15, up 6.5%. This growth was driven by higher net property income of more than doubling of management and development fees, and contributions from acquisitions and non-major investment activity, partially offset by higher interest expense.

Speaker #1: We ended the quarter with FFO and AFFO payout ratios of 69.2% and 78.2% respectively. For the full year, payout ratios were 69.1% for FFO and 78.1% for AFFO.

Speaker #1: Comfortably within our targeted ranges, even after the distribution increase implemented in 2025. The Milestone Project continues to progress on time and on budget. At year-end, estimated cost to complete was approximately $22 million at Crombie Share, with expected yields on cost in the 4.5% to 5.5% range.

Meghna Nair: The Marlstone project continues to progress on time and on budget. At year-end, estimated cost to complete was approximately CAD 22 million at Crombie share, with expected yields on cost in the 4.5% to 5.5% range. Upon completion, construction financing will convert to CMHC mortgage financing with anticipated financing rates lower than conventional mortgages. Now turning to our balance sheet. Our balance sheet remains a core strategic asset and source of resiliency, especially in a more volatile capital markets environment. We continue to prioritize liquidity, ending the year with CAD 669.2 million in available liquidity between undrawn credit facilities and cash, with an unencumbered asset pool exceeding CAD 3.9 billion in fair value. Our earnings output ample liquidity and multiple funding levers to address our 2026 and 2027 maturities. We continue to maintain a disciplined leverage profile with a focus on preserving financial flexibility while protecting our long-term unit holder value.

Speaker #1: Upon completion, construction financing will convert to CMHC mortgage financing with anticipated financing rates lower than conventional mortgages. Now turning to our balance sheet. Our balance sheet remains a core strategic asset, and source of resiliency, especially in a more volatile capital markets environment.

Speaker #1: We continue to prioritize liquidity ending the year with $669.2 million in available liquidity between undrawn credit facilities and cash, with an unencumbered asset pool exceeding $3.9 billion in fair value.

Speaker #1: Earning us with ample liquidity and multiple funding levers to address our 2026 and 2027 maturities. We continue to maintain a disciplined leverage profile, with a focus on preserving financial flexibility while protecting our long-term mutual holder value.

Speaker #1: Debt-to-growth fair value was 42.1% at year-end, and debt-to-trailing 12-month adjusted EBITDA was 7.69 times. Interest coverage ratio improved to 3.39 times, reflecting higher adjusted EBITDA.

Meghna Nair: Debt to gross fair value was 42.1% at year-end, and debt to trailing 12-month adjusted EBITDA was 7.69 times. Interest coverage ratio improved to 3.39 times, reflecting higher adjusted EBITDA. We actively manage interest rate exposure through a balanced mix of fixed and floating rate debt while maintaining meaningful undrawn credit capacity to fund near-term commitments. Unsecured debt represents about 61% of our total debt, and approximately 97% of our debt is fixed rate, with a weighted average term to maturity of roughly four years. This approach enables us to absorb market variability, support development and leasing initiatives, and remain positioned to act opportunistically without compromising credit quality. Over the past two years, we have taken deliberate steps to strengthen our debt structure, refinancing ahead of maturities, extending duration, increasing the proportion of fixed rate and unsecured debt, and diversifying our funding sources.

Speaker #1: We actively manage interest rate exposure through a balanced mix of fixed and floating-rate debt, while maintaining meaningful undrawn credit capacity to fund near-term commitments.

Speaker #1: Unsecured debt represents about 61% of our total debt, and approximately 97% of our debt is fixed rate. With a weighted average term-to-maturity of roughly four years.

Speaker #1: This approach enables us to absorb market variability and support development and leasing initiatives, and remain positioned to act opportunistically without compromising credit quality. Over the past two years, we have taken deliberate steps to strengthen our debt structure.

Speaker #1: Refinancing ahead of maturities, extending duration, increasing the proportion of fixed-rate and unsecured debt, and diversifying our funding sources. The credit rating upgrade we received earlier this year is a direct result of that work.

Meghna Nair: The credit rating upgrade we received earlier this year is a direct result of that work. This was a strategic objective we set for ourselves, and I am very pleased that the team's focused execution delivered it. The upgrade has enhanced our long-term funding flexibility and supports our ability to access capital at attractive rates. Turning to capital allocation. Our capital allocation framework remains anchored in driving sustainable per-unit growth while strengthening the balance sheet. Free cash flow and disposition proceeds are directed first towards funding high-return investments, which during the year included redevelopment, intensification, and leasing capital that enhanced asset quality and income durability. We continue to recycle capital out of lower growth and non-core assets, such as Loch Lomond and Main Street, as Mark mentioned, into properties and projects with stronger long-term fundamentals, while also allocating capital to debt reduction where it improves leverage metrics and interest coverage.

Speaker #1: This was a strategic objective we set for ourselves, and I am very pleased that the team's focused execution delivered it. The upgrade has enhanced our long-term funding flexibility and supports our ability to access capital at attractive rates.

Speaker #1: Turning to capital allocation. Our capital allocation framework remains anchored in driving while strengthening the balance sustainable per-unit growth sheet. Free cash flow and disposition proceeds are directed first towards funding high-return investments which, during the year, included redevelopment, intensification, and leasing capital that enhanced asset quality and income durability.

Speaker #1: We continue to recycle capital out of lower growth and non-core assets, such as locked loan and Main Street, as Mark mentioned, into properties and projects with stronger long-term fundamentals, while also allocating capital to debt reduction where it improves leverage metrics and interest coverage.

Speaker #1: As mentioned, subsequent to the quarter-end, we entered into a bonding agreement to acquire the Whitby RSC for $115.4 million. The asset is secured by a long-term triple-net lease to Sobe's with contractual annual escalations.

Meghna Nair: As mentioned, subsequent to the quarter end, we entered into a bonding agreement to acquire the Whitby RSC for CAD 115.4 million. The asset is secured by a long-term triple net lease to Sobeys with contractual annual escalations, providing a high-quality, stable income stream. The acquisition is immediately accretive to both FFO and AFFO. We expect to initially fund the transaction through our unsecured revolving credit facility. Overall, 2025 was a strong year. We're hitting our strategic targets, producing consistently solid financial results, and managing our balance sheet to support both stability and measured growth. We enter 2026 well-positioned to continue generating dependable growth for our unit holders. And with that, I'll turn it back to Mark for some closing remarks.

Speaker #1: Providing a high-quality, stable income stream. The acquisition is immediately accretive to both FFO and AFFO. We expect to initially fund the transaction through our unsecured revolving credit facility.

Speaker #1: Overall, 2025 was a strong year. We're hitting our strategic targets, producing consistently solid financial results, and managing our balance sheet to support both stability and measured growth.

Speaker #1: We enter 2026 well-positioned to continue generating dependable growth for our unit holders. And with that, I'll turn it back to Mark for some closing remarks.

Speaker #2: Thank you, Kara. To wrap up, 2025 was a year defined by consistent execution and strong performance across our business. Our building together strategy is working, and the results this year make that clear.

Mark Holly: Thank you, Kara. To wrap up, 2025 was a year defined by consistent execution and strong performance across our business. Our building-together strategy is working, and the results this year make that clear. Underpinning our performance is the strength of our people. The people pillar of our strategy is core to our success. And as we look ahead, our focus remains the same: owning and operating essential real estate at the heart of Canadian communities, deploying capital thoughtfully, and growing cash flow growth while compounding long-term value for our unit holders. We have a proven strategy, a resilient and high-quality portfolio, and the team is committed to disciplined execution. This March will mark 20 years as a publicly listed company, and over that time, we have built a portfolio, a balance sheet, and a team that is focused on stability and growth.

Speaker #2: Underpinning our performance is the strength of our people. The people pillar of our strategy is core to our success. And as we look ahead, our focus remains the same: owning and operating essential real estate at the heart of Canadian communities, deploying capital thoughtfully, and growing cash flow growth while compounding long-term value for our unit holders.

Speaker #2: We have a proven strategy, a resilient and high-quality portfolio, and the team is committed to disciplined execution. This March will mark 20 years as a publicly listed company.

Speaker #2: And over that time, we have built a portfolio, a balance sheet, and a team that is focused on stability and growth. And entering 2026, we are well-positioned to continue delivering creating long-term value that our unit holders expect from Crombie.

Mark Holly: Entering 2026, we are well-positioned to continue delivering, creating long-term value that our unit holders expect from Crombie. With that, we'll open the call for questions.

Speaker #2: With that, we'll open the call for questions.

Speaker #3: Thank you. To join the question queue, you may press star, then one on your telephone keypad. You will hear a tone acknowledging your request.

Operator: Thank you. To join the question queue, you may press * then 1 on your telephone keypad. You will hear a tone acknowledging your request. If you're using a speakerphone, please pick up your handset before pressing any keys. To withdraw your question, please press * then 2. The first question comes from Mike Markidis with BMO. Please go ahead.

Speaker #3: If you're using a speakerphone, please pick up your handset before pressing any keys. To withdraw your question, please press star, then two. The first question comes from Mike Marquitis with AML.

Speaker #3: Please go

Speaker #3: ahead. Thanks, operator.

Michael Markidis: Thanks, operator. Good morning, Crombie, and congrats on a strong finish to 2025. I was wondering if, on The Marlstone, I know pre-leasing is progressing. If you give us a little bit more color on how that looks as it pertains to the total units.

Mike Markidis: Thanks, operator. Good morning, Crombie, and congrats on a strong finish to 2025. I was wondering if, on The Marlstone, I know pre-leasing is progressing. If you give us a little bit more color on how that looks as it pertains to the total units.

Speaker #4: Good morning, Crombie. And congrats on a strong finish to 2025. I was wondering if on the milestone, I know pre-leasing is progressing. If you give us a little bit more color on how that looks as it pertains to the total units.

Speaker #5: Sure, Mike. Good morning. It's Ari. What I can tell you is that pre-leasing has been ongoing since the end of last year. We have been getting a lot of activity on-site.

Arie Bitton: Sure, Mike. Good morning. It's Arie. What I can tell you is that pre-leasing has been since the end of last year. We have been getting a lot of activity on site. I would say marketing awareness of the property is high in the market. We are getting a lot of inbound. We're conducting touring right now, still predominantly within the model suite at Scotia Square, and we're going to actively ramp that up as the building nears completion towards the end of March and take prospects through the building, its amenities, and we'll be able to then start converting applications on site with the leasing office on the premises. So I would say to date, we're pleased with the response we're seeing out of the model suite, but we're going to turn that once the building gets turned over to the leasing team towards the end of March.

Speaker #5: The, I would say, marketing awareness of the property is high in the market. We are getting a lot of inbound. We're conducting touring right now still, predominantly within the model suite at Scotia Square.

Speaker #5: And we're going to actively ramp that up as the building nears completion towards the end of March. And take prospects through the building. Its amenities, and we'll be able to then start converting applications on-site with the leasing office on the premises.

Speaker #5: So I would say to date, we're pleased with the response we're seeing out of the model suite. But we're going to turn that once the building gets turned over to the leasing team towards the end of March.

Speaker #4: Okay. Sounds encouraging. Thanks for that. Just on the Calibre CFC, I know, Mark, you had a press release, and you gave some color there about non-material impact.

Michael Markidis: Okay. Sounds encouraging. Thanks for that. Just on the Calgary CFC, I know, Mark, you had a press release, and you gave some color there about no material impact. I was just wondering if you could remind us what Crombie's basis or total investment is on that property and give us a little bit more, I guess, a better lens into what the remaining term on the lease is.

Mike Markidis: Okay. Sounds encouraging. Thanks for that. Just on the Calgary CFC, I know, Mark, you had a press release, and you gave some color there about no material impact. I was just wondering if you could remind us what Crombie's basis or total investment is on that property and give us a little bit more, I guess, a better lens into what the remaining term on the lease is.

Speaker #4: I was just wondering if you could remind us what Crombie's basis or total investment is on that property and give us a little bit more I guess a better lens into what the remaining term on the lease

Speaker #2: Sure. Good morning, Michael. Total investment is in around $100 million. It is a 300,000 square foot warehouse in Rocky View, which is in an industrial park.

Mark Holly: Sure. Good morning, Michael. Total investment is in around CAD 100 million. It is a 300,000-sq-ft warehouse in Rocky View, which is in an industrial park. It's got 36-ft clear ceiling heights. It's got 90 dock doors or, sorry, 40 dock doors and was built purposely for Empire for its Voila platform. It's under a very long-term lease, longer than what would be a commercial standard, but all other terms and conditions within that lease are commercial. In terms of their path forward, we started dialoguing with them about what would that look like on a go-forward basis between subletting, or assigning, and they do have those rights, but those rights are subject to landlord's approval.

Speaker #2: And it has it's got 36-foot clear ceiling height. It's got 90 dock door or, sorry, 40 dock doors. And was built purposely for Empire for its Willow platform.

Speaker #2: It's under a very long-term lease, longer than what would be a commercial standard. But all other terms and conditions within that lease are commercial.

Speaker #2: And in terms of their path forward, we started dialoguing with them about what would that look like on a go-forward basis between subletting or assigning.

Speaker #2: And they do have those rights, but those rights are subject to landlord's approval. So we started dialoguing with them. More to come on sort of how we're going to proceed with the assets.

Mark Holly: So we've started dialoging with them, more to come on sort of how we're going to proceed with the asset, but we're under a long-term lease, no material impacts to financials at this point, and we'll just continue to work with them as they look for subtenants.

Speaker #2: But we're under a long-term lease, no material impacts to financials at this point. And we'll just continue to work with them as they look for sub-tenants.

Speaker #2: But we're under a long-term lease, no material impacts to financials at this point. And we'll just continue to work with them as they look for

Speaker #4: Okay, thank you for that. And then just on the subsequent acquisition of the industrial asset in Whitby—congrats on that. Kara, I know you said that you initially will finance that through your facility.

Michael Markidis: Okay. Thank you for that. Then just on the subsequent acquisition of the industrial asset in Whitby, congrats on that. Kara, I know you said that you initially will finance that through your facility, and I know you got tons of capacity from a balance sheet perspective, but it's a pretty significant, sizable transaction. Should we be thinking about an increase in disposition volume this year in terms of total gross proceeds? Just wondering how you guys were thinking about that as we move through 2026.

Mike Markidis: Okay. Thank you for that. Then just on the subsequent acquisition of the industrial asset in Whitby, congrats on that. Kara, I know you said that you initially will finance that through your facility, and I know you got tons of capacity from a balance sheet perspective, but it's a pretty significant, sizable transaction. Should we be thinking about an increase in disposition volume this year in terms of total gross proceeds? Just wondering how you guys were thinking about that as we move through 2026.

Speaker #4: And I know you got tons of capacity from a balance sheet perspective. But it's pretty significant sizable transaction. Should we be thinking about an increase in disposition volume this year in terms of total gross proceeds?

Speaker #4: Just wondering how you guys were thinking about that as we move through '26.

Speaker #3: Hi. Thanks for the question. Like you said, we've got a lot of liquidity. We've got nothing drawn on the revolver at year-end. So nothing that we need to dispose of at this point in order to fund that purchase.

Kara Cameron: Hi. Thanks for the question. Like you said, we've got a lot of liquidity. We've got nothing drawn on the revolver at year-end, so nothing that we need to dispose of at this point in order to fund that purchase. So I wouldn't link those two.

Speaker #3: So I wouldn't link those

Speaker #3: two. All right.

Michael Markidis: All right. That's it for me. Thanks very much. I'll turn it back.

Mike Markidis: All right. That's it for me. Thanks very much. I'll turn it back.

Speaker #4: That's it for me. Thanks very

Speaker #4: much. I'll turn it back. Thanks,

Arie Bitton: Thanks, Michael.

Speaker #2: Michael. The next

Operator: The next question comes from Lorne Kalmar with Desjardins. Please go ahead.

Speaker #3: The question comes from Lauren Kalmar with Desjardins. Please go ahead.

Speaker #6: Hi. Thanks. Good morning. Maybe just going back to the milestone because I feel like it was a little bit vague in terms of the lease-up color.

Lorne Kalmar: Hey. Thanks. Good morning. Maybe just going back to The Marlstone because I feel like it was a little bit vague in terms of the lease-up color. To be clear, has leasing actually progressed or has it started yet, or it's just really still preliminary at this point?

Speaker #6: To be clear, has leasing actually progressed or has it started yet? Or it's just really still preliminary at this

Speaker #6: point? Good morning, Lauren.

Arie Bitton: Morning, Lorne. Leasing has started. We have signed applications. We have tenants moving in as of 1 May, and we have a fully functioning website where tenants are self-starting applications as we speak on that website and coming in to do touring, again, in the model suite. But we have leases in place with occupancy starting in Q2.

Speaker #5: Leasing has started. We have signed applications. We have tenants moving in as of May 1st. And we have a fully functioning website where tenants are self-starting applications, as we speak, on that website.

Speaker #5: And coming in to do touring again in the model suite. But we have leases in place with occupancy starting in Q2.

Speaker #4: Okay. And then I guess, are there any direct competitors in that node to the type of product that the market that you have at the milestone?

Lorne Kalmar: Okay. And then, I guess, are there any direct competitors in that node to the type of product that you have at The Marlstone, or are you guys kind of on your own with that? Just wondering about increased competition in the face of increased supply in the Halifax market.

Speaker #4: Or are you guys kind of on your own with that? And just wondering about increased competition and in the face of increased supply in the Halifax

Speaker #4: market. There is a number

Arie Bitton: There is a number of buildings being constructed right now in Dartmouth. I would say that on the peninsula, there's nothing that matches the quality of what we're building. There's nothing that matches the connectivity with Scotia Square, the parking, and all the other features, including the amenities that this building has at this point. So I would say that from a downtown perspective, we're feeling pretty good about the positioning of The Marlstone.

Speaker #5: of buildings being constructed right now in Dartmouth. I would say that on the peninsula, there's nothing that matches the quality of what we're building.

Speaker #5: There's nothing that matches the connectivity with Scotia Square. The parking and all the other features including the amenities that this building has at this point.

Speaker #5: downtown perspective, we're feeling pretty good about the positioning of the

Speaker #5: milestone. Okay.

Lorne Kalmar: Okay. So no real concerns in terms of the timing of the lease-up versus what you guys would have initially pro forma'd?

Speaker #4: So no real concerns in terms of the timing of the lease-up versus what you guys would have initially proformed?

Arie Bitton: That's right.

Speaker #4: Okay. Fair enough. That's right. And then just on the acquisition side, you guys were obviously pretty active now when you lumped in the distribution center.

Lorne Kalmar: Okay. Fair enough. And then just on the acquisition side, you guys are obviously pretty active now when you lump in the distribution center. What does the rest of 2026 look like for the team?

Speaker #4: What does the rest of 2026 look like for the team?

Speaker #2: Good morning, Lauren. The acquisition of Whitby is $115 million. And if you kind of step back and look at how much do we allocate in capital on an annual basis, we talk about it upwards of $250 million.

Mark Holly: Good morning, Lorne. The acquisition of Whitby is CAD 115 million. If you kind of step back and look at how much do we allocate in capital on an annual basis, we talk about it upwards of CAD 250 million. So this was a meaningful acquisition. We are still underwriting opportunities. We still want to grow in the core. We want to be necessity-based, and we consider the industrial portfolio to be necessity-based as it is distributing food to stores. So we're active on it. We're doing a bunch of underwriting. The market is very hot for grocery-anchored, as you probably know, and so we're being very strategic and selective on which ones we're able to buy. We were very fortunate to be able to bring in five into 2025, and we're looking to do more in 2026.

Speaker #2: So, this was a meaningful acquisition. We are still underwriting opportunities. We still want to grow in the core. We want to be necessity-based.

Speaker #2: And we consider the industrial portfolio to be necessity-based as it is distributing food to stores. So we're active on it. We're doing a bunch of underwriting.

Speaker #2: The market is very hot for grocery-anchored, as you probably know, and so we're being very strategic and selective on which ones we're able to buy.

Speaker #2: We were very fortunate to be able to bring in five into 2025. And we're looking to do more in '26.

Speaker #4: Is there a preference in terms of gross re-anchored versus retail-related industrial? Or is it more

Lorne Kalmar: Is there a preference in terms of grocery-anchored versus retail-related industrial, or is it more opportunistic?

Speaker #4: opportunistic? Opportunistic.

Mark Holly: Opportunistic. We're looking at both.

Speaker #2: We're looking at

Speaker #2: both. Okay.

Michael Markidis: Okay. Fair enough. I'll turn it back. Thank you very much.

Mike Markidis: Okay. Fair enough. I'll turn it back. Thank you very much.

Speaker #4: Fair enough. I'll turn it back. Thank you very much.

Speaker #2: Thanks,

Mark Holly: Thanks, Lauren.

Speaker #2: Lauren. The next

Operator: The next question comes from Sam Damiani with TD Securities. Please go ahead.

Speaker #3: question comes from Golden Nguyen Half Yard with TD Securities. Please go

Speaker #3: ahead. Good

Speaker #7: morning, everybody. Just going back to the Whitby distribution center acquisition, would you be able to provide a cap rate on the deal as well as lease

Speaker #7: morning, everybody. Just going back to the Whitby distribution center acquisition, would you be able to provide a cap rate on the deal as well as lease terms?

Sam Damiani: Good morning, everybody. Just going back to the Whitby distribution center acquisition, would you be able to provide a cap rate on the deal as well as lease terms?

Speaker #2: On cap rate, no. We don't give individual cap rates. But if you look at our portfolio weighted average, we're in and around that range.

Mark Holly: On cap rate, no. We don't give individual cap rates, but if you look at our portfolio weighted average, we're in and around that range. In terms of the lease, it's a long-term lease with renewals, and it is a commercially standard lease that you would find at any industrial facility.

Speaker #2: In terms of the lease, it's a long-term lease with renewals. And it is a commercially standard lease that you would find at any industrial facility.

Speaker #7: Okay. Thanks. And turning to the residential portfolio, any plans to sell down a 50% interest in

Sam Damiani: Okay. Thanks. Turning to the residential portfolio, any plans to sell down at 50% interest in Zephyr?

Speaker #7: Zephyr? Not at this point in.

Speaker #7: Zephyr? Not at this point in All time. right. And then maybe just one last question from me. If you had to say one area or category of leasing that would be different in 2026 versus 2025, what would it

Mark Holly: Not at this point in time.

Sam Damiani: All right. And then maybe just one last question from me. If you had to say one area or category of leasing that would be different in 2026 versus 2025, what would it be?

Speaker #7: be? Could you repeat the question?

Mark Holly: Could you repeat the question? What category would be?

Speaker #2: What category would

Speaker #2: be? Yeah.

Sam Damiani: Yeah. If you had to say one area or category of leasing that will be different in 2026 versus 2025, what would it be?

Speaker #7: If you had to say one area or category of leasing that will be different in '26 versus

Speaker #7: '25, what would it be? Different.

Kara Cameron: Different.

Speaker #2: Different? Okay.

Mark Holly: Different? Okay.

Speaker #7: Yeah. I would say that right

Sam Damiani: Yeah.

Arie Bitton: I would say that right now, where we're targeting is additional uses for our retail portfolio that are maybe what you would call non-traditional, so additional services, additional medical to our shopping centers that really complement the grocery and traditional convenience offering. That is an area that we're focusing in on, and there's a lot of inbound demand. We demonstrated that last year with the opening of a first-class medical facility in Nova Scotia, and we're continuing to execute on deals like that. It's what tenants are asking for. It's what customers are asking for, and it really ties in nicely. And we're talking about those types of uses, medical, library uses, and more of those sorts that are really adding to the complexion of our portfolio.

Speaker #5: now, where we're targeting is additional uses for retail portfolio that are maybe what you would call non-traditional. So additional services, additional medical to our shopping centers that really complement the grocery and traditional convenience offering.

Speaker #5: That is an area that we're focusing in on, and there's a lot of inbound demand. We demonstrated that last year with the opening of a first-class medical facility in Nova Scotia.

Speaker #5: And we're continuing to execute on deals like that. It's what tenants are asking for. It's what customers are asking for. And it really ties in nicely.

Speaker #5: And we're talking about those types of uses, medical, library uses, and more of those sorts that are really adding to the complexion of our portfolio.

Speaker #7: Great, thanks. I'll turn it back.

Sam Damiani: Great. Thanks. I'll turn it back now.

Speaker #7: now. The next question comes

Operator: The next question comes from Brad Sturges with Raymond James. Please go ahead.

Speaker #3: from Brad Sturgis with Dream & James. Please go

Speaker #3: ahead. Hey.

Speaker #4: Good morning. Mark, you've always talked about the kind of the long-term target for NOI growth of kind of 2 to 3 percent. Last year was better than that.

Michael Markidis: Hey. Good morning. Mark, you've always talked about kind of the long-term target for NOI growth of kind of 2% to 3%. Last year was better than that. Do you see 2026 kind of being above that long-term target, kind of in that 3% to 4% range again this year?

Brad Sturges: Hey. Good morning. Mark, you've always talked about kind of the long-term target for NOI growth of kind of 2% to 3%. Last year was better than that. Do you see 2026 kind of being above that long-term target, kind of in that 3% to 4% range again this year?

Speaker #4: Do you see 2026 kind of being above that long-term target, kind of in that 3 to 4 percent range again this

Speaker #4: year? Good morning, Brad.

Mark Holly: Good morning, Brad. Yep. 2025 was a really strong year, and as Kara called out on her prepared remarks, renewals, contractual rent step-ups, modernization program that we have with Empire, intensifications that we have been doing on sites over the last couple of years had all been contributing to that in the retail side. We continue to push on all of those drivers of same asset NOI. We are still holding, though, to our long-term target ranges of the 2 to 3%, but what we do indicate is that we'll likely be on the higher end of that 2 to 3% range as we look into 2026.

Speaker #2: Yep, 2025 was a really strong year. And as Kara called out in her prepared remarks, renewals, contractual rent step-ups, the modernization program that we have with Empire, and intensifications that we have been doing on sites over the last couple of years have all been contributing to that, in the push on all of those on the retail side.

Speaker #2: drivers of same asset We continue to NOI. We are still holding, though, to our long-term target ranges of the 2 to 3 percent. But what we do indicate is that we'll likely be on the higher end of that 2 to 3 percent range as we look into 2026.

Speaker #4: Okay. My other question, just beyond the fee income stream, obviously, you had an acceleration last year. And there might have been a little bit of catch-up on deferred fees.

Michael Markidis: Okay. My other question, just beyond the fee income stream. Obviously, you had an acceleration last year, and there might have been a little bit of catch-up on deferred fees. Just how should we think about that line item for 2026?

Mike Markidis: Okay. My other question, just beyond the fee income stream. Obviously, you had an acceleration last year, and there might have been a little bit of catch-up on deferred fees. Just how should we think about that line item for 2026?

Speaker #4: Just how should we think about that line item for 2026?

Speaker #2: terms of the two programmatic partnerships In that we have, we talked about that stability around 2.4 million on a quarterly basis and then the ebb and the flow upwards as we do one-off opportunities with Empire and some of our other partners.

Mark Holly: In terms of the two programmatic partnerships that we have, we talked about that stability around CAD 2.4 million on a quarterly basis and then the flow upwards as we do one-off opportunities with Empire and some of our other partners. So as you're thinking about modeling, definitely the 2.4 is consistent, and then there'll be opportunities to grow off of that as we do more work with our partner at Empire or some of our JOs that we have in the portfolio.

Speaker #2: So as you're thinking about modeling, definitely the 2.4 is consistent. And then there'll be opportunities to grow off of that as we do more work with our partner at Empire or some of our JOs that we have in the portfolio.

Speaker #4: Okay. That helps. Thanks a lot.

Michael Markidis: Okay. That helps. Thanks a lot.

Mike Markidis: Okay. That helps. Thanks a lot.

Speaker #2: No problem.

Mark Holly: No problem.

Speaker #3: The next question comes from Mario Seric with Scotiabank. Please go ahead.

Operator: The next question comes from Mario Saric with Scotiabank. Please go ahead.

Speaker #7: Hi. Good morning. I'm just coming back to the Whitby acquisition. In terms of the annual contractual escalators, is it fair to say that figure is fairly consistent with the portfolio average?

Mario Saric: Hi. Good morning. Just coming back to the Whitby acquisition, in terms of the annual contractual escalators, is it fair to say that figure is fairly consistent with portfolio average, or is there a nuance involved?

Speaker #7: Or is there a nuance

Speaker #2: It's fairly consistent. I would say it's a little bit better—slightly better than our portfolio average, Mario. But it's not...

Mark Holly: It's fairly consistent. I would say it's a little bit better, slightly better than our portfolio average, Mario, but it's not material.

Speaker #2: material.

Speaker #7: Got it.

Mario Saric: Got it. And then coming back to the funding, I know dispositions have been opportunistic, but you're consistently running a review of the portfolio for opportunities. In an ideal world, if things play out the way you'd like them to play out, is there a quantum of dispositions that you're thinking about in 2026, or are you conversely okay with the existing portfolio and okay with inching up leverage on a more structural basis on the back of this acquisition?

Speaker #7: then coming back to the funding, I know dispositions have been opportunistic. But you're consistently running a review of the portfolio. Four opportunities. In an ideal world, if things play out the way you'd like them to play out, is there a quantum of dispositions that you're thinking about in 2026?

Speaker #7: Or are you conversely okay with the existing portfolio and okay with inching up leverage on a more structural basis on the back of this

Speaker #7: acquisition? That's a good question.

Mark Holly: That's a good question. Definitely always looking at the portfolio, always looking to high-grade it. We've been very active in that since 2023, pruning the ones that have low growth or have structural vacancies or have a declining NOI perspective as we look into the future. We are looking to continue to always high-grade, so actioning against some in 2026 is going to be our path and our plan. And in terms of using it as a mechanism to ensure we free up cash flow to high-grade the portfolio, some of it, yes, but we're comfortable with our debt metrics running at 7.69x. There's ample room in there. As Kara called out, we have no material leverage issues to address. So we're on our front foot, Mario.

Speaker #2: always looking at the portfolio, always looking to Definitely high-grade it. We've been very active in that since 2023, pruning the ones that have low growth or have structural vacancies or have a declining NOI perspective as we look into the future.

Speaker #2: We are looking to continue to always high-grade. So actioning against some in 2026 is going to be our path and our plan. And in terms of using it as a mechanism to ensure we free up cash flow to high-grade the portfolio, some of it, yes.

Speaker #2: But we're comfortable with our debt metrics running at 7, 6, 9 times. There's ample room in there. We have, as Kara called out, we have no material leverage issues to address.

Speaker #2: So we're on our front foot, Mario. So we are looking at high-grading the portfolio through dispositions and acquisitions, and not using it to shore up the balance sheet.

Mark Holly: So we are looking at high-grading the portfolio through dispositions and acquisitions and not using it to shore up the balance sheet.

Speaker #7: Got it. And what turning to Broadview and Broadway Commercial, what are the odds of some kind of resolution at that site in

Mario Saric: Got it. And turning to Broadway and Commercial, what are the odds of some kind of resolution at that site in 2026?

Speaker #7: 2026? Oh, all of

Mark Holly: Oh, all of 2026. If you had asked Q1, I would have said extremely low. First half, probably slightly better, but still low. The development team is working with the municipality, and there's a number of contracts that we have to work through, and that's just going to take some time. So I can't give you a, "Is it going to happen in 2026?" but the team is working through it.

Speaker #2: '26. If you had asked Q1, I would have said extremely low. First half, probably slightly better, but still low. The development team is working with the municipality.

Speaker #2: And there's a number of contracts that we have to work through. And that's just going to take some time. So I can't give you a, "Is it going to happen in '26?" But the team is working through it.

Speaker #7: Okay, okay. And then just maybe last question on fundamentals. You're continually hitting record-high occupancy levels. At some point, presumably, occupancy can't go any higher.

Mario Saric: Okay. And then just maybe last question on fundamentals. You're continually hitting record high occupancy levels at some point. Presumably, occupancy can't go any higher. But relative to the Q3 call, given that we're kind of a month and a half into what could be characterized as maybe a seasonally slower retail leasing period, relative to Q3, what's your level of confidence with respect to achieving continued kind of double-digit blended lease spreads in 2026, and has anything changed in terms of watchlists and so on as we're heading into kind of the spring?

Speaker #7: But relative to the Q3 call, given that we're kind of a month and a half into what could be characterized as maybe a seasonally slower retail leasing period, relative to Q3, what's your level of confidence with respect to achieving continued kind of double-digit blended lease spreads in '26?

Speaker #7: And has anything changed in terms of watchlists and so on as we're heading into kind of the spring?

Speaker #2: Good morning, Mario. The outlook is still similar to what it was as we closed out 2025. So tenant demand remains high and supply remains constrained.

Arie Bitton: Morning, Mario. The outlook is still similar to what it was as we closed out 2025. So tenant demand remains high, and supply remains constrained. Some of the, I'd call it, anomalies. Q4, we historically have some strong temporary leasing in some of our malls, so we typically see that fall off a little bit in Q1. And we also had Toys "R" Us announce a CCAA proceeding, but what we've done with that one is we terminated Toys "R" Us in January, and we are now working with a receiver to get them reopened with the receiver on a temporary basis as of tomorrow, potentially. So our watchlist, really, that was probably the biggest occupier space that we were keeping an eye on. And I would say that we've mitigated that in the short term, but we've been working on backfill options throughout.

Speaker #2: The some of the, I'd call it, anomalies Q4, we historically have some strong temporary leasing in some of our malls. So we typically see that fall off a little bit in Q1.

Speaker #2: And we also had Toys R Us announce a CCAA proceeding. But what we've done with that one is we terminated Toys R Us in January.

Speaker #2: And we are now working with a receiver to get them reopened with the receiver on a temporary basis. As of tomorrow, potentially. So our watchlist really, that was probably the biggest occupier of space that we were keeping an eye on.

Speaker #2: And I would say that we've mitigated that in the short term. But we've been working on backfill options throughout. And I'd say that from an additional tenant perspective, we don't have any Eddie Bauer or any of the other potential tenants that are of concern right now.

Arie Bitton: I'd say that from an additional tenant perspective, we don't have any Eddie Bauer or any of the other potential tenants that are of concern right now. I would say that our occupancy is going to remain roughly where it is. It might go a little bit up, a little bit down, but we're talking a few basis points here and there.

Speaker #2: So I would say that our occupancy is going to remain roughly where it is and might go a little bit up, a little bit down.

Speaker #2: But we're talking a few basis points here and there.

Speaker #7: Okay. That's it for me. Thank you.

Mario Saric: Okay. That's it for me. Thank you.

Speaker #2: Thanks, Mario.

Mark Holly: Thanks, Mario.

Speaker #3: The next question comes from Juliana Thornhill with National Bank. Please go ahead.

Operator: The next question comes from Juliana Thornhill with National Bank. Please go ahead.

Speaker #8: Hey, guys. Good

Mark Holly: Hey, guys. Good morning.

Giuliano Thornhill: Hey, guys. Good morning.

Speaker #8: morning. I just Good morning. turning or sticking with the occupancy kind of question. I'm just wondering on your regional markets, where is the remainder kind of occupancy uptick left in your portfolio?

Mario Saric: Good morning.

Mark Holly: Just turning or sticking with the occupancy kind of question, I'm just wondering on your regional markets, where is the remainder kind of occupancy uptick left in your portfolio? Is it market-specific or just kind of broadly? And really, your ability to get to the higher levels is kind of what I'm asking.

Speaker #8: Is it market-specific, or just kind of broadly? And really, your ability to get to the higher levels is kind of what I'm asking.

Speaker #2: We have a number of properties that are older and closed assets that still have some remnants of vacancy. We're working our way through those.

Arie Bitton: We have a number of properties that are older enclosed assets that still have some remnants of vacancy. We're working our way through those. In the quarter, we leased up, as an example, 19,000 sq ft in Newfoundland that was historically vacant. So I would say that those are the properties that are most affected. Again, the demand is there, and there's not supply. So we are having tenants come in now that we haven't seen previously, but I would say they're not in our grocery-anchored portfolio. They're more so in the former enclosed properties.

Speaker #2: In the quarter, we leased up, as an example, a 19,000 square feet in Newfoundland that was historically vacant. So I would say that those are the properties that are most affected.

Speaker #2: Again, the demand is there. And there's not supply. So we are having tenants come in now that we haven't seen previously. But I would say they're not in our grocery anchor portfolio.

Speaker #2: They're more so in the former enclosed properties.

Speaker #8: One item that I would add on that is just when you look at the three market classes—regional markets versus our total of 97.7—regional markets are running at 97.1.

Mark Holly: One item that I would add on that is just when you look at the three market classes, regional markets versus our total of 97.7%, regional markets are running at 97.1%. If you kind of go back 36 months, that was probably 5 percentage points lower. Ari and the team have done just an exceptional job of catching the wind that is in retail demand and doing the things that he talked about of the medical uses and some of the local government opportunities to kind of create that hub around that grocery anchor to insulate it even more. There is still a little bit of opportunity in it, but I'd say we've moved that needle significantly over the last couple of years.

Speaker #8: And if you kind of go back 36 months, that was probably 5 percentage points lower. So Ari and the team have done just an exceptional job of catching the wind that is in retail demand and doing the things that he talked about—the medical uses and some of the local government opportunities—to kind of create that hub around that grocery anchor to insulate it even more.

Speaker #8: So there is still a little bit of opportunity in it. But I'd say we've moved that needle significantly over the last couple of

Speaker #8: years. And the

Michael Markidis: The leasing renewal maturity for next year, would you say that's broadly consistent with what you saw in 2025 in terms of location and tenant type?

Mike Markidis: The leasing renewal maturity for next year, would you say that's broadly consistent with what you saw in 2025 in terms of location and tenant type?

Speaker #7: renewal, the leasing renewal maturity for next year, would you say that's broadly consistent with what you saw in 2025 in terms of location and tenant

Speaker #7: type? It is. Okay. And then just lastly, on the Toys R Us, how large was the exposure

Arie Bitton: It is.

Michael Markidis: Okay. And then just lastly on the Toys "R" Us, how large was the exposure there?

Mike Markidis: Okay. And then just lastly on the Toys "R" Us, how large was the exposure there?

Speaker #7: there? About 35,000 Okay. So pretty small.

Arie Bitton: About 35,000 sq ft.

Speaker #2: square feet.

Michael Markidis: Okay. So pretty small. All right. Good. Thank you, guys.

Mike Markidis: Okay. So pretty small. All right. Good. Thank you, guys.

Speaker #7: All right. Good. Thank you, guys.

Speaker #8: Thank you.

Mark Holly: Thank you.

Speaker #2: Thanks. The next

Arie Bitton: Thanks.

Speaker #3: question comes from Calvary with CIBC. Please go

Operator: The next question comes from Tal Woolley with National Bank Financial. Please go ahead.

Speaker #3: ahead. Hey.

Speaker #9: Good morning,

Tal Woolley: Hey. Good morning, everybody.

Speaker #9: everybody. Good morning, Just with the

Mark Holly: Good morning, Tal.

Speaker #2: Cal.

Tal Woolley: Just with the Empire restructuring of Voila Western Canada, does that, you think, portend anything in terms of changes, modifications that Empire wants to make to its retail footprint in Western Canada? Should we expect maybe more banner conversions, more interest in modest redevelopments, or is there a desire on Empire's part to sort of, I think, when they acquired Safeway, to really start to get moving on remodeling a lot of the older stores in the urban markets too as well? I'm just wondering if you can sort of talk a little bit about how all this maybe changes the approach.

Speaker #9: Empire restructuring of Willow and Western Canada, does that, you think, portend anything in terms of changes, modifications that Empire wants to make to its retail footprint in Western Canada, like should we expect maybe more banner conversions, more interest in modest redevelopments?

Speaker #9: Or is there a desire on Empire's part to sort of, I think, when they acquired Safeway, to really start to get moving on remodeling a lot of the older stores in the urban markets too as well?

Speaker #9: I'm just wondering if you can sort of talk a little bit about how all of this may be changes the

Speaker #9: approach. I can't comment

Mark Holly: I can't comment on Empire's business or their strategy or the things that they're looking to execute against Tal. But as a very long-term strategic partner of theirs, we intersect with them on modernizations and land-use intensifications. We're buying the Whitby warehouse from them, and so that is our strategic competitive advantage, and we're going to lean into it. But I can't speak to sort of their strategic intent as you were asking about their wind-down of Voila. Does that change any of their dynamics around store deals or units? They have talked about growing more stores. That's not new. And we're actively working with them to build more stores. We did the Queensway last quarter. We have a few others that we're working on with them, but I can't comment on their operating business.

Speaker #2: on Empire's business or their strategy or the things that they're looking to execute against, Cal. But as a very long-term strategic partner of theirs, we intersect with them on modernizations and land use intensifications.

Speaker #2: We're buying the Whitby warehouse from them. And so we're going to that is our strategic competitive advantage. And we're going to lean into it.

Speaker #2: But I can't speak to sort of their strategic intent as you were asking about their wind down of Willow and does that change any of their dynamics around store deals or units.

Speaker #2: They have talked about growing more stores. That's not new. And we're actively working with them to build more stores. We did the Queensway last quarter.

Speaker #2: We have a few others that we're working on with them. So but I can't comment on their operating business.

Speaker #9: Okay. That's great. Thanks

Tal Woolley: Okay. That's great. Thanks very much.

Speaker #9: very much. Thanks,

Mark Holly: Thanks, Cal.

Speaker #2: Cal. We have a follow-up

Operator: We have a follow-up question from Mario Saric with Scotiabank. Please go ahead.

Speaker #3: question from Mario Serk with Scotiabank. Please go ahead.

Speaker #7: All right. Just one more for me. Make sure Ari the lack of new supply is as you referenced it a couple of times on the call, it comes up consistently within the industry in terms of what's driving kind of the strong rank growth.

Mario Saric: Hi. Just one more for me. Thanks for Ari. The lack of new supplies, as you referenced it a couple of times on the call, it comes up consistently within the industry in terms of what's driving kind of the strong rent growth. If you were to add a small pad on using a good-quality site, what would you guess or what would you estimate is the gap between kind of market rent today and then the rent required to achieve a good development yield on that pad?

Speaker #7: If you were to add kind of a small pad on using good quality site, what would you guess or what would you estimate is the gap between kind of market rent today and then the rent required to achieve a good development yield on that

Speaker #7: pad? So yeah, I think on that

Arie Bitton: So yeah, I think on that point, Mario, the new pad opportunities, the reason a lot of them aren't getting built is not because of a lack of demand. It's because of the construction costs. So where we've been able to get around that is by working on some land leases or prep pads to overcome some of those. I would say it's hard to pin down an exact number on what that delta is on a traditional basis, just given many of these, we're not building on spec. We're building for specific uses. But these days, you're probably looking at CAD 50 to 60 dollars or more to construct a pad. So that gives you a rough idea of where that would place us versus our in-place CAD 19 portfolio rent. That's a guidepost for you.

Speaker #2: point, Mario, the new pad opportunities the reason a lot of them aren't getting built is not because of a lack of demand. It's because of the construction costs.

Speaker #2: So where we've been able to get around that is by working on some land leases or prep pads to overcome some of those. I would say it's hard to pin down an exact number on what that delta is on a traditional basis, just given many of these we're not building on spec.

Speaker #2: We're building for specific uses. But these days, you're probably looking at 50 to 60 dollars or more to construct a pad. So that gives you a rough idea of where that would place us versus our in-place 19-dollar portfolio rent.

Speaker #2: That's a guidepost for you.

Speaker #7: Got it. Okay. No problem. Thank you.

Mario Saric: Got it. Okay. That's helpful. Thank you.

Speaker #2: You're

Speaker #2: welcome. We have a

Arie Bitton: You're welcome.

Operator: We have a follow-up question from Mike Markidis with BMO. Please go ahead.

Speaker #3: follow-up question from Mike Marquez with BMO. Please go

Speaker #3: ahead. Thanks.

Mark Holly: Thanks. Just following up on Mario's question there. Arie, the CAD 50 to 60 dollars a foot for a pad, is that a net or a gross figure?

Speaker #8: Just following up on Mario's question there. Ari, the 50 to 60 dollars a foot for a pad, is that a net or a gross

Speaker #8: figure? Those are

Arie Bitton: Those are net rents.

Speaker #8: Okay. net rent. And then I think last quarter, you guys talked about two dozen properties where you actually had expansion capabilities. So I'm just wondering, trying to reconcile that comment with the comment on rents don't

Mark Holly: Okay. Then I think last quarter, you guys talked about 24 properties where you actually had expansion capabilities. So I'm just wondering, trying to reconcile that comment with the comment on rents don't work.

Speaker #8: work. So I think you can

Arie Bitton: So I think you can see in our disclosures, we opened up a number of pad opportunities over the years. So again, the QSRs that are looking to grow are willing to pay the rents necessary in order to support their growth. So we saw that in both Nova Scotia, as well as BC. So I would say that the demand is there. We're working our way through them. And those two dozen aren't just solely rents. There's entitlement. There's some zoning. But we're working our way through all those two dozen opportunities as we speak.

Speaker #2: see in our disclosures, we opened up a number of pad opportunities over the years. So again, the QSRs that are looking to grow are willing to pay the rents necessary in order to support their growth.

Speaker #2: that in our in both Nova Scotia as well as BC. So we saw So I would say that the demand is there. We're working our way through them.

Speaker #2: And those two dozen aren't just solely rents. There's entitlement. There's some zoning. But we're working our way through all those two dozen opportunities as we speak.

Speaker #8: Okay. And then if the construction costs don't work, can you I mean, this might be a rudimentary question. I'm missing something. But how does a land lease work?

Mark Holly: Okay. And then, if the construction costs don't work, can you, I mean, this might be a rudimentary question. I'm missing something, but how does a land lease work? I mean, I get how a land lease works for you, but how does a land lease make it more amenable for the person paying the rent?

Speaker #8: I mean, I get how a land lease works for you. But how does a landlord's lease make it more amenable for the person paying the rent?

Speaker #2: Michael, so in a land lease scenario, they're taking on the risk of the capital deployment. And they're not getting a rental structure increase over it.

Kara Cameron: Michael, so in a land lease scenario, they're taking on the risk of the capital deployment, and they're not getting a rental structure increase over it. So from their lens, in some cases, they like to take on that and not have to pay the longer-term rent obligations. We're doing it in some cases and not all cases. We did the 2 bank deals at the Longo's Plaza that we just acquired that were slightly structured differently. We've done QSRs, McDonald's, Wendy's, and Dairy Queens that are slightly different. So where Ari is getting to is it's not one-size-fits-all. So when we look at our entire portfolio of 308 properties, we're always looking at what the optimization of those properties are through intensification or modernization. On intensifications, where we can bump out on the existing CRU, that's three walls, so that works a little bit better.

Speaker #2: So from their lens, in some cases, they like to take on that and not have to pay the longer-term rent obligations. We're doing it in some cases and not all cases.

Speaker #2: We did the two bank deals that the longest plaza that we just acquired. We're slightly structured differently. We've done QSRs, McDonald's and Wendy's and Dairy Queens that are slightly different.

Speaker #2: So where Ari is getting to is it's not one-size-fits-all. So when we look at our entire portfolio of 308 properties, we're always looking at what the optimization of those properties are through intensification or modernizations.

Speaker #2: On intensifications, where we can bump out on the existing CRU, that's three walls, so that works a little bit better. And if we're doing pads, they're usually 5,000-square-foot buildings.

Kara Cameron: And if we're doing pads, they're usually 5,000 sq ft buildings. Some have drive-throughs. Some don't. So the costs there do creep up. I would say what we are seeing in construction costs, though, is stabilization. We're seeing lower costs on the front-end divisions, which is the underground and earthworks. And what we haven't seen is some of the finishes. We've seen them stabilize. We haven't seen the finishes come off. But that said, it's not escalating the way it was. So there's more certainty around what the going-in costs are going to be, which is giving the retailers less of a pause to greenlight projects. So those 2 dozen that we've talked about are the ones that we see potential near-term opportunities to build out. And that's where you're going to start to see them show up over the next number of years in that non-major category.

Speaker #2: Some have drive-throughs. Some don't. So the costs there do creep up. I would say what we are seeing in construction costs, though, is stabilization.

Speaker #2: We're seeing lower costs on the front-end divisions, which is the underground and earthworks. What we haven't seen is some of the finishes. We've seen them stabilize.

Speaker #2: But we haven't seen the finishes come off. But that said, it's not escalating the way it was. So there's more certainty around what the going-in costs are going to be, which is giving the retailers less of a pause to greenlight projects.

Speaker #2: So, those two dozen that we've talked about are the ones that we see potential near-term opportunities to build out. And that's where you're going to start to see them show up over the next number of years in that non-major category.

Speaker #2: So 50 or 60 dollars square foot rents is, depending on what your going-in costs were for land, how much underground earthworks you're doing, how much you're prepping the pad versus building the asset, shelling it.

Kara Cameron: So CAD 50 or 60sq ft rents is depending on what your going-in costs were for land, how much underground earthworks you're doing, how much you're prepping the pad versus building the asset, shelling it. So it's really difficult just to give you a blanket number of CAD 50 because every deal is unique. But the opportunities are real. The retailers are looking to drive more incremental units, and they're finding stability in costs and ability to run a pro forma that meets their P&L.

Speaker #2: So it's really difficult just to give you a blanket number of 50 dollars because every deal is unique. But the opportunities are real. The retailers are looking to drive more incremental units and they're finding stability in costs and ability to run a pro forma that meets their P&L.

Speaker #7: Okay. Thank you for that. I appreciate it.

Tal Woolley: Okay. Thank you for that. I appreciate it.

Speaker #2: No problem.

Mark Holly: No problem.

Speaker #3: There are no further questions. This concludes the question and answer session. And today's conference call. You may disconnect your line. Thank you for participating.

Operator: There are no further questions. This concludes the question-and-answer session and today's conference call. You may disconnect your line. Thank you for participating, and have a pleasant day.

Q4 2025 Crombie Real Estate Investment Trust Earnings Call

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