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Douglas Emmett Inc - Quarter Report: 2020 March (Form 10-Q)

United States
Securities and Exchange Commission
Washington, D.C. 20549

FORM 10-Q
QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934

For the quarterly period ended March 31, 2020

or
TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934

For the transition period from _____ to _____

Commission file number: 001-33106
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Douglas Emmett, Inc.
(Exact name of registrant as specified in its charter)
Maryland
20-3073047
(State or other jurisdiction of incorporation or organization)
(I.R.S. Employer Identification No.)
1299 Ocean Avenue, Suite 1000
,
Santa Monica
,
California
90401
(Address of principal executive offices)
(Zip Code)

(310) 255-7700
(Registrant’s telephone number, including area code)

N/A
(Former name, former address and former fiscal year, if changed since last report)

Securities registered pursuant to Section 12(b) of the Act:
Title of Each Class
 
Trading Symbol
 
Name of Each Exchange on Which Registered
Common Stock, $0.01 par value per share
 
DEI
 
New York Stock Exchange
 
Indicate by check mark whether the registrant (1) has filed all reports required to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during the preceding 12 months (or for such shorter period that the registrant was required to file such reports), and (2) has been subject to such filing requirements for the past 90 days. Yes  No 
 
Indicate by check mark whether the registrant has submitted electronically every Interactive Data File required to be submitted pursuant to Rule 405 of Regulation S-T (§232.405 of this chapter) during the preceding 12 months (or for such shorter period that the registrant was required to submit such files). Yes  No 
 
Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer, a smaller reporting company, or an emerging growth company. See definitions of "large accelerated filer", "accelerated filer", "smaller reporting company" and "emerging growth company" in Rule 12b-2 of the Exchange Act.
Large accelerated filer
 
Accelerated filer
Non-accelerated filer
 
Smaller reporting company
 
 
 
Emerging growth company
 
If an emerging growth company, indicate by check mark if the registrant has elected not to use the extended transition period for complying with any new or revised financial accounting standards provided pursuant to Section 13(a) of the Exchange Act.
 
Indicate by check mark whether the registrant is a shell company (as defined in Rule 12b-2 of the Exchange Act). Yes  No 

Indicate the number of shares outstanding of each of the issuer’s classes of common stock, as of the latest practicable date.
 
Class
 
Outstanding at
May 1, 2020
Common Stock, $0.01 par value per share
 
175,374,886
shares

1


DOUGLAS EMMETT, INC.
FORM 10-Q

Table of Contents
 
 
 
 
 
Page
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
     Overview
 
 
 
 
 
     Other Assets
 
 
 
 
     Equity
 
     EPS
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 


2

Glossary

Abbreviations used in this Report:

AOCI
Accumulated Other Comprehensive Income (Loss)
ASC
Accounting Standards Codification
ASU
Accounting Standards Update
ATM
At-the-Market
BOMA
Building Owners and Managers Association
CEO
Chief Executive Officer
CFO
Chief Financial Officer
Code
Internal Revenue Code of 1986, as amended
COVID-19
Coronavirus Disease 2019
DEI
Douglas Emmett, Inc.
EPS
Earnings Per Share
Exchange Act
Securities Exchange Act of 1934, as amended
FASB
Financial Accounting Standards Board
FDIC
Federal Deposit Insurance Corporation
FFO
Funds From Operations
Fund X
Douglas Emmett Fund X, LLC
Funds
Unconsolidated Institutional Real Estate Funds
GAAP
Generally Accepted Accounting Principles (United States)
JV
Joint Venture
LIBOR
London Interbank Offered Rate
LTIP Units
Long-Term Incentive Plan Units
NAREIT
National Association of Real Estate Investment Trusts
OCI
Other Comprehensive Income (Loss)
OP Units
Operating Partnership Units
Operating Partnership
Douglas Emmett Properties, LP
Opportunity Fund
Fund X Opportunity Fund, LLC
Partnership X
Douglas Emmett Partnership X, LP
PCAOB
Public Company Accounting Oversight Board (United States)
REIT
Real Estate Investment Trust
Report
Quarterly Report on Form 10-Q
SEC
Securities and Exchange Commission
Securities Act
Securities Act of 1933, as amended
TRS
Taxable REIT Subsidiary(ies)
US
United States
USD
United States Dollar
VIE
Variable Interest Entity(ies)


3

Glossary

Defined terms used in this Report:

Annualized Rent
Annualized cash base rent (excludes tenant reimbursements, parking and other revenue) before abatements under leases commenced as of the reporting date and expiring after the reporting date. Annualized Rent for our triple net office properties (in Honolulu and two single tenant buildings in Los Angeles) is calculated by adding expense reimbursements and estimates of normal building expenses paid by tenants to base rent. Annualized Rent does not include lost rent recovered from insurance and rent for building management use. Annualized Rent includes rent for a health club that we own and operate in Honolulu and for our corporate headquarters in Santa Monica. We report Annualized Rent because it is a widely reported measure of the performance of equity REITs, and is used by some investors as a means to determine tenant demand and to compare our performance and value with other REITs. We use Annualized Rent to manage and monitor the performance of our office and multifamily portfolios.
Consolidated Portfolio
Includes all of the properties included in our consolidated results, including our consolidated JVs.
Funds From Operations (FFO)

We calculate FFO in accordance with the standards established by NAREIT by excluding gains (or losses) on sales of investments in real estate, gains (or losses) from changes in control of investments in real estate, real estate depreciation and amortization (other than amortization of right-of-use assets for which we are the lessee and amortization of deferred loan costs), and impairment write-downs of real estate from our net income (including adjusting for the effect of such items attributable to consolidated JVs and unconsolidated Funds, but not for noncontrolling interests included in our Operating Partnership). FFO is a non-GAAP supplemental financial measure that we report because we believe it is useful to our investors. See Management’s Discussion and Analysis of Financial Condition and Results of Operations in Item 2 of this Report for a discussion of FFO.
Leased Rate
The percentage leased as of the reporting date. Management space is considered leased. Space taken out of service during a repositioning or which is vacant as a result of a fire or other damage is excluded from both the numerator and denominator for calculating percentage leased. We report Leased Rate because it is a widely reported measure of the performance of equity REITs, and is also used by some investors as a means to determine tenant demand and to compare our performance with other REITs. We use Leased Rate to manage and monitor the performance of our office and multifamily portfolios.
Net Operating Income (NOI)

We calculate NOI as revenue less operating expenses attributable to the properties that we own and operate. NOI is calculated by excluding the following from our net income: general and administrative expense, depreciation and amortization expense, other income, other expenses, income from unconsolidated Funds, interest expense, gain from consolidation of JVs, gains (or losses) on sales of investments in real estate and net income attributable to noncontrolling interests. NOI is a non-GAAP supplemental financial measure that we report because we believe it is useful to our investors. See Management’s Discussion and Analysis of Financial Condition and Results of Operations in Item 2 of this Report for a discussion of our Same Property NOI.
Occupancy Rate
We calculate the Occupancy Rate by excluding signed leases not yet commenced from the Leased Rate. Management space is considered occupied. Space taken out of service during a repositioning or which is vacant as a result of a fire or other damage is excluded from both the numerator and denominator for calculating Occupancy Rate. We report Occupancy Rate because it is a widely reported measure of the performance of equity REITs, and is also used by some investors as a means to determine tenant demand and to compare our performance with other REITs. We use Occupancy Rate to manage and monitor the performance of our office and multifamily portfolios.
Rental Rate
We present two forms of Rental Rates - Cash Rental Rates and Straight-Line Rental Rates. Cash Rental Rate is calculated by dividing the rent paid by the Rentable Square Feet. Straight-Line Rental Rate is calculated by dividing the average rent over the lease term by the Rentable Square Feet.

4

Glossary

Recurring Capital Expenditures
Building improvements required to maintain revenues once a property has been stabilized, and excludes capital expenditures for (i) acquired buildings being stabilized, (ii) newly developed space, (iii) upgrades to improve revenues or operating expenses or significantly change the use of the space, (iv) casualty damage and (v) bringing the property into compliance with governmental or lender requirements. We report Recurring Capital Expenditures because it is a widely reported measure of the performance of equity REITs, and is used by some investors as a means to determine our cash flow requirements and to compare our performance with other REITs. We use Recurring Capital Expenditures to manage and monitor the performance of our office and multifamily portfolios.
Rentable Square Feet

Based on the BOMA remeasurement and consists of leased square feet (including square feet with respect to signed leases not commenced as of the reporting date), available square feet, building management use square feet and square feet of the BOMA adjustment on leased space. We report Rentable Square Feet because it is a widely reported measure of the performance and value of equity REITs, and is also used by some investors to compare our performance and value with other REITs. We use Rentable Square Feet to manage and monitor the performance of our office portfolio.
Same Properties
Our consolidated properties that have been owned and operated by us in a consistent manner, and reported in our consolidated results during the entire span of both periods being compared. We exclude from our same property subset any properties (i) acquired during the comparative periods; (ii) sold, held for sale, contributed or otherwise removed from our consolidated financial statements during the comparative periods; or (iii) that underwent a major repositioning project or were impacted by development activity that we believed significantly affected the properties' results during the comparative periods.
Short-Term Leases
Represents leases that expired on or before the reporting date or had a term of less than one year, including hold over tenancies, month to month leases and other short-term occupancies.
Total Portfolio
Includes our Consolidated Portfolio plus the properties owned by our Fund.

5

Forward Looking Statements


This Report contains forward-looking statements within the meaning of the Section 27A of the Securities Act and Section 21E of the Exchange Act. You can find many (but not all) of these statements by looking for words such as “believe”, “expect”, “anticipate”, “estimate”, “approximate”, “intend”, “plan”, “would”, “could”, “may”, “future” or other similar expressions in this Report. We claim the protection of the safe harbor contained in the Private Securities Litigation Reform Act of 1995. We caution investors that any forward-looking statements used in this Report, or those that we make orally or in writing from time to time, are based on our beliefs and assumptions, as well as information currently available to us. Actual outcomes will be affected by known and unknown risks, trends, uncertainties and factors 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 inevitably prove to be incorrect. As a result, our future results can be expected to differ from our expectations, and those differences may be material. Accordingly, investors should use caution when relying on previously reported forward-looking statements, which were based on results and trends at the time they were made, to anticipate future results or trends. Some of the risks and uncertainties that could cause our actual results, performance or achievements to differ materially from those expressed or implied by forward-looking statements include the following:

adverse developments related to the Coronavirus (COVID-19) global pandemic;
adverse economic or real estate developments affecting Southern California or Honolulu, Hawaii;
competition from other real estate investors in our markets;
decreasing rental rates or increasing tenant incentive and vacancy rates;
defaults on, early terminations of, or non-renewal of leases by tenants;
increases in interest rates or operating costs;
insufficient cash flows to service our outstanding debt or pay rent on ground leases;
difficulties in raising capital;
inability to liquidate real estate or other investments quickly;
adverse changes to rent control laws and regulations;
environmental uncertainties;
natural disasters;
insufficient insurance, or increases in insurance costs;
inability to successfully expand into new markets and submarkets;
difficulties in identifying properties to acquire and failure to complete acquisitions successfully;
failure to successfully operate acquired properties;
risks associated with property development;
risks associated with JVs;
conflicts of interest with our officers and reliance on key personnel;    
changes in zoning and other land use laws;
adverse results of litigation or governmental proceedings;
failure to comply with laws, regulations and covenants that are applicable to our business;
possible terrorist attacks or wars;
possible cyber attacks or intrusions;
adverse changes to accounting rules;
weaknesses in our internal controls over financial reporting;
failure to maintain our REIT status under federal tax laws; and
adverse changes to tax laws, including those related to property taxes.

For further discussion of these and other risk factors see Item 1A. "Risk Factors” in our 2019 Annual Report on Form 10-K for the fiscal year ended December 31, 2019, and Item 1A. "Risk Factors" in this Report. This Report and all subsequent written and oral forward-looking statements attributable to us or any person acting on our behalf are expressly qualified in their entirety by the cautionary statements contained or referred to in this section. We do not undertake any obligation to release publicly any revisions to our forward-looking statements to reflect events or circumstances after the date of this Report.


6



PART I. FINANCIAL INFORMATION

Item 1. Financial Statements
Douglas Emmett, Inc.
Consolidated Balance Sheets
(In thousands, except share data)
 
 
 
 
 
March 31, 2020
 
December 31, 2019
 
 
 
 
 
Unaudited
 
 
Assets
 

 
 

Investment in real estate:
 

 
 

Land
$
1,152,684

 
$
1,152,684

Buildings and improvements
9,307,283

 
9,308,481

Tenant improvements and lease intangibles
907,767

 
905,753

Property under development
143,019

 
111,715

Investment in real estate, gross
11,510,753

 
11,478,633

Less: accumulated depreciation and amortization
(2,592,996
)
 
(2,518,415
)
Investment in real estate, net
8,917,757

 
8,960,218

Ground lease right-of-use asset
7,477

 
7,479

Cash and cash equivalents
174,696

 
153,683

Tenant receivables
5,801

 
5,302

Deferred rent receivables
133,563

 
134,968

Acquired lease intangible assets, net
6,064

 
6,407

Interest rate contract assets

 
22,381

Investment in unconsolidated Fund
48,346

 
42,442

Other assets
19,350

 
16,421

Total Assets
$
9,313,054

 
$
9,349,301

 
 
 
 
Liabilities
 

 
 

Secured notes payable and revolving credit facility, net
$
4,620,215

 
$
4,619,058

Ground lease liability
10,878

 
10,882

Interest payable, accounts payable and deferred revenue
156,195

 
131,410

Security deposits
60,356

 
60,923

Acquired lease intangible liabilities, net
47,769

 
52,367

Interest rate contract liabilities
238,821

 
54,616

Dividends payable
49,113

 
49,111

Total liabilities
5,183,347

 
4,978,367

 
 
 
 
Equity
 

 
 

Douglas Emmett, Inc. stockholders' equity:
 

 
 

Common Stock, $0.01 par value, 750,000,000 authorized, 175,374,886 and 175,369,746 outstanding at March 31, 2020 and December 31, 2019, respectively
1,754

 
1,754

Additional paid-in capital
3,486,442

 
3,486,356

Accumulated other comprehensive loss
(165,872
)
 
(17,462
)
Accumulated deficit
(780,562
)
 
(758,576
)
Total Douglas Emmett, Inc. stockholders' equity
2,541,762

 
2,712,072

Noncontrolling interests
1,587,945

 
1,658,862

Total equity
4,129,707

 
4,370,934

Total Liabilities and Equity
$
9,313,054

 
$
9,349,301

See accompanying notes to the consolidated financial statements.

7

Douglas Emmett, Inc.
Consolidated Statements of Operations
(Unaudited; in thousands, except per share data)



 
Three Months Ended March 31,
 
2020
 
2019
 
 
 
 
Revenues
 

 
 

Office rental
 

 
 

Rental revenues and tenant recoveries
$
185,827

 
$
167,235

Parking and other income
34,062

 
30,055

Total office revenues
219,889

 
197,290

 
 
 
 
Multifamily rental
 

 
 

Rental revenues
29,086

 
24,893

Parking and other income
2,375

 
2,003

Total multifamily revenues
31,461

 
26,896

 
 
 
 
Total revenues
251,350

 
224,186

 
 
 
 
Operating Expenses
 

 
 

Office expenses
69,664

 
63,449

Multifamily expenses
9,356

 
7,555

General and administrative expenses
10,335

 
9,832

Depreciation and amortization
97,777

 
79,873

Total operating expenses
187,132

 
160,709

 
 
 
 
Operating income
64,218

 
63,477

 
 
 
 
Other income
1,989

 
2,898

Other expenses
(1,396
)
 
(1,845
)
Income from unconsolidated Funds
323

 
1,551

Interest expense
(35,420
)
 
(33,293
)
Net income
29,714

 
32,788

Less: Net income attributable to noncontrolling interests
(2,791
)
 
(4,087
)
Net income attributable to common stockholders
$
26,923

 
$
28,701

 
 
 
 
Net income per common share – basic and diluted
$
0.15

 
$
0.17

 
 
 
 
 
See accompanying notes to the consolidated financial statements.

8

Douglas Emmett, Inc.
Consolidated Statements of Comprehensive Income (Loss)
(Unaudited and in thousands)



 
Three Months Ended March 31,
 
2020
 
2019
 
 
 
 
Net income
$
29,714

 
$
32,788

Other comprehensive loss: cash flow hedges
(207,459
)
 
(33,308
)
Comprehensive loss
(177,745
)
 
(520
)
Less: Comprehensive loss attributable to noncontrolling interests
56,258

 
6,220

Comprehensive (loss) income attributable to common stockholders
$
(121,487
)
 
$
5,700

 
See accompanying notes to the consolidated financial statements.



9

Douglas Emmett, Inc.
Consolidated Statements of Equity
(Unaudited; in thousands, except per share data)


 
 
Three Months Ended March 31,
 
 
2020
 
2019
 
 
 
 
 
Shares of Common Stock
Beginning balance
175,370

 
170,215

Exchange of OP Units for common stock
5

 
22

Ending balance
175,375

 
170,237

 
 
 
 
 

Common Stock
Beginning balance
$
1,754

 
$
1,702

Ending balance
$
1,754

 
$
1,702

 
 
 
 
 

Additional Paid-in Capital
Beginning balance
$
3,486,356

 
$
3,282,316

Exchange of OP Units for common stock
90

 
363

Repurchase of OP Units with cash
(4
)
 
(291
)
Ending balance
$
3,486,442

 
$
3,282,388

 
 
 
 
 

AOCI
Beginning balance
$
(17,462
)
 
$
53,944

Cash flow hedge adjustments
(148,410
)
 
(23,001
)
Ending balance
$
(165,872
)
 
$
30,943

 
 
 
 
 

Accumulated Deficit
Beginning balance
$
(758,576
)
 
$
(935,630
)
ASU 2016-02 adoption

 
(2,144
)
Net income attributable to common stockholders
26,923

 
28,701

Dividends
(48,909
)
 
(44,262
)
Ending balance
$
(780,562
)
 
$
(953,335
)
 
 
 
 
 
Noncontrolling Interests
Beginning balance
$
1,658,862

 
$
1,446,098

ASU 2016-02 adoption

 
(355
)
Net income attributable to noncontrolling interests
2,791

 
4,087

Cash flow hedge adjustments
(59,049
)
 
(10,307
)
Distributions
(18,366
)
 
(15,760
)
Exchange of OP Units for common stock
(90
)
 
(363
)
Repurchase of OP Units with cash
(3
)
 
(216
)
Stock-based compensation
3,800

 
3,300

Ending balance
$
1,587,945

 
$
1,426,484

 
 
 
 
 
Total Equity
Beginning balance
$
4,370,934

 
$
3,848,430

ASU 2016-02 adoption

 
(2,499
)
Net income
29,714

 
32,788

Cash flow hedge adjustments
(207,459
)
 
(33,308
)
Repurchase of OP Units with cash
(7
)
 
(507
)
Dividends
(48,909
)
 
(44,262
)
Distributions
(18,366
)
 
(15,760
)
Stock-based compensation
3,800

 
3,300

Ending balance
$
4,129,707

 
$
3,788,182

 
 
 
 
 
 
Dividends declared per common share
$
0.28

 
$
0.26

See accompanying notes to the consolidated financial statements.

10

Douglas Emmett, Inc.
Consolidated Statements of Cash Flows
(Unaudited and in thousands)


    
 
Three Months Ended March 31,
 
2020
 
2019
Operating Activities
 

 
 

Net income
$
29,714

 
$
32,788

Adjustments to reconcile net income to net cash provided by operating activities:
 

 
 

Income from unconsolidated Funds
(323
)
 
(1,551
)
Depreciation and amortization
97,777

 
79,873

Net accretion of acquired lease intangibles
(4,256
)
 
(4,120
)
Straight-line rent
1,406

 
(4,369
)
Write-off of uncollectible amounts
1,696

 
1,688

Deferred loan costs amortized and written off
1,876

 
1,917

Amortization of loan premium
(215
)
 
(51
)
Amortization of stock-based compensation
2,941

 
2,630

Operating distributions from unconsolidated Funds
394

 
1,551

Change in working capital components:
 

 
 

Tenant receivables
(2,195
)
 
(2,598
)
Interest payable, accounts payable and deferred revenue
24,787

 
25,369

Security deposits
(567
)
 
69

Other assets
475

 
(707
)
Net cash provided by operating activities
153,510

 
132,489

 
 
 
 
Investing Activities
 

 
 

Capital expenditures for improvements to real estate
(32,530
)
 
(46,498
)
Capital expenditures for developments
(25,883
)
 
(17,565
)
Acquisition of additional interests in unconsolidated Fund
(6,591
)
 

Capital distributions from unconsolidated Funds
219

 
2,225

Net cash used in investing activities
(64,785
)
 
(61,838
)
 
 
 
 
Financing Activities
 

 
 

Proceeds from borrowings
30,000

 
72,318

Repayment of borrowings
(30,185
)
 
(77,495
)
Loan cost payments
(247
)
 
(1,449
)
Distributions paid to noncontrolling interests
(18,366
)
 
(15,760
)
Dividends paid to common stockholders
(48,907
)
 
(44,263
)
Repurchase of OP Units
(7
)
 
(507
)
Net cash used in financing activities
(67,712
)
 
(67,156
)
 
 
 
 
Increase in cash and cash equivalents and restricted cash
21,013

 
3,495

Cash and cash equivalents and restricted cash - beginning balance
153,804

 
146,348

Cash and cash equivalents and restricted cash - ending balance
$
174,817

 
$
149,843


11

Douglas Emmett, Inc.
Consolidated Statements of Cash Flows
(Unaudited and in thousands)



Supplemental Cash Flows Information

 
Three Months Ended March 31,
 
2020
 
2019
Operating Activities
 
 
 
Cash paid for interest, net of capitalized interest
$
33,738

 
$
31,060

Capitalized interest paid
$
881

 
$
838

 
 
 
 
Non-cash Investing Transactions
 
 
 
Accrual for real estate and development capital expenditures
$
34,916

 
$
17,070

Capitalized stock-based compensation for improvements to real estate and developments
$
859

 
$
670

Removal of fully depreciated and amortized tenant improvements and lease intangibles
$
19,887

 
$
16,805

Removal of fully amortized acquired lease intangible assets
$
88

 
$
1,786

Removal of fully accreted acquired lease intangible liabilities
$
1,284

 
$
873

Recognition of ground lease right-of-use asset - Adoption of ASU 2016-02
$

 
$
10,887

Above-market ground lease intangible liability offset against right-of-use asset - Adoption of ASU 2016-02
$

 
$
3,408

Recognition of ground lease liability - Adoption of ASU 2016-02
$

 
$
10,887

 
 
 
 
Non-cash Financing Transactions
 
 
 
Loss recorded in AOCI - consolidated derivatives
$
(206,597
)
 
$
(21,563
)
Loss recorded in AOCI - unconsolidated Funds' derivatives (our share)
$
(370
)
 
$
(2,405
)
Accrual for deferred loan costs
$
72

 
$

Dividends declared
$
48,909

 
$
44,262

Exchange of OP Units for common stock
$
90

 
$
363


See accompanying notes to the consolidated financial statements.



12

Douglas Emmett, Inc.
Notes to Consolidated Financial Statements (unaudited)




1. Overview

Organization and Business Description

Douglas Emmett, Inc. is a fully integrated, self-administered and self-managed REIT. We are one of the largest owners and operators of high-quality office and multifamily properties in Los Angeles County, California and Honolulu, Hawaii. Through our interest in our Operating Partnership and its subsidiaries, consolidated JVs and unconsolidated Fund, we focus on owning, acquiring, developing and managing a significant market share of top-tier office properties and premier multifamily communities in neighborhoods that possess significant supply constraints, high-end executive housing and key lifestyle amenities. The terms "us," "we" and "our" as used in the consolidated financial statements refer to Douglas Emmett, Inc. and its subsidiaries on a consolidated basis.
At March 31, 2020, our Consolidated Portfolio consisted of (i) a 17.9 million square foot office portfolio, (ii) 4,161 multifamily apartment units and (iii) fee interests in two parcels of land from which we receive rent under ground leases. We also manage and own an equity interest in an unconsolidated Fund which, at March 31, 2020, owned an additional 0.4 million square feet of office space. We manage our unconsolidated Fund alongside our Consolidated Portfolio, and we therefore present the statistics for our office portfolio on a Total Portfolio basis. As of March 31, 2020, our portfolio (not including two parcels of land from which we receive rent under ground leases), consisted of the following properties (including ancillary retail space):
 
Consolidated Portfolio
 
Total
Portfolio
Office
 
 
 
Wholly-owned properties
53
 
53
Consolidated JV properties
17
 
17
Unconsolidated Fund properties
 
2
 
70
 
72
 
 
 
 
Multifamily
 
 
 
Wholly-owned properties
10
 
10
Consolidated JV properties
1
 
1
 
11
 
11
 
 
 
 
Total
81
 
83

Basis of Presentation

The accompanying consolidated financial statements are the consolidated financial statements of Douglas Emmett, Inc. and its subsidiaries, including our Operating Partnership and our consolidated JVs.  All significant intercompany balances and transactions have been eliminated in our consolidated financial statements.

We consolidate entities in which we are considered to be the primary beneficiary of a VIE or have a majority of the voting interest of the entity. We are deemed to be the primary beneficiary of a VIE when we have (i) the power to direct the activities of that VIE that most significantly impact its economic performance, and (ii) the obligation to absorb losses or the right to receive benefits that could potentially be significant to the VIE. We do not consolidate entities in which the other parties have substantive kick-out rights to remove our power to direct the activities, most significantly impacting the economic performance, of that VIE. In determining whether we are the primary beneficiary, we consider factors such as ownership interest, management representation, authority to control decisions, and contractual and substantive participating rights of each party.

We consolidate our Operating Partnership through which we conduct substantially all of our business, and own, directly and through subsidiaries, substantially all of our assets, and are obligated to repay substantially all of our liabilities, including $3.11 billion of consolidated debt. See Note 7. We also consolidate four JVs. As of March 31, 2020, these consolidated entities had aggregate total consolidated assets of $9.31 billion (of which $8.92 billion related to investment in real estate), aggregate total consolidated liabilities of $5.18 billion (of which $4.62 billion related to debt), and aggregate total consolidated equity of $4.13 billion (of which $1.59 billion related to noncontrolling interests).


13

Douglas Emmett, Inc.
Notes to Consolidated Financial Statements (unaudited) (continued)

The accompanying unaudited interim consolidated financial statements have been prepared pursuant to the rules and regulations of the SEC in conformity with US GAAP as established by the FASB in the ASC. Certain information and footnote disclosures normally included in the consolidated financial statements prepared in conformity with US GAAP may have been condensed or omitted pursuant to SEC rules and regulations, although we believe that the disclosures are adequate to make their presentation not misleading. The accompanying unaudited interim consolidated financial statements include, in our opinion, all adjustments, consisting of normal recurring adjustments, necessary to present fairly the financial information set forth therein. The results of operations for the interim periods are not necessarily indicative of the results that may be expected for the year ending December 31, 2020. The interim consolidated financial statements should be read in conjunction with the consolidated financial statements in our 2019 Annual Report on Form 10-K and the notes thereto. Any references to the number or class of properties, square footage, per square footage amounts, apartment units and geography, are outside the scope of our independent registered public accounting firm’s review of our consolidated financial statements in accordance with the standards of the PCAOB.

2. Summary of Significant Accounting Policies

We have not made any changes to our significant accounting policies disclosed in our 2019 Annual Report on Form 10-K.

Use of Estimates

The preparation of consolidated financial statements in conformity with US GAAP requires management to make certain estimates that affect the reported amounts in the consolidated financial statements and accompanying notes. Actual results could differ materially from those estimates.

Revenue Recognition

We account for our rental revenues and tenant recoveries in accordance with Topic 842 "Leases". Rental revenues and tenant recoveries are included in: (i) Rental revenues and tenant recoveries under Office rental, and (ii) Rental revenues under Multifamily rental, in our consolidated statements of operations.

We account for our office parking revenues in accordance with ASC 606 "Revenue from Contracts with Customers". Office parking revenues are included in Parking and other income under Office rental in our consolidated statements of operations. Our lease contracts generally make a specified number of parking spaces available to the tenant, and we bill and recognize parking revenues on a monthly basis in accordance with the lease agreements, generally using the monthly parking rates in effect at the time of billing. Office parking revenues were $30.2 million and $26.4 million for the three months ended March 31, 2020 and 2019, respectively. Office parking receivables were $1.2 million and $1.3 million as of March 31, 2020 and December 31, 2019, respectively, and are included in Tenant receivables in our consolidated balance sheets.

Income Taxes

We have elected to be taxed as a REIT under the Code. Provided that we qualify for taxation as a REIT, we are generally not subject to corporate-level income tax on the earnings distributed currently to our stockholders that we derive from our REIT qualifying activities. We are subject to corporate-level tax on the earnings that we derive through our TRS.

New Accounting Pronouncements 

Changes to US GAAP are implemented by the FASB in the form of ASUs.  We consider the applicability and impact of all ASUs. Other than the ASUs discussed below, the FASB has not issued any other ASUs that we expect to be applicable and have a material impact on our consolidated financial statements.



Douglas Emmett, Inc.
Notes to Consolidated Financial Statements (unaudited) (continued)

ASUs Adopted

ASU 2016-13 (Topic 326 - "Financial Instruments-Credit Losses")

In June 2016, the FASB issued ASU No. 2016-13, "Measurement of Credit Losses on Financial Instruments", which amends "Financial Instruments-Credit Losses" (Topic 326). The ASU provides guidance for measuring credit losses on financial instruments. The ASU is effective for fiscal years beginning after December 15, 2019, including interim periods within those years, which for us is the first quarter of 2020. The amendments in the ASU should be applied on a modified-retrospective basis. The ASU impacts our measurement of credit losses for our Office parking receivables, which were $1.2 million and $1.3 million as of March 31, 2020 and December 31, 2019, respectively, and are included in Tenant receivables in our consolidated balance sheets. We adopted the ASU in the first quarter of 2020 and it did not have a material impact on our consolidated financial statements.

ASU 2020-04 (Topic 848 - "Reference Rate Reform")

In March 2020, the FASB issued ASU No. 2020-04, "Reference Rate Reform". The ASU contains practical expedients for reference rate reform related activities that impact debt, leases, derivatives and other contracts. The guidance in ASU 2020-04 is optional and may be elected over time as reference rate reform activities occur. We elected to apply the hedge accounting expedients related to probability and the assessments of effectiveness for future LIBOR-indexed cash flows to assume that the index upon which future hedged transactions will be based matches the index on the corresponding derivatives. Application of these expedients maintains the presentation of derivatives consistent with past presentation. We will continue to evaluate the impact of the guidance and may apply other elections, as applicable, as additional changes in the market occur. Our election to apply the hedge accounting expedients did not have a material impact on our consolidated financial statements in the first quarter of 2020.

3. Ground Lease

We pay rent under a ground lease located in Honolulu, Hawaii, which expires on December 31, 2086. The rent is fixed at $733 thousand per year until February 28, 2029, after which it will reset to the greater of the existing ground rent or market. As of March 31, 2020, the right-of-use asset carrying value of this ground lease was $7.5 million and the ground lease liability was $10.9 million. We incurred ground rent expense of $182 thousand and $180 thousand for the three months ended March 31, 2020 and 2019, respectively, which is included in Office expenses in our consolidated statements of operations. The table below, which assumes that the ground rent payments will continue to be $733 thousand per year after February 28, 2029, presents the future minimum ground lease payments as of March 31, 2020:
Twelve months ending March 31:
(In thousands)
 
 
2021
$
733

2022
733

2023
733

2024
733

2025
733

Thereafter
45,262

Total future minimum lease payments
$
48,927




15

Douglas Emmett, Inc.
Notes to Consolidated Financial Statements (unaudited) (continued)

4. Acquired Lease Intangibles

Summary of our Acquired Lease Intangibles

 (In thousands)
March 31, 2020
 
December 31, 2019
 
 
 
 
Above-market tenant leases
$
7,131

 
$
7,220

Above-market tenant leases - accumulated amortization
(1,990
)
 
(1,741
)
Above-market ground lease where we are the lessor
1,152

 
1,152

Above-market ground lease - accumulated amortization
(229
)
 
(224
)
Acquired lease intangible assets, net
$
6,064

 
$
6,407

 
 
 
 
Below-market tenant leases
$
101,299

 
$
102,583

Below-market tenant leases - accumulated accretion
(53,530
)
 
(50,216
)
Acquired lease intangible liabilities, net
$
47,769

 
$
52,367


    

Impact on the Consolidated Statements of Operations

The table below summarizes the net amortization/accretion related to our above- and below-market leases:

 
Three Months Ended March 31,
 (In thousands)
2020
 
2019
 
 
 
 
Net accretion of above- and below-market tenant lease assets and liabilities(1)
$
4,259

 
$
4,124

Amortization of an above-market ground lease asset(2)
(3
)
 
(4
)
Total
$
4,256

 
$
4,120

______________________________________________
(1)
Recorded as a net increase to office and multifamily rental revenues.
(2)
Recorded as a decrease to office parking and other income.



16

Douglas Emmett, Inc.
Notes to Consolidated Financial Statements (unaudited) (continued)

5. Investments in Unconsolidated Funds

Description of our Funds

As of March 31, 2020, we manage and own an equity interest of 33.5% in an unconsolidated Fund, Partnership X, through which we and other investors in the Fund own two office properties totaling 0.4 million square feet. During the three months ended March 31, 2020 we purchased additional interests of 3.6% in Partnership X for $6.6 million.
On November 21, 2019, we restructured Fund X which resulted in Fund X being treated as a consolidated JV from November 21, 2019, and we closed the Opportunity Fund. See Note 6 in our 2019 Annual Report on Form 10-K for more information.
At March 31, 2019, we managed and held direct and indirect equity interests in three unconsolidated Funds, consisting of 6.2% of the Opportunity Fund, 71.3% of Fund X and 24.5% of Partnership X, through which we and investors in the Funds' owned eight office properties totaling 1.8 million square feet. We did not purchase any interests in the Funds during the three months ended March 31, 2019.
Our Funds pay us fees and reimburse us for certain expenses related to property management and other services we provide, which are included in Other income in our consolidated statements of operations. We also receive distributions based on invested capital and on any profits that exceed certain specified cash returns to the investors. The table below presents cash distributions we received from our Funds:
 
Three Months Ended March 31,
 (In thousands)
2020
 
2019
 
 
 
 
Operating distributions received(1)
$
394

 
$
1,551

Capital distributions received(1)
219

 
2,225

Total distributions received(1)
$
613

 
$
3,776


_________________________________________________
(1)
The distributions are not directly comparable to the prior period, the distributions during the three months ended March 31, 2020 reflect distributions from Partnership X, whereas the distributions during the three months ended March 31, 2019 reflect distributions from the Opportunity Fund, Fund X and Partnership X.

Summarized Financial Information for our Funds

The tables below present selected financial information for the Funds.  The amounts presented reflect 100% (not our pro-rata share) of amounts related to the Funds, and are based upon historical acquired book value:
 (In thousands)
March 31, 2020
 
December 31, 2019
 
 
 
 
Total assets(1)
$
135,547

 
$
136,479

Total liabilities(1)
$
114,056

 
$
113,330

Total equity(1)
$
21,491

 
$
23,149

______________________________________________
(1) The balances reflect the financial position of Partnership X.
        
 
Three Months Ended March 31,
 (In thousands)
2020
 
2019
 
 
 
 
Total revenues(1)
$
4,602

 
$
20,159

Operating income(1)
$
1,522

 
$
5,395

Net income(1)
$
886

 
$
1,332


______________________________________________
(1)
The results of operations are not directly comparable to the prior period, the balances for the three months ended March 31, 2020 reflect the operations of Partnership X, whereas the balances for the three months ended March 31, 2019 reflect the combined operations of the Opportunity Fund, Fund X and Partnership X.


17

Douglas Emmett, Inc.
Notes to Consolidated Financial Statements (unaudited) (continued)

6. Other Assets

 (In thousands)
March 31, 2020
 
December 31, 2019
 
 
 
 
Restricted cash
$
121

 
$
121

Prepaid expenses
9,797

 
8,711

Other indefinite-lived intangibles
1,988

 
1,988

Furniture, fixtures and equipment, net
2,484

 
2,368

Other(1)
4,960

 
3,233

Total other assets
$
19,350

 
$
16,421


_________________________________________
(1) During the three months ended March 31, 2020, we recorded an asset write-down of $2.8 million for the estimated property damage related to a fire at one of our residential properties and recorded a corresponding insurance recovery receivable, as the recovery of the property damage loss is considered probable.

18

Douglas Emmett, Inc.
Notes to Consolidated Financial Statements (unaudited) (continued)

7. Secured Notes Payable and Revolving Credit Facility, Net
Description
 
Maturity
Date(1)
 
Principal Balance as of March 31, 2020
 
Principal Balance as of December 31, 2019
 
Variable Interest Rate
 
Fixed Interest
Rate(2)
 
Swap Maturity Date
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
(In thousands)
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Wholly Owned Subsidiaries
Term loan(3)
 
1/1/2024
 
$
300,000

 
$
300,000

 
LIBOR + 1.55%
 
3.46%
 
1/1/2022
Term loan(3)
 
3/3/2025
 
335,000

 
335,000

 
LIBOR + 1.30%
 
3.84%
 
3/1/2023
Fannie Mae loan(3)
 
4/1/2025
 
102,400

 
102,400

 
LIBOR + 1.25%
 
2.76%
 
3/1/2023
Term loan(3)(4)
 
8/15/2026
 
415,000

 
415,000

 
LIBOR + 1.10%
 
2.58%
 
8/1/2025
Term loan(3)
 
9/19/2026
 
400,000

 
400,000

 
LIBOR + 1.15%
 
2.44%
 
9/1/2024
Term loan(3)(5)
 
9/26/2026
 
200,000

 
200,000

 
LIBOR + 1.20%
 
2.77%
 
10/1/2024
Term loan(3)(6)
 
11/1/2026
 
400,000

 
400,000

 
LIBOR + 1.15%
 
2.18%
 
10/1/2024
Fannie Mae loan(3)
 
6/1/2027
 
550,000

 
550,000

 
LIBOR + 1.37%
 
3.16%
 
6/1/2022
Fannie Mae loan(3)
 
6/1/2029
 
255,000

 
255,000

 
LIBOR + 0.98%
 
3.26%
 
6/1/2027
Fannie Mae loan(3)(7)
 
6/1/2029
 
125,000

 
125,000

 
LIBOR + 0.98%
 
2.55%
 
6/1/2027
Term loan(8)
 
6/1/2038
 
30,679

 
30,864

 
N/A
 
4.55%
 
N/A
Revolving credit facility(9)
 
8/21/2023
 

 

 
LIBOR + 1.15%
 
N/A
 
N/A
Total Wholly Owned Subsidiary Debt
3,113,079

 
3,113,264

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Consolidated JVs
Term loan(3)
 
2/28/2023
 
580,000

 
580,000

 
LIBOR + 1.40%
 
2.37%
 
3/1/2021
Term loan(3)
 
7/1/2024
 
400,000

 
400,000

 
LIBOR + 1.65%
 
3.44%
 
7/1/2022
Term loan(3)
 
12/19/2024
 
400,000

 
400,000

 
LIBOR + 1.30%
 
3.47%
 
1/1/2023
Term loan(3)
 
6/1/2029
 
160,000

 
160,000

 
LIBOR + 0.98%
 
3.25%
 
7/1/2027
Total Consolidated Debt(10)
4,653,079

 
4,653,264

 
 
 
 
 
 
Unamortized loan premium, net
 
6,526

 
6,741

 
 
 
 
 
 
Unamortized deferred loan costs, net
 
(39,390
)
 
(40,947
)
 
 
 
 
 
 
Total Consolidated Debt, net
$
4,620,215

 
$
4,619,058

 
 
 
 
 
 
_______________________________________________________________________
Except as noted below, our loans and revolving credit facility: (i) are non-recourse, (ii) are secured by separate collateral pools consisting of one or more properties, (iii) require interest-only monthly payments with the outstanding principal due upon maturity, and (iv) contain certain financial covenants which could require us to deposit excess cash flow with the lender under certain circumstances unless we (at our option) either provide a guarantee or additional collateral or pay down the loan within certain parameters set forth in the loan documents.  Certain loans with maturity date extensions require us to meet minimum financial thresholds in order to exercise those extensions.
(1)
Maturity dates include the effect of extension options.
(2)
Effective rate as of March 31, 2020. Includes the effect of interest rate swaps and excludes the effect of prepaid loan fees. See Note 9 for details of our interest rate swaps. See below for details of our loan costs.
(3)
The loan agreement includes a zero-percent LIBOR floor. The corresponding swaps do not include such a floor.
(4)
Effective rate will increase to 3.07% on April 1, 2020.
(5)
Effective rate will decrease to 2.36% on July 1, 2020.
(6)
Effective rate will increase to 2.31% on July 1, 2021.
(7)
Effective rate will increase to 3.25% on December 1, 2020.
(8)
Requires monthly payments of principal and interest. Principal amortization is based upon a 30-year amortization schedule.
(9)
$400 million revolving credit facility. Unused commitment fees range from 0.10% to 0.15%. The loan agreement includes a zero-percent LIBOR floor.
(10)
The table does not include our unconsolidated Fund's loan - see Note 15. See Note 12 for our fair value disclosures.

19

Douglas Emmett, Inc.
Notes to Consolidated Financial Statements (unaudited) (continued)

Debt Statistics

The table below summarizes our consolidated fixed and floating rate debt:

(In thousands)
 
Principal Balance as of March 31, 2020
 
Principal Balance as of December 31, 2019
 
 
 
 
 
Aggregate swapped to fixed rate loans
 
$
4,622,400

 
$
4,622,400

Aggregate fixed rate loans
 
30,679

 
30,864

Total Debt
 
$
4,653,079

 
$
4,653,264


The table below summarizes certain consolidated debt statistics as of March 31, 2020:
  
Statistics for consolidated loans with interest fixed under the terms of the loan or a swap
 
 
 
Principal balance (in billions)
 
$4.65
Weighted average remaining life (including extension options)
 
5.9 years
Weighted average remaining fixed interest period
 
3.6 years
Weighted average annual interest rate
 
3.00%

Future Principal Payments

At March 31, 2020, the minimum future principal payments due on our consolidated secured notes payable and revolving credit facility were as follows:
Twelve months ending March 31:
 
Including Maturity Extension Options(1)
 
 
 
 
 
(In thousands)
 
 
 
2021
 
$
760

2022
 
796

2023
 
580,833

2024
 
300,871

2025
 
1,135,912

Thereafter
 
2,633,907

Total future principal payments
 
$
4,653,079

____________________________________________
(1)
Some of our loan agreements require that we meet certain minimum financial thresholds to be able to extend the loan maturity.

Loan Costs

Deferred loan costs are net of accumulated amortization of $32.6 million and $30.7 million at March 31, 2020 and December 31, 2019, respectively. The table below presents loan costs, which are included in Interest expense in our consolidated statements of operations:
 
Three Months Ended March 31,
(In thousands)
2020
 
2019
 
 
 
 
Deferred loan cost amortization
$
1,876

 
$
1,917



20

Douglas Emmett, Inc.
Notes to Consolidated Financial Statements (unaudited) (continued)

8. Interest Payable, Accounts Payable and Deferred Revenue

(In thousands)
March 31, 2020
 
December 31, 2019
 
 
 
 
Interest payable
$
11,728

 
$
11,707

Accounts payable and accrued liabilities
96,627

 
66,437

Deferred revenue
47,840

 
53,266

Total interest payable, accounts payable and deferred revenue
$
156,195

 
$
131,410




9. Derivative Contracts

We make use of interest rate swap contracts to manage the risk associated with changes in interest rates on our floating-rate debt. When we enter into a floating-rate term loan, we generally enter into an interest rate swap agreement for the equivalent principal amount, for a period covering the majority of the loan term, which effectively converts our floating-rate debt to a fixed-rate basis during that time. We do not speculate in derivatives and we do not make use of any other derivative instruments. See Note 7 regarding our debt, and our consolidated JVs' debt, that is hedged. See Note 15 regarding our unconsolidated Fund's debt that is hedged.

Derivative Summary

As of March 31, 2020, our interest rate swaps, which include the interest rate swaps of our consolidated JVs and our unconsolidated Fund, were designated as cash flow hedges:

 
Number of Interest Rate Swaps
 
Notional
  (In thousands)
 
 
 
 
Consolidated derivatives(1)(2)(4)(5)
47
 
$
5,517,400

Unconsolidated Fund's derivatives(3)(4)(5)
1
 
$
110,000


___________________________________________________
(1)
The notional amount reflects 100%, not our pro-rata share, of our consolidated JVs' derivatives.
(2)
The notional amount includes forward swaps with a total initial notional of $895.0 million, that will increase to $1.48 billion in the future to replace existing swaps as they expire.
(3)
The notional amount reflects 100%, not our pro-rata share, of our unconsolidated Fund's derivatives.
(4)
Our derivative contracts do not provide for right of offset between derivative contracts.
(5)
See Note 12 for our derivative fair value disclosures.



21

Douglas Emmett, Inc.
Notes to Consolidated Financial Statements (unaudited) (continued)

Credit-risk-related Contingent Features

Our swaps include credit-risk related contingent features. For example, we have agreements with certain of our interest rate swap counterparties that contain a provision under which we could be declared in default on our derivative obligations if repayment of the underlying indebtedness that we are hedging is accelerated by the lender due to our default on the indebtedness. As of March 31, 2020, there have been no events of default with respect to our interest rate swaps, our consolidated JVs' or our unconsolidated Fund's interest rate swaps. We do not post collateral for our interest rate swap contract liabilities. The fair value of our interest rate swap contract liabilities, including accrued interest and excluding credit risk adjustments, was as follows:
(In thousands)
March 31, 2020
 
December 31, 2019
 
 
 
 
Consolidated derivatives(1)
$
245,311

 
$
56,896

Unconsolidated Fund's derivatives(2)
$
496

 
$


___________________________________________________
(1)
The amounts reflect 100%, not our pro-rata share, of our consolidated JVs' derivatives.
(2)
The amounts reflect 100%, not our pro-rata share, of our unconsolidated Fund's derivatives.
 
Counterparty Credit Risk

We are subject to credit risk from the counterparties on our interest rate swap contract assets because we do not receive collateral. We seek to minimize that risk by entering into agreements with a variety of high quality counterparties with investment grade ratings. The fair value of our interest rate swap contract assets, including accrued interest and excluding credit risk adjustments, was as follows:
(In thousands)
March 31, 2020
 
December 31, 2019
 
 
 
 
Consolidated derivatives(1)
$
59

 
$
23,275

Unconsolidated Fund's derivatives(2)
$

 
$
963

___________________________________________________
(1)
The amounts reflect 100%, not our pro-rata share, of our consolidated JVs' derivatives.
(2)
The amounts reflect 100%, not our pro-rata share, of our unconsolidated Fund's derivatives.

Impact of Hedges on AOCI and the Consolidated Statements of Operations

The table below presents the effect of our derivatives on our AOCI and the consolidated statements of operations:

(In thousands)
Three Months Ended March 31,
 
2020
 
2019
Derivatives Designated as Cash Flow Hedges:
 
 
 
 
 
 
 
Consolidated derivatives:
 
 
 
Loss recorded in AOCI before reclassifications(1)
$
(206,597
)
 
$
(21,563
)
Gains reclassified from AOCI to Interest Expense(1)
$
(420
)
 
$
(8,724
)
Interest Expense presented in the consolidated statements of operations
$
(35,420
)
 
$
(33,293
)
Unconsolidated Funds' derivatives (our share)(2):
 
 
 
Loss recorded in AOCI before reclassifications(1)
$
(370
)
 
$
(2,405
)
Gains reclassified from AOCI to Income from unconsolidated Funds(1)
$
(72
)
 
$
(616
)
Income from unconsolidated Funds presented in the consolidated statements of operations
$
323

 
$
1,551

___________________________________________________
(1)
See Note 10 for our AOCI reconciliation.
(2)
We calculate our share by multiplying the total amount for each Fund by our equity interest in the respective Fund.


22

Douglas Emmett, Inc.
Notes to Consolidated Financial Statements (unaudited) (continued)

Future Reclassifications from AOCI

At March 31, 2020, our estimate of the AOCI related to derivatives designated as cash flow hedges that will be reclassified to earnings during the next twelve months as interest rate swap payments are made is as follows:

 
(In thousands)
 
 
Consolidated derivatives:
 
Losses to be reclassified from AOCI to Interest Expense
$
(62,013
)
Unconsolidated Fund's derivative (our share)(1):
 
Losses to be reclassified from AOCI to Income from unconsolidated Funds
$
(371
)

_________________________________________
(1)    We calculate our share by multiplying the total amount for the Fund by our equity interest in the Fund.

10.  Equity

Transactions
    
During the three months ended March 31, 2020, (i) we acquired 5 thousand OP Units in exchange for issuing an equal number of shares of our common stock to the holders of the OP Units, and (ii) we acquired 150 OP Units for $7 thousand in cash.

During the three months ended March 31, 2019, (i) we acquired 22 thousand OP Units in exchange for issuing an equal number of shares of our common stock to the holders of the OP Units, and (ii) we acquired 13 thousand OP Units for $507 thousand in cash.

Noncontrolling Interests

Our noncontrolling interests consist of interests in our Operating Partnership and consolidated JVs which are not owned by us. Noncontrolling interests in our Operating Partnership owned 29.1 million OP Units and fully-vested LTIP Units, and represented approximately 14% of our Operating Partnership's total outstanding interests as of March 31, 2020 when we owned 175.4 million OP Units (to match our 175.4 million shares of outstanding common stock). A share of our common stock, an OP Unit and an LTIP Unit (once vested and booked up) have essentially the same economic characteristics, sharing equally in the distributions from our Operating Partnership.  Investors who own OP Units have the right to cause our Operating Partnership to acquire their OP Units for an amount of cash per unit equal to the market value of one share of our common stock at the date of acquisition, or, at our election, exchange their OP Units for shares of our common stock on a one-for-one basis. LTIP Units have been granted to our employees and non-employee directors as part of their compensation. These awards generally vest over a service period and once vested can generally be converted to OP Units provided our stock price increases by more than a specified hurdle.


23

Douglas Emmett, Inc.
Notes to Consolidated Financial Statements (unaudited) (continued)

Changes in our Ownership Interest in our Operating Partnership

The table below presents the effect on our equity from net income attributable to common stockholders and changes in our ownership interest in our Operating Partnership:

 
Three Months Ended March 31,
(In thousands)
2020
 
2019
 
 
 
 
Net income attributable to common stockholders
$
26,923

 
$
28,701

 
 
 
 
Transfers from noncontrolling interests:
 
 
 
Exchange of OP Units with noncontrolling interests
90

 
363

Repurchase of OP Units from noncontrolling interests
(4
)
 
(291
)
Net transfers from noncontrolling interests
86

 
72

 
 
 
 
Change from net income attributable to common stockholders and transfers from noncontrolling interests
$
27,009

 
$
28,773




AOCI Reconciliation(1) 

The table below presents a reconciliation of our AOCI, which consists solely of adjustments related to derivatives designated as cash flow hedges:

 
Three Months Ended March 31,
(In thousands)
2020
 
2019
 
 
 
 
Beginning balance
$
(17,462
)
 
$
53,944

Consolidated derivatives:
 
 
 
Other comprehensive loss before reclassifications
(206,597
)
 
(21,563
)
Reclassification of gains from AOCI to Interest Expense
(420
)
 
(8,724
)
Unconsolidated Funds' derivatives (our share)(2):
 
 
 
Other comprehensive loss before reclassifications
(370
)
 
(2,405
)
Reclassification of gains from AOCI to Income from unconsolidated Funds
(72
)
 
(616
)
Net current period OCI
(207,459
)
 
(33,308
)
OCI attributable to noncontrolling interests
59,049

 
10,307

OCI attributable to common stockholders
(148,410
)
 
(23,001
)
 
 
 
 
Ending balance
$
(165,872
)
 
$
30,943

___________________________________________________
(1)
See Note 9 for the details of our derivatives and Note 12 for our derivative fair value disclosures.
(2)
We calculate our share by multiplying the total amount for each Fund by our equity interest in the respective Fund.


24

Douglas Emmett, Inc.
Notes to Consolidated Financial Statements (unaudited) (continued)

Equity Compensation

On June 2, 2016, the Douglas Emmett 2016 Omnibus Stock Incentive Plan ("2016 Plan") became effective after receiving stockholder approval, superseding our prior plan, the Douglas Emmett 2006 Omnibus Stock Incentive Plan ("2006 Plan"), both of which allow for awards to our directors, officers, employees and consultants. The key terms of the two plans are substantially identical, except for the date of expiration, the number of shares authorized for grants and various technical provisions. Grants after June 2, 2016 were awarded under the 2016 Plan, while grants prior to that date were awarded under the 2006 Plan (grants under the 2006 Plan remain outstanding according to their terms). Both plans are administered by the compensation committee of our board of directors. The table below presents our stock-based compensation expense:

 
Three Months Ended March 31,
(In thousands)
2020
 
2019
 
 
 
 
Stock-based compensation expense, net
$
2,941

 
$
2,630

Capitalized stock-based compensation
$
859

 
$
670




11. EPS

We calculate basic EPS by dividing the net income attributable to common stockholders for the period by the weighted average number of common shares outstanding during the period. We calculate diluted EPS by dividing the net income attributable to common stockholders for the period by the weighted average number of common shares and dilutive instruments outstanding during the period using the treasury stock method. We account for unvested LTIP awards that contain non-forfeitable rights to dividends as participating securities and include these securities in the computation of basic and diluted EPS using the two-class method. The table below presents the calculation of basic and diluted EPS:

 
Three Months Ended March 31,
 
2020

2019
Numerator (In thousands):
 

 
 

Net income attributable to common stockholders
$
26,923

 
$
28,701

Allocation to participating securities: Unvested LTIP Units
(106
)
 
(126
)
Net income attributable to common stockholders - basic and diluted
$
26,817

 
$
28,575

 
 
 
 
Denominator (In thousands):
 
 
 
Weighted average shares of common stock outstanding - basic and diluted(1)
175,373

 
170,221

 
 
 
 
Net income per common share - basic and diluted
$
0.15

 
$
0.17


____________________________________________________
(1)
Outstanding OP Units and vested LTIP Units are not included in the denominator in calculating diluted EPS, even though they may be exchanged under certain conditions for common stock on a one-for-one basis, because their associated net income (equal on a per unit basis to the Net income per common share - diluted) was already deducted in calculating Net income attributable to common stockholders. Accordingly, any exchange would not have any effect on diluted EPS. The following table presents the OP Units and vested LTIP Units outstanding for the respective periods:
 
Three Months Ended March 31,
 (In thousands)
2020
 
2019
 
 
 
 
OP Units
28,295

 
26,340

Vested LTIP Units
799

 
1,835



25

Douglas Emmett, Inc.
Notes to Consolidated Financial Statements (unaudited) (continued)

12. Fair Value of Financial Instruments

Our estimates of the fair value of financial instruments were determined using available market information and widely used valuation methods.  Considerable judgment is necessary to interpret market data and determine an estimated fair value.  The use of different market assumptions or valuation methods may have a material effect on the estimated fair values. The FASB fair value framework hierarchy distinguishes between assumptions based on market data obtained from sources independent of the reporting entity, and the reporting entity’s own assumptions about market-based inputs.  The hierarchy is as follows:
 
Level 1 - inputs utilize unadjusted quoted prices in active markets for identical assets or liabilities.  
Level 2 - inputs are observable either directly or indirectly for similar assets and liabilities in active markets.  
Level 3 - inputs are unobservable assumptions generated by the reporting entity

As of March 31, 2020, we did not have any fair value estimates of financial instruments using Level 3 inputs.

Financial instruments disclosed at fair value

Short term financial instruments: The carrying amounts for cash and cash equivalents, tenant receivables, revolving credit line, interest payable, accounts payable, security deposits and dividends payable approximate fair value because of the short-term nature of these instruments.

Secured notes payable: See Note 7 for the details of our secured notes payable. We estimate the fair value of our consolidated secured notes payable by calculating the credit-adjusted present value of the principal and interest payments for each secured note payable. The calculation incorporates observable market interest rates which we consider to be Level 2 inputs, assumes that the loans will be outstanding through maturity, and excludes any maturity extension options. The table below presents the estimated fair value and carrying value of our secured notes payable (excluding our revolving credit facility), the carrying value includes unamortized loan premium and excludes unamortized deferred loan fees:
(In thousands)
March 31, 2020
 
December 31, 2019
 
 
 
 
Fair value
$
4,681,015

 
$
4,678,623

Carrying value
$
4,653,079

 
$
4,653,264




Ground lease liability: See Note 3 for the details of our ground lease. We estimate the fair value of our ground lease liability by calculating the present value of the future lease payments disclosed in Note 3 using our incremental borrowing rate. The calculation incorporates observable market interest rates which we consider to be Level 2 inputs. The table below presents the estimated fair value and carrying value of our ground lease liability:
(In thousands)
March 31, 2020
 
December 31, 2019
 
 
 
 
Fair value
$
14,510

 
$
12,218

Carrying value
$
10,878

 
$
10,882





26

Douglas Emmett, Inc.
Notes to Consolidated Financial Statements (unaudited) (continued)

Financial instruments measured at fair value

Derivative instruments: See Note 9 for the details of our derivatives. We present our derivatives on the balance sheet at fair value, on a gross basis, excluding accrued interest.  We estimate the fair value of our derivative instruments by calculating the credit-adjusted present value of the expected future cash flows of each derivative.  The calculation incorporates the contractual terms of the derivatives, observable market interest rates which we consider to be Level 2 inputs, and credit risk adjustments to reflect the counterparty's as well as our own non-performance risk. Our derivatives are not subject to master netting arrangements.  The table below presents the estimated fair value of our derivatives:

(In thousands)
March 31, 2020
 
December 31, 2019
Derivative Assets:
 
 
 
Fair value - consolidated derivatives(1)
$

 
$
22,381

Fair value - unconsolidated Fund's derivatives(2)
$

 
$
889

 
 
 
 
Derivative Liabilities:
 
 
 
Fair value - consolidated derivatives(1)
$
238,821

 
$
54,616

Fair value - unconsolidated Fund's derivatives(2)
$
554

 
$


____________________________________________________
(1)
Consolidated derivatives, which include 100%, not our pro-rata share, of our consolidated JVs' derivatives, are included in interest rate contracts in our consolidated balance sheets. The fair values exclude accrued interest which is included in interest payable in the consolidated balance sheets.
(2)
The amounts reflect 100%, not our pro-rata share, of our unconsolidated Fund's derivatives. Our pro-rata share of the amounts related to the unconsolidated Fund's derivatives is included in our Investment in unconsolidated Funds in our consolidated balance sheets. See Note 15 regarding our unconsolidated Fund's debt and derivatives.

27

Douglas Emmett, Inc.
Notes to Consolidated Financial Statements (unaudited) (continued)

13. Segment Reporting

Segment information is prepared on the same basis that our management reviews information for operational decision-making purposes.  We operate in two business segments: (i) the acquisition, development, ownership and management of office real estate and (ii) the acquisition, development, ownership and management of multifamily real estate.  The services for our office segment primarily include rental of office space and other tenant services, including parking and storage space rental.  The services for our multifamily segment include rental of apartments and other tenant services, including parking and storage space rental. Asset information by segment is not reported because we do not use this measure to assess performance or make decisions to allocate resources.  Therefore, depreciation and amortization expense is not allocated among segments.  General and administrative expenses and interest expense are not included in segment profit as our internal reporting addresses these items on a corporate level. The table below presents the operating activity of our reportable segments:

(In thousands)
Three Months Ended March 31,
 
2020
 
2019
Office Segment
 
 
 
Total office revenues
$
219,889

 
$
197,290

Office expenses
(69,664
)
 
(63,449
)
Office segment profit
150,225

 
133,841

 
 
 
 
Multifamily Segment
 
 
 
Total multifamily revenues
31,461

 
26,896

Multifamily expenses
(9,356
)
 
(7,555
)
Multifamily segment profit
22,105

 
19,341

 
 
 
 
Total profit from all segments
$
172,330

 
$
153,182




The table below presents a reconciliation of the total profit from all segments to net income attributable to common stockholders:

(In thousands)
Three Months Ended March 31,
 
2020
 
2019
 
 
 
 
Total profit from all segments
$
172,330

 
$
153,182

General and administrative expenses
(10,335
)
 
(9,832
)
Depreciation and amortization
(97,777
)
 
(79,873
)
Other income
1,989

 
2,898

Other expenses
(1,396
)
 
(1,845
)
Income from unconsolidated Funds
323

 
1,551

Interest expense
(35,420
)
 
(33,293
)
Net income
29,714

 
32,788

Less: Net income attributable to noncontrolling interests
(2,791
)
 
(4,087
)
Net income attributable to common stockholders
$
26,923

 
$
28,701



28

Douglas Emmett, Inc.
Notes to Consolidated Financial Statements (unaudited) (continued)

14. Future Minimum Lease Rental Receipts

We lease space to tenants primarily under non-cancelable operating leases that generally contain provisions for a base rent plus reimbursement of certain operating expenses, and we own fee interests in two parcels of land from which we receive rent under ground leases. The table below presents the future minimum base rentals on our non-cancelable office tenant and ground leases at March 31, 2020:
Twelve months ending March 31:
 (In thousands)
 
 
2021
$
659,922

2022
573,790

2023
483,898

2024
378,781

2025
289,063

Thereafter
677,360

Total future minimum base rentals(1)
$
3,062,814


___________________________________
(1)
Does not include (i) residential leases, which typically have a term of one year or less, (ii) holdover rent, (iii) other types of rent such as storage and antenna rent, (iv) tenant reimbursements, (v) straight- line rent, (vi) amortization/accretion of acquired above/below-market lease intangibles and (vii) percentage rents.  The amounts assume that early termination options held by tenants are not exercised.

15. Commitments, Contingencies and Guarantees

Legal Proceedings

From time to time, we are party to various lawsuits, claims and other legal proceedings that arise in the ordinary course of our business.  Excluding ordinary, routine litigation incidental to our business, we are not currently a party to any legal proceedings that we believe would reasonably be expected to have a materially adverse effect on our business, financial condition or results of operations.

Concentration of Risk

We are subject to credit risk with respect to our tenant receivables and deferred rent receivables related to our tenant leases. Our tenants' ability to honor the terms of their respective leases remains dependent upon economic, regulatory and social factors. We seek to minimize our credit risk from our tenant leases by (i) targeting smaller, more affluent tenants, from a diverse mix of industries, (ii) performing credit evaluations of prospective tenants and (iii) obtaining security deposits or letters of credit from our tenants.  For the three months ended March 31, 2020 and 2019, no tenant accounted for more than 10% of our total revenues.  

All of our properties, including the properties of our consolidated JVs and unconsolidated Fund, are located in Los Angeles County, California and Honolulu, Hawaii, and we are therefore susceptible to adverse economic and regulatory developments, as well as natural disasters, in those markets.

We are subject to credit risk with respect to our interest rate swap counterparties that we use to manage the risk associated with our floating rate debt. We do not post or receive collateral with respect to our swap transactions. Our swap contracts do not provide for right of offset between derivative contracts. See Note 9 for the details of our interest rate contracts. We seek to minimize our credit risk by entering into agreements with a variety of high quality counterparties with investment grade ratings.

We have significant cash balances invested in a variety of short-term money market funds that are intended to preserve principal value and maintain a high degree of liquidity while providing current income. These investments are not insured against loss of principal and there is no guarantee that our investments in these funds will be redeemable at par value. We also have significant cash balances in bank accounts with high quality financial institutions with investment grade ratings.  Interest bearing bank accounts at each U.S. banking institution are insured by the FDIC up to $250 thousand.


29

Douglas Emmett, Inc.
Notes to Consolidated Financial Statements (unaudited) (continued)

Asset Retirement Obligations

Conditional asset retirement obligations represent a legal obligation to perform an asset retirement activity in which the timing and/or method of settlement is conditional on a future event that may or may not be within our control.  A liability for a conditional asset retirement obligation must be recorded if the fair value of the obligation can be reasonably estimated.  Environmental site assessments have identified thirty-two buildings in our Consolidated Portfolio which contain asbestos, and would have to be removed in compliance with applicable environmental regulations if these properties are demolished or undergo major renovations.

As of March 31, 2020, the obligations to remove the asbestos from properties which are currently undergoing major renovations, or that we plan to renovate in the future, are not material to our consolidated financial statements. As of March 31, 2020, the obligations to remove the asbestos from our other properties have indeterminable settlement dates, and we are unable to reasonably estimate the fair value of the associated conditional asset retirement obligations.

Development and Other Contracts

In West Los Angeles, we are building a high-rise apartment building with 376 apartments. In downtown Honolulu, we are converting a 25 story, 490,000 square foot office tower into approximately 500 apartments. We expect the conversion to occur in phases over a number of years as the office space is vacated. As of March 31, 2020, we had an aggregate remaining contractual commitment for these and other development projects of approximately $211.4 million. As of March 31, 2020, we had an aggregate remaining contractual commitment for repositionings, capital expenditure projects and tenant improvements of approximately $25.5 million.

Guarantees

We have made certain environmental and other limited indemnities and guarantees covering customary non-recourse carve- outs for our unconsolidated Fund's debt. We have also guaranteed the related swap. Our Fund has agreed to indemnify us for any amounts that we would be required to pay under these agreements. As of March 31, 2020, all of the obligations under the related debt and swap agreements have been performed in accordance with the terms of those agreements. The table below summarizes our Fund's debt as of March 31, 2020. The amounts reflect 100%, not our pro-rata share, of the amounts related to our Fund:

Fund(1)
 
Loan Maturity Date
 
Principal Balance
(In Millions)
 
Variable Interest Rate
 
Swap Fixed Interest Rate
 
Swap Maturity Date
 
 
 
 
 
 
 
 
 
 
 
Partnership X(2)(3)
 
3/1/2023
 
$
110.0

 
LIBOR + 1.40%
 
2.30%
 
3/1/2021
___________________________________________________
(1)
See Note 5 for more information regarding our unconsolidated Fund.
(2)
Floating rate term loan, swapped to fixed, which is secured by two properties and requires monthly payments of interest only, with the outstanding principal due upon maturity. As of March 31, 2020, assuming a zero-percent LIBOR interest rate during the remaining life of the swap, the maximum future payments under the swap agreement were $0.9 million.
(3)
Loan agreement includes a zero-percent LIBOR floor. The corresponding swap does not include such a floor.


30



Item 2.  Management’s Discussion and Analysis of Financial Condition and Results of Operations

The following discussion should be read in conjunction with our Forward Looking Statements disclaimer, and our consolidated financial statements and related notes in Part I, Item 1 of this Report. Our results of operations were affected by transactions during the respective period - see Financings, Developments and Repositionings further below.
 
Business Description

Douglas Emmett, Inc. is a fully integrated, self-administered and self-managed REIT. Through our interest in our Operating Partnership and its subsidiaries, our consolidated JVs and our unconsolidated Fund, we are one of the largest owners and operators of high-quality office and multifamily properties in Los Angeles County, California and in Honolulu, Hawaii. We focus on owning, acquiring, developing and managing a substantial share of top-tier office properties and premier multifamily communities in neighborhoods that possess significant supply constraints, high-end executive housing and key lifestyle amenities. As of March 31, 2020, our portfolio consisted of the following (including ancillary retail space):
 
 
 
 
 
 
 
 
Consolidated Portfolio(1)
 
Total Portfolio(2)
 
 
Office
 
 
 
 
 
Class A Properties
70
 
72
 
 
Rentable Square Feet (in thousands)(3)
17,939
 
18,324
 
 
Leased rate
92.3%
 
92.2%
 
 
Occupancy rate
90.9%
 
90.8%
 
 
 
 
 
 
 
 
Multifamily
 
 
 
 
 
Properties
11
 
11
 
 
Units
4,161
 
4,161
 
 
Leased rate
98.0%
 
98.0%
 
 
Occupied rate
96.1%
 
96.1%
 
 
 
 
 
 
 
______________________________________________________________________
(1) Our Consolidated Portfolio includes the properties in our consolidated results. Through our subsidiaries, we own 100% of these properties, except for seventeen office properties totaling 4.3 million square feet and one residential property with 350 apartments, which we own through four consolidated JVs. Our Consolidated Portfolio also includes two land parcels from which we receive ground rent from ground leases to the owners of a Class A office building and a hotel.
(2) Our Total Portfolio includes our Consolidated Portfolio as well as two properties totaling 0.4 million square feet owned by our unconsolidated Fund. See Note 5 to our consolidated financial statements in Item 1 of this Report for more information about our unconsolidated Fund.
(3) During the three months ended March 31, 2020, we removed approximately 223,000 Rentable Square Feet of vacant space at an office building that we are converting to residential apartments.

Revenues by Segment and Location
 
During the three months ended March 31, 2020, revenues from our Consolidated Portfolio were derived as follows:

chart-177751ac0d44529bac4.jpg____chart-2479e6311335576781d.jpg

31



Impacts of the COVID-19 Pandemic

Beginning late in the first quarter, our tenants have been struggling with the impacts of the current pandemic on their business. In addition, the cities where we primarily operate, Los Angeles, Beverly Hills, and Santa Monica, have passed unusually punitive ordinances prohibiting evictions and allowing rent deferral for residential, retail, and office tenants, regardless of financial distress. The ordinances cover our residential, retail and office tenants (with some carve outs for large tenants) and generally prohibit landlords not only from evicting tenants but also from imposing any late fees or interest. Under the ordinances, tenants are required to pay back the deferred rent within 3 to 12 months after the end of the emergency. By eliminating any fees or interest and providing long payback periods, tenants essentially have the option of a free loan.

As of May 6, 2020, our collections for the month of April 2020 were 87% of aggregate base rent billed without any new abatements, consisting of residential at 95%, office at 90% and our small retail component at 22%. We don’t know how this pandemic will impact collections in subsequent months. We have also seen a slowdown in leasing, and we don’t know how long that will last or how it will affect occupancy. We have seen low attendance at our office properties, which will likely continue until at least the lifting of the stay at home orders. During this time, we expect some savings from variable expenses to help offset expected declines in parking revenue.

Many things could change even before the stay in place orders begin to be lifted:
Many of our small tenants have applied for Federal assistance, which can be forgiven if they pay their rent by June.
The local governments that have authorized rent deferrals are considering excluding office tenants, which would reduce or eliminate that headwind.
Leasing could start to recover as tenants come closer to the end of their existing leases.
On the other hand, we could see more tenants stop paying rent if the impact to their business grows.
 
These uncertainties are compounded by many other critical variables on which we have little information: how long the current “stay in place” orders remain, how they are phased out, how businesses react after they are phased out, and whether there is another pandemic wave or waves in the future.
  
On the capital front, construction is continuing on our two large multifamily development projects, although it may take a little longer under current conditions. For the moment, we have suspended work on new office repositioning projects, and acquisitions in our markets seem to be on hold as buyers and sellers evaluate the new conditions.
 
Overall, the pandemic is expected to impact many parts of our business, and those impacts could be material. For more information of the risks to our business, please see Item 1A "Risk Factors."


32



Financings, Developments and Repositionings

Financings

During the first quarter of 2020:
We entered into forward interest rate swaps to hedge future term-loan refinancings. The forward swaps have an initial notional amount of $495.0 million, with effective dates ranging from June 2020 to March 2021, and maturity dates ranging from April 2025 to June 2025, fixing the one-month LIBOR interest rate in a range of 0.74% to 0.91%.

See Notes 7 and 9 to our consolidated financial statements in Item 1 of this Report for more information regarding our debt and derivatives, respectively.

Developments
    
Residential High-Rise Tower, Brentwood, California
In West Los Angeles, we are building a 34 story high-rise apartment building with 376 apartments. The tower is being built on a site that is directly adjacent to an existing office building and a 712 unit residential property, both of which we own. We expect the cost of the development to be approximately $180 million to $200 million, which does not include the cost of the land which we have owned since 1997. As part of the project, we are investing additional capital to build a one acre park on Wilshire Boulevard that will be available to the public and provide a valuable amenity to our surrounding properties and community. Construction continues on the project, although we may face some delays as a result of the impact of the pandemic on permitting and other logistics. We currently expect the first units to be delivered in 2022.
1132 Bishop Street, Honolulu, Hawaii
In downtown Honolulu, we are converting a 25 story, 490 thousand square foot office tower into approximately 500 apartments. This project will help address the severe shortage of rental housing in Honolulu and revitalize the central business district. We expect the conversion to occur in phases over a number of years as the office space is vacated. We currently estimate the construction costs to be approximately $80 million to $100 million, although the inherent uncertainties of development are compounded by the multi-year and phased nature of the conversion and potential impacts from the pandemic. The first phase of construction commenced in June 2019 and we are on-track to deliver the first 98 units over the next few months.

Repositionings

We often strategically purchase properties with large vacancies or expected near-term lease roll-over and use our knowledge of the property and submarket to reposition the property for the optimal use and tenant mix. In addition, we may reposition properties already in our portfolio. The work we undertake to reposition a building typically takes months or even years, and could involve a range of improvements from a complete structural renovation to a targeted remodeling of selected spaces. During the repositioning, the affected property may display depressed rental revenue and occupancy levels that impact our results and, therefore, comparisons of our performance from period to period.


33



Rental Rate Trends - Total Portfolio

Office Rental Rates

The table below presents the average annual rental rate per leased square foot and the annualized lease transaction costs per leased square foot for leases executed in our total office portfolio:
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Three Months Ended
 
Year Ended December 31,
 
 
 
 
March 31, 2020
 
2019
 
2018
 
2017
 
2016
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Average straight-line rental rate(1)(2)
 
$43.24
 
$49.65
 
$48.77
 
$44.48
 
$43.21
 
 
Annualized lease transaction costs(3)
 
$4.70
 
$6.02
 
$5.80
 
$5.68
 
$5.74
 
 
 
 
 
 
 
 
 
 
 
 
 
 
___________________________________________________
(1)
These average rental rates are not directly comparable from year to year because the averages are significantly affected from period to period by factors such as the buildings, submarkets, and types of space and terms involved in the leases executed during the respective reporting period. Because straight-line rent takes into account the full economic value of each lease, including rent concessions and escalations, we believe that it may provide a better comparison than ending cash rents, which include the impact of the annual escalations over the entire term of the lease.
(2)
Reflects the weighted average straight-line Annualized Rent.
(3)
Reflects the weighted average leasing commissions and tenant improvement allowances divided by the weighted average number of years for the leases. Excludes leases substantially negotiated by the seller in the case of acquired properties and leases for tenants relocated from space being taken out of service.

Office Rent Roll

The table below presents the rent roll for new and renewed leases per leased square foot executed in our total office portfolio:

 
 
 
 
 
 
 
 
 
 
Three Months Ended March 31, 2020
 
 
 
 
 
 
 
 
 
 
Rent Roll(1)(2)
Expiring
Rate(2)
 
New/Renewal Rate(2)
 
Percentage Change
 
 
 
 
 
 
 
 
 
 
Cash Rent
$39.11
 
$42.74
 
9.3%
 
 
Straight-line Rent
$35.26
 
$43.24
 
22.6%
 
 
 
 
 
 
 
 
 
___________________________________________________
(1)
Represents the average annual initial stabilized cash and straight-line rents per square foot on new and renewed leases signed during the quarter compared to the prior leases for the same space. Excludes Short-Term Leases, leases where the prior lease was terminated more than a year before signing of the new lease, leases for tenants relocated from space being taken out of service, and leases in acquired buildings where we believe the information about the prior agreement is incomplete or where we believe base rent reflects other off-market inducements to the tenant that are not reflected in the prior lease document.
(2)
Our office rent roll can fluctuate from period to period as a result of changes in our submarkets, buildings and term of the expiring leases, making these metrics difficult to predict.



34



Multifamily Rental Rates

The table below presents the average annual rental rate per leased unit for new tenants:
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Three Months Ended
 
Year Ended December 31,
 
 
 
 
March 31, 2020
 
2019
 
2018
 
2017
 
2016
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Average annual rental rate - new tenants(1)
 
$28,770
 
$28,350
 
$27,542
 
$28,501
 
$28,435
 
 
 
 
 
 
 
 
 
 
 
 
 
 
_____________________________________________________
(1)
These average rental rates are not directly comparable from year to year because of changes in the properties and units included. For example: (i) the average for 2018 decreased from 2017 because we added a significant number of units at our Moanalua Hillside Apartments development in Honolulu, where the rental rates are lower than the average in our portfolio, and (ii) the average for 2019 increased from 2018 because we acquired The Glendon where higher rental rates offset the effect of adding additional units at our Moanalua Hillside Apartments development.

Multifamily Rent Roll

The rent on leases subject to rent change during the three months ended March 31, 2020 (new tenants and existing tenants undergoing annual rent review) was 2.2% higher than the prior rent on the same unit.

Occupancy Rates - Total Portfolio

The tables below present the occupancy rates for our total office portfolio and multifamily portfolio:

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
December 31,
 
 
Occupancy Rates(1) as of:
 
March 31, 2020
 
2019
 
2018
 
2017
 
2016
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Office portfolio
 
90.8%
 
91.4%
 
90.3%
 
89.8%
 
90.4%
 
 
Multifamily portfolio(2)
 
96.1%
 
95.2%
 
97.0%
 
96.4%
 
97.9%
 
 
 
 
 
 
 
 
 
 
 
 
 
 

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Three Months Ended
 
Year Ended December 31,
 
 
Average Occupancy Rates(1)(3):
 
March 31, 2020
 
2019
 
2018
 
2017
 
2016
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Office portfolio
 
91.1%
 
90.7%
 
89.4%
 
89.5%
 
90.6%
 
 
Multifamily portfolio(2)
 
95.7%
 
96.5%
 
96.6%
 
97.2%
 
97.6%
 
 
 
 
 
 
 
 
 
 
 
 
 
 
___________________________________________________
(1)
Occupancy rates include the impact of property acquisitions, most of whose occupancy rates at the time of acquisition were below that of our existing portfolio.
(2)
The Occupancy Rate for our multifamily portfolio was impacted by an acquisition in 2019 and by new units at our Moanalua Hillside Apartments development in Honolulu in 2019 and 2018 - see "Financings, Developments and Repositionings" above.
(3)
Average occupancy rates are calculated by averaging the occupancy rates at the end of each of the quarters in the period and at the end of the quarter immediately prior to the start of the period.



35



Office Lease Expirations

As of March 31, 2020, assuming non-exercise of renewal options and early termination rights, we expect to see expiring square footage in our total office portfolio as follows:

chart-bb5918cd4ddc52debc6.jpg
____________________________________________________
(1) Average of the percentage of leases at March 31, 2017, 2018, and 2019 with the same remaining duration as the leases for the labeled year had at March 31, 2020. Acquisitions are included in the prior year average commencing in the quarter after the acquisition.


36



Results of Operations

Comparison of three months ended March 31, 2020 to three months ended March 31, 2019

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Three Months Ended March 31,
 
Favorable
 
 
 
 
 
 
 
 
2020
 
2019
 
(Unfavorable)
 
%
 
Commentary
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 (In thousands)
 
 
 
 
 
 
Revenues                              
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Office rental revenue and tenant recoveries
 
$
185,827

 
$
167,235

 
$
18,592

 
11.1
 %
 
The increase was due to (i) $15.2 million of rental revenue and tenant recoveries from a JV we consolidated in November 2019, (ii) an increase of $3.3 million of rental revenue and tenant recoveries from properties that we owned throughout both periods, due to higher rental and occupancy rates, and (iii) $1.1 million of rental revenue and tenant recoveries from retail space at the residential community we acquired in June 2019, partly offset by (iv) a decrease of $1.0 million of rental revenue and tenant recoveries at an office building we are converting to a residential building in Hawaii.
 
 
Office parking and other income
 
$
34,062

 
$
30,055

 
$
4,007

 
13.3
 %
 
The increase was due to (i) $2.9 million of parking and other income from a JV we consolidated in November 2019, (ii) an increase in parking and other income of $1.0 million from properties we owned throughout both periods, due to higher occupancy and rates, and (iii) $0.3 million of parking and other income from retail space at the residential community we acquired in June 2019, partly offset by (iv) a decrease of $0.2 million in parking and other income at an office building we are converting to a residential building in Hawaii.
 
 
Multifamily revenue
 
$
31,461

 
$
26,896

 
$
4,565

 
17.0
 %
 
The increase was due to (i) revenue of $4.3 million from the residential community we acquired in June 2019, (ii) an increase in revenues of $1.2 million from the new apartments at our Moanalua Hillside Apartments development, partly offset by (iii) a decrease in revenues of $0.9 million from a residential property where 138 units are temporarily unoccupied as a result of a fire.
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Operating expenses
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Office rental expenses
 
$
69,664

 
$
63,449

 
$
(6,215
)
 
(9.8
)%
 
The increase was due to (i) rental expenses of $5.2 million from a JV we consolidated in November 2019, (ii) an increase of $1.1 million of rental expenses from properties that we owned throughout both periods, and (iii) $0.4 million of rental expenses from retail space at the residential community we acquired in June 2019, partly offset by (iv) a decrease of $0.5 million in rental expenses at an office building we are converting to a residential building in Hawaii. The increase in rental expenses from properties that we owned throughout both periods was due to an increase in professional fees, scheduled services expenses, property taxes and insurance expenses.
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 

37



 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Three Months Ended March 31,
 
Favorable
 
 
 
 
 
 
 
 
2020
 
2019
 
(Unfavorable)
 
%
 
Commentary
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 (In thousands)
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Multifamily rental expenses
 
$
9,356

 
$
7,555

 
$
(1,801
)
 
(23.8
)%
 
The increase was due to (i) $1.5 million of rental expenses from the residential community we acquired in June 2019, (ii) an increase of $0.2 million from our residential properties that we owned throughout both periods, and (iii) an increase in rental expenses of $0.1 million from our new apartments at our Moanalua Hillside Apartments development. The increase in rental expenses from our properties that we owned throughout both periods was due to an increase in personnel expenses, property taxes and scheduled services expenses.
 
 
General and administrative expenses
 
$
10,335

 
$
9,832

 
$
(503
)
 
(5.1
)%
 
The increase was primarily due to an increase in personnel expenses.
 
 
Depreciation and amortization
 
$
97,777

 
$
79,873

 
$
(17,904
)
 
(22.4
)%
 
The increase due to (i) depreciation and amortization of $9.0 million from a JV we consolidated in November 2019, (ii) an increase of $8.0 million from an office building we are converting to a residential building in Hawaii, due to accelerated depreciation of the building, (iii) $2.3 million of depreciation and amortization from the residential community that we acquired in June 2019, and (iv) an increase of $0.6 million from new apartments at our Moanalua Hillside Apartments development, partly offset by (v) a decrease of $1.8 million in depreciation and amortization expense at the properties we owned throughout both periods. The decrease for the properties we owned throughout both periods was due to accelerated depreciation in the comparable period for various properties that we repositioned.
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Non-Operating Income and Expenses
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Other income
 
$
1,989

 
$
2,898

 
$
(909
)
 
(31.4
)%
 
The decrease was primarily due to a decrease in revenues related to our Fund that was consolidated as a JV in November 2019, and a decrease in interest income due to lower money market balances and interest rates.
 
 
Other expenses
 
$
(1,396
)
 
$
(1,845
)
 
$
449

 
24.3
 %
 
The decrease was primarily due to a decrease in expenses related to our Fund that was consolidated as a JV in November 2019, and a decrease in expenses for the health club in Honolulu that we own and operate.
 
 
Income from unconsolidated Funds
 
$
323

 
$
1,551

 
$
(1,228
)
 
(79.2
)%
 
The decrease was primarily due to the consolidation of one of our Funds as a JV in November 2019.
 
 
Interest expense
 
$
(35,420
)
 
$
(33,293
)
 
$
(2,127
)
 
(6.4
)%
 
The increase was primarily due to higher debt balances related to a JV we consolidated in November 2019 and the residential community that we acquired in June 2019.
 
 
 
 
 
 
 
 


38



Non-GAAP Supplemental Financial Measure: FFO

Usefulness to Investors

We report FFO because it is a widely reported measure of the performance of equity REITs, and is also used by some investors to identify the impact of trends in occupancy rates, rental rates and operating costs from year to year, excluding impacts from changes in the value of our real estate, and to compare our performance with other REITs. FFO is a non-GAAP financial measure for which we believe that net income is the most directly comparable GAAP financial measure. FFO has limitations as a measure of our performance because it excludes depreciation and amortization of real estate, and captures neither the changes in the value of our properties that result from use or market conditions, nor the level of capital expenditures, tenant improvements and leasing commissions necessary to maintain the operating performance of our properties, all of which have real economic effect and could materially impact our results from operations. FFO should be considered only as a supplement to net income as a measure of our performance and should not be used as a measure of our liquidity or cash flow, nor is it indicative of funds available to fund our cash needs, including our ability to pay dividends. Other REITs may not calculate FFO in accordance with the NAREIT definition and, accordingly, our FFO may not be comparable to the FFO of other REITs. See "Results of Operations" above for a discussion of the items that impacted our net income.

Comparison of three months ended March 31, 2020 to three months ended March 31, 2019

For the three months ended March 31, 2020, FFO increased by $8.8 million, or 8.5%, to $111.9 million, compared to $103.1 million for the three months ended March 31, 2019. The increase was primarily due to (i) an increase in operating income from our office portfolio due to an increase in rental and occupancy rates, and an increase in our ownership interest in a JV we consolidated in November 2019, and (ii) an increase in operating income from our residential portfolio due to the acquisition in June 2019 of the The Glendon residential community, and leasing of new units at our Moanalua Hillside Apartments development.

Reconciliation to GAAP

The table below reconciles our FFO (the FFO attributable to our common stockholders and noncontrolling interests in our Operating Partnership - which includes our share of our consolidated JVs and our unconsolidated Funds FFO) to net income attributable to common stockholders computed in accordance with GAAP:

 
 
 
 
 
 
 
 
Three Months Ended March 31,
 
 
(In thousands)
2020
 
2019
 
 
 
 
 
 
 
 
Net income attributable to common stockholders
$
26,923

 
$
28,701

 
 
Depreciation and amortization of real estate assets
97,777

 
79,873

 
 
Net income attributable to noncontrolling interests
2,791

 
4,087

 
 
Adjustments attributable to unconsolidated Funds'(1)(3)
654

 
4,514

 
 
Adjustments attributable to consolidated JVs(2)(3)
(16,263
)
 
(14,077
)
 
 
FFO
$
111,882

 
$
103,098

 
 
 
 
 
 
 
_______________________________________________
(1)
Adjusts for our share of our unconsolidated Funds' depreciation and amortization of real estate assets.
(2)
Adjusts for the net income and depreciation and amortization of real estate assets that is attributable to the noncontrolling interests in our consolidated JVs.
(3)
We restructured one of our unconsolidated Funds in November 2019 after which it was consolidated as a JV. The adjustments for the unconsolidated Funds and consolidated JVs are therefore not directly comparable to the prior period. See Note 6 in our 2019 Annual Report on Form 10-K for more information.

39



Non-GAAP Supplemental Financial Measure: Same Property NOI

Usefulness to Investors

We report Same Property NOI to facilitate a comparison of our operations between reported periods. Many investors use Same Property NOI to evaluate our operating performance and to compare our operating performance with other REITs, because it can reduce the impact of investing transactions on operating trends. Same Property NOI is a non-GAAP financial measure for which we believe that net income is the most directly comparable GAAP financial measure.  We report Same Property NOI because it is a widely recognized measure of the performance of equity REITs, and is used by some investors to identify trends in occupancy rates, rental rates and operating costs and to compare our operating performance with that of other REITs.  Same Property NOI has limitations as a measure of our performance because it excludes depreciation and amortization expense, and captures neither the changes in the value of our properties that result from use or market conditions, nor the level of capital expenditures, tenant improvements and leasing commissions necessary to maintain the operating performance of our properties, all of which have real economic effect and could materially impact our results from operations. Other REITs may not calculate Same Property NOI in the same manner. As a result, our Same Property NOI may not be comparable to the Same Property NOI of other REITs. Same Property NOI should be considered only as a supplement to net income as a measure of our performance and should not be used as a measure of our liquidity or cash flow, nor is it indicative of funds available to fund our cash needs, including our ability to pay dividends.

Comparison of three months ended March 31, 2020 to three months ended March 31, 2019

Our Same Properties for 2020 included 60 office properties, aggregating 16.1 million Rentable Square Feet, and 8 multifamily properties with an aggregate 1,928 units. The amounts presented include 100% (not our pro-rata share).

 
 
 
 
 
 
 
 
 
 
 
 
 
 
Three Months Ended March 31,
 
Favorable
 
 
 
 
 
 
 
2020
 
2019
 
(Unfavorable)
 
%
 
Commentary
 
 
 
(In thousands)
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Office revenues
$
197,060

 
$
192,785

 
$
4,275

 
2.2%
 
The increase was primarily due to (i) an increase in rental revenues due to an increase in rental and occupancy rates, (ii) an increase in tenant recoveries due to an increase in recoverable operating costs and (iii) an increase in parking and other income.
 
 
Office expenses
(61,948
)
 
(60,876
)
 
(1,072
)
 
(1.8)%
 
The increase was primarily due to an increase in professional fees, scheduled services expenses, property taxes and insurance expenses.
 
 
Office NOI
135,112

 
131,909

 
3,203

 
2.4%
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Multifamily revenues
15,657

 
15,833

 
(176
)
 
(1.1)%
 
The decrease was primarily due to (i) a decrease in rental revenues due to a decrease in occupancy, partly offset by (ii) an increase in parking and other income.
 
 
Multifamily expenses
(4,158
)
 
(4,021
)
 
(137
)
 
(3.4)%
 
The increase was primarily due to an increase in scheduled services expenses, personnel expenses and legal fees.
 
 
Multifamily NOI
11,499

 
11,812

 
(313
)
 
(2.6)%
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Total NOI
$
146,611

 
$
143,721

 
$
2,890

 
2.0%
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 


40



Reconciliation to GAAP

The table below presents a reconciliation of our Same Property NOI to net income attributable to common stockholders:

 
 
 
 
 
 
 
 
Three Months Ended March 31,
 
 
(In thousands)
2020
 
2019
 
 
Same Property NOI
$
146,611

 
$
143,721

 
 
Non-comparable office revenues
22,829

 
4,505

 
 
Non-comparable office expenses
(7,716
)
 
(2,573
)
 
 
Non-comparable multifamily revenues
15,804

 
11,063

 
 
Non-comparable multifamily expenses
(5,198
)
 
(3,534
)
 
 
NOI
172,330

 
153,182

 
 
General and administrative expenses
(10,335
)
 
(9,832
)
 
 
Depreciation and amortization
(97,777
)
 
(79,873
)
 
 
Operating income
64,218

 
63,477

 
 
Other income
1,989

 
2,898

 
 
Other expenses
(1,396
)
 
(1,845
)
 
 
Income from unconsolidated Funds
323

 
1,551

 
 
Interest expense
(35,420
)
 
(33,293
)
 
 
Net income
29,714

 
32,788

 
 
Less: Net income attributable to noncontrolling interests
(2,791
)
 
(4,087
)
 
 
Net income attributable to common stockholders
$
26,923

 
$
28,701

 
 
 
 
 
 
 


41



Liquidity and Capital Resources

Short-term liquidity

During the three months ended March 31, 2020, we generated cash from operations of $153.5 million. As of March 31, 2020, we had $174.7 million of cash and cash equivalents, and we had a zero balance on our $400.0 million revolving credit facility. Our earliest debt maturity is February 28, 2023. Excluding acquisitions, development projects and debt refinancings, we expect to meet our short-term liquidity requirements through cash on hand, cash generated by operations and our revolving credit facility. See Note 7 to our consolidated financial statements in Item 1 of this Report for more information regarding our debt.

Long-term liquidity

Our long-term liquidity needs consist primarily of funds necessary to pay for acquisitions, development projects and debt refinancings. We do not expect to have sufficient funds on hand to cover these long-term cash requirements due to the requirement to distribute a substantial majority of our income on an annual basis imposed by REIT federal tax rules. We plan to meet our long-term liquidity needs through long-term secured non-recourse indebtedness, the issuance of equity securities, including common stock and OP Units, as well as property dispositions and JV transactions. We have an ATM program which would allow us, subject to market conditions, to sell up to an additional $198 million of shares of common stock as of the date of this Report.

We only use property level, non-recourse debt. As of March 31, 2020, approximately 41% of our total office portfolio is totally unencumbered. To mitigate the impact of changing interest rates on our cash flows from operations, we generally enter into interest rate swap agreements with respect to our loans with floating interest rates.  These swap agreements generally expire between one to two years before the maturity date of the related loan, during which time we can refinance the loan without any interest penalty. See Notes 7 and 9 to our consolidated financial statements in Item 1 of this Report for more information regarding our debt and derivative contracts, respectively.  

On March 20, 2020, our Board of Directors authorized us to repurchase up to $400 million of our common stock at any time through June 30, 2021. They did not obligate us to acquire any shares, and as of the date of this Report, we have not repurchased any common stock pursuant to this authorization. Whether we make any future share repurchases, as well as the timing and number of shares repurchased, will depend on a variety of factors, which may include price, general business and market conditions, and alternative investment opportunities. Under this authorization, repurchases could be made from time to time in compliance with the rules of the SEC and other applicable legal requirements using a variety of methods, including open market purchases. We expect that any repurchases would be financed primarily through free cash flow, borrowings under our line of credit, or other borrowings.

Contractual Obligations

See Note 3 to our consolidated financial statements in Item 1 of this Report for information regarding our minimum future ground lease payments, Note 7 for information regarding our minimum future principal payments due on our secured notes payable and revolving credit facility, as well as the interest rates that determine our future periodic interest payments, and Note 15 for information regarding our contractual obligations related to our developments, capital expenditure projects and repositionings.

Off-Balance Sheet Arrangements

Unconsolidated Fund's Debt

Our Fund has its own secured non-recourse debt, and we have made certain environmental and other limited indemnities and guarantees covering customary non-recourse carve-outs related to that loan. We have also guaranteed the related swap. Our Fund has agreed to indemnify us for any amounts that we would be required to pay under these agreements. As of March 31, 2020, all of the obligations under the respective loan and swap agreements have been performed in accordance with the terms of those agreements. See Note 15 to our consolidated financial statements in Item 1 of this Report for more information about our Fund's debt.


42



Cash Flows

Comparison of three months ended March 31, 2020 to three months ended March 31, 2019
 
 
 
 
 
 
 
 
 
 
 
 
Three Months Ended March 31,
 
Increase
 
 
 
 
 
2020
 
2019
 
(Decrease)
 
%
 
 
 
(In thousands)
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Net cash provided by operating activities(1)
$
153,510

 
$
132,489

 
$
21,021

 
15.9
%
 
 
Net cash used in investing activities(2)
$
(64,785
)
 
$
(61,838
)
 
$
2,947

 
4.8
%
 
 
Net cash used in financing activities(3)
$
(67,712
)
 
$
(67,156
)
 
$
556

 
0.8
%
 
 
 
 
 
 
 
 
 
 
 
________________________________________________________________________
(1)
Our cash flows from operating activities are primarily dependent upon the occupancy and rental rates of our portfolio, the collectibility of rent and recoveries from our tenants, and the level of our operating expenses and general and administrative expenses, and interest expense.  The increase in cash provided by operating activities was primarily due to: (i) an increase in operating income from our office portfolio due to an increase in rental and occupancy rates, and an increase in our ownership interest in a JV we consolidated in November 2019, and (ii) an increase in operating income from our residential portfolio due to the acquisition in June 2019 of the The Glendon residential community, and leasing of new units at our Moanalua Hillside Apartments development.
(2)
Our cash flows from investing activities is generally used to fund property acquisitions, developments and redevelopment projects, and Recurring and non-Recurring Capital Expenditures. The increase in cash used in investing activities was primarily due to: (i) an increase of $8.3 million in capital expenditures for developments, (ii) $6.6 million paid for the acquisition of additional interests in our Fund, and (iii) a decrease of $2.0 million in capital distributions received from our Funds, partly offset by a decrease of $14.0 million in capital expenditures for improvements to real estate.
(3)
Our cash flows from financing activities are generally impacted by our borrowings and capital activities, as well as dividends and distributions paid to common stockholders and noncontrolling interests, respectively.  The increase in cash used in financing activities was primarily due to: (i) an increase of $4.6 million in dividends paid to our stockholders, (ii) an increase of $2.6 million in distributions paid to noncontrolling interests, partly offset by: (a) a decrease of $5.0 million in net borrowings, (b) a decrease in loan cost payments of $1.2 million, and (c) a decrease of $0.5 million paid to repurchase OP Units.

Critical Accounting Policies

We adopted ASUs during the first quarter of 2020 - see Note 2 to our consolidated financial statements in Item 1 of this Report for a discussion of new accounting pronouncements. The adoption of the ASUs did not have a material impact on our financial statements. We have not made any other changes during the period covered by this Report to our critical accounting policies disclosed in our 2019 Annual Report on Form 10-K. Our discussion and analysis of our financial condition and results of operations is based upon our consolidated financial statements, which have been prepared in accordance with US GAAP, and which requires us to make estimates of certain items, which affect the reported amounts of our assets, liabilities, revenues and expenses. While we believe that our estimates are based upon reasonable assumptions and judgments at the time that they are made, some of our estimates could prove to be incorrect, and those differences could be material. Some of our estimates are subject to adjustment as we believe appropriate, based on revised estimates, and reconciliation to actual results when available.


43



Item 3.  Quantitative and Qualitative Disclosures about Market Risk

We use derivative instruments to hedge interest rate risk related to our floating rate borrowings. However, our use of these instruments exposes us to credit risk from the potential inability of our counterparties to perform under the terms of those agreements. We attempt to minimize this credit risk by contracting with a variety of high-quality financial counterparties. See Notes 7 and 9 to our consolidated financial statements in Item 1 of this Report for more information regarding our debt and derivatives. As of March 31, 2020, we have no outstanding floating rate debt that is unhedged.

In July 2017, the Financial Conduct Authority (the authority that regulates LIBOR) announced it intends to stop compelling banks to submit rates for the calculation of LIBOR after 2021. As a result, the Federal Reserve Board and the Federal Reserve Bank of New York organized the Alternative Reference Rates Committee ("ARRC"), which identified the Secured Overnight Financing Rate ("SOFR") as its preferred alternative to USD-LIBOR for use in derivatives and other financial contracts that are currently indexed to USD-LIBOR. ARRC has proposed a paced market transition plan to SOFR from USD-LIBOR and organizations are currently working on industry-wide and company-specific transition plans as it relates to derivatives and cash markets exposed to USD-LIBOR.

Our floating rate borrowings and derivative instruments are indexed to USD-LIBOR and we are monitoring this activity and evaluating the related risks - which include interest on loans and amounts received and paid on derivative instruments. These risks arise in connection with transitioning contracts to a new alternative rate. The value of loans or derivative instruments tied to LIBOR could also be impacted if LIBOR is limited or discontinued. While we expect LIBOR to be available in substantially its current form until the end of 2021, it is possible that LIBOR will become unavailable prior to that point. This could result, for example, if sufficient banks decline to make submissions to the LIBOR administrator. In that case, the risks associated with the transition to an alternative reference rate will be accelerated and potentially magnified.

During the first quarter of 2020, we elected to apply the hedge accounting expedients under ASU 2020-04 (Topic 848 - "Reference Rate Reform") - see Note 2 to our consolidated financial statements in Item 1 of this Report for a discussion of new accounting pronouncements. Application of these expedients maintains the presentation of derivatives consistent with past presentation. We will continue to evaluate the impact of the guidance and may apply other elections, as applicable, as additional changes in the market occur.
 
Item 4.  Controls and Procedures
 
As of March 31, 2020, the end of the period covered by this Report, we carried out an evaluation, under the supervision and with the participation of management, including our CEO and CFO, regarding the effectiveness of our disclosure controls and procedures (as defined in Rules 13a-15(e) and 15d-15(e) under the Exchange Act) at the end of the period covered by this Report. Based on the foregoing, our CEO and CFO concluded, as of that time, that our disclosure controls and procedures were effective in ensuring that information required to be disclosed by us in reports filed or submitted under the Exchange Act (i) is processed, recorded, summarized and reported within the time periods specified in the SEC’s rules and forms and (ii) is accumulated and communicated to our management, including our CEO and our CFO, as appropriate, to allow for timely decisions regarding required disclosure.

There have not been any changes in our internal control over financial reporting that occurred during the quarter ended March 31, 2020, that have materially affected, or are reasonably likely to materially affect, our internal control over financial reporting.


44



PART II. OTHER INFORMATION

Item 1. Legal Proceedings

From time to time, we are party to various lawsuits, claims and other legal proceedings that arise in the ordinary course of our business. Excluding ordinary routine litigation incidental to our business, we are not currently a party to any legal proceedings that we believe would reasonably be expected to have a materially adverse effect on our business, financial condition or results of operations.

Item 1A.  Risk Factors

Except for the new risk factor identified below, and any other additional relevant information disclosed in our public reports during 2020, we are not aware of any other material changes to the risk factors disclosed in Part I, “Item 1A. Risk Factors” in our Annual Report on Form 10-K for the year ended December 31, 2019.

The adverse developments related to the COVID-19 global pandemic could adversely affect our business, financial position, results of operations, cash flows, our ability to service our debt, our ability to pay dividends to our stockholders, our REIT status, our ability to capitalize on business opportunities as they arise, our ability to raise capital, and/or the market price of our common stock.

The COVID-19 global pandemic has led to severe disruption to general economic activities as governments and businesses take actions to mitigate the public health crisis. The extent to which the COVID-19 global pandemic ultimately impacts our business will depend on future developments, which are highly uncertain and cannot be predicted, including, but not limited to, the duration and spread of the outbreak, its severity, the actions taken to contain the virus, and how quickly and to what extent normal economic and operating conditions resume. Even if the COVID-19 global pandemic subsides, we may continue to experience significant impacts to our business as a result of its global economic impact, including any resulting economic recession.
Although the impacts of the pandemic cannot be predicted at this time, some potential impacts from the pandemic could include:
Government actions that reduce or otherwise hinder our ability to collect rent promptly or at all, adversely affect tenant demand, increase our costs or otherwise reduce our collections; 
Supply chain, governmental or other disruptions that adversely affect construction or our operations and/or those of our tenants;
Economic pressure on our tenants, which could lead to lower collections or defaults;
Reduced or different tenant demand, leading to lower occupancy and/or rental rates in our buildings;
Increases in expenses and/or capital investments or decreases in tenant demand as a result of safety concerns; 
Increased risks of IT disruptions and/or cyber attacks as a result of our employees or tenants working remotely;
Disruption of our operations as a result of the illness or social distancing of our employees or tenants;
Changes in the financial markets, the value of our properties and/or our cash flows which adversely affect our stock price and/or our tenants' access to needed debt or equity capital on reasonable or any terms; and/or
Increases in the cost or availability, or changes to the terms, of insurance.

Item 2.  Unregistered Sales of Equity Securities and Use of Proceeds
 
None.
 
Item 3.  Defaults Upon Senior Securities

None.

Item 4.  Mine Safety Disclosures

Not applicable.


45



Item 5.  Other Information

None.

Item 6.  Exhibits

Exhibit Number
 
Description
 
 
 
31.1
 
31.2
 
32.1*
 
32.2*
 
101.INS
 
Inline XBRL Instance Document - the instance document does not appear in the interactive data file because its XBRL tags are embedded within the inline XBRL document.
101.SCH
 
Inline XBRL Taxonomy Extension Schema Document.
101.CAL
 
Inline XBRL Taxonomy Extension Calculation Linkbase Document.
101.DEF
 
Inline XBRL Taxonomy Extension Definition Linkbase Document.
101.LAB
 
Inline XBRL Taxonomy Extension Label Linkbase Document.
101.PRE
 
Inline XBRL Taxonomy Extension Presentation Linkbase Document.
104
 
Cover Page Interactive Data File (embedded within the Inline XBRL document)
________________________________________________
* In accordance with SEC Release No. 33-8212, these exhibits are being furnished, and are not being filed as part of this Report on Form 10-Q or as a separate disclosure document, and are not being incorporated by reference into any Securities Act registration statement.



46

SIGNATURES


Pursuant to the requirements of the Exchange Act, the registrant has duly caused this report to be signed on its behalf by the undersigned, thereunto duly authorized.

 
 
DOUGLAS EMMETT, INC.
 
 
 
 
 
 
 
 
Date:
May 8, 2020
By:
/s/ JORDAN L. KAPLAN
 
 
 
Jordan L. Kaplan
 
 
 
President and CEO
 
 
 
 
 
 
 
 
Date:
May 8, 2020
By:
/s/ PETER D. SEYMOUR
 
 
 
Peter D. Seymour
 
 
 
CFO


47