Canadian commercial property owners are walking a financial tightrope as a staggering $203 billion in commercial mortgage debt matures over the next three years, according to a new survey by Intellifi. This translates to an average of $67 billion coming due annually, putting immense pressure on borrowers seeking to refinance their loans.
The challenge is compounded by a significant portion of this maturing debt – roughly $36 billion – being tied to office properties. This sector is grappling with the lingering effects of the pandemic and a shift towards hybrid work models, resulting in lower occupancy rates and decreased property valuations.
Lending Landscape Transformed
"Office valuations, lender demand, and occupancy levels are likely to be lower than they have been for the past five years, making it more challenging for investors to obtain loan financing," the Intellifi report noted. This sentiment is echoed by a dramatic decline in lenders' appetite for office mortgages since 2020. Intellifi's Q1 2024 sentiment survey revealed a complete reversal compared to pre-pandemic times, with no participants expressing medium or high interest in office lending.
Potential Opportunities
While the office sector faces an uphill battle, the report identifies potential opportunities for lenders with a higher risk tolerance. "With $24 billion in office debt coming due in the short term, this asset class should provide some unique opportunities for those lenders willing to trade risk for increased yields," Intellifi suggests. This could involve offering refinancing options with stricter terms or higher interest rates for office properties.
Strength in Other Sectors
The commercial real estate landscape isn't entirely bleak. Demand for refinancing remains robust for multi-family, industrial, and anchored retail properties. Surprisingly, even unanchored retail, which was heavily impacted by the pandemic, is showing signs of resurgence. This indicates a potential shift in consumer behavior and a return to traditional brick-and-mortar retail experiences in certain segments.
Increased Reliance on Insured Mortgages
Overall, Canadian commercial mortgage origination reached a healthy $86.4 billion in 2023, reflecting an 11.1% year-over-year increase. Notably, a significant driver of this growth was a 57.4% surge in the insured mortgage market, which now accounts for a substantial 43% of total originations. This trend is likely fueled by the ongoing housing market crisis, prompting the Canadian government to further bolster the insured mortgage market with an additional $1.5 billion in funding dedicated to affordable housing construction.
Looking Ahead
While the government's support for insured mortgages offers some relief, Canadian commercial borrowers, particularly those in the office sector, need to be prepared for a more restrictive lending environment. Proactive measures such as exploring alternative lenders, pre-emptively seeking new financing arrangements well before maturity dates, and potentially considering asset sales if refinancing proves too challenging, may become crucial for navigating the upcoming wave of maturing commercial mortgages.
Source: Intellifi
