Health Care REIT 424(b)(3)
The information in this prospectus
supplement is not complete and may be changed. This prospectus
supplement and the accompanying prospectus are not an offer to
sell these securities and we are not soliciting offers to buy
these securities in any state where the offer or sale is not
permitted.
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Filed Pursuant to Rule 424(b)(3)
Registration No. 333-107280
Prospectus Supplement
(Subject to completion, dated
April 26, 2005)
(To Prospectus Dated August 4, 2003)
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$ ,000,000 |
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% Notes
due ,
20 |
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We are offering and selling
$ ,000,000
in aggregate principal amount of
our % notes
due ,
20 . |
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Interest on the notes will accrue
from ,
2005. We will pay interest on the notes
on and of
each year,
beginning ,
2005. The notes will mature
on ,
20 . We may redeem some or all of
the notes at our option before maturity at the redemption price
described in Description of Notes Optional
Redemption. |
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The notes are unsecured and rank equally with all of the other
unsecured and senior indebtedness of Health Care REIT, Inc. from
time to time outstanding. The notes will be effectively
subordinated to all liabilities of our subsidiaries and to our
secured indebtedness. |
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The notes will not be listed on any national securities exchange
or traded on the Nasdaq system. |
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Investing in the notes involves risks. See Risk
Factors on page S-6 of this prospectus supplement. |
Neither the Securities and Exchange Commission nor any state
securities commission has approved or disapproved of these
securities or passed upon the adequacy or accuracy of this
prospectus supplement or the accompanying prospectus. Any
representation to the contrary is a criminal offense.
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Per Note | |
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Total | |
Initial public offering price
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% |
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$ |
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Underwriting discounts and
commissions
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% |
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$ |
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Our proceeds, before expenses
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% |
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$ |
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The public offering price set forth above does not include
accrued interest, if any. Interest on the notes will accrue
from ,
2005.
The underwriters expect to deliver the notes in book-entry form
through the facilities of The Depository Trust Company on or
about ,
2005, against payment therefor in immediately available funds.
Banc of America
Securities LLC
The date of this prospectus supplement
is ,
2005.
PROSPECTUS SUPPLEMENT SUMMARY
This summary highlights selected information about us and
this offering. This information is not complete and does not
contain all of the information you should consider before
investing in our notes. You should read this entire prospectus
supplement and the accompanying prospectus carefully, including
Risk Factors contained in this prospectus supplement
and the financial statements and the other information
incorporated by reference in the accompanying prospectus, before
making an investment decision. Unless we have specifically
indicated otherwise, references in this prospectus supplement to
we, us, our, the
Company, or similar terms are to Health Care REIT,
Inc. and its subsidiaries. If the description of the offering
varies between this prospectus supplement and the accompanying
prospectus, you should rely on the information in this
prospectus supplement.
About Our Company
We are a self-administered, equity real estate investment trust
that invests primarily in skilled nursing and assisted living
facilities. We also invest in specialty care facilities. Founded
in 1970, we were the first real estate investment trust to
invest exclusively in health care facilities.
As of December 31, 2004, long-term care facilities, which
include skilled nursing and assisted living facilities,
comprised approximately 93% of our investment portfolio. As of
December 31, 2004, we had approximately $2.5 billion
of net real estate investments, inclusive of credit
enhancements, in 394 facilities located in 35 states and
managed by 50 different operators. At that date, the portfolio
included 234 assisted living facilities, 152 skilled nursing
facilities and eight specialty care facilities.
Our principal executive offices are located at One SeaGate,
Suite 1500, Toledo, Ohio 43604, and our telephone number is
(419) 247-2800. Our Web site address is www.hcreit.com. The
information on our Web site is not part of this prospectus
supplement or the accompanying prospectus.
Our Strategy
We seek to increase funds from operations and funds available
for distribution and to enhance stockholder value through
relationship investing with public and private regionally
focused health care operators. The primary components of this
strategy are set forth below:
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Relationship Investing. We establish relationships with,
and provide financing to, operators throughout their growth
cycles. We target companies with experienced management teams,
regionally focused operations, substantial insider ownership
interests or venture capital backing and significant growth
potential. |
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Portfolio Management. Portfolio strength is derived from
diversity by operator, health care sector and geographic
location. We emphasize long-term investment structures that
result in a predictable asset base with attendant recurring
income, funds from operations and funds available for
distribution. Generally, master leases have a ten to
15 year term and mortgage loans provide five to seven years
of prepayment protection. |
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Depth of Management. Our management team is comprised of
eight individuals who have an aggregate of approximately
145 years of experience in health care and real estate
finance. |
S-2
The Offering
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Securities Offered |
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$ ,000,000
aggregate principal amount of notes. |
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Interest Rate |
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% per year. |
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Maturity |
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,
20 . |
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Interest Payment Dates |
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Semi-annually
on and ,
commencing ,
2005. |
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Ranking |
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The notes will be senior and unsecured obligations of Health
Care REIT, Inc. and will rank equally with all of its other
unsecured and senior indebtedness from time to time outstanding.
The notes will be effectively subordinated to all liabilities of
our subsidiaries and to our secured indebtedness. See
Description of the Notes and Description of
Other Indebtedness. |
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Use of Proceeds |
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The proceeds from this offering will be used to fund our
(a) redemption of all of our outstanding 8.17% Notes
due March 15, 2006, including the payment of accrued and
unpaid interest to the redemption date and the applicable
Make-Whole Amount (as defined below) with respect to these notes
(b) redemption of at least $75,000,000 in aggregate
principal amount of our outstanding 7.5% Notes due
August 15, 2007, including the payment of accrued and
unpaid interest to the redemption date and the applicable
Make-Whole Amount with respect to the redeemed notes and
(c) proposed tender offer for any and all of our
outstanding 7.625% Notes due March 15, 2008. We
anticipate commencing the tender offer simultaneously with this
offering and announcing our exercise of our optional redemption
rights, with respect to the 8.17% Notes due March 15,
2006, on or shortly after April 26, 2005 and, with respect
to the 7.5% Notes due August 15, 2007, on or before
May 5, 2005. In the event we do not use the full amount of
the net proceeds from this offering to complete the redemptions
and tender offer described above, we intend to use the remaining
net proceeds to repay borrowings under our unsecured lines of
credit arrangements and other outstanding indebtedness. Pending
their ultimate use, any net proceeds from this offering may be
invested in short-term, investment grade, interest-bearing
securities, certificates of deposit or direct or guaranteed
obligations of the United States. |
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Optional Redemption |
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The notes are redeemable at any time at our option, in whole or
in part, at a redemption price equal to the sum of (1) the
principal amount of the notes (or portion of such notes) being
redeemed plus accrued interest thereon to the redemption date
and (2) the Make-Whole Amount, if |
S-3
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any, with respect to the notes (or portion of such notes). See
Description of Notes Optional Redemption. |
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Certain Covenants |
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The notes and the supplemental indenture under which they will
be issued contain various covenants including the following: |
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A covenant not to pledge or otherwise subject to any
Lien (as defined below), any of our property or assets or those
of our subsidiaries unless the notes are secured equally and
ratably with all other obligations so secured. This covenant
does not apply to Liens securing obligations that do not in the
aggregate at any one time outstanding exceed 40% of the sum of
(1) the Total Assets (as defined below) of us and our
consolidated subsidiaries prior to the incurrence of such
additional Liens, and (2) the purchase price of any real
estate assets or mortgages receivable acquired, and the amount
of any securities offering proceeds received (to the extent that
such proceeds were not used to acquire real estate assets or
mortgages receivable or used to reduce Indebtedness (as defined
below)), by us or any subsidiary since the end of such calendar
quarter, including those proceeds obtained in connection with
the incurrence of such additional Liens. In addition, this
covenant does not apply to certain of our other obligations as
more fully explained in Description of Notes
Certain Covenants. |
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A covenant that we will not incur or otherwise
become liable for any Indebtedness if the aggregate outstanding
principal amount of Indebtedness of us and our consolidated
subsidiaries is, at the time of such creation, assumption or
incurrence and after giving effect thereto and to any concurrent
transactions, greater than 60% of the sum of (1) the Total
Assets of us and our consolidated subsidiaries prior to the
incurrence of such additional Indebtedness and (2) the
purchase price of any real estate assets or mortgages receivable
acquired, and the amount of any securities offering proceeds
received (to the extent that such proceeds were not used to
acquire real estate assets or mortgages receivable or used to
reduce Indebtedness), by us or any subsidiary since the end of
such calendar quarter, including those proceeds obtained in
connection with the incurrence of such additional Indebtedness. |
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A covenant that we will have or maintain, on a
consolidated basis, as of the last day of each of our fiscal
quarters, Interest Coverage (as defined below) of not less than
150%. |
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A covenant that we will maintain, at all times,
Total Unencumbered Assets (as defined below) of not less |
S-4
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than 150% of the aggregate outstanding principal amount of the
Unsecured Debt (as defined below) of us and our subsidiaries on
a consolidated basis. |
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Sinking Fund |
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The notes are not entitled to any sinking fund payments. |
S-5
RISK FACTORS
An investment in the notes involves risks. You should carefully
consider the following risk factors, together with all of the
other information included in this prospectus supplement and the
accompanying prospectus or incorporated by reference into the
accompanying prospectus, in evaluating an investment in the
notes.
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These notes will be subordinated to our secured debt and
subordinated to all liabilities of our subsidiaries from time to
time outstanding. |
The notes are obligations only of Health Care REIT, Inc. and
will not be guaranteed by our subsidiaries or secured by any of
our or their properties or assets. Our subsidiaries, which own
approximately 50% of our real estate investments, are separate
legal entities and have no obligation to pay any amounts due
pursuant to the notes. Certain of our subsidiaries are obligated
under outstanding debt that may exist from time to time under
certain of our credit facilities. See Description of Other
Indebtedness Credit Facilities.
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Our business operations may not generate the cash needed to
service our indebtedness. |
We cannot assure you that our business will generate sufficient
cash flow from operations or that future borrowings will enable
us to pay our indebtedness, including these notes. While we
intend to use a portion of the net proceeds from this offering
to repurchase all or a portion of the $100,000,000 in
outstanding principal amount of our 7.625% Notes due
March 15, 2008, our tender offer for those notes may not be
accepted by any or all of the holders of those notes. As a
result, all or a portion of the $100,000,000 in outstanding
principal amount of those notes may remain outstanding following
this offering. See Use of Proceeds.
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You may not be able to resell the notes because there may not
be an active trading market for the notes. |
We do not intend to apply for listing of the notes on any
securities exchange or for quotation on the Nasdaq system. A
market for the notes may not develop, or if one does, it may not
necessarily be sustained. The marketability of the notes will
depend on the number of holders, the market for notes of other
issuers, our performance and interest rates.
Other important risk factors are identified under the heading
Forward-Looking Statements and Risk Factors in our
Annual Report on Form 10-K for the year ended
December 31, 2004. The Annual Report on Form 10-K for
the year ended December 31, 2004 is incorporated by
reference into the accompanying prospectus. This prospectus
supplement, the accompanying prospectus and the documents
incorporated by reference do not describe all of the risks
involved in an investment in the notes or the risks relating to
our business. You should consult your own financial and legal
advisors before investing in the notes.
CAUTIONARY STATEMENT CONCERNING FORWARD-LOOKING STATEMENTS
This prospectus supplement, the accompanying prospectus and the
documents incorporated by reference into the accompanying
prospectus contain forward-looking statements as
that term is defined under federal securities laws. These
forward-looking statements include those regarding:
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the possible expansion of our portfolio; |
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the performance of our operators and properties; |
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our ability to enter into agreements with new viable tenants for
properties that we take back from financially troubled tenants,
if any; |
S-6
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our ability to make distributions; |
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our policies and plans regarding investments, financings and
other matters; |
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our tax status as a real estate investment trust; |
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our ability to appropriately balance the use of debt and equity; |
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our ability to access capital markets or other sources of
funds; and |
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our ability to meet our earnings guidance. |
For example, when we use words such as may,
will, intend, should,
believe, expect, anticipate,
estimate or similar expressions, we are making
forward-looking statements. Forward-looking statements are not
guarantees of future performance and involve risks and
uncertainties. Our expected results may not be achieved, and
actual results may differ materially from our expectations. This
may be a result of various factors, including, but not limited
to:
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the status of the economy; |
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the status of capital markets, including prevailing interest
rates; |
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serious issues facing the health care industry, including
compliance with, and changes to, regulations and payment
policies and operators difficulty in obtaining and
maintaining adequate liability and other insurance; |
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changes in financing terms; |
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competition within the health care and senior housing industries; |
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negative developments in the operating results or financial
condition of operators, including, but not limited to, their
ability to pay rent and repay loans; |
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our ability to transition or sell facilities with a profitable
result; |
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operator bankruptcies; |
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government regulations affecting Medicare and Medicaid
reimbursement rates; |
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liability claims and insurance costs for our operators; |
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unanticipated difficulties and/or expenditures relating to
future acquisitions; |
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environmental laws affecting our properties; |
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delays in reinvestment of sale proceeds; |
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changes in rules or practices governing our financial
reporting; and |
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structure related factors, including REIT qualification,
anti-takeover provisions and key management personnel. |
Other important factors are identified in our Annual Report on
Form 10-K for the year ended December 31, 2004, which
is incorporated by reference into the accompanying prospectus,
including factors identified under the headings
Business and Managements Discussion and
Analysis of Financial Condition and Results of Operations.
We assume no obligation to update or revise any forward-looking
statements or to update the reasons why actual results could
differ from those projected in any forward-looking statements.
THE COMPANY
Health Care REIT, Inc., a Delaware corporation, is a
self-administered, equity real estate investment trust that
invests primarily in skilled nursing and assisted living
facilities. We also
S-7
invest in specialty care facilities. Founded in 1970, we were
the first real estate investment trust to invest exclusively in
health care facilities.
As of December 31, 2004, long-term care facilities, which
include skilled nursing and assisted living facilities,
comprised approximately 93% of our investment portfolio. As of
December 31, 2004, we had approximately $2.5 billion
of net real estate investments, inclusive of credit
enhancements, in 394 facilities located in 35 states and
managed by 50 different operators. At that date, the portfolio
included 234 assisted living facilities, 152 skilled nursing
facilities and eight specialty care facilities.
We seek to increase funds from operations and funds available
for distribution and to enhance stockholder value through
relationship investing with public and private regionally
focused health care operators. The primary components of this
strategy are set forth below.
Relationship Investing. We establish relationships with,
and provide financing to, operators throughout their growth
cycles. We target companies with experienced management teams,
regionally focused operations, substantial inside ownership
interests or venture capital backing and significant growth
potential.
By maintaining close ties to health care operators, we are able
to structure investments designed to support an operators
business plan and monitor our investments on an ongoing basis.
Features typically include a master operating lease for the
acquisition and development of facilities in a geographic
region. Economic terms typically include annual rate increasers
and fair market value-based purchase options.
Portfolio Management. Portfolio strength is derived from
diversity by operator, health care sector and geographic
location. We emphasize long-term investment structures that
result in a predictable asset base with attendant recurring
income, funds from operations and funds available for
distribution. Generally, master leases have a ten to
15 year term and mortgage loans provide five to seven years
of prepayment protection. We also regularly monitor the
portfolio with our proprietary database system.
Depth of Management. Our management team is comprised of
eight individuals who have an aggregate of approximately
145 years of experience in health care and real estate
finance. The management team has successfully implemented our
investment strategy of emphasizing relationship financings with
strong, emerging operators.
The Portfolio
The following table summarizes our portfolio as of
December 31, 2004:
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(1) | |
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Percentage | |
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(2) | |
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Percentage | |
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Number | |
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Number | |
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Investment | |
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Number | |
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Number | |
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Investments | |
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of | |
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Revenues | |
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of | |
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of | |
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of | |
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per | |
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of | |
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of | |
Type of facility |
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(in thousands) | |
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investments | |
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(in thousands) | |
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revenues | |
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facilities | |
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beds/units | |
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bed/unit (3) | |
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operators (4) | |
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states (4) | |
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Assisted Living Facilities
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$ |
1,335,717 |
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54 |
% |
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$ |
139,440 |
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55 |
% |
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234 |
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15,776 |
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$ |
84,911 |
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31 |
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33 |
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Skilled Nursing Facilities
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965,328 |
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39 |
% |
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98,677 |
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39 |
% |
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152 |
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20,975 |
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46,023 |
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20 |
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24 |
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Specialty Care Facilities
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151,833 |
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7 |
% |
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15,460 |
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6 |
% |
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8 |
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1,111 |
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136,663 |
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5 |
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5 |
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Totals
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$ |
2,452,878 |
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100 |
% |
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$ |
253,577 |
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100 |
% |
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394 |
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37,862 |
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(1) |
Investments include gross real estate investments and credit
enhancements which amounted to $2,447,233,000 and $5,645,000,
respectively. |
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(2) |
Revenues include gross revenues and revenues from discontinued
operations for the year ended December 31, 2004. |
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(3) |
Investment per Bed/ Unit was computed by using the total
investment amount of $2,456,711,000 which includes gross real
estate investments, credit enhancements and |
S-8
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unfunded commitments for which initial funding has commenced,
which amounted to $2,447,233,000, $5,645,000 and $3,833,000,
respectively. |
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(4) |
We have investments in properties located in 35 states and
managed by 50 different operators. |
In determining whether to invest in a facility, we focus on the
following: (a) the experience of the tenants or
borrowers management team; (b) the historical and
projected financial and operational performance of the facility;
(c) the credit of the tenant or borrower; (d) the
security for the lease or loan; and (e) the capital
committed to the facility by the tenant or borrower. We conduct
market research and analysis for all potential investments. In
addition, we review the value of all facilities, the interest
rates and debt service coverage requirements of any debt to be
assumed and the anticipated sources of repayment of any debt.
We monitor our investments through a variety of methods
determined by the type of facility and operator. Our monitoring
process includes review of monthly financial statements and
other operating data for each facility, quarterly review of
operator creditworthiness, periodic facility inspections and
review of covenant compliance relating to licensure, real estate
taxes, letters of credit and other collateral. In monitoring our
portfolio, our personnel use a proprietary database to collect
and analyze facility-specific data. Additionally, we conduct
extensive research to ascertain industry trends and risks.
Our investments are primarily operating leases and mortgage
loans. Construction financing is provided, but only as part of a
long-term operating lease or mortgage loan. Substantially all of
our investments are designed with escalating rate structures.
Depending upon market conditions, we believe that appropriate
new investments will be available in the future with
substantially the same spreads over our cost of capital.
Operating leases and mortgage loans are normally credit enhanced
by guaranties and/or letters of credit. In addition, operating
leases are typically structured as master leases and mortgage
loans are generally cross-defaulted and cross-collateralized
with other mortgage loans, operating leases or agreements
between us and the operator and its affiliates.
Additional Information
For additional information regarding our business, please see
the information under the heading Business in our
Annual Report on Form 10-K for the year ended
December 31, 2004, which is incorporated by reference into
the accompanying prospectus.
RATIO OF EARNINGS TO FIXED CHARGES
The following table sets forth our ratio of earnings to fixed
charges for the periods indicated. The ratio of earnings to
fixed charges was computed by dividing earnings by our fixed
charges. For purposes of calculating these ratios,
earnings includes income from continuing operations
before extraordinary items, excluding the equity earnings in a
less than 50% owned subsidiary, plus fixed charges and reduced
by capitalized interest. Fixed charges consists of
interest on all indebtedness and the amortization of loan
expenses or interest expensed and capitalized and the amortized
premiums, discounts and capitalized expenses related to
indebtedness.
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Year ended December 31 | |
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2000 | |
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2001 | |
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2002 | |
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2003 | |
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2004 | |
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Consolidated ratio of earnings to
fixed charges (unaudited)
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2.42 |
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2.52 |
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2.37 |
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2.22 |
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2.09 |
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S-9
USE OF PROCEEDS
The net proceeds from the sale of the notes are estimated to be
$ after
deducting underwriting commissions and other offering expenses.
We intend to use the net proceeds to fund our
(a) redemption of all of our outstanding 8.17% Notes
due March 15, 2006 (the Senior Notes due 2006),
including the payment of accrued and unpaid interest to the
redemption date and the applicable Make-Whole Amount with
respect to the Senior Notes due 2006, (b) redemption of at
least $75,000,000 in aggregate principal amount of our
outstanding 7.5% Notes due August 15, 2007 (the
Senior Notes due 2007), including the payment of
accrued and unpaid interest to the redemption date and the
applicable Make-Whole Amount with respect to the redeemed Senior
Notes due 2007, and (c) proposed tender offer for any and
all of our outstanding 7.625% Notes due March 15, 2008
(the Senior Notes due 2008). We anticipate
commencing the tender offer simultaneously with this offering
and announcing our exercise of our optional redemption rights,
with respect to the Senior Notes due 2006, on or shortly after
April 26, 2005 and, with respect to the Senior Notes due
2007, on or before May 5, 2005.
In the event we do not use the full amount of the net proceeds
from this offering to complete the redemptions and tender offer
described above, we intend to use the remaining net proceeds to
repay borrowings under our unsecured lines of credit
arrangements and other outstanding indebtedness. As of
April 22, 2005, we had an outstanding balance of
$150,000,000 under our unsecured lines of credit arrangements
bearing interest at an average rate of 4.26%. Affiliates of
certain of the underwriters who are lenders under our Amended
and Restated Loan Agreement dated August 23, 2002, as
amended, would receive some of the funds used to repay such
borrowings. See Underwriting.
Pending their ultimate use, any net proceeds from this offering
may be invested in short-term, investment grade,
interest-bearing securities, certificates of deposit or direct
or guaranteed obligations of the United States.
S-10
CAPITALIZATION
The following table sets forth our capitalization as of
December 31, 2004, as adjusted to give effect to the sale
of the notes offered by this prospectus supplement, the
redemption of the Senior Notes due 2006 and the redemption of
$75,000,000 in aggregate principal amount of the Senior Notes
due 2007, but not the repurchase of any Senior Notes due 2008.
|
|
|
|
|
|
|
|
|
|
|
|
|
December 31, 2004 | |
|
|
| |
|
|
Actual | |
|
As adjusted | |
|
|
| |
|
| |
|
|
(In thousands) | |
Cash and cash equivalents (1)
|
|
$ |
19,763 |
|
|
$ |
19,763 |
|
Debt:
|
|
|
|
|
|
|
|
|
|
Borrowings under unsecured lines of
credit arrangements (1)(2)
|
|
|
151,000 |
|
|
|
31,000 |
|
|
Senior notes due 2006
|
|
|
50,000 |
|
|
|
|
|
|
Senior notes due 2007 (1)
|
|
|
175,000 |
|
|
|
100,000 |
|
|
Senior notes due 2008 (1)
|
|
|
100,000 |
|
|
|
100,000 |
|
|
Senior notes due 2012
|
|
|
250,000 |
|
|
|
250,000 |
|
|
Senior notes due 2013
|
|
|
300,000 |
|
|
|
300,000 |
|
|
Senior notes due 20
|
|
|
|
|
|
|
|
|
|
Secured debt
|
|
|
160,225 |
|
|
|
160,225 |
|
|
|
|
|
|
|
|
Total debt
|
|
|
1,186,225 |
|
|
|
1,191,225 |
|
Stockholders equity:
|
|
|
|
|
|
|
|
|
|
Preferred Stock, $1.00 par
value; authorized 25,000,000 shares
|
|
|
|
|
|
|
|
|
|
|
Series D Cumulative Redeemable
Preferred Stock; 4,000,000 shares issued and outstanding
|
|
|
100,000 |
|
|
|
100,000 |
|
|
|
Series E Cumulative
Convertible and Redeemable Preferred Stock; 350,045 shares
issued and outstanding
|
|
|
8,751 |
|
|
|
8,751 |
|
|
|
Series F Cumulative Redeemable
Preferred Stock; 7,000,000 shares issued and outstanding
|
|
|
175,000 |
|
|
|
175,000 |
|
|
Common Stock, $1.00 par value;
authorized 125,000,000 shares;
issued 52,960,317 shares;
outstanding 52,924,601 shares (3)
|
|
|
52,860 |
|
|
|
52,860 |
|
|
Capital in excess of par value
|
|
|
1,139,723 |
|
|
|
1,139,723 |
|
|
Treasury stock
|
|
|
(1,286 |
) |
|
|
(1,286 |
) |
|
Cumulative net income (1)
|
|
|
745,817 |
|
|
|
745,817 |
|
|
Cumulative dividends
|
|
|
(884,890 |
) |
|
|
(884,890 |
) |
|
Accumulated other comprehensive
income
|
|
|
1 |
|
|
|
1 |
|
|
Other equity
|
|
|
(697 |
) |
|
|
(697 |
) |
|
|
|
|
|
|
|
Total stockholders equity
|
|
|
1,335,279 |
|
|
|
1,330,279 |
|
|
|
|
|
|
|
|
Total capitalization
|
|
$ |
2,521,504 |
|
|
$ |
2,521,504 |
|
|
|
|
|
|
|
|
|
|
(1) |
To the extent that we redeem a greater portion of the Senior
Notes due 2007 and/or repurchase and retire all or a portion of
the Senior Notes due 2008, cash and cash equivalents will be
reduced and our borrowings under unsecured lines of credit
arrangements will be increased accordingly. Cumulative net
income, as adjusted, does not reflect any charges incurred in
connection with the redemption of the Senior Notes due 2006 and
any charges incurred in connection with the redemption of
$75,000,000 in aggregate principal amount of the Senior Notes
due 2007. However, we will incur charges in connection with
these redemptions that will reduce cumulative net income. In
addition, to the extent we redeem all or a greater portion of
the Senior Notes due 2007 and/ or repurchase and retire all or a
portion of the Senior Notes due 2008, we will incur additional
charges that will reduce cumulative net income. |
|
(2) |
Approximately $150,000,000 was outstanding under our unsecured
lines of credit arrangements at April 22, 2005. |
|
(3) |
The number of shares of common stock that are issued and
outstanding differ from the common stock balance set forth in
the table above due to FASB Statement No. 123, |
S-11
|
|
|
Accounting for Stock-Based Compensation, regarding the vesting
of restricted stock. Also, the above table excludes:
(i) 886,181 shares of common stock reserved for
issuance upon the exercise of outstanding options under our 1995
Stock Incentive Plan; (ii) 128,330 shares of common
stock reserved for issuance upon the exercise of outstanding
options under our Stock Incentive Plan for Non-Employee
Directors; (iii) 4,621,704 shares of common stock
reserved for issuance under our dividend reinvestment and stock
purchase plan; and (iv) 267,946 shares of common stock
reserved for issuance upon conversion of the Series E
Cumulative Convertible and Redeemable Preferred Stock. |
You should read this table in conjunction with
Managements Discussion and Analysis of Financial
Condition and Results of Operations and our consolidated
financial statements, related notes and other financial
information that we have incorporated by reference into the
accompanying prospectus.
S-12
SELECTED FINANCIAL INFORMATION
The following selected financial data for the five years ended
December 31, 2004 are derived from our consolidated
financial statements that have been audited by Ernst &
Young LLP, independent registered public accounting firm. You
should read the following selected financial information in
conjunction with our consolidated financial statements, related
notes and other financial information incorporated by reference
in the accompanying prospectus and Managements
Discussion and Analysis of Financial Condition and Results of
Operations contained in this prospectus supplement.
Amounts are in thousands, except per share data.
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Year ended December 31 | |
|
|
| |
|
|
2000 | |
|
2001 | |
|
2002 | |
|
2003 | |
|
2004 | |
|
|
| |
|
| |
|
| |
|
| |
|
| |
Operating Data
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Revenues(1)
|
|
$ |
117,098 |
|
|
$ |
116,331 |
|
|
$ |
150,320 |
|
|
$ |
196,739 |
|
|
$ |
251,395 |
|
Expenses:
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Interest expense(1)
|
|
|
29,585 |
|
|
|
27,222 |
|
|
|
38,189 |
|
|
|
52,811 |
|
|
|
71,994 |
|
|
Provision for depreciation(1)
|
|
|
17,425 |
|
|
|
24,258 |
|
|
|
34,907 |
|
|
|
49,349 |
|
|
|
73,036 |
|
|
Other operating expenses(2)
|
|
|
9,570 |
|
|
|
10,853 |
|
|
|
13,038 |
|
|
|
17,274 |
|
|
|
21,178 |
|
|
Impairment of assets
|
|
|
|
|
|
|
|
|
|
|
2,298 |
|
|
|
2,792 |
|
|
|
314 |
|
|
Loss on extinguishment of debt(3)
|
|
|
|
|
|
|
213 |
|
|
|
403 |
|
|
|
|
|
|
|
|
|
|
Loss on investment
|
|
|
2,000 |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Total expenses
|
|
|
58,580 |
|
|
|
62,546 |
|
|
|
88,835 |
|
|
|
122,226 |
|
|
|
166,522 |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Income from continuing operations
|
|
|
58,518 |
|
|
|
53,785 |
|
|
|
61,485 |
|
|
|
74,513 |
|
|
|
84,873 |
|
Income from discontinued
operations, net(1)
|
|
|
9,538 |
|
|
|
6,764 |
|
|
|
6,174 |
|
|
|
8,227 |
|
|
|
498 |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Net income
|
|
|
68,056 |
|
|
|
60,549 |
|
|
|
67,659 |
|
|
|
82,740 |
|
|
|
85,371 |
|
Preferred stock dividends
|
|
|
13,490 |
|
|
|
13,505 |
|
|
|
12,468 |
|
|
|
9,218 |
|
|
|
12,737 |
|
Preferred stock redemption charge
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
2,790 |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Net income available to common
stockholders
|
|
$ |
54,566 |
|
|
$ |
47,044 |
|
|
$ |
55,191 |
|
|
$ |
70,732 |
|
|
$ |
72,634 |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Other Data
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Average number of common shares
outstanding:
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Basic
|
|
|
28,418 |
|
|
|
30,534 |
|
|
|
36,702 |
|
|
|
43,572 |
|
|
|
51,544 |
|
|
Diluted
|
|
|
28,643 |
|
|
|
31,027 |
|
|
|
37,301 |
|
|
|
44,201 |
|
|
|
52,082 |
|
Per Share Data
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Basic:
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Income from continuing operations
available to common stockholders
|
|
$ |
1.58 |
|
|
$ |
1.32 |
|
|
$ |
1.33 |
|
|
$ |
1.43 |
|
|
$ |
1.40 |
|
Discontinued operations, net
|
|
|
0.34 |
|
|
|
0.22 |
|
|
|
0.17 |
|
|
|
0.19 |
|
|
|
0.01 |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Net income available to common
stockholders
|
|
|
1.92 |
|
|
|
1.54 |
|
|
|
1.50 |
|
|
|
1.62 |
|
|
|
1.41 |
|
Diluted:
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Income from continuing operations
available to common stockholders
|
|
$ |
1.58 |
|
|
$ |
1.30 |
|
|
$ |
1.31 |
|
|
$ |
1.41 |
|
|
$ |
1.38 |
|
Discontinued operations, net
|
|
|
0.33 |
|
|
|
0.22 |
|
|
|
0.17 |
|
|
|
0.19 |
|
|
|
0.01 |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Net income available to common
stockholders
|
|
|
1.91 |
|
|
|
1.52 |
|
|
|
1.48 |
|
|
|
1.60 |
|
|
|
1.39 |
|
Cash distributions per common share
|
|
$ |
2.335 |
|
|
$ |
2.34 |
|
|
$ |
2.34 |
|
|
$ |
2.34 |
|
|
$ |
2.385 |
|
Balance Sheet Data
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Net real estate investments
|
|
$ |
1,121,419 |
|
|
$ |
1,213,564 |
|
|
$ |
1,524,457 |
|
|
$ |
1,992,446 |
|
|
$ |
2,441,972 |
|
Total assets
|
|
|
1,156,904 |
|
|
|
1,269,843 |
|
|
|
1,594,110 |
|
|
|
2,182,731 |
|
|
|
2,549,643 |
|
Total debt
|
|
|
439,752 |
|
|
|
491,216 |
|
|
|
676,331 |
|
|
|
1,013,184 |
|
|
|
1,186,225 |
|
Total liabilities
|
|
|
458,297 |
|
|
|
511,973 |
|
|
|
696,878 |
|
|
|
1,033,052 |
|
|
|
1,214,364 |
|
Total stockholders equity
|
|
|
698,607 |
|
|
|
757,870 |
|
|
|
897,232 |
|
|
|
1,149,679 |
|
|
|
1,335,279 |
|
|
|
(1) |
In accordance with Financial Accounting Standards Board (FASB)
Statement No. 144, we have reclassified the income and
expenses attributable to the properties sold subsequent to
January 1, 2002 to discontinued operations. See
Note 15 to our audited consolidated financial statements. |
|
(2) |
Other operating expenses include loan expense, provision for
loan losses and general and administrative expenses. |
|
(3) |
Effective January 1, 2003, in accordance with FASB
Statement No. 145, we reclassified the losses on
extinguishments of debt in 2001 and 2002 to income from
continuing operations rather than as extraordinary items as
previously required under FASB Statement No. 4. |
S-13
MANAGEMENTS DISCUSSION AND ANALYSIS OF FINANCIAL
CONDITION
AND RESULTS OF OPERATIONS
You should read the following discussion and analysis of our
financial condition and results of operations in conjunction
with our consolidated financial statements and related notes for
the periods presented which are incorporated by reference into
the accompanying prospectus. Some of the information contained
in this discussion and analysis or set forth elsewhere in this
prospectus supplement, the accompanying prospectus and the
documents incorporated by reference includes forward-looking
statements that involve risks and uncertainties. You should
review the Risk Factors section of this prospectus
supplement and the other risk factors incorporated by reference
into the accompanying prospectus for a discussion of important
factors that could cause actual results to differ materially
from the results described in or implied by the forward-looking
statements contained in the following discussion and analysis.
Executive Overview
Business
Health Care REIT, Inc. is a self-administered, equity real
estate investment trust that invests primarily in skilled
nursing and assisted living facilities. We also invest in
specialty care facilities. Founded in 1970, we were the first
REIT to invest exclusively in health care facilities. As of
December 31, 2004, long-term care facilities, which include
skilled nursing and assisted living facilities, comprised
approximately 93% of our investment portfolio. The following
table summarizes our portfolio as of December 31, 2004:
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Investments(1) | |
|
Percentage of | |
|
Revenues(2) | |
|
Percentage of | |
|
Number of | |
|
Number of | |
|
Investment per | |
|
Number of | |
|
Number of | |
Type of facility |
|
(in thousands) | |
|
investments | |
|
(in thousands) | |
|
revenues | |
|
facilities | |
|
beds/units | |
|
bed/unit(3) | |
|
operators(4) | |
|
states(4) | |
|
|
| |
|
| |
|
| |
|
| |
|
| |
|
| |
|
| |
|
| |
|
| |
Assisted Living Facilities
|
|
$ |
1,335,717 |
|
|
|
54% |
|
|
$ |
139,440 |
|
|
|
55% |
|
|
|
234 |
|
|
|
15,776 |
|
|
$ |
84,911 |
|
|
|
31 |
|
|
|
33 |
|
Skilled Nursing Facilities
|
|
|
965,328 |
|
|
|
39% |
|
|
|
98,677 |
|
|
|
39% |
|
|
|
152 |
|
|
|
20,975 |
|
|
|
46,023 |
|
|
|
20 |
|
|
|
24 |
|
Specialty Care Facilities
|
|
|
151,833 |
|
|
|
7% |
|
|
|
15,460 |
|
|
|
6% |
|
|
|
8 |
|
|
|
1,111 |
|
|
|
136,663 |
|
|
|
5 |
|
|
|
5 |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Totals
|
|
$ |
2,452,878 |
|
|
|
100% |
|
|
$ |
253,577 |
|
|
|
100% |
|
|
|
394 |
|
|
|
37,862 |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
(1) |
Investments include real estate investments and credit
enhancements which amounted to $2,447,233,000 and $5,645,000,
respectively. |
|
(2) |
Revenues include gross revenues and revenues from discontinued
operations for the year ended December 31, 2004. |
|
(3) |
Investment per Bed/ Unit was computed by using the total
investment amount of $2,456,711,000 which includes real estate
investments, credit enhancements and unfunded construction
commitments for which initial funding has commenced which
amounted to $2,447,233,000, $5,645,000 and $3,833,000,
respectively. |
|
(4) |
We have investments in properties located in 35 states and
managed by 50 different operators. |
Our primary objectives are to protect stockholders capital
and enhance stockholder value. We seek to pay consistent cash
dividends to stockholders and create opportunities to increase
dividend payments to stockholders as a result of annual
increases in rental and interest income and portfolio growth. To
meet these objectives, we invest primarily in long-term care
facilities managed by experienced operators and diversify our
investment portfolio by operator and geographic location.
Substantially all of our revenues and sources of cash flows from
operations are derived from operating lease rentals and interest
earned on outstanding loans receivable. These items represent
our primary source of liquidity to fund distributions and are
dependent upon our
S-14
operators continued ability to make contractual rent and
interest payments to us. To the extent that our operators
experience operating difficulties and are unable to generate
sufficient cash to make payments to us, there could be a
material adverse impact on our consolidated results of
operations, liquidity and/or financial condition. To mitigate
this risk, we monitor our investments through a variety of
methods determined by the type of health care facility and
operator. Our monitoring process includes review of monthly
financial statements and other operating data for each facility,
quarterly review of operator credit, periodic facility
inspections and review of covenant compliance relating to
licensure, real estate taxes, letters of credit and other
collateral. In monitoring our portfolio, our personnel use a
proprietary database to collect and analyze facility-specific
data. Additionally, we conduct extensive research to ascertain
industry trends and risks. Through these monitoring and research
efforts, we are typically able to intervene at an early stage
and address payment risk, and in so doing, support both the
collectibility of revenue and the value of our investment.
In addition to our monitoring and research efforts, we also
structure our investments to help mitigate payment risk. We
typically invest in or finance up to 90% of the appraised value
of a property. Operating leases and loans are normally credit
enhanced by guaranties and/or letters of credit. In addition,
operating leases are typically structured as master leases and
loans are generally cross-defaulted and cross-collateralized
with other loans, operating leases or agreements between us and
the operator and its affiliates. As of December 31, 2004,
85% of our real property was subject to master leases, 96% of
our real estate investments were cross-defaulted with other
investments relating to the same operator and 78% of our real
property loans were cross-collateralized with other loans to the
same operator.
For the year ended December 31, 2004, rental income and
interest income represented 90% and 9%, respectively, of total
gross revenues. Prior to June 2004, our standard lease structure
contained fixed annual rental escalators, which were generally
recognized on a straight-line basis over the initial lease
period. Beginning in June 2004, our new standard lease structure
contains annual rental escalators that are contingent upon
changes in the Consumer Price Index and/or changes in the gross
operating revenues of the property. These escalators are not
fixed, so no straight-line rent is recorded; however, rental
income is recorded based on the contractual cash rental payments
due for the period. This lease structure will initially generate
lower revenues, net income and funds from operations compared to
leases with fixed escalators that require straight-lining, but
will enable us to generate additional organic growth and
minimize non-cash straight-line rent over time. This change does
not affect our cash flow or our ability to pay dividends. Our
yield on loans receivable depends upon a number of factors,
including the stated interest rate, the average principal amount
outstanding during the term of the loan and any interest rate
adjustments.
Depending upon the availability and cost of external capital, we
anticipate making additional investments in health care related
facilities. New investments are generally funded from temporary
borrowings under our unsecured lines of credit arrangements,
internally generated cash and the proceeds from sales of real
property. Our investments generate internal cash from rent and
interest receipts and principal payments on loans receivable.
Permanent financing for future investments, which replaces funds
drawn under the unsecured lines of credit arrangements, is
expected to be provided through a combination of public and
private offerings of debt and equity securities and the
incurrence of secured debt. We believe our liquidity and various
sources of available capital are sufficient to fund operations,
meet debt service obligations (both principal and interest),
make dividend distributions and finance future investments.
Depending upon market conditions, we believe that new
investments will be available in the future with spreads over
our cost of capital that will generate appropriate returns to
our stockholders. During the year ended December 31, 2004,
we completed $584,931,000 of gross new investments and had
$62,584,000 of real property sales and mortgage loan payoffs,
S-15
resulting in net investments of $522,347,000. We previously
issued investment guidance indicating that we anticipated net
new investments of $250,000,000 in 2005. We recently adjusted
our net new investment guidance for 2005 to $200,000,000, due to
the anticipated disposition of two investments totaling
approximately $50,000,000 that were not in the original
guidance. Although no additional investment payoffs have been
specifically identified, we anticipate the potential repayment
of certain mortgage loans receivable and the possible sale of
additional real property. To the extent that mortgage loan
repayments and real property sales exceed new investments, our
revenues and cash flows from operations could be adversely
affected. We expect to reinvest the proceeds from any mortgage
loan repayments and real property sales in new investments. To
the extent that new investment requirements exceed our available
cash on-hand, we expect to borrow under our unsecured lines of
credit arrangements. At December 31, 2004, we had
$19,763,000 of cash and cash equivalents and $189,000,000 of
available borrowing capacity under our unsecured lines of credit
arrangements.
Key Transactions in 2004
We completed the following key transactions during the year
ended December 31, 2004:
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|
|
|
|
our Board of Directors increased our quarterly dividend to
$0.60 per share, which represented a one and one-half cent
increase from the quarterly dividend of $0.585 paid for 2003.
The dividend declared for the quarter ended December 31,
2004 represents the 135th consecutive dividend payment; |
|
|
|
we expanded our primary unsecured line of credit arrangement
from $225,000,000 to $310,000,000. The existing bank group, in
conjunction with two new participants, First Tennessee Bank,
N.A. and LaSalle Bank National Association, provided the
additional capacity; |
|
|
|
we extended our $30,000,000 unsecured line of credit arrangement
to May 2005; |
|
|
|
we issued 7,000,000 shares of 7.625% Series F
Cumulative Redeemable Preferred Stock, generating approximately
$169,107,000 of net proceeds; |
|
|
|
we issued $50,000,000 of senior unsecured notes due
November 15, 2013, at an effective yield of 5.68%,
generating approximately $50,708,000 of net proceeds; |
|
|
|
we filed a registration statement with the Securities and
Exchange Commission on December 1, 2004 for the issuance of
up to $1,081,794,619 of securities. We anticipate that this
shelf registration will be effective in the first half of 2005; |
|
|
|
we completed $584,931,000 of new investments and had $62,584,000
of real property sales and mortgage loan payoffs; and |
|
|
|
our only remaining operator bankruptcy was resolved with the
April 2004 bankruptcy court approval of the debtors plan
of reorganization for Doctors Community Healthcare Corporation. |
Key Performance Indicators, Trends and
Uncertainties
We utilize several key performance indicators to evaluate the
various aspects of our business. These indicators are discussed
below and relate to operating performance, concentration risk
and credit strength. Management uses these key performance
indicators to facilitate internal and external comparisons to
our historical operating results, in making operating decisions
and for budget planning purposes.
Operating Performance. We believe that net income
available to common stockholders (NICS) is the most
appropriate earnings measure. Other useful supplemental measures
of our operating performance include funds from operations
(FFO) and funds available for
S-16
distribution (FAD); however, these supplemental
measures are not defined by accounting principles generally
accepted in the United States (U.S. GAAP).
Please refer to the section entitled Non-GAAP Financial
Measures for further discussion of FFO and FAD and for
reconciliations of FFO and FAD to NICS. NICS, FFO, FAD and their
relative per share amounts are widely used by investors and
analysts in the valuation, comparison and investment
recommendations of companies. The following table reflects the
recent historical trends for our operating performance measures
(dollars in thousands, except per share data):
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|
|
|
|
|
|
|
|
|
|
|
|
Year ended | |
|
|
| |
|
|
December 31 | |
|
December 31 | |
|
December 31 | |
|
|
2002 | |
|
2003 | |
|
2004 | |
|
|
| |
|
| |
|
| |
Net income available to common
stockholders
|
|
$ |
55,191 |
|
|
$ |
70,732 |
|
|
$ |
72,634 |
|
Funds from operations
|
|
|
96,573 |
|
|
|
119,463 |
|
|
|
146,742 |
|
Funds available for distribution
|
|
|
87,317 |
|
|
|
104,535 |
|
|
|
132,950 |
|
Per share data (fully diluted):
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Net income available to common
stockholders
|
|
$ |
1.48 |
|
|
$ |
1.60 |
|
|
$ |
1.39 |
|
|
Funds from operations
|
|
|
2.59 |
|
|
|
2.70 |
|
|
|
2.82 |
|
|
Funds available for distribution
|
|
|
2.34 |
|
|
|
2.36 |
|
|
|
2.55 |
|
Credit Strength. We measure our credit strength both in
terms of leverage ratios and coverage ratios. Our leverage
ratios include debt to book capitalization (DBCR)
and debt to market capitalization (DMCR). The
leverage ratios indicate how much of our balance sheet
capitalization is related to long-term debt. We expect to
maintain a DBCR between 40 and 50% and a DMCR between 30 and
40%. Our coverage ratios include interest coverage ratio
(ICR) and fixed charge coverage ratio
(FCR). The coverage ratios indicate our ability to
service interest and fixed charges (interest plus preferred
dividends). We expect to maintain an ICR in excess of 3.00 times
and an FCR in excess of 2.50 times. The coverage ratios are
based on earnings before interest, taxes, depreciation and
amortization (EBITDA) which is discussed in further
detail, and reconciled to net income, below in Non-GAAP
Financial Measures. Leverage ratios and coverage ratios
are widely used by investors, analysts and rating agencies in
the valuation, comparison, rating and investment recommendations
of companies. The following table reflects the recent historical
trends for our credit strength measures:
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|
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|
|
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|
|
Year ended | |
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| |
|
|
December 31 | |
|
December 31 | |
|
December 31 | |
|
|
2002 | |
|
2003 | |
|
2004 | |
|
|
| |
|
| |
|
| |
Debt to book capitalization ratio
|
|
|
43 |
% |
|
|
47 |
% |
|
|
47 |
% |
Debt to market capitalization ratio
|
|
|
36 |
% |
|
|
34 |
% |
|
|
34 |
% |
Interest coverage ratio
|
|
|
3.67 |
x |
|
|
3.50 |
x |
|
|
3.24 |
x |
Fixed charge coverage ratio
|
|
|
2.84 |
x |
|
|
3.01 |
x |
|
|
2.77 |
x |
Concentration Risk. We evaluate our concentration risk in
terms of asset mix, investment mix, operator mix and geographic
mix. Concentration risk is a valuable measure in understanding
what portion of our investments could be at risk if certain
sectors were to experience downturns. Asset mix measures the
portion of our investments that are real property. In order to
qualify as an equity REIT, at least 75% of our real estate
investments must be real property, including land, buildings,
improvements and related rights, that is owned by us and leased
to an operator pursuant to a long-term operating lease.
Investment mix measures the portion of our investments that
relate to our various facility types. We invest primarily in
long-term care facilities. Operator mix measures the portion of
our investments that relate to our top five operators. We try to
limit our top five operators to 50% of our total real estate
investments. Geographic mix measures the portion of our
investments that relate to our top five states. We try
S-17
to limit our top five states to 50% of our total real estate
investments. The following table reflects our recent historical
trends of concentration risk:
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|
|
|
|
|
|
|
|
|
|
|
|
|
December 31 | |
|
December 31 | |
|
December 31 | |
|
|
2002 | |
|
2003 | |
|
2004 | |
|
|
| |
|
| |
|
| |
Asset mix:
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Real property
|
|
|
85 |
% |
|
|
87 |
% |
|
|
90 |
% |
|
Loans receivable
|
|
|
14 |
% |
|
|
11 |
% |
|
|
9 |
% |
|
Subdebt investments
|
|
|
1 |
% |
|
|
2 |
% |
|
|
1 |
% |
|
Investment mix:
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Assisted living facilities
|
|
|
57 |
% |
|
|
60 |
% |
|
|
54 |
% |
|
Skilled nursing facilities
|
|
|
35 |
% |
|
|
32 |
% |
|
|
39 |
% |
|
Specialty care facilities
|
|
|
8 |
% |
|
|
8 |
% |
|
|
7 |
% |
|
Operator mix:
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|
|
|
|
|
|
|
|
|
|
|
|
|
Emeritus Corporation
|
|
|
|
|
|
|
12 |
% |
|
|
15 |
% |
|
Southern Assisted Living,
Inc.
|
|
|
|
|
|
|
11 |
% |
|
|
8 |
% |
|
Commonwealth Communities
L.L.C.
|
|
|
13 |
% |
|
|
10 |
% |
|
|
8 |
% |
|
Delta Health Group,
Inc.
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|
|
|
|
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|
|
7 |
% |
|
Home Quality Management,
Inc.
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|
|
8 |
% |
|
|
7 |
% |
|
|
7 |
% |
|
Life Care Centers of America,
Inc.
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|
|
8 |
% |
|
|
6 |
% |
|
|
|
|
|
Merrill Gardens L.L.C.
|
|
|
9 |
% |
|
|
|
|
|
|
|
|
|
Alterra Healthcare Corporation
|
|
|
7 |
% |
|
|
|
|
|
|
|
|
|
Remaining operators
|
|
|
55 |
% |
|
|
54 |
% |
|
|
55 |
% |
|
Geographic mix:
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|
|
|
|
|
|
|
|
|
|
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|
Florida
|
|
|
10 |
% |
|
|
9 |
% |
|
|
15 |
% |
|
Massachusetts
|
|
|
15 |
% |
|
|
13 |
% |
|
|
14 |
% |
|
North Carolina
|
|
|
|
|
|
|
10 |
% |
|
|
8 |
% |
|
Ohio
|
|
|
7 |
% |
|
|
6 |
% |
|
|
6 |
% |
|
Texas
|
|
|
8 |
% |
|
|
6 |
% |
|
|
6 |
% |
|
Tennessee
|
|
|
6 |
% |
|
|
|
|
|
|
|
|
|
Remaining states
|
|
|
54 |
% |
|
|
56 |
% |
|
|
51 |
% |
We evaluate our key performance indicators in conjunction with
current expectations to determine if historical trends are
indicative of future results. Our expected results may not be
achieved and actual results may differ materially from our
expectations. This may be a result of various factors,
including, but not limited to:
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|
|
|
the status of the economy; |
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|
|
the status of capital markets, including prevailing interest
rates; |
|
|
|
serious issues facing the health care industry, including
compliance with, and changes to, regulations and payment
policies and operators difficulty in obtaining and
maintaining adequate liability and other insurance; |
|
|
|
changes in financing terms; |
|
|
|
competition within the health care and senior housing industries; |
|
|
|
negative developments in the operating results or financial
condition of operators, including, but not limited to, their
ability to pay rent and repay loans; |
S-18
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|
|
|
|
the Companys ability to transition or sell facilities with
a profitable result; |
|
|
|
operator bankruptcies; |
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|
|
government regulations affecting Medicare and Medicaid
reimbursement rates; |
|
|
|
liability claims and insurance costs for our operators; |
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|
|
unanticipated difficulties and/or expenditures relating to
future acquisitions; |
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|
|
environmental laws affecting our properties; |
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|
|
delays in reinvestment of sale proceeds; |
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|
|
changes in rules or practices governing the Companys
financial reporting; and |
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|
|
structure related factors, including REIT qualification,
anti-takeover provisions and key management personnel. |
Management regularly monitors the economic and other factors
listed above. We develop strategic and tactical plans designed
to improve performance and maximize our competitive position.
Our ability to achieve our financial objectives is dependent
upon our ability to effectively execute these plans and to
appropriately respond to emerging economic and company-specific
trends. Please refer to our Annual Report on Form 10-K for
the year ended December 31, 2004, under the heading
Forward-Looking Statements and Risk Factors for
further discussion of these risk factors.
Portfolio Update
Payment coverages in our portfolio continue to improve. Our
overall payment coverage is at 1.78 times and represents an
increase of 25 basis points from the prior year. The table
below is a summary of the key performance measures for our
portfolio. Census and payor mix data reflects the three months
ended September 30, 2004. Coverage data reflects the
12 months ended September 30, 2004.
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|
Coverage data | |
|
|
|
|
|
|
| |
|
|
|
|
Payor mix | |
|
Before | |
|
After | |
|
|
|
|
| |
|
management | |
|
management | |
|
|
Census | |
|
Private | |
|
Medicare | |
|
fees | |
|
fees | |
|
|
| |
|
| |
|
| |
|
| |
|
| |
Assisted Living Facilities
|
|
|
87 |
% |
|
|
86 |
% |
|
|
0 |
% |
|
|
1.45 |
x |
|
|
1.23x |
|
Skilled Nursing Facilities
|
|
|
87 |
% |
|
|
16 |
% |
|
|
15 |
% |
|
|
2.11 |
x |
|
|
1.62x |
|
Specialty Care Facilities
|
|
|
66 |
% |
|
|
23 |
% |
|
|
40 |
% |
|
|
2.69 |
x |
|
|
2.08x |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Weighted Averages
|
|
|
1.78 |
x |
|
|
1.44x |
|
Assisted Living Portfolio. At December 31, 2004, our
assisted living portfolio was comprised of 234 facilities with
15,776 units and an investment balance of $1,335,717,000.
The stabilized portfolio was comprised of 230 facilities with
15,115 units, an investment balance of $1,298,820,000, and
payment coverage of 1.45 times, an increase of 14 basis
points from the prior year. Our fill-up and construction
properties remained within our stated goal of having no more
than ten to 15% of the portfolio in construction and fill-up. We
currently have two assisted living facilities remaining in
fill-up, representing less than 1% of our revenues. Only one
facility has occupancy of less than 50%. Finally, we have two
assisted living facilities in construction.
Skilled Nursing Portfolio. At December 31, 2004, our
skilled nursing portfolio was comprised of 152 facilities with
20,975 beds and an investment balance of $965,328,000. Average
occupancies have risen from a low of 81% in the third quarter of
2000 to 87% in the third quarter of 2004. Our payment coverage
remains strong at 2.11 times, an increase of 36 basis
points from the prior year.
S-19
Specialty Care Portfolio. At December 31, 2004, our
specialty care portfolio was comprised of eight facilities with
1,111 beds and an investment balance of $151,833,000. Our
payment coverage remains strong at 2.69 times, an increase of
77 basis points from the prior year.
Corporate Governance
Maintaining investor confidence and trust has become
increasingly important in todays business environment.
Health Care REIT, Inc.s Board of Directors and management
are strongly committed to policies and procedures that reflect
the highest level of ethical business practices. Our corporate
governance guidelines provide the framework for our business
operations and emphasize our commitment to increase stockholder
value while meeting all applicable legal requirements. In March
2004, the Board of Directors adopted its Corporate Governance
Guidelines. These guidelines meet the listing standards adopted
by the New York Stock Exchange and are available on our Web site
at www.hcreit.com and from us upon written request sent to the
Vice President and Corporate Secretary, Health Care REIT, Inc.,
One SeaGate, Suite 1500, P.O. Box 1475, Toledo, Ohio,
43603-1475.
On July 30, 2002, President George W. Bush signed into law
the Sarbanes-Oxley Act of 2002 (SOX). SOX is
designed to protect investors by improving the accuracy and
reliability of corporate disclosures. SOX directed the
Securities and Exchange Commission (SEC) to
promulgate all necessary rules and regulations. We believe we
are in compliance with all of the new listing guidelines of the
NYSE relating to corporate governance as well as the applicable
provisions of SOX and the rules of the SEC adopted under SOX.
The following is a summary of some of the important SOX related
corporate governance initiatives for which we are compliant.
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Prohibition on director/officer loans effective July
2002, new officer and director loans are prohibited; |
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|
CEO/ CFO certifications beginning with the
Form 10-Q for the period ended September 30, 2002, we
provide the required CEO and CFO certifications attesting to the
effectiveness of our disclosure controls and procedures for all
necessary SEC filings; |
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|
Acceleration of Section 16 reports we continue
to meet the two day filing requirement for Section 16
reports, effective August 29, 2002, and we submit them
electronically as of June 30, 2003; |
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|
Form 8-K Item 12 our quarterly earnings
releases are now furnished to the SEC via Form 8-K
Item 12 (renumbered as Item 2.01 effective as of
August 23, 2004) beginning with the quarter ended
March 31, 2003; |
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|
Non-GAAP financial measures all public disclosures
issued subsequent to March 28, 2003 contain the required
reconciliations and discussion of non-GAAP financial measures.
Our primary non-GAAP financial measures are FFO, FAD and EBITDA; |
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|
Off-balance sheet arrangements and contractual
obligations we have always reported these items and
adopted the new disclosure format beginning with our Annual
Report on Form 10-K for the year ended December 31,
2003; |
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|
|
Prohibition on hiring former employees of the independent
registered public accounting firm effective May
2003, we may not hire former team members of our independent
registered public accounting firm unless they have passed the
cooling-off period as defined by the SEC; |
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|
Pre-approval of non-audit services the Audit
Committee of the Board of Directors adopted a pre-approval
policy in May 2003 and has continued to refine it as the SEC
issues additional interpretations and guidance. A description of
the current pre-approval policy can be found in our Proxy
Statement for the 2005 Annual Meeting of Stockholders
(Proxy Statement); |
S-20
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Audit Committee financial expert the Board has
determined that at least one member of the Audit Committee
satisfies the definition of a financial expert and
we have made the required disclosures in our Proxy Statement; |
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Filing deadline accelerations we have met and plan
to continue to meet the SECs staged acceleration plan
regarding Forms 10-Q and 10-K filing deadlines; |
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Code of ethics in connection with the adoption of
our Corporate Governance Guidelines in March 2004, we adopted a
Code of Business Conduct and Ethics that is applicable to all of
our directors, officers and employees. Our Code of Business
Conduct and Ethics is available on our Web site at
www.hcreit.com; |
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|
Independence seven of our nine directors are
independent and all members of our Audit, Compensation and
Nominating/ Corporate Governance Committees are independent. At
each Board meeting, the non-management directors meet in a
special session. Mr. Ballard, the chairman of the
Nominating/ Corporate Governance committee, is the Presiding
Director of such sessions; |
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|
|
Whistleblower mechanism on January 28, 2004,
the Audit Committee approved procedures for (a) the
receipt, retention and treatment of complaints that we receive
regarding accounting, internal accounting controls or auditing
matters and (b) the confidential, anonymous submission by
our employees of concerns regarding questionable accounting or
auditing matters. Information regarding our Corporate Governance
Hotline is available on our Web site at www.hcreit.com; and |
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|
|
Disclosures regarding committee functions and communications
between security holders and the Board beginning
with the 2004 Proxy Statement, we have made the required
disclosures regarding the independence and functions of the
committees of the Board of Directors and have provided our
security holders with information so they can communicate with
our Board of Directors, any specific director or the
non-management directors as a group. |
In addition to the items discussed above, the SEC has issued its
final rules regarding compliance with SOX Section 404,
Management Assessment of Internal Controls (SOX404).
Pursuant to SOX404, we developed enhanced procedures to
understand, document, evaluate and monitor our internal controls
and procedures for financial statement purposes. Beginning with
the Annual Report on Form 10-K for the year ended
December 31, 2004, we provided an assessment report from
management on the effectiveness of our internal controls. In
addition, our independent registered public accounting firm
attested to and reported on managements assertions. See
Item 9A Controls and Procedures of
our Annual Report on Form 10-K for the year ended
December 31, 2004 for additional information. We
implemented a SOX404 compliance plan in April 2003 and have
completed all necessary documentation and testing of our
internal controls in time to provide the required management
report. To date, we have incurred costs (both internal and
external) related to SOX404 and other corporate governance
compliance initiatives and we anticipate that we will incur
additional costs. These costs are included in general and
administrative expenses.
Liquidity and Capital Resources
Sources and Uses of Cash
Our primary sources of cash include rent and interest receipts,
borrowings under unsecured lines of credit arrangements, public
and private offerings of debt and equity securities, proceeds
from the sales of real property and principal payments on loans
receivable. Our primary uses of cash include dividend
distributions, debt service payments (including principal and
interest), real property acquisitions, loan advances and general
and administrative expenses. These sources and uses of cash are
reflected in our Annual Report on Form 10-K for the year
ended
S-21
December 31, 2004 under the heading Consolidated
Statements of Cash Flows and are discussed in further
detail below. The following is a summary of our sources and uses
of cash flows (dollars in thousands):
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Year ended | |
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Year ended | |
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One year change | |
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| |
|
One year change | |
|
Two year change | |
|
|
Dec. 31, | |
|
Dec. 31, | |
|
| |
|
Dec. 31, | |
|
| |
|
| |
|
|
2002 | |
|
2003 | |
|
$ | |
|
% | |
|
2004 | |
|
$ | |
|
% | |
|
$ | |
|
% | |
|
|
| |
|
| |
|
| |
|
| |
|
| |
|
| |
|
| |
|
| |
|
| |
Cash and cash equivalents at
beginning of period
|
|
$ |
9,826 |
|
|
$ |
9,550 |
|
|
$ |
(276 |
) |
|
|
-3% |
|
|
$ |
124,496 |
|
|
$ |
114,946 |
|
|
|
1204% |
|
|
$ |
114,670 |
|
|
|
1167% |
|
Cash provided from (used in)
operating activities
|
|
|
105,367 |
|
|
|
129,521 |
|
|
|
24,154 |
|
|
|
23% |
|
|
|
144,025 |
|
|
|
14,504 |
|
|
|
11% |
|
|
|
38,658 |
|
|
|
37% |
|
Cash provided from (used in)
investing activities
|
|
|
(353,430 |
) |
|
|
(388,746 |
) |
|
|
(35,316 |
) |
|
|
10% |
|
|
|
(507,362 |
) |
|
|
(118,616 |
) |
|
|
31% |
|
|
|
(153,932 |
) |
|
|
44% |
|
Cash provided from (used in)
financing activities
|
|
|
247,787 |
|
|
|
374,171 |
|
|
|
126,384 |
|
|
|
51% |
|
|
|
258,604 |
|
|
|
(115,567 |
) |
|
|
-31% |
|
|
|
10,817 |
|
|
|
4% |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Cash and cash equivalents at end of
period
|
|
$ |
9,550 |
|
|
$ |
124,496 |
|
|
$ |
114,946 |
|
|
|
1204% |
|
|
$ |
19,763 |
|
|
$ |
(104,733 |
) |
|
|
-84% |
|
|
$ |
10,213 |
|
|
|
107% |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Operating Activities. The increases in net cash provided
from operating activities are primarily attributable to
increases in net income and the provision for depreciation
offset by changes in receivables and other assets. Net income
and the provision for depreciation increased primarily as a
result of net new investments in properties owned by us. See the
discussion of investing activities below for additional details.
To the extent that we acquire or dispose of additional
properties in the future, our provision for depreciation will
change accordingly. Changes in receivables and other assets are
primarily due to timing of cash receipts relating to rent, debt
service and other contractual obligations and the fair value of
our interest rate swap agreements.
Investing Activities. The increases in net cash used in
investing activities are primarily attributable to increases in
net real property investments. At December 31, 2004, 90% of
our real estate investments were real property investments. The
investment activity during the year ended December 31, 2004
was approximately 95% real property investments and 5% loans.
Investments for the year ended December 31, 2004 included
the acquisition of 22 assisted living facilities and 52 skilled
nursing facilities for $518,891,000, including the assumption of
debt totaling $14,555,000. The remaining $38,211,000 of real
property investments relates primarily to funding of
construction and renovations on existing facilities. Of this
amount, $9,523,000 related to construction advances on two
assisted living facilities. For the same period in 2003, we
acquired 69 assisted living facilities and 26 skilled nursing
facilities for $474,385,000. The prior year acquisitions
included the assumption of debt totaling $101,243,000 and the
issuance of preferred stock totaling $26,500,000, resulting in
$346,643,000 of cash disbursed for the acquisitions. In
addition, we advanced $63,770,000 relating to construction and
renovations on existing facilities. Of this amount, $29,496,000
related to construction advances on three assisted living
facilities and one specialty care facility. We converted
$36,794,000 of completed construction projects relating to one
assisted living facility and the specialty care facility into
operating lease properties in 2003. For the same period in 2002,
we acquired 24 assisted living facilities, 21 skilled nursing
facilities and one specialty care facility for $354,672,000. The
2002 acquisitions included the assumption of debt which reduced
the amount funded by $2,248,000, resulting in $352,424,000 of
cash disbursed for the acquisitions. In addition, we advanced
$57,282,000 relating to construction and renovations on existing
facilities. Of this amount, $19,595,000 related to construction
advances on three assisted living facilities and one specialty
care facility.
Financing Activities. The changes in net cash provided from or
used in financing activities are primarily attributable to
changes related to our long-term debt, preferred stock issuances
and redemptions, common stock issuances and cash distributions
to stockholders. In September 2002, we issued $150,000,000 of
8.0% senior unsecured notes, maturing in September 2012, at
S-22
an effective yield of 8.05%. In March 2003, we issued
$100,000,000 of 8.0% senior unsecured notes, maturing in
September 2012, at an effective yield of 7.40%. These notes were
an add-on to the $150,000,000 senior unsecured notes issued in
September 2002. In November 2003, we issued $250,000,000 of
6.0% senior unsecured notes, maturing in November 2013, at
an effective yield of 6.01%. In September 2004, we issued
$50,000,000 of 6.0% senior unsecured notes, maturing in
November 2013, at an effective yield of 5.68%. These notes were
an add-on to the $250,000,000 senior unsecured notes issued in
November 2003. We extinguished $40,000,000 of 8.0% senior
unsecured notes that matured in April 2004.
There was no preferred stock activity for the year ended
December 31, 2002. In July 2003, we closed on a public
offering of 4,000,000 shares of 7.875% Series D
Cumulative Redeemable Preferred Stock, which generated net
proceeds of approximately $96,850,000. The shares have a
liquidation value of $25 per share. The preferred stock,
which has no stated maturity, may be redeemed by us on or after
July 9, 2008. A portion of the proceeds from this offering
were used to redeem all 3,000,000 shares of our 8.875%
Series B Cumulative Redeemable Preferred Stock on
July 15, 2003, at a redemption price of $25 per share
plus accrued and unpaid dividends.
In September 2003, we issued 1,060,000 shares of 6%
Series E Cumulative Convertible and Redeemable Preferred
Stock as partial consideration for an acquisition of assets by
us, with the shares valued at $26,500,000 for such purposes. The
shares were issued to Southern Assisted Living, Inc. and certain
of its shareholders without registration in reliance upon the
federal statutory exemption of Section 4(2) of the
Securities Act of 1933, as amended. The shares have a
liquidation value of $25 per share. The preferred stock,
which has no stated maturity, may be redeemed by us on or after
August 15, 2008. The preferred shares are convertible into
common stock at a conversion price of $32.66 per share at
any time. As of December 31, 2004, certain holders of our
Series E Preferred Stock have converted 709,955 shares
into 543,438 shares of our common stock, leaving 350,045 of
such shares outstanding at December 31, 2004.
In September 2004, we closed on a public offering of
7,000,000 shares of 7.625% Series F Cumulative
Redeemable Preferred Stock, which generated net proceeds of
approximately $169,107,000. The shares have a liquidation value
of $25 per share. The preferred stock, which has no stated
maturity, may be redeemed by us on or after September 14,
2009. The proceeds were used to repay borrowings under our
unsecured lines of credit arrangements and to invest in
additional health care properties.
The change in common stock issuances is primarily attributable
to public and private issuances in 2002 and 2003. In February
2002, we issued 906,000 shares of common stock, $1 par
value, at a price of $27.59 per share, which generated net
proceeds of approximately $23,657,000. In May 2002, we issued
3,450,000 shares of common stock, $1 par value, at a
price of $28.00 per share, which generated net proceeds of
approximately $91,578,000. In November 2002, we issued
930,000 shares of common stock, $1 par value, at a
price of $26.90 per share, which generated net proceeds of
approximately $24,952,000.
In July 2003, we issued 1,583,100 shares of common stock,
$1 par value, at a price of $30.32 per share, which
generated net proceeds of approximately $47,950,000. In
September 2003, we issued 3,200,000 shares of common stock,
$1 par value, at a price of $30.25 per share, which
generated net proceeds of approximately $91,583,000. In October
2003, we issued an additional 480,000 shares of common
stock pursuant to the over-allotment exercise, which generated
net proceeds of approximately $13,795,000.
The remaining difference in common stock issuances is primarily
related to our dividend reinvestment and stock purchase plan
(DRIP), stock option exercises, restricted stock
grants and preferred stock conversions. During the year ended
December 31, 2002, we issued 355,000 shares of common
stock pursuant to our DRIP, which generated net proceeds of
$9,572,000. In May 2003, we instituted our enhanced DRIP.
Existing stockholders, in addition to reinvesting dividends, may
purchase up to $5,000 of common stock per month at a discount.
S-23
Previously, stockholders could only purchase once per quarter.
During the year ended December 31, 2004, we issued
1,533,000 shares of common stock pursuant to our DRIP,
which generated net proceeds of approximately $51,575,000 as
compared to 2,277,000 shares issued and $68,860,000 of net
proceeds generated for the same period in 2003. As of
February 28, 2005, we had an effective registration
statement on file with the Securities and Exchange Commission
under which we may issue up to 6,314,213 shares of common
stock pursuant to our DRIP. As of February 28, 2005,
4,357,361 shares of common stock remained available for
issuance under this registration statement.
In order to qualify as a REIT for federal income tax purposes,
we must distribute at least 90% of our taxable income (excluding
capital gains) to our stockholders. During the year ended
December 31, 2004, we paid dividends totaling $122,987,000
(or $2.385 per share) and $12,737,000 to holders of our
common stock and preferred stock, respectively. For the same
periods in 2003, we paid dividends totaling $101,863,000 (or
$2.34 per share) and $9,218,000 to holders of our common
stock and preferred stock, respectively. For the same periods in
2002, we paid dividends totaling $84,671,000 (or $2.34 per
share) and $12,468,000 to holders of our common stock and
preferred stock, respectively. The increase in common stock
dividends is primarily attributable to the increase in common
stock outstanding as discussed below in Results of
Operations.
Off-Balance Sheet Arrangements
We have guaranteed the payment of industrial revenue bonds for
one assisted living facility in the event that the present owner
defaults upon its obligations. In consideration for this
guaranty, we receive and recognize fees annually related to this
arrangement. This guaranty expires upon the repayment of the
industrial revenue bonds which currently mature in 2009. At
December 31, 2004, we were contingently liable for
$3,195,000 under this guaranty.
We have an outstanding letter of credit issued for the benefit
of certain insurance companies that provide workers
compensation insurance to one of our tenants. Our obligation
under the letter of credit matures in 2009. At December 31,
2004, our obligation under the letter of credit was $2,450,000.
We are exposed to various market risks, including the potential
loss arising from adverse changes in interest rates. We may or
may not elect to use financial derivative instruments to hedge
interest rate exposure. These decisions are principally based on
our policy to match our variable rate investments with
comparable borrowings, but are also based on the general trend
in interest rates at the applicable dates and our perception of
the future volatility of interest rates. As of December 31,
2004, we participated in two interest rate swap agreements
related to our long-term debt. Our interest rate swaps are
discussed below in Contractual Obligations.
S-24
Contractual Obligations
The following table summarizes our payment requirements under
contractual obligations as of December 31, 2004 (in
thousands):
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Payments due by period | |
|
|
| |
|
|
|
|
Less than | |
|
|
|
More than | |
Contractual Obligations |
|
Total | |
|
1 year | |
|
1-3 years | |
|
3-5 years | |
|
5 years | |
|
|
| |
|
| |
|
| |
|
| |
|
| |
Unsecured lines of credit
arrangements(1)
|
|
$ |
340,000 |
|
|
$ |
30,000 |
|
|
$ |
310,000 |
|
|
$ |
0 |
|
|
$ |
0 |
|
Senior unsecured notes
|
|
|
875,000 |
|
|
|
|
|
|
|
225,000 |
|
|
|
100,000 |
|
|
|
550,000 |
|
Secured debt
|
|
|
160,225 |
|
|
|
6,276 |
|
|
|
17,981 |
|
|
|
23,472 |
|
|
|
112,496 |
|
Contractual interest obligations
|
|
|
571,375 |
|
|
|
83,630 |
|
|
|
150,137 |
|
|
|
105,568 |
|
|
|
232,041 |
|
Capital lease obligations
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Operating lease obligations
|
|
|
16,036 |
|
|
|
1,778 |
|
|
|
2,341 |
|
|
|
1,857 |
|
|
|
10,060 |
|
Purchase obligations
|
|
|
86,648 |
|
|
|
7,646 |
|
|
|
63,110 |
|
|
|
4,500 |
|
|
|
11,392 |
|
Other long-term liabilities
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Total contractual obligations
|
|
$ |
2,049,284 |
|
|
$ |
129,330 |
|
|
$ |
768,569 |
|
|
$ |
235,397 |
|
|
$ |
915,989 |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
(1) |
Unsecured lines of credit arrangements reflected at 100%
capacity. |
We have an unsecured credit arrangement with a consortium of
eight banks providing for a revolving line of credit
(revolving credit) in the amount of $310,000,000,
which expires on May 15, 2006 (with the ability to extend
for one year at our discretion if we are in compliance with all
covenants). The agreement specifies that borrowings under the
revolving credit are subject to interest payable in periods no
longer than three months at either the agent banks prime
rate of interest or 1.3% over LIBOR interest rate, at our option
(3.7375% at December 31, 2004). In addition, we pay a
commitment fee based on an annual rate of 0.325% and an annual
agents fee of $50,000. Principal is due upon expiration of
the agreement. We have another unsecured line of credit
arrangement with a consortium of three banks for a total of
$30,000,000, which expires May 31, 2005. Borrowings under
this line of credit are subject to interest at either the lead
banks prime rate of interest (5.25% at December 31,
2004) or 2.0% over LIBOR interest rate, at our option, and are
due on demand. At December 31, 2004, we had $151,000,000
outstanding under the unsecured lines of credit arrangements and
estimated total contractual interest obligations of $6,410,000.
Contractual interest obligations are estimated based on the
assumption that the balance of $151,000,000 at December 31,
2004 is constant until maturity at interest rates in effect at
December 31, 2004.
We have $875,000,000 of senior unsecured notes with fixed annual
interest rates ranging from 6% to 8.17%, payable semi-annually.
Total contractual interest obligations on senior unsecured notes
totaled $394,191,000 at December 31, 2004. Additionally, we
have 32 mortgage loans totaling $160,225,000, collateralized by
health care facilities, with fixed annual interest rates ranging
from 5.5% to 12%, payable monthly. The carrying values of the
health care properties securing the mortgage loans totaled
$233,591,000 at December 31, 2004. Total contractual
interest obligations on mortgage loans totaled $139,454,000 at
December 31, 2004.
On May 6, 2004, we entered into two interest rate swap
agreements (the Swaps) for a total notional amount
of $100,000,000 to hedge changes in fair value attributable to
changes in the LIBOR swap rate of $100,000,000 of fixed rate
debt with a maturity date of November 15, 2013. The Swaps
are treated as fair-value hedges for accounting purposes and we
utilize the short-cut method in accordance with Statement of
Financial Accounting Standards No. 133, Accounting
S-25
for Derivative Instruments and Hedging Activities, as amended.
The Swaps are with highly rated counterparties in which we
receive a fixed rate of 6% and pay a variable rate based on
six-month LIBOR plus a spread. At December 31, 2004, total
contractual interest obligations were estimated to be
$31,320,000.
At December 31, 2004, we had operating lease obligations of
$16,036,000 relating to our office space, six assisted living
facilities and three skilled nursing facilities.
Purchase obligations are comprised of unfunded construction
commitments and contingent purchase obligations. At
December 31, 2004, we had outstanding construction
financings of $26,183,000 ($25,463,000 for leased properties and
$720,000 for construction loans) and were committed to providing
additional financing of approximately $3,833,000 to complete
construction. At December 31, 2004, we had contingent
purchase obligations totaling $82,815,000. These contingent
purchase obligations primarily relate to deferred acquisition
fundings. Deferred acquisition fundings are contingent upon a
tenant satisfying certain conditions in the lease. Upon funding,
amounts due from the tenant are increased to reflect the
additional investment in the property.
Capital Structure
As of December 31, 2004, we had stockholders equity
of $1,335,279,000 and a total outstanding debt balance of
$1,186,225,000, which represents a debt to total book
capitalization ratio of 47%. Our ratio of debt to market
capitalization was 34% at December 31, 2004. For the year
ended December 31, 2004, our coverage ratio of EBITDA to
interest was 3.24 to 1.00. For the year ended December 31,
2004, our coverage ratio of EBITDA to fixed charges was 2.77 to
1.00. Also, at December 31, 2004, we had $19,763,000 of
cash and cash equivalents and $189,000,000 of available
borrowing capacity under our unsecured lines of credit
arrangements.
Our debt agreements contain various covenants, restrictions and
events of default. Among other things, these provisions require
us to maintain certain financial ratios and minimum net worth
and impose certain limits on our ability to incur indebtedness,
create liens and make investments or acquisitions. As of
December 31, 2004, we were in compliance with all of the
covenants under our debt agreements. None of our debt agreements
contain provisions for acceleration which could be triggered by
our debt ratings. However, under our unsecured lines of credit
arrangements, the ratings on our senior unsecured notes are used
to determine the fees and interest payable.
Our senior unsecured notes are rated Baa3 (stable),
BBB-(stable) and BBB- (positive) by Moodys
Investors Service, Standard and Poors Investor Service and
Fitch Ratings, respectively. We plan to manage the Company to
maintain investment grade status with a capital structure
consistent with our current profile. Any downgrades in terms of
ratings or outlook by any or all of the noted rating agencies
could have a material adverse impact on our cost and
availability of capital, which could in turn have a material
adverse impact on our consolidated results of operations,
liquidity and/or financial condition.
As of February 28, 2005, we had an effective shelf
registration statement on file with the Securities and Exchange
Commission under which we may issue up to $356,794,619 of
securities including debt securities, common and preferred
stock, depositary shares, warrants and units. We filed a
registration statement with the Securities and Exchange
Commission on December 1, 2004 for the issuance of up to
$1,081,794,619 of securities, which includes the $356,794,619 of
securities available under the existing shelf registration and
which amount will be reduced by the amount of securities offered
and sold in this offering. We anticipate that this shelf
registration will be effective in the first half of 2005. Also,
as of February 28, 2005, we had an effective registration
statement on file in connection with our enhanced DRIP program
under which we may issue up to 6,314,213 shares of common
stock. As of February 28, 2005, 4,357,361 shares of
common stock remained available for issuance under this
registration
S-26
statement. Depending upon market conditions, we anticipate
issuing securities under our registration statements to invest
in additional health care facilities and to repay borrowings
under our unsecured lines of credit arrangements.
Results of Operations
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
One year |
|
|
|
One year |
|
Two year |
|
|
Year ended |
|
change |
|
Year ended |
|
change |
|
change |
|
|
|
|
|
|
|
|
|
|
|
|
|
Dec. 31, 2002 |
|
Dec. 31, 2003 |
|
$ |
|
% |
|
Dec. 31, 2004 |
|
$ |
|
% |
|
$ |
|
% |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Net income available to common
stockholders
|
|
$ |
55,191 |
|
|
$ |
70,732 |
|
|
$ |
15,541 |
|
|
|
28% |
|
|
$ |
72,634 |
|
|
$ |
1,902 |
|
|
|
3% |
|
|
$ |
17,443 |
|
|
|
32% |
|
Funds from operations
|
|
|
96,573 |
|
|
|
119,463 |
|
|
|
22,890 |
|
|
|
24% |
|
|
|
146,742 |
|
|
|
27,279 |
|
|
|
23% |
|
|
|
50,169 |
|
|
|
52% |
|
Funds available for distribution
|
|
|
87,317 |
|
|
|
104,535 |
|
|
|
17,218 |
|
|
|
20% |
|
|
|
132,950 |
|
|
|
28,415 |
|
|
|
27% |
|
|
|
45,633 |
|
|
|
52% |
|
EBITDA
|
|
|
155,208 |
|
|
|
199,349 |
|
|
|
44,141 |
|
|
|
28% |
|
|
|
238,264 |
|
|
|
38,915 |
|
|
|
20% |
|
|
|
83,056 |
|
|
|
54% |
|
Net income available to common stockholders for the year ended
December 31, 2004 totaled $72,634,000, or $1.39 per
diluted share, as compared with $70,732,000, or $1.60 per
diluted share, for the same period in 2003 and $55,191,000, or
$1.48 per diluted share, for the same period in 2002. Net
income available to common stockholders increased on a
year-to-date basis primarily due to an increase in rental income
offset by increases in interest expense and provision for
depreciation. These changes are discussed in further detail
below. Although net income available to common stockholders
increased by 3% from 2003 and 32% from 2002, it decreased on a
per share basis primarily due to significantly higher
outstanding shares. On a fully diluted basis, average common
shares outstanding for the year ended December 31, 2004
were 52,082,000, an 18% increase from 44,201,000 for the same
period in 2003 and a 40% increase from 37,301,000 for the same
period in 2002. The increase in fully diluted average common
shares outstanding is primarily the result of public and private
common stock offerings, common stock issuances pursuant to our
DRIP and conversions of preferred stock into common stock. The
following table represents the changes in outstanding common
stock for the period from January 1, 2003 to
December 31, 2004 (in thousands):
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Year ended | |
|
|
|
|
| |
|
|
|
|
Dec. 31, 2003 | |
|
Dec. 31, 2004 | |
|
Totals | |
|
|
| |
|
| |
|
| |
Beginning balance
|
|
|
40,086 |
|
|
|
50,361 |
|
|
|
40,086 |
|
Public/private offerings
|
|
|
5,263 |
|
|
|
|
|
|
|
5,263 |
|
DRIP issuances
|
|
|
2,277 |
|
|
|
1,533 |
|
|
|
3,810 |
|
Preferred stock conversions
|
|
|
2,224 |
|
|
|
369 |
|
|
|
2,593 |
|
Other issuances
|
|
|
511 |
|
|
|
662 |
|
|
|
1,173 |
|
|
|
|
|
|
|
|
|
|
|
Ending balance
|
|
|
50,361 |
|
|
|
52,925 |
|
|
|
52,925 |
|
|
|
|
|
|
|
|
|
|
|
FFO for the year ended December 31, 2004 totaled
$146,742,000, or $2.82 per diluted share, as compared with
$119,463,000, or $2.70 per diluted share, for the same
period in 2003 and $96,573,000, or $2.59 per diluted share,
for the same period in 2002. The increase in FFO is primarily
due to increases in net income available to common stockholders
and the provision for depreciation. FAD for the year ended
December 31, 2004 totaled $132,950,000, or $2.55 per
diluted share, as compared to $104,535,000, or $2.36 per
diluted share, for the same period in 2003 and $87,317,000, or
$2.34 per diluted share, for the same period in 2002. The
increase in FAD is primarily due to increases in net income
available to common stockholders and the provision for
depreciation offset by changes in rental income in excess of
cash received. Please refer to the discussion of Non-GAAP
Financial Measures below for further information regarding
FFO and FAD and for reconciliations of FFO and FAD to NICS.
S-27
EBITDA for the year ended December 31, 2004 totaled
$238,264,000, as compared with $199,349,000 for the same period
in 2003 and $155,208,000 for the same period in 2002. The
increase in EBITDA is primarily due to increases in net income,
interest expense and provision for depreciation. Our coverage
ratio of EBITDA to total interest was 3.24 times for the year
ended December 31, 2004 as compared with 3.50 times for the
same period in 2003 and 3.67 times for the same period in 2002.
Our coverage ratio of EBITDA to fixed charges was 2.77 times for
the year ended December 31, 2004 as compared with 3.01
times for the same period in 2003 and 2.84 times for the same
period in 2002. Our coverage ratios declined from the prior
years primarily due to the fact that interest expense increased
29% to $73,431,000 from $56,912,000 in 2003 and 74% from
$42,271,000 in 2002, whereas EBITDA only increased by 20% from
2003 and 54% from 2002. The increase in interest expense is
discussed in further detail below. Please refer to the
discussion of Non-GAAP Financial Measures below for
further information regarding EBITDA and a reconciliation of
EBITDA and net income.
Revenues were comprised of the following (dollars in thousands):
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
One year |
|
|
|
One year |
|
Two year |
|
|
Year ended |
|
change |
|
Year ended |
|
change |
|
change |
|
|
|
|
|
|
|
|
|
|
|
|
|
Dec. 31, 2002 |
|
Dec. 31, 2003 |
|
$ |
|
% |
|
Dec. 31, 2004 |
|
$ |
|
% |
|
$ |
|
% |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Rental income
|
|
$ |
120,993 |
|
|
$ |
172,212 |
|
|
$ |
51,219 |
|
|
|
42 |
% |
|
$ |
226,095 |
|
|
$ |
53,883 |
|
|
|
31 |
% |
|
$ |
105,102 |
|
|
|
87 |
% |
Interest income
|
|
|
26,525 |
|
|
|
20,768 |
|
|
|
(5,757 |
) |
|
|
-22 |
% |
|
|
22,818 |
|
|
|
2,050 |
|
|
|
10 |
% |
|
|
(3,707 |
) |
|
|
-14 |
% |
Transaction fees and other income
|
|
|
2,802 |
|
|
|
3,759 |
|
|
|
957 |
|
|
|
34 |
% |
|
|
2,432 |
|
|
|
(1,327 |
) |
|
|
-35 |
% |
|
|
(370 |
) |
|
|
-13 |
% |
Prepayment fees
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
50 |
|
|
|
50 |
|
|
|
n/a |
|
|
|
50 |
|
|
|
n/a |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Totals
|
|
$ |
150,320 |
|
|
$ |
196,739 |
|
|
$ |
46,419 |
|
|
|
31 |
% |
|
$ |
251,395 |
|
|
$ |
54,656 |
|
|
|
28 |
% |
|
$ |
101,075 |
|
|
|
67 |
% |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
The increase in gross revenues is primarily attributable to
increased rental income resulting from the acquisitions of new
properties for which we receive rent offset by sales of real
property. Investments for the year ended December 31, 2004
included the acquisition of 22 assisted living facilities and 52
skilled nursing facilities for $518,891,000, including the
assumption of debt totaling $14,555,000. The remaining
$38,211,000 of real property investments related primarily to
funding of construction and renovations on existing facilities.
Of this amount, $9,523,000 related to construction advances on
two assisted living facilities. For the same period in 2003, we
acquired 69 assisted living facilities and 26 skilled nursing
facilities for $474,385,000. However, the prior year
acquisitions included the assumption of debt totaling
$101,243,000 and the issuance of preferred stock totaling
$26,500,000, resulting in $346,643,000 of cash disbursed for the
acquisitions. In addition, we advanced $63,770,000 relating to
construction and renovations on existing facilities. Of this
amount, $29,496,000 related to construction advances on three
assisted living facilities and one specialty care facility. We
converted $36,794,000 of completed construction projects
relating to one assisted living facility and the specialty care
facility into operating lease properties in 2003. For the same
period in 2002, we acquired 24 assisted living facilities, 21
skilled nursing facilities and one specialty care facility for
$354,672,000. However, the 2002 acquisitions included the
assumption of debt which reduced the amount funded by
$2,248,000, resulting in $352,424,000 of cash disbursed for the
acquisitions. In addition, we advanced $57,282,000 relating to
construction and renovations on existing facilities. Of this
amount, $19,595,000 related to construction advances on three
assisted living facilities and one specialty care facility.
During the year ended December 31, 2004, we sold four
assisted living facilities, two skilled nursing facilities and
one specialty care facility, generating $37,567,000 of net
proceeds. For the same period in 2003, we sold 14 assisted
living facilities, two skilled nursing facilities and one parcel
of land, generating $65,455,000 of net proceeds. For the same
period in 2002, we sold nine assisted living facilities,
generating $52,279,000 of net proceeds.
S-28
As discussed above, prior to June 2004, our standard lease
structure contained fixed annual rental escalators, which were
generally recognized on a straight-line basis over the minimum
lease period. Beginning in June 2004, our new standard lease
structure contains annual rental escalators that are contingent
upon changes in the Consumer Price Index and/or changes in the
gross operating revenues of the property. These escalators are
not fixed, so no straight-line rent is recorded; however, rental
income is recorded based on the contractual cash rental payments
due for the period. While this change does not affect our cash
flow or our ability to pay dividends, it is anticipated that we
will generate additional organic growth and minimize non-cash
straight-line rent over time. If gross operating revenues at our
facilities and/or the Consumer Price Index do not increase, a
portion of our revenues may not continue to increase. Sales of
real property would offset revenue increases and, to the extent
that they exceed new acquisitions, could result in decreased
revenues. Our leases could renew above or below current rent
rates, resulting in an increase or decrease in rental income. As
of December 31, 2004, we had no leases expiring prior to
2009.
Interest income decreased from 2002 primarily due to lower
average yields on our loans receivable and non-recognition of
interest income related to loans on non-accrual. Interest income
increased from 2003 primarily due to a full year of interest
income on loans made in 2003 and recognition of interest income
related to our mortgage loans with Doctors Community Healthcare
Corporation as a result of the bankruptcy resolution.
Transaction fees and other income fluctuated primarily due to
the $902,000 gain from the sale of our investment in Atlantic
Healthcare Finance L.P. in October 2003 and the resulting lack
of income subsequent to the date of sale.
Expenses were comprised of the following (dollars in thousands):
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Year ended |
|
One year change |
|
Year ended |
|
One year change |
|
Two year change |
|
|
|
|
|
|
|
|
|
|
|
|
|
Dec. 31, 2002 |
|
Dec. 31, 2003 |
|
$ |
|
% |
|
Dec. 31, 2004 |
|
$ |
|
% |
|
$ |
|
% |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Interest expense
|
|
$ |
38,190 |
|
|
$ |
52,811 |
|
|
$ |
14,621 |
|
|
|
38 |
% |
|
$ |
71,994 |
|
|
$ |
19,183 |
|
|
|
36 |
% |
|
$ |
33,804 |
|
|
|
89 |
% |
Provision for depreciation
|
|
|
34,907 |
|
|
|
49,349 |
|
|
|
14,442 |
|
|
|
41 |
% |
|
|
73,036 |
|
|
|
23,687 |
|
|
|
48 |
% |
|
|
38,129 |
|
|
|
109 |
% |
General and administrative
|
|
|
9,665 |
|
|
|
11,483 |
|
|
|
1,818 |
|
|
|
19 |
% |
|
|
16,585 |
|
|
|
5,102 |
|
|
|
44 |
% |
|
|
6,920 |
|
|
|
72 |
% |
Loan expense
|
|
|
2,373 |
|
|
|
2,921 |
|
|
|
548 |
|
|
|
23 |
% |
|
|
3,393 |
|
|
|
472 |
|
|
|
16 |
% |
|
|
1,020 |
|
|
|
43 |
% |
Impairment of assets
|
|
|
2,298 |
|
|
|
2,792 |
|
|
|
494 |
|
|
|
21 |
% |
|
|
314 |
|
|
|
(2,478 |
) |
|
|
-89 |
% |
|
|
(1,984 |
) |
|
|
-86 |
% |
Loss on extinguishment of debt
|
|
|
403 |
|
|
|
|
|
|
|
(403 |
) |
|
|
n/a |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
(403 |
) |
|
|
n/a |
|
Provision for loan losses
|
|
|
1,000 |
|
|
|
2,870 |
|
|
|
1,870 |
|
|
|
187 |
% |
|
|
1,200 |
|
|
|
(1,670 |
) |
|
|
-58 |
% |
|
|
200 |
|
|
|
20 |
% |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Totals
|
|
$ |
88,836 |
|
|
$ |
122,226 |
|
|
$ |
33,390 |
|
|
|
38 |
% |
|
$ |
166,522 |
|
|
$ |
44,296 |
|
|
|
36 |
% |
|
$ |
77,686 |
|
|
|
87 |
% |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
The increase in total expenses is primarily attributable to
increases in interest expense, the provision for depreciation
and general and administrative expenses. The increases in
interest expense are primarily due to higher average borrowings
and changes in the amount of capitalized interest offsetting
interest expense. This was partially offset by lower average
interest rates and savings generated from interest rate swap
agreements. In September 2002, we issued $150,000,000 of
8.0% senior unsecured notes, maturing in September 2012, at
an effective yield of 8.05%, resulting in 12 months of
expense in the current year as compared to three months of
expense in 2002 and 12 months of expense in 2003. In March
2003, we issued $100,000,000 of 8.0% senior unsecured
notes, maturing in September 2012, at an effective yield of
7.40%, resulting in nine months of interest expense in 2003
compared to 12 months of expense in the current year. In
November 2003, we issued $250,000,000 of 6.0% senior
unsecured notes, maturing in November 2013, resulting in
12 months of expense in the current year as compared
S-29
to no expense in 2002 and one month of expense in 2003. In
September 2004, we issued $50,000,000 of 6.0% senior
unsecured notes, maturing in November 2013, at an effective
yield of 5.68% resulting in three months of expense in the
current year as compared to no expense in the prior years.
Additionally, during the year ended December 31, 2004 we
had an average daily outstanding balance of $54,770,000 under
our unsecured lines of credit arrangements compared to
$61,677,000 and $69,180,000 during the same periods in 2003 and
2002, respectively. Also, in 2004, we assumed $14,555,000 of
secured debt with weighted average interest rates of 7.50% in
conjunction with new acquisitions. In 2003, we assumed
$101,243,000 of secured debt with weighted average interest
rates of 7.39% in conjunction with new acquisitions. In 2002, we
assumed $2,248,000 of secured debt with weighted average
interest rates of 7.75% in conjunction with new acquisitions.
Effective April 15, 2004, we repaid our $40,000,000
8.0% senior unsecured notes, which will result in a
decrease of interest expense of $3,200,000 on an annualized
basis. If we borrow under our unsecured lines of credit
arrangements, issue additional senior unsecured notes or assume
additional secured debt, our interest expense will increase.
We capitalize certain interest costs associated with funds used
to finance the construction of properties owned directly by us.
The amount capitalized is based upon the borrowings outstanding
during the construction period using the rate of interest that
approximates our cost of financing. Our interest expense is
reduced by the amount capitalized. Capitalized interest for the
years ended December 31, 2002, 2003 and 2004 totaled
$170,000, $1,535,000 and $875,000, respectively.
On May 6, 2004, we entered into two interest rate swap
agreements (the Swaps) for a total notional amount
of $100,000,000 to hedge changes in fair value attributable to
changes in the LIBOR swap rate of $100,000,000 of fixed rate
debt with a maturity date of November 15, 2013. The Swaps
are treated as fair-value hedges for accounting purposes and we
utilize the short-cut method in accordance with Statement of
Financial Accounting Standards No. 133, Accounting for
Derivative Instruments and Hedging Activities, as amended. The
Swaps are with highly rated counterparties in which we receive a
fixed rate of 6.0% and pay a variable rate based on six-month
LIBOR plus a spread. For the year ended December 31, 2004,
we generated $1,770,000 of savings related to our Swaps that was
recorded as a reduction of interest expense. We had no interest
rate swap agreements outstanding at December 31, 2003 or
December 31, 2002.
The provision for depreciation increased primarily as a result
of additional investments in properties owned directly by us
offset by sales of real property. See the discussion of rental
income above for additional details. To the extent that we
acquire or dispose of additional properties in the future, our
provision for depreciation will change accordingly.
General and administrative expenses as a percentage of revenues
(including revenues from discontinued operations) for the year
ended December 31, 2004, were 6.54% as compared with 5.55%
and 5.79% for the same periods in 2003 and 2002, respectively.
Approximately one-half of the increases from 2002 and 2003 are
related to costs associated with our initiatives to attract and
retain appropriate personnel to achieve our business objectives.
The remainder is comprised of increases relating to professional
services fees (including costs associated with SOX compliance),
taxes and transition costs associated with the removal of an
underperforming operator in December 2004.
The increase in loan expense was primarily due to the additional
amortization of costs related to amending our primary unsecured
line of credit arrangement, costs related to obtaining consents
to modify the covenant packages of our senior unsecured notes
and costs related to senior unsecured notes issued in 2003 and
2004.
In May 2003, we announced the amendment and extension of our
primary unsecured line of credit arrangement. The line of credit
was expanded to $225,000,000 and extended to expire in May 2006
(with the ability to extend for one year at our discretion if we
are in compliance with
S-30
all covenants). In August 2003, we further amended the line of
credit to modify certain financial covenants that enhanced our
financial flexibility and aligned our covenant package with
other investment-grade REITs. Finally, in December 2003 and
January 2004, we expanded this line of credit to $310,000,000.
In August and September 2003, we solicited the consents of
registered holders of our senior unsecured notes to the adoption
of certain amendments to the supplemental indentures to modify
the indentures to require us to (a) limit the use of
secured debt to 40% of undepreciated assets, (b) limit
total debt to 60% of undepreciated total assets, and
(c) maintain total unencumbered assets at 150% of total
unsecured debt. These amendments to all of our then outstanding
senior unsecured notes were intended to modernize the covenant
package and make it consistent with other investment-grade REITs.
During the year ended December 31, 2004, it was determined
that the projected undiscounted cash flows from a property did
not exceed its related net book value and an impairment charge
of $314,000 was recorded to reduce the property to its estimated
fair market value. The estimated fair market value was
determined by an offer to purchase received from a third party.
During the year ended December 31, 2003, it was determined
that the projected undiscounted cash flows from a property did
not exceed its related net book value and an impairment charge
of $2,792,000 was recorded to reduce the property to its
estimated fair market value. The estimated fair market value of
the property was determined by an independent appraisal. During
the year ended December 31, 2002, it was determined that
the projected undiscounted cash flows from three properties did
not exceed their related net book values and impairment charges
of $2,298,000 were recorded to reduce the properties to their
estimated fair market values. The estimated fair market values
of the properties were determined by offers to purchase received
from third parties or estimated net sales proceeds.
In April 2002, we purchased $35,000,000 of our outstanding
senior unsecured notes that were due in 2003 and recorded a
charge of $403,000 in connection with this early extinguishment.
No such transactions or charges occurred in 2003 or 2004.
The provision for loan losses is related to our critical
accounting estimate for the allowance for loan losses and is
discussed below in Critical Accounting Policies. Due
to collectibility concerns related to portions of our loan
portfolio, we increased our allowance for losses on loans
receivable by an additional $1,870,000 for the year ended
December 31, 2003.
Other items were comprised of the following (dollars in
thousands):
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Two year |
|
|
Year ended |
|
One year change |
|
Year ended |
|
One year change |
|
change |
|
|
|
|
|
|
|
|
|
|
|
|
|
Dec. 31, 2002 |
|
Dec. 31, 2003 |
|
$ |
|
% |
|
Dec. 31, 2004 |
|
$ |
|
% |
|
$ |
|
% |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Gain (loss) on sales of properties
|
|
$ |
(1,032 |
) |
|
$ |
4,139 |
|
|
$ |
5,171 |
|
|
|
-501 |
% |
|
$ |
(143 |
) |
|
$ |
(4,282 |
) |
|
|
-103 |
% |
|
$ |
889 |
|
|
|
-86 |
% |
Discontinued operations, net
|
|
|
7,207 |
|
|
|
4,088 |
|
|
|
(3,119 |
) |
|
|
-43 |
% |
|
|
641 |
|
|
|
(3,447 |
) |
|
|
-84 |
% |
|
|
(6,566 |
) |
|
|
-91 |
% |
Preferred dividends
|
|
|
(12,468 |
) |
|
|
(9,218 |
) |
|
|
3,250 |
|
|
|
-26 |
% |
|
|
(12,737 |
) |
|
|
(3,519 |
) |
|
|
38 |
% |
|
|
(269 |
) |
|
|
2 |
% |
Preferred stock redemption charge
|
|
|
|
|
|
|
(2,790 |
) |
|
|
(2,790 |
) |
|
|
n/a |
|
|
|
|
|
|
|
2,790 |
|
|
|
-100 |
% |
|
|
|
|
|
|
n/a |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Totals
|
|
$ |
(6,293 |
) |
|
$ |
(3,781 |
) |
|
$ |
2,512 |
|
|
|
-40 |
% |
|
$ |
(12,239 |
) |
|
$ |
(8,458 |
) |
|
|
224 |
% |
|
$ |
(5,946 |
) |
|
|
94 |
% |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
During the years ended December 31, 2002, 2003 and 2004, we
sold properties with carrying values of $53,311,000, $61,316,000
and $37,710,000 for net losses of $1,032,000, net gains of
$4,139,000 and net losses of $143,000, respectively. In August
2001, the Financial Accounting Standards Board issued Statement
No. 144, Accounting for the Impairment or Disposal of
Long-Lived Assets, which is effective for fiscal years beginning
after December 15, 2001. We adopted the standard effective
January 1, 2002. In accordance with Statement No. 144,
we have
S-31
reclassified the income and expenses attributable to the
properties sold subsequent to January 1, 2002 to
discontinued operations. These properties generated $7,207,000,
$4,088,000 and $641,000 of income after deducting depreciation
and interest expense from rental revenue for the years ended
December 31, 2002, 2003 and 2004, respectively. Please
refer to Note 15 of our audited consolidated financial
statements for further discussion.
The increase in preferred dividends is primarily due to the
increase in average outstanding preferred shares. We issued
3,000,000 shares of 8.875% Series B Cumulative
Redeemable Preferred Stock in May 1998, and
3,000,000 shares of 9.0% Series C Cumulative
Convertible Preferred Stock in January 1999. We issued
4,000,000 shares of 7.875% Series D Cumulative
Redeemable Preferred Stock in July 2003 and used the proceeds to
redeem our outstanding Series B Preferred Stock. We issued
7,000,000 shares of 7.625% Series F Cumulative
Redeemable Preferred Stock in September 2004. During the year
ended December 31, 2002, the holder of our Series C
Preferred Stock converted 900,000 shares into
878,049 shares of our common stock, leaving 2,100,000 of
such shares outstanding at December 31, 2002. During the
year ended December 31, 2003, the holder of our
Series C Preferred Stock converted 2,100,000 shares
into 2,048,781 shares of our common stock, leaving no such
shares outstanding at December 31, 2003. We issued
1,060,000 shares of 6% Series E Cumulative Convertible
and Redeemable Preferred Stock in September 2003. During the
year ended December 31, 2003, certain holders of our
Series E Preferred Stock converted 229,556 shares into
175,714 shares of our common stock, leaving 830,444 of such
shares outstanding at December 31, 2003. During the year
ended December 31, 2004, certain holders of our
Series E Preferred Stock converted 480,399 shares into
367,724 shares of our common stock, leaving 350,045 of such
shares outstanding at December 31, 2004.
As noted above, in July 2003, we closed a public offering of
4,000,000 shares of 7.875% Series D Cumulative
Redeemable Preferred Stock. A portion of the proceeds from this
offering were used to redeem all 3,000,000 shares of our
8.875% Series B Cumulative Redeemable Preferred Stock on
July 15, 2003. In accordance with Emerging Issues Task
Force (EITF) Topic D-42, the costs to issue these
securities were recorded as a non-cash, non-recurring charge of
$2,790,000, or $0.06 per diluted share, in the third
quarter of 2003 to reduce net income available to common
stockholders. No such transactions or charges occurred in 2002
or 2004.
Non-GAAP Financial Measures
We believe that net income, as defined by U.S. GAAP, is the
most appropriate earnings measurement. However, we consider FFO
and FAD to be useful supplemental measures of our operating
performance. Historical cost accounting for real estate assets
in accordance with U.S. GAAP implicitly assumes that the
value of real estate assets diminishes predictably over time as
evidenced by the provision for depreciation. However, since real
estate values have historically risen or fallen with market
conditions, many industry investors and analysts have considered
presentations of operating results for real estate companies
that use historical cost accounting to be insufficient. In
response, the National Association of Real Estate Investment
Trusts (NAREIT) created FFO as a supplemental
measure of operating performance for REITs that excludes
historical cost depreciation from net income. FFO, as defined by
NAREIT, means net income, computed in accordance with
U.S. GAAP, excluding gains (or losses) from sales of real
estate, plus depreciation and amortization, and after
adjustments for unconsolidated partnerships and joint ventures.
FAD represents FFO excluding the non-cash straight-line rental
adjustments. Additionally, our historical results include an
adjustment for a preferred stock redemption charge for the year
ended December 31, 2003 but exclude adjustments for
impairment charges.
In August 2003, we adopted the SEC clarification of EITF Topic
D-42. To implement the clarified accounting pronouncement, our
2003 results reflect a reduction in net income available to
common stockholders resulting from a non-cash, non-recurring
charge of $2,790,000, or
S-32
$0.06 per diluted share, due to the redemption of our
8.875% Series B Cumulative Redeemable Preferred Stock in
July 2003. NAREIT has issued its recommendation that preferred
stock redemption charges should not be added back to net income
in the calculation of FFO. Although we have adopted this
recommendation, we have also disclosed FFO and FAD adjusted for
the preferred stock redemption charge for enhanced clarity.
Additionally, we believe that the nature of the charge is
non-recurring because there was not a similar charge during the
two preceding years and we do not anticipate a similar charge in
the succeeding two years.
In October 2003, NAREIT informed its member companies that the
SEC had changed its position on certain aspects of the NAREIT
FFO definition, including impairment charges. Previously, the
SEC accepted NAREITs view that impairment charges were
effectively an early recognition of an expected loss on an
impending sale of property and thus should be added back to net
income in the calculation of FFO and FAD similar to other gains
and losses on sales. However, the SECs clarified
interpretation is that recurring impairments taken on real
property may not be added back to net income in the calculation
of FFO and FAD. We have adopted this interpretation and have not
added back impairment charges of $2,298,000, or $0.06 per
diluted share, recorded for the year ended December 31,
2002, $2,792,000, or $0.06 per diluted share, recorded for
the year ended December 31, 2003 and $314,000, or
$0.01 per diluted share, recorded for the year ended
December 31, 2004.
EBITDA stands for earnings before interest, taxes, depreciation
and amortization. Additionally, we exclude the non-cash
provision for loan losses in calculating EBITDA. We believe that
EBITDA, along with net income and cash flow provided from
operating activities, is an important supplemental measure
because it provides additional information to assess and
evaluate the performance of our operations. Additionally,
restrictive covenants in our long-term debt arrangements contain
financial ratios based on EBITDA. We primarily utilize EBITDA to
measure our interest coverage ratio, which represents EBITDA
divided by total interest, and our fixed charge coverage ratio,
which represents EBITDA divided by fixed charges. Fixed charges
include total interest and preferred dividends.
FFO, FAD and EBITDA are financial measures that are widely used
by investors, equity and debt analysts and rating agencies in
the valuation, comparison, rating and investment recommendations
of companies. Management uses these financial measures to
facilitate internal and external comparisons to our historical
operating results, in making operating decisions and for budget
planning purposes. Additionally, FFO and FAD are internal
evaluation metrics utilized by the Board of Directors to
evaluate management. FFO, FAD and EBITDA do not represent net
income or cash flow provided from operating activities as
determined in accordance with U.S. GAAP and should not be
considered as alternative measures of profitability or
liquidity. Finally, FFO, FAD and EBITDA, as defined by us, may
not be comparable to similarly entitled items reported by other
real estate investment trusts or other companies.
S-33
The table below reflects the reconciliation of FFO to net income
available to common stockholders, the most directly comparable
U.S. GAAP measure, for the periods presented. The provision
for depreciation includes provision for depreciation from
discontinued operations. Amounts are in thousands except for per
share data.
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Year ended | |
|
|
| |
|
|
December 31 | |
|
December 31 | |
|
December 31 | |
|
|
2002 | |
|
2003 | |
|
2004 | |
|
|
| |
|
| |
|
| |
FFO Reconciliation:
|
|
|
|
|
|
|
|
|
|
|
|
|
Net income available to common
stockholders
|
|
$ |
55,191 |
|
|
$ |
70,732 |
|
|
$ |
72,634 |
|
Provision for depreciation
|
|
|
40,350 |
|
|
|
52,870 |
|
|
|
74,015 |
|
Loss (gain) on sales of
properties
|
|
|
1,032 |
|
|
|
(4,139 |
) |
|
|
143 |
|
Prepayment fees
|
|
|
|
|
|
|
|
|
|
|
(50 |
) |
|
|
|
|
|
|
|
|
|
|
Funds from operations
|
|
|
96,573 |
|
|
|
119,463 |
|
|
|
146,742 |
|
Preferred stock redemption charge
|
|
|
|
|
|
|
2,790 |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Funds from operations
adjusted
|
|
$ |
96,573 |
|
|
$ |
122,253 |
|
|
$ |
146,742 |
|
Average common shares outstanding:
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Basic
|
|
|
36,702 |
|
|
|
43,572 |
|
|
|
51,544 |
|
|
Diluted
|
|
|
37,301 |
|
|
|
44,201 |
|
|
|
52,082 |
|
Per share data:
|
|
|
|
|
|
|
|
|
|
|
|
|
Net income available to common
stockholders
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Basic
|
|
$ |
1.50 |
|
|
$ |
1.62 |
|
|
$ |
1.41 |
|
|
Diluted
|
|
|
1.48 |
|
|
|
1.60 |
|
|
|
1.39 |
|
Funds from operations
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Basic
|
|
$ |
2.63 |
|
|
$ |
2.74 |
|
|
$ |
2.85 |
|
|
Diluted
|
|
|
2.59 |
|
|
|
2.70 |
|
|
|
2.82 |
|
Funds from operations
adjusted
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Basic
|
|
$ |
2.63 |
|
|
$ |
2.81 |
|
|
$ |
2.85 |
|
|
Diluted
|
|
|
2.59 |
|
|
|
2.77 |
|
|
|
2.82 |
|
S-34
The table below reflects the reconciliation of FAD to net income
available to common stockholders, the most directly comparable
U.S. GAAP measure, for the periods presented. The provision
for depreciation includes provision for depreciation from
discontinued operations. Amounts are in thousands except for per
share data.
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Year ended | |
|
|
| |
|
|
December 31 | |
|
December 31 | |
|
December 31 | |
|
|
2002 | |
|
2003 | |
|
2004 | |
|
|
| |
|
| |
|
| |
FAD Reconciliation:
|
|
|
|
|
|
|
|
|
|
|
|
|
Net income available to common
stockholders
|
|
$ |
55,191 |
|
|
$ |
70,732 |
|
|
$ |
72,634 |
|
Provision for depreciation
|
|
|
40,350 |
|
|
|
52,870 |
|
|
|
74,015 |
|
Loss (gain) on sales of
properties
|
|
|
1,032 |
|
|
|
(4,139 |
) |
|
|
143 |
|
Prepayment fees
|
|
|
|
|
|
|
|
|
|
|
(50 |
) |
Rental income in excess of cash
received
|
|
|
(9,256 |
) |
|
|
(14,928 |
) |
|
|
(13,792 |
) |
|
|
|
|
|
|
|
|
|
|
Funds available for distribution
|
|
|
87,317 |
|
|
|
104,535 |
|
|
|
132,950 |
|
Preferred stock redemption charge
|
|
|
|
|
|
|
2,790 |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Funds available for
distribution adjusted
|
|
$ |
87,317 |
|
|
$ |
107,325 |
|
|
$ |
132,950 |
|
Average common shares outstanding:
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Basic
|
|
|
36,702 |
|
|
|
43,572 |
|
|
|
51,544 |
|
|
Diluted
|
|
|
37,301 |
|
|
|
44,201 |
|
|
|
52,082 |
|
Per share data:
|
|
|
|
|
|
|
|
|
|
|
|
|
Net income available to common
stockholders
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Basic
|
|
$ |
1.50 |
|
|
$ |
1.62 |
|
|
$ |
1.41 |
|
|
Diluted
|
|
|
1.48 |
|
|
|
1.60 |
|
|
|
1.39 |
|
Funds available for distribution
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Basic
|
|
$ |
2.38 |
|
|
$ |
2.40 |
|
|
$ |
2.58 |
|
|
Diluted
|
|
|
2.34 |
|
|
|
2.36 |
|
|
|
2.55 |
|
Funds available for
distribution adjusted
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Basic
|
|
$ |
2.38 |
|
|
$ |
2.46 |
|
|
$ |
2.58 |
|
|
Diluted
|
|
|
2.34 |
|
|
|
2.43 |
|
|
|
2.55 |
|
S-35
The table below reflects the reconciliation of EBITDA to net
income, the most directly comparable U.S. GAAP measure, for
the periods presented. The provision for depreciation and
interest expense includes provision for depreciation and
interest expense from discontinued operations. Amortization
includes amortization of deferred loan expenses, restricted
stock and stock options. Dollars are in thousands.
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Year ended | |
|
|
| |
|
|
December 31 | |
|
December 31 | |
|
December 31 | |
|
|
2002 | |
|
2003 | |
|
2004 | |
|
|
| |
|
| |
|
| |
EBITDA Reconciliation:
|
|
|
|
|
|
|
|
|
|
|
|
|
Net income
|
|
$ |
67,659 |
|
|
$ |
82,740 |
|
|
$ |
85,371 |
|
Interest expense
|
|
|
42,101 |
|
|
|
55,377 |
|
|
|
72,556 |
|
Capitalized interest
|
|
|
170 |
|
|
|
1,535 |
|
|
|
875 |
|
Provision for depreciation
|
|
|
40,350 |
|
|
|
52,870 |
|
|
|
74,015 |
|
Amortization
|
|
|
3,928 |
|
|
|
3,957 |
|
|
|
4,247 |
|
Provision for loan losses
|
|
|
1,000 |
|
|
|
2,870 |
|
|
|
1,200 |
|
|
|
|
|
|
|
|
|
|
|
EBITDA
|
|
$ |
155,208 |
|
|
$ |
199,349 |
|
|
$ |
238,264 |
|
Interest Coverage Ratio:
|
|
|
|
|
|
|
|
|
|
|
|
|
Interest expense
|
|
$ |
42,101 |
|
|
$ |
55,377 |
|
|
$ |
72,556 |
|
Capitalized interest
|
|
|
170 |
|
|
|
1,535 |
|
|
|
875 |
|
|
|
|
|
|
|
|
|
|
|
|
Total interest
|
|
|
42,271 |
|
|
|
56,912 |
|
|
|
73,431 |
|
EBITDA
|
|
$ |
155,208 |
|
|
$ |
199,349 |
|
|
$ |
238,264 |
|
|
|
|
|
|
|
|
|
|
|
|
Interest coverage ratio
|
|
|
3.67 |
x |
|
|
3.50 |
x |
|
|
3.24 |
x |
Fixed Charge Coverage Ratio:
|
|
|
|
|
|
|
|
|
|
|
|
|
Total interest
|
|
$ |
42,271 |
|
|
$ |
56,912 |
|
|
$ |
73,431 |
|
Preferred dividends
|
|
|
12,468 |
|
|
|
9,218 |
|
|
|
12,737 |
|
|
|
|
|
|
|
|
|
|
|
|
Total fixed charges
|
|
|
54,739 |
|
|
|
66,130 |
|
|
|
86,168 |
|
EBITDA
|
|
$ |
155,208 |
|
|
$ |
199,349 |
|
|
$ |
238,264 |
|
|
|
|
|
|
|
|
|
|
|
|
Fixed charge coverage ratio
|
|
|
2.84 |
x |
|
|
3.01 |
x |
|
|
2.77 |
x |
Critical Accounting Policies
Our consolidated financial statements are prepared in accordance
with U.S. GAAP, which requires us to make estimates and
assumptions. Management considers an accounting estimate or
assumption critical if:
|
|
|
|
|
the nature of the estimates or assumptions is material due to
the levels of subjectivity and judgment necessary to account for
highly uncertain matters or the susceptibility of such matters
to change; and |
|
|
|
the impact of the estimates and assumptions on financial
condition or operating performance is material. |
Management has discussed the development and selection of its
critical accounting policies with the Audit Committee of the
Board of Directors and the Audit Committee has reviewed the
disclosure presented below relating to them. Management believes
the current assumptions and other considerations used to
estimate amounts reflected in our consolidated financial
statements are appropriate and are not reasonably likely to
change in the future. However, since these estimates require
assumptions to be made that were uncertain at the time the
estimate was made, they bear the risk of change. If actual
experience differs from the assumptions and other considerations
used in estimating amounts reflected in our consolidated
financial
S-36
statements, the resulting changes could have a material adverse
effect on our consolidated results of operations, liquidity
and/or financial condition. Please refer to Note 1 of our
audited consolidated financial statements, which are included in
our Annual Report on Form 10-K for the year ended
December 31, 2004, for further information on significant
accounting policies that impact us. There have been no material
changes to these policies in 2004, except for the new policy
regarding the fair value of derivative instruments.
We adopted the fair value-based method of accounting for
share-based payments effective January 1, 2003 using the
prospective method described in FASB Statement No. 148,
Accounting for Stock-Based Compensation Transition
and Disclosure. Because Statement 123(R) must be applied
not only to new awards but to previously granted awards that are
not fully vested on the effective date of Statement 123(R),
and because we adopted Statement 123 using the prospective
transition method (which applied only to awards granted,
modified or settled after the adoption date of
Statement 123), compensation cost for some previously
granted awards that were not recognized under Statement 123
will be recognized under Statement 123(R). However, had we
adopted Statement 123(R) in prior periods, the impact of
that standard would have approximated the impact of
Statement 123 as described in the disclosure of pro forma
net income and earnings per share in Note 9 to our audited
consolidated financial statements, which are included in our
Annual Report on Form 10-K for the year ended
December 31, 2004. We do not expect the adoption of
Statement 123(R) to have a material impact on the
consolidated financial statements.
The following table presents information about our critical
accounting policies, as well as the material assumptions used to
develop each estimate:
|
|
|
Nature of Critical |
|
Assumptions/ |
Accounting Estimate |
|
Approach Used |
|
|
|
Allowance for Loan Losses
|
|
|
We maintain an allowance for loan
losses in accordance with Statement of Financial Accounting
Standards No. 114, Accounting by Creditors for Impairment
of a Loan, as amended, and SEC Staff Accounting
Bulletin No. 102, Selected Loan Loss Allowance
Methodology and Documentation Issues. The allowance for loan
losses is maintained at a level believed adequate to absorb
potential losses in our loans receivable. The determination of
the allowance is based on a quarterly evaluation of all
outstanding loans. If this evaluation indicates that there is a
greater risk of loan charge-offs, additional allowances or
placement on non-accrual status may be required. A loan is
impaired when, based on current information and events, it is
probable that we will be unable to collect all amounts due as
scheduled according to the contractual terms of the original
loan agreement. Consistent with this definition, all loans on
non-accrual are deemed impaired. To the extent circumstances
improve and the risk of collectibility is diminished, we will
return these loans to full accrual status.
|
|
The determination of the allowance
is based on a quarterly evaluation of all outstanding loans,
including general economic conditions and estimated
collectibility of loan payments and principal. We evaluate the
collectibility of our loans receivable based on a combination of
factors, including, but not limited to, delinquency status,
historical loan charge-offs, financial strength of the borrower
and guarantors and value of the underlying property.
For the year ended December 31, 2004 we recorded $1,200,000
as provision for loan losses, resulting in an allowance for loan
losses of $5,261,000 relating to loans with outstanding balances
of $41,277,000 at December 31, 2004. During the fourth
quarter of 2004, we transitioned a portfolio of 11 properties
from an underperforming operator to three new operators.
Primarily as a result of the transition, we incurred a
$3,764,000 write-off relating to outstanding loans with the
prior operator. Also at December 31, 2004, we had loans
with outstanding balances of $35,918,000 on non-accrual status.
|
|
Depreciation and Useful Lives
|
|
|
Substantially all of the properties
owned by us are leased under operating leases and are recorded
at cost. The cost of our real property is allocated to land,
buildings, improvements and intangibles in accordance with
Statement of Financial Accounting Standards No. 141,
Business Combinations. The allocation of the acquisition costs
of properties is based on appraisals commissioned from
independent real estate appraisal firms.
|
|
We compute depreciation on our
properties using the straight-line method based on their
estimated useful lives which range from 15 to 40 years for
buildings and five to 15 years for improvements.
For the year ended December 31, 2004, we recorded
$58,671,000 and $15,344,000 as provision for depreciation
relating to buildings and improvements, respectively. The
average useful life of our buildings and improvements was
|
S-37
|
|
|
Nature of Critical |
|
Assumptions/ |
Accounting Estimate |
|
Approach Used |
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|
|
|
|
30.7 years and 9.2 years,
respectively, at December 31, 2004.
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Impairment of Long-Lived
Assets
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We review our long-lived assets for
potential impairment in accordance with Statement of Financial
Accounting Standards No. 144, Accounting for the Impairment
and Disposal of Long-Lived Assets. An impairment charge must be
recognized when the carrying value of a long-lived asset is not
recoverable. The carrying value is not recoverable if it exceeds
the sum of the undiscounted cash flows expected to result from
the use and eventual disposition of the asset. If it is
determined that a permanent impairment of a long-lived asset has
occurred, the carrying value of the asset is reduced to its fair
value and an impairment charge is recognized for the difference
between the carrying value and the fair value.
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The net book value of long-lived
assets is reviewed quarterly on a property by property basis to
determine if there are indicators of impairment. These
indicators may include anticipated operating losses at the
property level, the tenants inability to make rent
payments, a decision to dispose of an asset before the end of
its estimated useful life and changes in the market that may
permanently reduce the value of the property. If indicators of
impairment exist, then the undiscounted future cash flows from
the most likely use of the property are compared to the current
net book value. This analysis requires us to determine if
indicators of impairment exist and to estimate the most likely
stream of cash flows to be generated from the property during
the period the property is expected to be held.
During the year ended December 31, 2004, it was determined
that the projected undiscounted cash flows from a property did
not exceed its related net book value and an impairment charge
of $314,000 was recorded to reduce the property to its estimated
fair market value. The estimated fair market value was
determined by an offer to purchase received from a third party.
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Fair Value of Derivative
Instruments
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|
|
The valuation of derivative
instruments is accounted for in accordance with Statement of
Financial Accounting Standards No. 133, Accounting for
Derivative Instruments and Hedging Activities
(SFAS 133), as amended by Statement of
Financial Accounting Standards No. 138, Accounting for
Certain Derivative Instruments and Certain Hedging Activities.
SFAS 133, as amended, requires companies to record
derivatives at fair market value on the balance sheet as assets
or liabilities.
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The valuation of derivative
instruments requires us to make estimates and judgments that
affect the fair value of the instruments. Fair values for our
derivatives are estimated by a third party consultant, which
utilizes pricing models that consider forward yield curves and
discount rates. Such amounts and the recognition of such amounts
are subject to significant estimates which may change in the
future. At December 31, 2004, we participated in two
interest rate swap agreements related to our long-term debt. At
December 31, 2004, the swaps were reported at their fair
value as a $4,206,000 other asset. For the year ended
December 31, 2004, we generated $1,770,000 of savings
related to our swaps that was recorded as a reduction in
interest expense.
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Revenue Recognition
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|
Revenue is recorded in accordance
with Statement of Financial Accounting Standards No. 13,
Accounting for Leases, and SEC Staff Accounting
Bulletin No. 101, Revenue Recognition in Financial
Statements, as amended (SAB 101). SAB 101
requires that revenue be recognized after four basic criteria
are met. These four criteria include persuasive evidence of an
arrangement, the rendering of service, fixed and determinable
income and reasonably assured collectibility. If the
collectibility of revenue is determined incorrectly, the amount
and timing of our reported revenue could be significantly
affected. Interest income on loans is recognized as earned based
upon the principal amount outstanding subject to an evaluation
of collectibility risk. Prior to June 2004, our standard lease
structure contained fixed annual rental escalators, which were
generally recognized on a straight-line basis over the
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We evaluate the collectibility of
our revenues and related receivables on an on-going basis. We
evaluate collectibility based on assumptions and other
considerations including, but not limited to, the certainty of
payment, payment history, the financial strength of the
investments underlying operations as measured by cash
flows and payment coverages, the value of the underlying
collateral and guaranties and current economic conditions.
If our evaluation indicates that collectibility is not
reasonably assured, we may place an investment on non- accrual
or reserve against all or a portion of current income as an
offset to revenue.
For the year ended December 31, 2004 we recognized
$22,818,000 of interest income and $228,277,000 of rental
income, including discontinued operations. Rental income
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S-38
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|
Nature of Critical |
|
Assumptions/ |
Accounting Estimate |
|
Approach Used |
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initial lease period. Beginning in
June 2004, our new standard lease structure contains annual
rental escalators that are contingent upon changes in the
Consumer Price Index and/or changes in the gross operating
revenues of the property. These escalators are not fixed, so no
straight-line rent is recorded; however, rental income is
recorded based on the contractual cash rental payments due for
the period.
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includes $13,792,000 of
straight-line rental income. At December 31, 2004, our
straight-line receivable balance was $62,456,000. Also at
December 31, 2004, we had loans with outstanding balances
of $35,918,000 on non-accrual status.
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Impact of Inflation
During the past three years, inflation has not significantly
affected our earnings because of the moderate inflation rate.
Additionally, our earnings are primarily long-term investments
with fixed rates of return. These investments are mainly
financed with a combination of equity, senior unsecured notes
and borrowings under our lines of credit arrangements. During
inflationary periods, which generally are accompanied by rising
interest rates, our ability to grow may be adversely affected
because the yield on new investments may increase at a slower
rate than new borrowing costs. Presuming the current inflation
rate remains moderate and long-term interest rates do not
increase significantly, we believe that inflation will not
impact the availability of equity and debt financing.
S-39
MANAGEMENT AND DIRECTORS
The following table sets forth certain information regarding our
executive officers and directors:
Executive Officers
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|
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|
|
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Name |
|
Age | |
|
Office |
|
|
| |
|
|
George L. Chapman
|
|
|
57 |
|
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Chairman of the Board and Chief
Executive Officer
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Raymond W. Braun
|
|
|
47 |
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President and Chief Financial
Officer
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Erin C. Ibele
|
|
|
43 |
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Vice President and Corporate
Secretary
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Charles J.
Herman, Jr.
|
|
|
39 |
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Vice President and Chief Investment
Officer
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Scott A. Estes
|
|
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34 |
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Vice President, Finance
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Jeffrey H. Miller
|
|
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45 |
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Vice President and General Counsel
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Michael A. Crabtree
|
|
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48 |
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Treasurer
|
Board of Directors
|
|
|
|
|
|
|
Name |
|
Age | |
|
Position |
|
|
| |
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William C.
Ballard, Jr.
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|
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64 |
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Of Counsel, Greenebaum
Doll & McDonald PLLC and Director, UnitedHealth Group
Incorporated
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Pier C. Borra
|
|
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65 |
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Chairman and Chief Executive
Officer of CORA Health Services, Inc.
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George L. Chapman
|
|
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57 |
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Chairman of the Board and Chief
Executive Officer
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Thomas J. DeRosa
|
|
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47 |
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Former Vice-Chairman and Chief
Financial Officer of The Rouse Company
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Jeffrey H. Donahue
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59 |
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President and Chief Executive
Officer of The Enterprise Social Investment Corporation and
former Executive Vice President and Chief Financial Officer of
The Rouse Company
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Peter J. Grua
|
|
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51 |
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Managing Partner of HLM Venture
Partners
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Sharon M. Oster
|
|
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56 |
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Professor of Management and
Entrepreneurship, Yale University School of Management and
Director of The Aristotle Corporation and Transpro, Inc.
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Bruce G. Thompson
|
|
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75 |
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President of First Toledo
Corporation and Director of Kingston HealthCare Company
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R. Scott Trumbull
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56 |
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Chairman and Chief Executive
Officer of Franklin Electric Co., Inc. and former Executive Vice
President and Chief Financial Officer of Owens-Illinois, Inc.
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S-40
DESCRIPTION OF THE NOTES
The following description of the particular terms of the notes
supplements, and to the extent inconsistent therewith, replaces
the description of the general terms and provisions of the Debt
Securities set forth in the prospectus, to which reference is
hereby made. The following summary is qualified in its entirety
by reference to the Indenture referred to in the prospectus, and
the Supplemental Indenture. Capitalized terms not otherwise
defined herein shall have the meanings given them in the
prospectus. In this section, unless specifically noted
otherwise, the terms we, us, and
our refer only to Health Care REIT, Inc., and not
its subsidiaries.
General
The notes will be issued as a separate series of debt securities
under a fourth supplemental indenture, dated as
of ,
2005 (the Supplemental Indenture), between us and
The Bank of New York Trust Company, N.A. (the
Trustee), as successor to Fifth Third Bank. The
notes initially will be limited in aggregate principal amount to
$ ,000,000.
This series may be re-opened and we may from time to time issue
additional notes of the same series. The notes will be issued
only in fully registered form without coupons, in denominations
of $1,000 and integral multiples of $1,000. The notes will be
evidenced by a global note in book-entry form, except under the
limited circumstances described under Book-Entry
System below. The notes will not be listed on any national
securities exchange or traded on the Nasdaq system.
The notes will mature
on ,
20 (unless
earlier redeemed). The notes will bear interest
from ,
2005 at the rate per year shown on the front cover of this
prospectus supplement payable semi-annually
on and of
each year,
commencing ,
2005, to the persons in whose names the notes are registered at
the close of business
on or ,
as the case may be, next preceding such interest payment date.
If an interest payment date or the maturity date falls on a day
that is not a business day, the related payment of principal or
interest will be made on the next business day as if made on the
date payment was due and no interest will accrue on the amount
payable for the period from and after that interest payment date
or the maturity date.
The notes will be senior unsecured obligations of ours and will
rank equally with each other and with all of our other unsecured
and senior indebtedness outstanding from time to time. The notes
will not be guaranteed by our subsidiaries. The notes will be
effectively subordinated to our secured indebtedness and to all
liabilities of our subsidiaries, including certain amounts due
under certain credit facilities. See Description of Other
Indebtedness Credit Facilities below.
Accordingly, such prior indebtedness and liabilities will have
to be satisfied in full before you will be able to realize any
value from our encumbered or indirectly held properties. As of
December 31, 2004, our subsidiaries owned approximately 50%
of the real estate investments reflected in our consolidated
balance sheets and the liabilities of our subsidiaries were
approximately $145,329,000 (approximately $85,556,000 for which
we could, under certain circumstances, also be liable). We and
our subsidiaries may also incur additional indebtedness,
including secured indebtedness, subject to the provisions
described below under Certain Covenants.
Certain Covenants
The notes will not be secured by a mortgage, pledge or other
lien. We will covenant in the Supplemental Indenture not to
pledge or otherwise subject to any Lien, any of our property or
assets or those of our subsidiaries unless the notes are secured
by such pledge or Lien equally and ratably with all other
obligations secured thereby so long as such other obligations
shall be so secured; provided, however, that such covenant does
not apply to Liens securing obligations which do not in the
aggregate at any one time outstanding exceed 40% of the sum of
(i) the Total Assets of us and our consolidated
subsidiaries prior to the incurrence of such additional
S-41
Liens, and (ii) the purchase price of any real estate
assets or mortgages receivable acquired, and the amount of any
securities offering proceeds received (to the extent that such
proceeds were not used to acquire real estate assets or
mortgages receivable or used to reduce Indebtedness), by us or
any subsidiary since the end of such calendar quarter, including
those proceeds obtained in connection with the incurrence of
such additional Liens. In addition, this covenant does not apply
to:
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(a) Pledges or deposits by us or our subsidiaries under
workers compensation laws, unemployment insurance laws,
social security laws, or similar legislation, or good faith
deposits in connection with bids, tenders, contracts (other than
for the payment of Indebtedness (as defined below) of us or our
subsidiaries), or leases to which we or any of our subsidiaries
is a party, or deposits to secure public or statutory
obligations of ours or our subsidiaries or deposits of cash or
United States Government Bonds to secure surety, appeal,
performance or other similar bonds to which we or any of our
subsidiaries is a party, or deposits as security for contested
taxes or import duties or for the payment of rent; |
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(b) Liens imposed by law, such as carriers,
warehousemens, materialmens and mechanics
liens, or Liens arising out of judgments or awards against us or
any of our subsidiaries which we or such subsidiary at the time
shall be currently prosecuting an appeal or proceeding for
review; |
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(c) Liens for taxes not yet subject to penalties for
non-payment and Liens for taxes the payment of which is being
contested in good faith and by appropriate proceedings; |
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(d) Minor survey exceptions, minor encumbrances, easements
or reservations of, or rights of, others for rights of way,
highways and railroad crossings, sewers, electric lines,
telegraph and telephone lines and other similar purposes, or
zoning or other restrictions as to the use of real properties; |
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(e) Liens incidental to the conduct of our business or that
of any of our subsidiaries or to the ownership of our or their
respective properties that were not incurred in connection with
Indebtedness of ours or such subsidiarys, all of which
Liens referred to in this clause (e) do not in the
aggregate materially impair the value of the properties to which
they relate or materially impair their use in the operation of
the business taken as a whole of us and our subsidiaries, and as
to all of the foregoing referenced in clauses (a) through
(e), only to the extent arising and continuing in the ordinary
course of business; |
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(f) Purchase money Liens on property acquired or held by us
or our subsidiaries in the ordinary course of business, securing
Indebtedness incurred or assumed for the purpose of financing
all or any part of the cost of such property; provided, that
(i) any such Lien attaches concurrently with or within
20 days after the acquisition thereof, (ii) such Lien
attaches solely to the property so acquired in such transaction,
(iii) the principal amount of the Indebtedness secured
thereby does not exceed 100% of the cost of such property, and
(vi) the aggregate amount of all such Indebtedness on a
consolidated basis for us and our subsidiaries shall not at any
time exceed $1,000,000; |
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(g) Liens existing on our balance sheet as of
December 31, 2001; and |
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(h) Any extension, renewal or replacement (or successive
extensions, renewals or replacements), as a whole or in part, of
any Lien referred to in the foregoing clauses (a) through
(g) inclusive; provided, however, that the amount of any
and all obligations and Indebtedness secured thereby shall not
exceed the amount thereof so secured immediately prior to the
time of such extension, renewal or replacement and that such
extension, renewal or replacement shall be limited to all or a
part of the property which secured the Lien so extended, renewed
or replaced (plus improvements on such property). |
S-42
We will also covenant in the Supplemental Indenture that we will
not create, assume, incur, or otherwise become liable in respect
of, any Indebtedness if the aggregate outstanding principal
amount of Indebtedness of us and our consolidated subsidiaries
is, at the time of such creation, assumption or incurrence and
after giving effect thereto and to any concurrent transactions,
greater than 60% of the sum of (i) the Total Assets of us
and our consolidated subsidiaries prior to the incurrence of
such additional Indebtedness and (ii) the purchase price of
any real estate assets or mortgages receivable acquired, and the
amount of any securities offering proceeds received (to the
extent that such proceeds were not used to acquire real estate
assets or mortgages receivable or used to reduce Indebtedness),
by us or any subsidiary since the end of such calendar quarter,
including those proceeds obtained in connection with the
incurrence of such additional Indebtedness.
We will also covenant in the Supplemental Indenture that we will
have or maintain, on a consolidated basis, as of the last day of
each fiscal quarter, Interest Coverage (as defined below) of not
less than 150%.
Finally, we will covenant in the Supplemental Indenture that we
will maintain, at all times, Total Unencumbered Assets (as
defined below) of not less than 150% of the aggregate
outstanding principal amount of the Unsecured Debt (as defined
below) of us and our subsidiaries on a consolidated basis.
For purposes of the foregoing covenants, the defined terms have
the following meanings:
Capital Lease means at any time
any lease of property, real or personal, which, in accordance
with generally accepted accounting principles
(GAAP), would at such time be required to be
capitalized on a balance sheet of the lessee.
Capitalized Lease Obligations
means as to any Person, the obligations of such Person to pay
rent or other amounts under a lease of (or other agreement
conveying the right to use) real and/or personal property which
obligations are required to be classified and accounted for as a
Capital Lease on a balance sheet of such Person under GAAP.
Cash means as to any Person, such
Persons cash and cash equivalents, as defined in
accordance with GAAP consistently applied.
EBITDA means for any period, with
respect to us and our subsidiaries on a consolidated basis,
determined in accordance with GAAP, the sum of net income (or
net loss) for such period plus, the sum of all amounts treated
as expenses for: (a) interest, (b) depreciation,
(c) amortization, and (d) all accrued taxes on or
measured by income to the extent included in the determination
of such net income (or net loss); provided, however, that net
income (or net loss) shall be computed without giving effect to
extraordinary losses or gains.
Funded Indebtedness means as of
any date of determination thereof, (i) all Indebtedness of
any Person, determined in accordance with GAAP, which by its
terms matures more than one year after the date of calculation,
and any such Indebtedness maturing within one year from such
date which is renewable or extendable at the option of the
obligor to a date more than one year from such date, and
(ii) the current portion of all such Indebtedness.
Indebtedness means with respect
to any Person, all: (a) liabilities or obligations, direct
and contingent, which in accordance with GAAP would be included
in determining total liabilities as shown on the liability side
of a balance sheet of such Person at the date as of which
Indebtedness is to be determined, including, without limitation,
contingent liabilities that in accordance with such principles,
would be set forth in a specific dollar amount on the liability
side of such balance sheet, and Capitalized Lease Obligations of
such Person; (b) liabilities or obligations of others for
which such Person is directly or indirectly liable, by way of
guaranty (whether by direct guaranty, suretyship, discount,
endorsement, take-or-pay agreement, agreement to purchase or
advance or keep in funds or other agreement having the effect of
a
S-43
guaranty) or otherwise; (c) liabilities or obligations
secured by Liens on any assets of such Person, whether or not
such liabilities or obligations shall have been assumed by it;
and (d) liabilities or obligations of such Person, direct
or contingent, with respect to letters of credit issued for the
account of such Person and bankers acceptances created for such
Person.
Interest Coverage means as at the
last day of any fiscal quarter, the quotient, expressed as a
percentage (which may be in excess of 100%), determined by
dividing EBITDA by Interest Expense; all of the foregoing
calculated by reference to the immediately preceding four fiscal
quarters of ending on such date of determination.
Interest Expense means for any
period, on a combined basis, the sum of all interest paid or
payable (excluding unamortized debt issuance costs) on all items
of Indebtedness outstanding at any time during such period.
Lien means any mortgage, deed of
trust, pledge, security interest, encumbrance, lien, claim or
charge of any kind (including any agreement to give any of the
foregoing), any conditional sale or other title retention
agreement, any lease in the nature of any of the foregoing, and
the filing of or agreement to give any financing statement under
the Uniform Commercial Code of any jurisdiction.
Person means any individual,
corporation, partnership, limited liability company, joint
venture, trust, unincorporated organization, government or any
political subdivision thereof.
Total Assets means on any date,
our consolidated total assets and those of our subsidiaries, as
such amount would appear on our consolidated balance sheet
prepared as of such date in accordance with GAAP.
Total Unencumbered Assets means
on any date, our net real estate investments (valued on a book
basis) and those of our subsidiaries that are not subject to any
Lien which secures indebtedness for borrowed money by us and our
subsidiaries plus, without duplication, loan loss reserves
relating thereto, accumulated depreciation thereon plus Cash, as
all such amounts would appear on our consolidated balance sheet
prepared as of such date in accordance with GAAP.
Unsecured Debt means Funded
Indebtedness less Indebtedness secured by Liens on our property
or assets and those of our subsidiaries.
Defeasance and Covenant Defeasance
The notes are subject to defeasance and covenant defeasance, as
described in the Indenture and the Supplemental Indenture.
Specifically, we, at our option (a) will be discharged from
any and all obligations in respect of the notes (except for
certain obligations to register the transfer or exchange of the
notes, to replace destroyed, stolen, lost or mutilated notes,
and to maintain an office or agency in respect of the notes and
hold moneys for payment in trust) or (b) will be released
from our obligations to comply with the covenants that are
specified under Certain Covenants above with respect
to the notes, and the occurrence of an event of default
described below under Events of Default shall no
longer be an event of default if, in either case, we irrevocably
deposit with the Trustee, in trust, money or
U.S. Government obligations that through payment of
interest thereon and principal thereof in accordance with their
terms will provide money in an amount sufficient to pay all of
the principal of (and premium, if any) and any interest on the
notes on the dates such payments are due (which may include one
or more redemption dates designated by us) in accordance with
the terms of such notes.
Such a trust may only be established if, among other things,
(a) no event of default or event which with the giving of
notice or lapse of time, or both, would become an event of
default under the Indenture shall have occurred and be
continuing on the date of such deposit, and (b) we shall
have delivered an opinion of counsel to the effect that the
holders of the notes of
S-44
such series will not recognize gain or loss for United States
Federal income tax purposes as a result of such deposit or
defeasance and will be subject to United States Federal income
tax in the same manner as if such defeasance had not occurred.
In the event we omit to comply with our remaining obligations
under the Indenture after a defeasance of the Indenture with
respect to the notes and the notes are declared due and payable
because of the occurrence of any undefeased event of default,
the amount of money and U.S. Government obligations on
deposit with the Trustee may be insufficient to pay amounts due
on the notes at the time of the acceleration resulting from such
event of default. However, we will remain liable in respect of
such payments.
Sinking Fund
The notes are not entitled to any sinking fund payments.
Optional Redemption
The notes may be redeemed at any time at our option, in whole or
from time to time in part, at a redemption price, as determined
by us, equal to the sum of (i) the principal amount of the
notes (or portion of the notes) being redeemed plus accrued
interest thereon to the redemption date and (ii) the
Make-Whole Amount, if any, with respect to the notes (or portion
of the notes) (the Redemption Price).
If notice has been given as provided in the Indenture and funds
for the redemption of any notes (or any portion thereof) called
for redemption shall have been made available on the redemption
date referred to in such notice, such notes (or any portion
thereof) will cease to bear interest on the date fixed for such
redemption specified in such notice and the only right of the
holders of the notes will be to receive payment of the
Redemption Price.
Notice of any optional redemption of any notes (or any portion
of the notes) will be given to holders at their addresses, as
shown in the security register for such notes, not more than 60
nor less than 30 days prior to the date fixed for
redemption. The notice of redemption will specify, among other
items, the Redemption Price and the principal amount of the
notes held by such holder to be redeemed.
We will notify the Trustee at least 30 days prior to giving
notice of redemption (or such shorter period as is satisfactory
to the Trustee) of the aggregate principal amount of such notes
to be redeemed and their redemption date. If less than all of
the notes are to be redeemed at our option, the Trustee shall
select, in such manner as it shall deem fair and appropriate,
the notes to be redeemed in whole or in part.
As used herein:
Make-Whole Amount means, in
connection with any optional redemption or accelerated payment
of any notes, the excess, if any, of (i) the aggregate
present value as of the date of such redemption or accelerated
payment of each dollar of principal being redeemed or paid and
the amount of interest (exclusive of interest accrued to the
date of redemption or accelerated payment) that would have been
payable in respect of each such dollar if such redemption or
accelerated payment had not been made, determined by
discounting, on a semi-annual basis, such principal and interest
at the Reinvestment Rate (as defined below) (determined on the
third business day preceding the date such notice of redemption
is given or declaration of acceleration is made) from the
respective dates on which such principal and interest would have
been payable if such redemption or accelerated payment had not
been made, over (ii) the aggregate principal amount of the
notes being redeemed or paid.
Reinvestment
Rate means %
plus the arithmetic mean of the yields under the respective
heading Week Ending published in the most recent
Statistical Release under the caption Treasury Constant
Maturities for the maturity (rounded to the nearest month)
S-45
corresponding to the remaining life to maturity, as of the
payment date of the principal being redeemed or paid. If no
maturity exactly corresponds to such maturity, yields for the
two published maturities most closely corresponding to such
maturity shall be calculated pursuant to the immediately
preceding sentence and the Reinvestment Rate shall be
interpolated or extrapolated from such yields on a straight-line
basis, rounding in each of such relevant periods to the nearest
month. For the purpose of calculating the Reinvestment Rate, the
most recent Statistical Release published prior to the date of
determination of the Make-Whole Amount shall be used.
Statistical Release means
that statistical release designated H.15(519) or any
successor publication that is published weekly by the Federal
Reserve System and that establishes yields on actively traded
United States government securities adjusted to constant
maturities, or, if such statistical release is not published at
the time of any determination under the Indenture, then such
other reasonably comparable index that shall be designated by us.
Book-Entry System
The notes will be issued in the form of one or more fully
registered global securities (Global Securities)
that will be deposited with, or on behalf of The Depository
Trust Company (DTC), and registered in the name of
DTCs partnership nominee, Cede & Co. Except under
the circumstance described below, the notes will not be issuable
in definitive form. Unless and until it is exchanged in whole or
in part for the individual notes it represents, a Global
Security may not be transferred except as a whole by DTC to a
nominee of DTC or by a nominee of DTC to DTC or another nominee
of DTC or by DTC or any nominee of DTC to a successor depository
or any nominee of such successor.
DTC has advised us of the following information regarding DTC:
DTC is a limited-purpose trust company organized under the New
York Banking Law, a banking organization within the
meaning of the New York Banking Law, a member of the Federal
Reserve System, a clearing corporation within the
meaning of the New York Uniform Commercial Code, and a
clearing agency registered pursuant to the
provisions of Section 17A of the Securities Exchange Act of
1934, as amended.
DTC holds and provides asset servicing for over 2 million
issues of U.S. and non-U.S. equity issues, corporate and
municipal debt issues, and money market instruments that
DTCs participants (Direct Participants)
deposit with DTC. DTC also facilitates the post-trade settlement
among Direct Participants of sales and other securities
transactions in deposited securities through electronic
computerized book-entry transfers and pledges between Direct
Participants accounts. This eliminates the need for
physical movement of securities certificates. Direct
Participants include both U.S. and non-U.S. securities
brokers and dealers, banks, trust companies, clearing
corporations, and certain other organizations. DTC is a
wholly-owned subsidiary of The Depository Trust &
Clearing Corporation (DTCC). DTCC, in turn, is owned
by a number of Direct Participants of DTC and members of the
National Securities Clearing Corporation Government Securities
Clearing Corporation, MBS Clearing Corporation, and Emerging
Markets Clearing Corporation (NSCC, GSCC, MBSCC, and EMCC are
also subsidiaries of DTCC), as well as by the New York Stock
Exchange, Inc., the American Stock Exchange LLC, and the
National Association of Securities Dealers, Inc. Access to the
DTC system is also available to others such as both U.S. and
non-U.S. securities brokers and dealers, banks, trust
companies, and clearing corporations that clear through or
maintain a custodial relationship with a Direct Participant,
either directly or indirectly (Indirect
Participants). DTC has Standard & Poors
highest rating: AAA. The DTC rules applicable to its
participants are on file with the Securities and Exchange
Commission.
Purchases of Global Securities under the DTC system must be made
by or through Direct Participants, which will receive a credit
for the Global Securities on DTCs records. The
S-46
ownership interest of each actual purchaser of each Global
Security (Beneficial Owner) is in turn to be
recorded on the Direct and Indirect Participants records.
Beneficial Owners will not receive written confirmation from DTC
of their purchase. Beneficial Owners are, however, expected to
receive written confirmations providing details of the
transaction, as well as periodic statements of their holdings,
from the Direct or Indirect Participant through which the
Beneficial Owner entered into the transaction. Transfers of
ownership interests in the Global Securities are to be
accomplished by entries made on the books of Direct and Indirect
Participants acting on behalf of Beneficial Owners. Beneficial
Owners will not receive certificates representing their
ownership interests in Global Securities, except in the event
that use of the book-entry system for the Global Securities is
discontinued.
To facilitate subsequent transfers, all Global Securities
deposited by Direct Participants with DTC are registered in the
name of DTCs partnership nominee, Cede & Co., or
such other nominee as may be requested by an authorized
representative of DTC. The deposit of Global Securities with DTC
and their registration in the name of Cede & Co. or
such other nominee do not effect any change in beneficial
ownership. DTC has no knowledge of the actual Beneficial Owners
of the Global Securities; DTCs records reflect only the
identity of the Direct Participants to whose accounts such
Global Securities are credited, which may or may not be the
Beneficial Owners. The Direct and Indirect Participants will
remain responsible for keeping account of their holdings on
behalf of their customers.
Conveyance of notices and other communications by DTC to Direct
Participants, by Direct Participants to Indirect Participants,
and by Direct Participants and Indirect Participants to
Beneficial Owners will be governed by arrangements among them,
subject to any statutory or regulatory requirements as may be in
effect from time to time.
Neither DTC nor Cede & Co. (nor any other DTC nominee)
will consent or vote with respect to the Global Securities
unless authorized by a Direct Participant in accordance with
DTCs procedures. Under its usual procedures, DTC mails an
Omnibus Proxy to us as soon as possible after the record date.
The Omnibus Proxy assigns Cede & Co.s consenting
or voting rights to those Direct Participants to whose accounts
the Global Securities are credited on the record date
(identified in a listing attached to the Omnibus Proxy).
Principal and interest payments on the Global Securities will be
made to Cede & Co., or such other nominee as may be
requested by an authorized representative of DTC. DTCs
practice is to credit Direct Participants accounts, upon
DTCs receipt of funds and corresponding detail information
from us or the Trustee, on payable date in accordance with their
respective holdings shown on DTCs records. Payments by
Participants to Beneficial Owners will be governed by standing
instructions and customary practices, as is the case with
securities held for the accounts of customers in bearer form or
registered in street name, and will be the
responsibility of such Participant and not of DTC, the Trustee
or us, subject to any statutory or regulatory requirements as
may be in effect from time to time. Payment of principal and
interest to Cede & Co. (or such other nominee as
requested by an authorized representative of DTC) is our
responsibility or that of the Trustee, disbursement of such
payments to Direct Participants shall be the responsibility of
DTC, and disbursement of such payments to the Beneficial Owners
shall be the responsibility of Direct and Indirect Participants.
DTC may discontinue providing its services as securities
depository with respect to the Global Securities at any time by
giving reasonable notice to us or the Trustee. Under such
circumstances, in the event that a successor securities
depository is not obtained, Global Security certificates are
required to be printed and delivered.
We may decide to discontinue use of the system of book-entry
transfers through DTC (or a successor securities depository). In
that event, Global Security certificates will be printed and
delivered.
S-47
The information in this section concerning DTC and DTCs
book-entry system has been obtained from sources that we believe
to be reliable, but we take no responsibility for the accuracy
of this information.
Same-Day Settlement and Payment
Settlement for the notes will be made by the underwriters in
immediately available funds. All payments of principal and
interest in respect of the notes will be made by us in
immediately available funds.
Secondary trading in long-term notes and debentures of corporate
issuers is generally settled in clearing house or next-day
funds. In contrast, the notes will trade in DTCs Same-Day
Funds Settlement System until maturity or until the notes are
issued in certificated form, and secondary market trading
activity in the notes will therefore be required by DTC to
settle in immediately available funds. No assurance can be given
as to the effect, if any, of settlement in immediately available
funds on trading activity in the notes.
Events of Default
In addition to the events of default in the Indenture described
in the prospectus, the following constitute events of default
under the Supplemental Indenture:
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We do not pay the principal or any premium on the notes at their
maturity date. |
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We default under any of our other indebtedness in an aggregate
principal amount exceeding $10,000,000 after the expiration of
any applicable grace period, which default results in the
acceleration of the maturity of such indebtedness. Such default
is not an event of default if the other indebtedness is
discharged, or the acceleration is rescinded or annulled, within
a period of 10 days after we receive notice specifying the
default and requiring that we discharge the other indebtedness
or cause the acceleration to be rescinded or annulled. Either
the Trustee or the holders of more than 50% in principal amount
of the notes may send the notice. |
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The entry by a court of competent jurisdiction of one or more
judgments, orders or decrees against us or any of our
subsidiaries in an aggregate amount (excluding amounts fully
covered by insurance) in excess of $10,000,000 and such
judgments, orders or decrees remain undischarged, unstayed and
unsatisfied in an aggregate amount (excluding amounts fully
covered by insurance) in excess of $10,000,000 for a period of
30 consecutive days. |
ADDITIONAL U.S. FEDERAL INCOME TAX CONSIDERATIONS
On October 22, 2004, the American Jobs Creation Act of 2004
was enacted, which, among other things, modified certain
provisions of the Internal Revenue Code of 1986, as amended,
relating to REITs. For a summary of these changes and a more
detailed discussion of the federal income taxation of holders of
our notes and the federal income taxation of REITs, which
includes a variety of complex requirements relating to share
ownership, income, assets and distributions, please see our
Annual Report on Form 10-K for the year ended
December 31, 2004 under the heading Taxation.
DESCRIPTION OF OTHER INDEBTEDNESS
Credit Facilities
We have a $310,000,000 unsecured revolving credit facility (the
Credit Facility) with KeyBank National Association,
as Administrative Agent, Deutsche Bank Securities Inc., as
S-48
Syndication Agent, and certain lenders signatory thereto, which
matures in May 2006, bears annual fees of 20.0 to
37.5 basis points and carries an annual agents fee of
$50,000. The Credit Facility provides for interest on
outstanding borrowings at either LIBOR plus a margin of 85 to
150 basis points or a base rate. The margins on LIBOR or
prime rate borrowings and the annual fees are dependent upon
various conditions, including our debt rating and the level of
borrowings outstanding. At April 22, 2005, we were able to
borrow at either LIBOR plus 130 basis points or the base
rate.
The Credit Facility contains customary affirmative and
restrictive covenants that, among other things, limit us and our
subsidiaries with respect to indebtedness, liabilities, liens,
dividends, loans, investments, purchases and fundamental changes
to the corporate structure or line of business. We also are
required to maintain a minimum tangible net worth of
$700,000,000 plus 100% of net issuance proceeds received by us
in connection with equity issuances, an interest coverage ratio
of not less than 250%, a leverage ratio of not more than 0.60 to
1.00, and a ratio of unencumbered assets to unsecured
indebtedness of not less than 1.95 to 1.00, all as defined in
the Credit Facility.
The Credit Facility contains customary events of default,
including, among other things, and subject to applicable grace
periods, other indebtedness payment defaults, material
misrepresentations, covenant defaults, certain bankruptcy events
and judgment defaults. We and certain of our subsidiaries are
co-borrowers under the Credit Facility.
We also have an unsecured revolving line of credit in the amount
of $30,000,000 bearing interest at the lenders prime rate
or LIBOR plus 200 basis points, at our option, expiring in
May 2005.
In connection with various acquisitions, we and/or certain of
our subsidiaries have assumed indebtedness in the aggregate of
$148,696,000 with a 7.50% weighted average interest rate.
Senior Notes
In November 2003 and September 2004, we completed the sale of
$250,000,000 and $50,000,000, respectively, of senior unsecured
notes due 2013. The notes have a weighted average interest rate
of 6.0%.
In September 2002 and March 2003, we completed the sale of
$150,000,000 and $100,000,000, respectively, of senior unsecured
notes due 2012. The notes have a weighted average interest rate
of 8.0%.
In August 2001, we completed the sale of $175,000,000 of Senior
Notes due 2007. The notes have a weighted average interest rate
of 7.5%. We may use net proceeds from this offering to redeem
all or a portion of these notes. See Use of Proceeds.
In March 1999, we completed the sale of $50,000,000 of Senior
Notes due 2006. The notes have a weighted average interest rate
of 8.17%. We intend to use net proceeds from this offering to
redeem all of these notes. See Use of Proceeds.
In March 1998, we completed the sale of $100,000,000 of Senior
Notes due 2008. The notes have a weighted average interest rate
of 7.625%. We may use net proceeds from this offering to
purchase any or all of these notes. See Use of
Proceeds.
S-49
UNDERWRITING
Subject to the terms and conditions of the underwriting
agreement, the underwriters named below, through their
representatives Banc of America Securities LLC, Deutsche Bank
Securities Inc. and UBS Securities LLC, have severally agreed to
purchase from us the following respective principal amounts of
notes listed opposite their names below at the public offering
price less the underwriting discounts and commissions set forth
on the cover page of this prospectus supplement:
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Principal Amount | |
Underwriter |
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of Notes | |
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Banc of America Securities LLC
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$ |
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Deutsche Bank Securities
Inc.
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UBS Securities LLC
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Total
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$ |
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The underwriting agreement provides that the obligations of the
several underwriters to purchase the notes offered by this
prospectus supplement and the accompanying prospectus are
subject to certain conditions precedent and that the
underwriters will purchase all of the notes offered by this
prospectus supplement and the accompanying prospectus if any of
these notes are purchased.
We have been advised by the representatives of the underwriters
that the underwriters propose to offer the notes to the public
at the public offering price set forth on the cover of this
prospectus supplement and to dealers at a price that represents
a concession not in excess
of %
of the principal amount of the notes. The underwriters may
allow, and these dealers may re-allow, a concession of not more
than %
of the principal amount of the notes to other dealers. After
this offering, the offering price and other selling terms may be
changed.
The following table shows the underwriting discounts and
commissions to be paid to the underwriters by us in connection
with this offering (expressed as a percentage of the principal
amount of the notes):
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Underwriting discount
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% |
Proceeds to us (before expenses)
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$ |
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The representatives of the underwriters have advised us that the
underwriters do not intend to confirm any sales to any account
over which they exercise discretionary authority.
The notes offered by this prospectus supplement are a new issue
of securities with no established trading market. We do not
intend to apply for listing of the notes on a national
securities exchange or on any automated dealer quotation system.
We have been advised by the representatives of the underwriters
that they intend to make a market in the notes, but the
underwriters are not obligated to do so and may discontinue
market-making at any time without notice. We can provide no
assurances as to the development or liquidity of any trading
market for the notes. If an active public trading market for the
notes does not develop, the market price and liquidity of the
notes may be adversely affected.
We estimate that our total expenses of the offering, excluding
underwriting discounts and commissions, will be approximately
$ .
We have agreed to indemnify the underwriters against certain
liabilities, including liabilities under the Securities Act of
1933, as amended, and to contribute to payments the underwriters
may be required to make in respect of any of those liabilities.
In connection with the offering, the underwriters may purchase
and sell the notes in the open market. These transactions may
include short sales, purchases to cover positions created by
short sales and stabilizing transactions.
S-50
Short sales involve the sale by the underwriters of a greater
principal amount of notes than they are required to purchase in
the offering. The underwriters may close out any short position
by purchasing notes in the open market. A short position is more
likely to be created if the underwriters are concerned that
there may be downward pressure on the price of the notes in the
open market prior to the completion of the offering.
Stabilizing transactions consist of various bids for or
purchases of the notes made by the underwriters in the open
market prior to the completion of the offering.
The underwriters may impose a penalty bid. This occurs when a
particular underwriter repays to the other underwriters a
portion of the underwriting discount received by it because the
representatives of the underwriters have repurchased notes sold
by or for the account of that underwriter in stabilizing or
short covering transactions.
Purchases to cover a short position and stabilizing transactions
may have the effect of preventing or slowing a decline in the
market price of the notes. Additionally, these purchases, along
with the imposition of the penalty bid, may stabilize, maintain
or otherwise affect the market price of the notes. As a result,
the price of the notes may be higher than the price that might
otherwise exist in the open market. These transactions may be
effected in the over-the-counter market or otherwise.
Certain of the underwriters will make the notes available for
distribution on the Internet through a third-party system
operated by Market Axess Corporation, an Internet-based
communications technology provider. Market Axess Corporation is
providing the system for communications between such
underwriters and their respective customers and is not a party
to any transactions. Market Axess Corporation, a registered
broker-dealer, will receive compensation from such underwriters
based on transactions they conduct through the system. Such
underwriters will make the notes available to their customers
through the Internet distributions on the same terms as
distributions made through other channels.
A prospectus supplement and accompanying prospectus in
electronic format may be made available on Internet Web sites
maintained by one or more of the lead underwriters of this
offering and may be made available on Web sites maintained by
other underwriters. Other than the prospectus supplement and
accompanying prospectus in electronic format, the information on
any underwriters Web site and any information contained in
any other Web site maintained by an underwriter is not part of
the prospectus supplement, the accompanying prospectus, or the
registration statement of which the prospectus supplement and
accompanying prospectus forms a part.
Certain of the underwriters or their predecessors have, from
time to time, provided investment banking and other financial
advisory services to us, for which they have received customary
fees. Affiliates of each of Banc of America Securities LLC,
Deutsche Bank Securities Inc. and UBS Securities LLC, are
lenders under our Amended and Restated Loan Agreement dated
August 23, 2002, as amended, and may receive some of the
net proceeds of this offering. Also, Deutsche Bank Securities
Inc. and UBS Securities LLC are the syndication and
documentation agents, respectively, under such agreement. We
have also retained Deutsche Bank Securities Inc. to act as
dealer manager in connection with our proposed tender offer for
any and all of the Senior Notes due 2008.
The representatives of the underwriters expect that delivery of
the notes will be made against payment therefor on or
about ,
2005, which is
the business
day following the date of pricing of the notes (such settlement
being referred to as T
+ ).
Under Rule 15(c)6-1 of the Exchange Act, trades in the
secondary market generally are required to settle in three
business days unless the parties to any such trade expressly
agree otherwise. Accordingly, purchasers who wish to trade the
notes on the date of pricing of the notes or the
next succeeding
business days will be required, by virtue of the fact that the
notes
S-51
initially will settle in T
+ ,
to specify an alternative settlement cycle at the time of any
such trade to prevent failed settlement and should consult their
own advisors.
LEGAL MATTERS
The validity of the issuance of the notes offered hereby will be
passed upon for us by Shumaker, Loop & Kendrick, LLP,
Toledo, Ohio. Arnold & Porter LLP will pass upon
certain federal income tax matters relating to us and Calfee,
Halter & Griswold LLP, Cleveland, Ohio will pass upon
certain legal matters for the underwriters.
FINANCIAL STATEMENTS
Ernst & Young LLP, independent registered public
accounting firm, has audited our consolidated financial
statements and schedules included in our Annual Report on
Form 10-K for the year ended December 31, 2004, and
managements assessment of the effectiveness of our
internal control over financial reporting as of
December 31, 2004, as set forth in their reports, which are
incorporated in the accompanying prospectus by reference.
S-52
$937,557,819
HEALTH CARE REIT, INC.
DEBT SECURITIES
PREFERRED STOCK
DEPOSITARY SHARES
COMMON STOCK
WARRANTS
UNITS
We may periodically offer and sell, in one or more offerings:
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shares or fractional shares of preferred stock |
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depositary shares |
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shares of common stock |
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warrants to purchase debt securities, preferred stock,
depositary shares, common stock or units |
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units consisting of one or more debt securities or other
securities |
We will offer these securities at an aggregate initial public
offering price of up to $937,557,819, on terms we will determine
at the time of offering. We will provide the specific terms of
the securities being offered in supplements to this prospectus
prepared in connection with each offering. You should read this
prospectus and the supplement for the specific security being
offered before you invest.
We may offer these securities directly, through agents we
designate periodically, or to or through underwriters or
dealers. If designated agents or underwriters are involved in
the sale of any of the securities, we will disclose in the
prospectus supplement their names, any applicable purchase
price, fee, compensation arrangement between or among them, and
our net proceeds from such sale. See Plan of
Distribution. No securities may be sold without the
delivery of the applicable prospectus supplement describing the
securities and the method and terms of their offering.
Our shares of common stock are listed on the New York Stock
Exchange under the symbol HCN. Our executive offices
are located at One SeaGate, Suite 1500, Toledo, Ohio 43604,
telephone number: 419-247-2800, facsimile: 419-247-2826, and Web
site: www.hcreit.com. Unless specifically noted otherwise in
this prospectus, all references to we,
us, our, or the Company
refer to Health Care REIT, Inc. and its subsidiaries.
The information in this prospectus is not complete and may be
changed. We may not sell these securities until the registration
statement filed with the Securities and Exchange Commission is
effective. This prospectus is not an offer to sell these
securities and it is not soliciting an offer to buy these
securities in any state where the offer or sale is not permitted.
NEITHER THE SECURITIES AND EXCHANGE COMMISSION NOR ANY STATE
SECURITIES COMMISSION HAS APPROVED OR DISAPPROVED THESE
SECURITIES, OR PASSED UPON THE ADEQUACY OR ACCURACY OF THIS
PROSPECTUS. ANY REPRESENTATION TO THE CONTRARY IS A CRIMINAL
OFFENSE.
The date of this Prospectus is August 4, 2003.
TABLE OF CONTENTS
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3
ABOUT THIS PROSPECTUS
This prospectus is part of a registration statement we filed
with the SEC using a shelf registration process.
Under this shelf process, we may sell any combination of the
securities described in this prospectus from time to time in one
or more offerings up to a total amount of proceeds of
$937,557,819. This prospectus provides you only with a general
description of the securities we may offer. Each time we sell
securities, we will provide a prospectus supplement containing
specific information about the terms of that offering. The
prospectus supplement may also add to, update or change
information contained in this prospectus. You should read both
this prospectus and any prospectus supplement together with
additional information described under the heading Where
You Can Find Additional Information and Documents
Incorporated By Reference.
You should rely only on the information contained and
incorporated by reference in this prospectus. Neither we nor the
underwriters have authorized any other person to provide you
with different or inconsistent information from that contained
in this prospectus and the applicable prospectus supplement. If
anyone provides you with different or inconsistent information,
you should not rely on it. You should assume that the
information in this prospectus and the applicable prospectus
supplement, as well as information we previously filed with the
SEC and incorporated by reference, is accurate only as of the
date on the front cover of this prospectus and the applicable
prospectus supplement. Our business, financial condition,
results of operations and prospects may have changed since those
dates.
CAUTIONARY STATEMENT CONCERNING FORWARD-LOOKING STATEMENTS
AND RISK FACTORS
We have made and incorporated by reference statements in this
prospectus supplement that constitute forward-looking
statements as that term is defined in the federal
securities laws. These forward-looking statements concern:
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the possible expansion of our portfolio; |
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the performance of our operators and properties; |
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our ability to enter into agreements with new viable tenants for
properties which we take back from financially troubled tenants,
if any; |
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our ability to make distributions; |
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our policies and plans regarding investments, financings and
other matters; |
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our tax status as a real estate investment trust; |
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our ability to appropriately balance the use of debt and equity;
and |
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our ability to access capital markets or other sources of funds. |
When we use words such as believe,
expect, anticipate, estimate
or similar expressions, we are making forward-looking
statements. Forward-looking statements are not guarantees of
future performance and involve risks and uncertainties. Our
expected results may not be achieved, and actual results may
differ materially from our expectations. This may be a result of
various factors, including, but not limited to:
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the status of the economy; |
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the status of capital markets, including prevailing interest
rates; |
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compliance with and changes to regulations and payment policies
within the health care industry; |
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changes in financing terms; |
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competition within the health care and senior housing
industries; and |
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changes in federal, state and local legislation. |
On May 28, 2003, the President signed into law legislation
that, for individual taxpayers, will generally reduce the tax
rate on corporate dividends to a maximum of 15% for tax years
from 2003 to 2008. The dividends of a real estate investment
trust (REIT) generally will not qualify for this
reduced tax rate because a REITs income generally is not
subject to corporate level tax. This new law could cause stock
in non-REIT corporations to be a more attractive investment to
individual investors than stock in REITs and could have an
adverse effect on the market price of our equity securities.
Our business is subject to certain risks, which are discussed in
our most recent Annual Report on Form 10-K, under the
headings Business and Managements
Discussion And Analysis Of Financial Condition And Results Of
Operations. Updated information relating to such risks, as
well as additional risks specific to the securities to be
offered hereby, will be set forth in the prospectus supplement
relating to such offered securities. We assume no obligation to
update or revise any forward-looking statements or to update the
reasons why actual results could differ from those projected in
any forward-looking statements.
WHERE YOU CAN FIND ADDITIONAL INFORMATION
This prospectus is part of a registration statement on
Form S-3 we have filed with the SEC covering the securities
that may be offered under this prospectus. The registration
statement, including the attached exhibits and schedules,
contains additional relevant information about the securities.
Additionally, we file annual, quarterly and current reports,
proxy statements and other information with the SEC, all of
which are made available, free of charge, on our Internet Web
site at www.hcreit.com under the heading Investor
Relations and the SEC Filings tab, as soon as
reasonably practicable after they are filed with, or furnished
to, the SEC. You can review our SEC filings and the registration
statement by accessing the SECs Internet site at
http://www.sec.gov. You also may read and copy the registration
statement and any reports, statements or other information on
file at the SECs public reference room at 450 Fifth
Street, N.W., Washington, D.C. 20549. You can request copies of
those documents upon payment of a duplicating fee to the SEC.
You also may review a copy of the registration statement at the
SECs regional offices in Chicago, Illinois and New York,
New York. Please call the SEC at 1-800-SEC-0330 for further
information on the operation of the public reference rooms.
You also can inspect our reports, proxy statements and other
information about us at the offices of the New York Stock
Exchange, 20 Broad Street, New York, New York 10005.
This prospectus does not contain all the information set forth
in the registration statement. We have omitted certain parts
consistent with SEC rules. For further information, please see
the registration statement.
DOCUMENTS INCORPORATED BY REFERENCE
The SEC allows us to incorporate by reference the
information we file with the SEC, which means:
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we consider incorporated documents to be part of the prospectus; |
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we may disclose important information to you by referring you to
those documents; and |
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information we subsequently file with the SEC will automatically
update and supersede the information in this prospectus. |
5
This prospectus incorporates by reference the following
documents:
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Annual Report on Form 10-K for the year ended
December 31, 2002. |
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Quarterly Report on Form 10-Q for the quarterly period
ended March 31, 2003, and |
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Quarterly Report on Form 10-Q for the quarterly period
ended June 30, 2003. |
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The description of our common stock as set forth in our
registration statement filed under the Exchange Act on
Form 8-A on June 17, 1985, including any amendment or
report for the purpose of updating such description. |
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The description of the rights to purchase our Series A
junior participating preferred stock, par value $1.00 per share,
associated with our common stock, is set forth in our
registration statement filed under the Exchange Act on
Form 8-A on August 3, 1994, including any amendment or
report for the purpose of updating such description. |
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The description of our
77/8%
Series D Cumulative Redeemable Preferred Stock as set forth
in our registration statement filed under the Exchange Act on
Form 8-A/ A on July 8, 2003, including any amendment
or report for the purpose of updating such description. |
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All subsequent documents filed by us under Sections 13(a),
13(c), 14 or 15(d) of the Exchange Act of 1934 after the date of
this prospectus and before the termination of the offering. |
This prospectus summarizes material provisions of contracts and
other documents to which we refer. Since this prospectus may not
contain all the information that you may find important, you
should review the full text of those documents. Upon request, we
will provide each person receiving this prospectus a free copy,
without exhibits, of any or all documents incorporated by
reference into this prospectus. You may direct such requests to:
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Erin C. Ibele, Vice President and Corporate Secretary |
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Health Care REIT, Inc. |
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One SeaGate, Suite 1500 |
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Toledo, Ohio 43604 |
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(419) 247-2800 |
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www.hcreit.com |
THE COMPANY
Health Care REIT, Inc., a Delaware corporation, is a
self-administered, equity real estate investment trust that
invests in health care facilities, primarily skilled nursing and
assisted living facilities. We also invest in specialty care
facilities. As of June 30, 2003, long-term care facilities,
which include skilled nursing and assisted living facilities,
comprised approximately 92% of our investment portfolio. Founded
in 1970, we were the first real estate investment trust to
invest exclusively in health care facilities.
As of June 30, 2003, we had approximately $1.7 billion
in net real estate investments, inclusive of credit
enhancements, in 270 facilities located in 33 states and managed
by 47 different operators. At that date, the portfolio included
166 assisted living facilities, 96 skilled nursing facilities
and eight specialty care facilities.
We seek to increase funds from operations and enhance
stockholder value through relationship investing with public and
private regionally focused health care operators. The primary
components of this strategy are set forth below.
Relationship Investing. We establish relationships with,
and provide financing to, operators throughout their growth
cycles. We target companies with experienced management teams,
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regionally focused operations, substantial inside ownership
interests or venture capital backing and significant growth
potential.
By maintaining close ties to health care operators, we are able
to provide value added services and monitor our investments on
an ongoing basis. Investments are designed to support the
operators business plan. Features typically include a
master operating lease for the acquisition and development of
facilities in a geographic region. Economic terms typically
include annual rate increases and fair market value-based
purchase options.
Portfolio Management. Portfolio strength is derived from
diversity by operator, health care sector and geographic
location. We emphasize long-term investment structures that
result in a predictable asset base with attendant recurring
income and funds from operations. Generally, master leases have
a 10 to 15 year term and mortgage loans provide five to
seven years of prepayment protection. We also regularly monitor
the portfolio with our proprietary database system.
Depth of Management. Our management team is comprised of
seven individuals with 117 years of experience in health
care and real estate finance. George L. Chapman has been a
member of senior management for more than 13 years and in
1996 became our Chairman and Chief Executive Officer.
Mr. Chapman and the management team have successfully
implemented our investment strategy of emphasizing relationship
financings with strong, emerging operators.
The Portfolio
The following table reflects our portfolio as of June 30,
2003:
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Percentage | |
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Number | |
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Number | |
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Investment | |
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Number | |
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Number | |
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of | |
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of | |
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of | |
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per | |
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of | |
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of | |
Type of facility |
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Investments (1) | |
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portfolio | |
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facilities | |
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beds/units | |
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bed/unit (2) | |
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operators (3) | |
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states (3) | |
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(in thousands) | |
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Assisted Living Facilities
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$ |
914,724 |
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54 |
% |
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166 |
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11,043 |
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$ |
84,561 |
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30 |
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32 |
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Skilled Nursing Facilities
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634,505 |
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38 |
% |
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96 |
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13,617 |
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46,597 |
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18 |
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20 |
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Specialty Care Facilities
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138,557 |
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8 |
% |
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8 |
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1,304 |
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112,748 |
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6 |
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5 |
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Totals
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$ |
1,687,786 |
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100 |
% |
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270 |
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25,964 |
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(1) |
Investments include gross real estate investments and credit
enhancements which amounted to $1,679,941,000 and $7,845,000,
respectively. |
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(2) |
Investment per Bed/ Unit was computed by using the total
investment amount of $1,715,335,000 which includes gross real
estate investments, credit enhancements and unfunded commitments
for which initial funding has commenced which amounted to
$1,679,941,000, $7,845,000 and $27,549,000, respectively. |
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(3) |
We have investments in properties located in 33 states and
managed by 47 different operators. |
In determining whether to invest in a facility, we focus on the
following: (a) the experience of the management team;
(b) the historical and projected financial and operational
performance of the facility; (c) the credit of the tenant
or borrower; (d) the security for the lease or loan; and
(e) the capital committed to the facility by the tenant or
borrower. We conduct market research and analysis for all
potential investments. In addition, we review the value of all
facilities, the interest rates and debt service coverage
requirements of any debt to be assumed and the anticipated
sources of repayment of any debt.
We monitor our investments through a variety of methods
determined by the type of health care facility and operator. Our
monitoring process includes review of monthly financial
statements for each facility, quarterly review of operator
credit, annual facility inspections and
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review of covenant compliance relating to licensure, real estate
taxes, letters of credit and other collateral. In monitoring our
portfolio, our personnel use a proprietary database to collect
and analyze facility-specific data. Additionally, we conduct
extensive research to ascertain industry trends and risks.
Our investments are primarily operating leases and mortgage
loans. Construction financing is provided, but only as part of a
long-term operating lease or mortgage loan. Substantially all of
our investments are designed with escalating rate structures.
Depending upon market conditions, we believe that appropriate
new investments will be available in the future with
substantially the same spreads over our cost of capital.
Operating leases and mortgage loans are normally credit enhanced
by guaranties and/or letters of credit. In addition, operating
leases are typically structured as master leases and mortgage
loans are generally cross-defaulted and cross-collateralized
with other mortgage loans, operating leases or agreements
between us and the operator and its affiliates.
HOW WE INTEND TO USE THE PROCEEDS
Unless otherwise described in a prospectus supplement, we intend
to use the net proceeds from the sale of any securities under
this prospectus for general business purposes, which may include
acquisition of and investment in additional properties and the
repayment of borrowings under our credit facilities or other
debt. Until the proceeds from a sale of securities by us are
applied to their intended purposes, they will be invested in
short-term investments, including repurchase agreements, some or
all of which may not be investment grade.
RATIOS OF EARNINGS TO FIXED CHARGES AND
EARNINGS TO COMBINED FIXED CHARGES
AND PREFERRED STOCK DIVIDENDS
The following table sets forth our ratios of earnings to fixed
charges and earnings to combined fixed charges and preferred
stock dividends for the periods indicated. The ratio of earnings
to fixed charges was computed by dividing earnings by our fixed
charges. The ratio of earnings to combined fixed charges and
preferred stock dividends was computed by dividing earnings by
our combined fixed charges and preferred stock dividends. For
purposes of calculating these ratios, earnings
includes income from continuing operations before extraordinary
items, excluding the equity earnings in a less than 50% owned
subsidiary, plus fixed charges and reduced by capitalized
interest. Fixed charges consists of interest on all
indebtedness and the amortization of loan expenses.
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Six months | |
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Year ended December 31, | |
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ended | |
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June 30, | |
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1998 | |
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1999 | |
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2000 | |
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2001 | |
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2002 | |
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2003 | |
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Consolidated ratio of earnings to
fixed charges (unaudited)
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2.99 |
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2.75 |
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2.56 |
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2.68 |
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2.50 |
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2.39 |
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Consolidated ratio of earnings to
combined fixed charges and preferred stock dividends (unaudited)
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2.59 |
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2.03 |
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1.90 |
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1.93 |
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1.95 |
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2.01 |
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We issued 3,000,000 shares of
87/8%
Series B Cumulative Redeemable Preferred Stock in
May 1998 and all of those shares were redeemed on
July 15, 2003. We issued 3,000,000 shares of Series C
Cumulative Convertible Preferred Stock in January 1999 and
during the year ended December 31, 2002, the holder of our
Series C Cumulative Convertible Preferred Stock converted
900,000 shares into 878,000 shares of our common stock, leaving
2,100,000 shares of Series C Cumulative Convertible
Preferred Stock outstanding at December 31, 2002. As of
July 18, 2003, 1,154,000 additional shares of our
Series C Cumulative Convertible Preferred Stock were
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converted into 1,125,854 shares of our common stock, leaving
946,000 shares of our Series C Cumulative Convertible
Preferred Stock outstanding at July 18, 2003. We issued
4,000,000 shares of
77/8%
Series D Cumulative Redeemable Preferred Stock on
July 9, 2003 and all of those shares are outstanding.
GENERAL DESCRIPTION OF THE OFFERED SECURITIES
We may offer under this prospectus one or more of the following
categories of our securities:
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debt securities, in one or more series; |
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shares of our preferred stock, par value $1.00 per share, in one
or more series; |
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depositary shares, representing interests in our preferred
stock, in one or more series; |
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shares of our common stock, par value $1.00 per share; |
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warrants to purchase any of the foregoing securities; and |
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units consisting of any combination of the foregoing securities. |
The terms of any specific offering of securities, including the
terms of any units offered, will be set forth in a prospectus
supplement relating to such offering.
Our amended certificate of incorporation authorizes us to issue
125,000,000 shares of common stock and 25,000,000 shares of
preferred stock. Of our preferred stock:
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13,000 shares have been designated as Junior Participating
Preferred Stock, Series A, |
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3,000,000 shares have been designated as Series C
Cumulative Convertible Preferred Stock, and |
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4,000,000 shares have been designated as
77/8%
Series D Cumulative Redeemable Preferred Stock. |
As of July 18, 2003, we had issued and outstanding
42,356,855 shares of common stock, 946,000 shares of
Series C Cumulative Convertible Preferred Stock and
4,000,000 shares of
77/8%
Series D Cumulative Redeemable Preferred Stock.
Our common stock is listed on the New York Stock Exchange under
the symbol HCN. We intend to apply to list any
additional shares of common stock that are issued and sold
hereunder. Our
77/8%
Series D Cumulative Redeemable Preferred Stock is listed on
the New York Stock Exchange under the symbol HCN
PrD. We may apply to list shares of any series of
preferred stock or any depositary shares which are offered and
sold hereunder, as described in the prospectus supplement
relating to such preferred stock or depositary shares.
DESCRIPTION OF DEBT SECURITIES
The debt securities sold under this prospectus will be our
direct obligations, which may be secured or unsecured, and which
may be senior or subordinated indebtedness. The debt securities
may be guaranteed on a secured or unsecured, senior or
subordinated basis, by one or more of our subsidiaries. The debt
securities will be issued under one or more indentures between
us and a specified trustee. Any indenture will be subject to and
governed by the Trust Indenture Act of 1939, as amended. The
statements made in this prospectus relating to any indentures
and the debt securities to be issued under the indentures are
summaries of certain anticipated provisions of the indentures
and are not complete.
The following is a summary of the material terms of our debt
securities. Because it is a summary, it does not contain all of
the information that may be important to you. If you want
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more information, you should read the indenture for senior debt
securities between us and Fifth Third Bank, as trustee, dated
September 6, 2002, and the forms of indentures for senior
subordinated and junior subordinated debt securities which we
have filed as exhibits to the registration statement of which
this prospectus is a part. We will file any final indentures for
senior subordinated and junior subordinated debt securities and
supplemental indentures if we issue debt securities of this
type. See Where You Can Find Additional Information.
This summary is also subject to and qualified by reference to
the descriptions of the particular terms of the securities
described in the applicable prospectus supplement.
General
We may issue debt securities that rank senior,
senior subordinated or junior
subordinated. The debt securities that we refer to as
senior will be our direct obligations and will rank
equally and ratably in right of payment with our other
indebtedness not subordinated. We may issue debt securities that
will be subordinated in right of payment to the prior payment in
full of senior debt, as defined in the applicable prospectus
supplement, and may rank equally and ratably with the other
senior subordinated indebtedness. We refer to these as
senior subordinated securities. We may also issue
debt securities that may be subordinated in right of payment to
the senior subordinated securities. These would be junior
subordinated securities. We have filed with the
registration statement, of which this prospectus is a part, an
indenture for senior debt securities between us and Fifth Third
Bank, as trustee, dated September 6, 2002, and two separate
forms of indenture, one for the senior subordinated securities
and one for the junior subordinated securities. We refer to
senior subordinated and junior subordinated securities as
subordinated.
We may issue the debt securities without limit as to aggregate
principal amount, in one or more series, in each case as we
establish in one or more supplemental indentures. We need not
issue all debt securities of one series at the same time. Unless
we otherwise provide, we may reopen a series, without the
consent of the holders of the series, for issuances of
additional securities of that series.
We anticipate that any indenture will provide that we may, but
need not, designate more than one trustee under an indenture,
each with respect to one or more series of debt securities. Any
trustee under any indenture may resign or be removed with
respect to one or more series of debt securities, and we may
appoint a successor trustee to act with respect to that series.
The applicable prospectus supplement will describe the specific
terms relating to the series of debt securities we will offer,
including, where applicable, the following:
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the title and series designation and whether they are senior
securities, senior subordinated securities or subordinated
securities; |
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the aggregate principal amount of the securities; |
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the percentage of the principal amount at which we will issue
the debt securities and, if other than the principal amount of
the debt securities, the portion of the principal amount of the
debt securities payable upon maturity of the debt securities; |
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if convertible, the securities into which they are convertible,
the initial conversion price, the conversion period and any
other terms governing such conversion; |
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the stated maturity date; |
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any fixed or variable interest rate or rates per annum; |
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the place where principal, premium, if any, and interest will be
payable and where the debt securities can be surrendered for
transfer, exchange or conversion; |
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the date from which interest may accrue and any interest payment
dates; |
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any sinking fund requirements; |
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any provisions for redemption, including the redemption price
and any remarketing arrangements; |
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whether the securities are denominated or payable in United
States dollars or a foreign currency or units of two or more
foreign currencies; |
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the events of default and covenants of such securities, to the
extent different from or in addition to those described in this
prospectus; |
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whether we will issue the debt securities in certificated or
book-entry form; |
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whether the debt securities will be in registered or bearer form
and, if in registered form, the denominations if other than in
even multiples of $1,000 and, if in bearer form, the
denominations and terms and conditions relating thereto; |
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whether we will issue any of the debt securities in permanent
global form and, if so, the terms and conditions, if any, upon
which interests in the global security may be exchanged, in
whole or in part, for the individual debt securities represented
by the global security; |
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the applicability, if any, of the defeasance and covenant
defeasance provisions described in this prospectus or any
prospectus supplement; |
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whether we will pay additional amounts on the securities in
respect of any tax, assessment or governmental charge and, if
so, whether we will have the option to redeem the debt
securities instead of making this payment; |
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the subordination provisions, if any, relating to the debt
securities; |
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if the debt securities are to be issued upon the exercise of
debt warrants, the time, manner and place for them to be
authenticated and delivered; |
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whether any of our subsidiaries will be bound by the terms of
the indenture, in particular any restrictive covenants; |
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the provisions relating to any security provided for the debt
securities; and |
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the provisions relating to any guarantee of the debt securities. |
We may issue debt securities at less than the principal amount
payable at maturity. We refer to these securities as
original issue discount securities. If material or
applicable, we will describe in the applicable prospectus
supplement special U.S. federal income tax, accounting and other
considerations applicable to original issue discount securities.
Except as may be described in any prospectus supplement, an
indenture will not contain any other provisions that would limit
our ability to incur indebtedness or that would afford holders
of the debt securities protection in the event of a highly
leveraged or similar transaction involving us or in the event of
a change of control. You should review carefully the applicable
prospectus supplement for information with respect to events of
default and covenants applicable to the securities being offered.
Denominations, Interest, Registration and Transfer
Unless otherwise described in the applicable prospectus
supplement, we will issue the debt securities of any series that
are registered securities in denominations that are even
multiples of $1,000, other than global securities, which may be
of any denomination.
Unless otherwise specified in the applicable prospectus
supplement, we will pay the interest, principal and any premium
at the corporate trust office of the trustee. At our option,
however,
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we may make payment of interest by check mailed to the address
of the person entitled to the payment as it appears in the
applicable register or by wire transfer of funds to that person
at an account maintained within the United States.
If we do not punctually pay or otherwise provide for interest on
any interest payment date, the defaulted interest will be paid
either:
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to the person in whose name the debt security is registered at
the close of business on a special record date the trustee will
fix; or |
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in any other lawful manner, all as the applicable indenture
describes. |
You may have your debt securities divided into more debt
securities of smaller denominations or combined into fewer debt
securities of larger denominations, as long as the total
principal amount is not changed. We call this an
exchange. You may exchange or transfer debt
securities at the office of the applicable trustee. The trustee
acts as our agent for registering debt securities in the names
of holders and transferring debt securities. We may change this
appointment to another entity or perform it ourselves.
The entity performing the role of maintaining the list of
registered holders is called the registrar. It will
also perform transfers. You will not be required to pay a
service charge to transfer or exchange debt securities, but you
may be required to pay for any tax or other governmental charge
associated with the exchange or transfer. The security registrar
will make the transfer or exchange only if it is satisfied with
your proof of ownership.
Merger, Consolidation or Sale of Assets
Under any indenture, we are generally permitted to consolidate
or merge with another company. We are also permitted to sell
substantially all of our assets to another company, or to buy
substantially all of the assets of another company. However, we
may not take any of these actions unless the following
conditions are met:
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if we merge out of existence or sell our assets, the other
company must be an entity organized under the laws of one of the
states of the United States or the District of Columbia or under
United States federal law and must agree to be legally
responsible for our debt securities; and |
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immediately after the merger, sale of assets or other
transaction, we may not be in default on the debt securities. A
default for this purpose would include any event that would be
an event of default if the requirements for giving us default
notice or our default having to exist for a specific period of
time were disregarded. |
Certain Covenants
Existence. Except as permitted as described above under
Merger, Consolidation or Sale of
Assets, we will agree to do all things necessary to
preserve and keep our existence, rights and franchises, provided
that it is in our best interests for the conduct of business.
Provisions of Financial Information. Whether or not we
remain required to do so under the Exchange Act, to the extent
permitted by law, we will agree to file all annual, quarterly
and other reports and financial statements with the SEC and an
indenture trustee on or before the applicable SEC filing dates
as if we were required to do so.
Additional Covenants. Any additional or different
covenants or modifications to the foregoing covenants with
respect to any series of debt securities will be described in
the applicable prospectus supplement.
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Events of Default and Related Matters
Events of Default. The term event of default
for any series of debt securities means any of the following:
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We do not pay the principal or any premium on a debt security of
that series within 30 days after its maturity date. |
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We do not pay interest on a debt security of that series within
30 days after its due date. |
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We do not deposit any sinking fund payment for that series
within 30 days after its due date. |
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We remain in breach of any other term of the applicable
indenture (other than a term added to the indenture solely for
the benefit of another series) for 60 days after we receive
a notice of default stating we are in breach. Either the trustee
or holders of more than 50% in principal amount of debt
securities of the affected series may send the notice. |
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We default under any of our other indebtedness in specified
amounts after the expiration of any applicable grace period,
which default results in the acceleration of the maturity of
such indebtedness. Such default is not an event of default if
the other indebtedness is discharged, or the acceleration is
rescinded or annulled, within a period of 10 days after we
receive notice specifying the default and requiring that we
discharge the other indebtedness or cause the acceleration to be
rescinded or annulled. Either the trustee or the holders of more
than 50% in principal amount of debt securities of the affected
series may send the notice. |
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We or one of our significant subsidiaries, if any,
files for bankruptcy or certain other events in bankruptcy,
insolvency or reorganization occur. The term significant
subsidiary means each of our significant subsidiaries, if
any, as defined in Regulation S-X under the Securities Act. |
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Any other event of default described in the applicable
prospectus supplement occurs. |
Remedies if an Event of Default Occurs. If an event of
default has occurred and has not been cured, the trustee or the
holders of at least a majority in principal amount of the debt
securities of the affected series may declare the entire
principal amount of all the debt securities of that series to be
due and immediately payable. If an event of default occurs
because of certain events in bankruptcy, insolvency or
reorganization, the principal amount of all the debt securities
of that series will be automatically accelerated, without any
action by the trustee or any holder. At any time after the
trustee or the holders have accelerated any series of debt
securities, but before a judgment or decree for payment of the
money due has been obtained, the holders of at least a majority
in principal amount of the debt securities of the affected
series may, under certain circumstances, rescind and annul such
acceleration.
The trustee will be required to give notice to the holders of
debt securities within 90 days after a default under the
applicable indenture unless the default has been cured or
waived. The trustee may withhold notice to the holders of any
series of debt securities of any default with respect to that
series, except a default in the payment of the principal of or
interest on any debt security of that series, if specified
responsible officers of the trustee in good faith determine that
withholding the notice is in the interest of the holders.
Except in cases of default, where the trustee has some special
duties, the trustee is not required to take any action under the
applicable indenture at the request of any holders unless the
holders offer the trustee reasonable protection from expenses
and liability. We refer to this as an indemnity. If
reasonable indemnity is provided, the holders of a majority in
principal amount of the outstanding securities of the relevant
series may direct the time, method and place of conducting any
lawsuit or other formal legal action seeking any remedy
available to the
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trustee. These majority holders may also direct the trustee in
performing any other action under the applicable indenture,
subject to certain limitations.
Before you bypass the trustee and bring your own lawsuit or
other formal legal action or take other steps to enforce your
rights or protect your interests relating to the debt
securities, the following must occur:
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you must give the trustee written notice that an event of
default has occurred and remains uncured; |
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the holders of at least a majority in principal amount of all
outstanding securities of the relevant series must make a
written request that the trustee take action because of the
default, and must offer reasonable indemnity to the trustee
against the cost and other liabilities of taking that action; and |
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the trustee must have not taken action for 60 days after
receipt of the notice and offer of indemnity. |
However, you are entitled at any time to bring a lawsuit for the
payment of money due on your security after its due date.
Every year we will furnish to the trustee a written statement by
certain of our officers certifying that to their knowledge we
are in compliance with the applicable indenture and the debt
securities, or else specifying any default.
Modification of an Indenture
There are three types of changes we can make to the indentures
and the debt securities:
Changes Requiring Your Approval. First, there are changes
we cannot make to your debt securities without your specific
approval. The following is a list of those types of changes:
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change the stated maturity of the principal or interest on a
debt security; |
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reduce any amounts due on a debt security; |
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reduce the amount of principal payable upon acceleration of the
maturity of a debt security following a default; |
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change the currency of payment on a debt security; |
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impair your right to sue for payment; |
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modify the subordination provisions, if any, in a manner that is
adverse to you; |
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reduce the percentage of holders of debt securities whose
consent is needed to modify or amend an indenture or to waive
compliance with certain provisions of an indenture; |
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reduce the percentage of holders of debt securities whose
consent is needed to waive past defaults or change certain
provisions of the indenture relating to waivers of default; |
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waive a default or event of default in the payment of principal
of or premium, if any, or interest on the debt securities; or |
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modify any of the foregoing provisions. |
Changes Requiring a Majority Vote. The second type of
change to an indenture and the debt securities is the kind that
requires a vote in favor by holders of debt securities owning a
majority of the principal amount of the particular series
affected. Most changes fall into this category, except for
clarifying changes and certain other changes that would not
materially adversely affect holders of the debt securities. We
require the same vote to obtain a waiver of a past default.
However, we cannot obtain a waiver of a payment default or any
other aspect of an
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indenture or the debt securities listed in the first category
described above under Changes Requiring
Your Approval unless we obtain your individual consent to
the waiver.
Changes Not Requiring Approval. The third type of change
does not require any vote by holders of debt securities. This
type is limited to clarifications and certain other changes that
would not materially adversely affect holders of the debt
securities.
Further Details Concerning Voting. Debt securities are
not considered outstanding, and therefore the holders thereof
are not eligible to vote if we have deposited or set aside in
trust for you money for their payment or redemption or if we or
one of our affiliates own them. The holders of debt securities
are also not eligible to vote if they have been fully defeased
as described immediately below under
Discharge, Defeasance and Covenant
Defeasance Full Defeasance. For original
issue discount securities, we will use the principal amount that
would be due and payable on the voting date if the maturity of
the debt securities were accelerated to that date because of a
default.
Discharge, Defeasance and Covenant Defeasance
Discharge. We may discharge some obligations to holders
of any series of debt securities that either have become due and
payable or will become due and payable within one year, or
scheduled for redemption within one year, by irrevocably
depositing with the trustee, in trust, funds in the applicable
currency in an amount sufficient to pay the debt securities,
including any premium and interest.
Full Defeasance. We can, under particular circumstances,
effect a full defeasance of your series of debt securities. By
this we mean we can legally release ourselves from any payment
or other obligations on the debt securities if, among other
things, we put in place the arrangements described below to
repay you and deliver certain certificates and opinions to the
trustee:
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we must deposit in trust for your benefit and the benefit of all
other direct holders of the debt securities a combination of
money or U.S. government or U.S. government agency notes or
bonds or, in some circumstances, depositary receipts
representing these notes or bonds, that will generate enough
cash to make interest, principal and any other payments on the
debt securities on their various due dates; |
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the current federal tax law must be changed or an IRS ruling
must be issued permitting the above deposit without causing you
to be taxed on the debt securities any differently than if we
did not make the deposit and just repaid the debt securities
ourselves. Under current federal income tax law, the deposit and
our legal release from the debt securities would be treated as
though we took back your debt securities and gave you your share
of the cash and notes or bonds deposited in trust. In that
event, you could recognize gain or loss on the debt securities
you give back to us; and |
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we must deliver to the trustee a legal opinion confirming the
tax law change described above. |
If we did accomplish full defeasance, you would have to rely
solely on the trust deposit for repayment on the debt
securities. You could not look to us for repayment in the
unlikely event of any shortfall. Conversely, the trust deposit
would most likely be protected from claims of our lenders and
other creditors if we ever became bankrupt or insolvent. You
would also be released from any subordination provisions.
Covenant Defeasance. Under current federal income tax
law, we can make the same type of deposit described above and be
released from some of the restrictive covenants in the debt
securities. This is called covenant defeasance. In
that event, you would lose the protection of those restrictive
covenants but would gain the protection of having money and
securities set
15
aside in trust to repay the securities and you would be released
from any subordination provisions.
If we accomplish covenant defeasance, the following provisions
of an indenture and the debt securities would no longer apply:
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any covenants applicable to the series of debt securities and
described in the applicable prospectus supplement; |
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any subordination provisions; and |
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certain events of default relating to breach of covenants and
acceleration of the maturity of other debt set forth in any
prospectus supplement. |
If we accomplish covenant defeasance, you can still look to us
for repayment of the debt securities if a shortfall in the trust
deposit occurred. If one of the remaining events of default
occurs, for example, our bankruptcy, and the debt securities
become immediately due and payable, there may be a shortfall.
Depending on the event causing the default, you may not be able
to obtain payment of the shortfall.
Subordination
We will describe in the applicable prospectus supplement the
terms and conditions, if any, upon which any series of senior
subordinated securities or subordinated securities is
subordinated to debt securities of another series or to our
other indebtedness. The terms will include a description of:
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the indebtedness ranking senior to the debt securities being
offered; |
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the restrictions, if any, on payments to the holders of the debt
securities being offered while a default with respect to the
senior indebtedness is continuing; |
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the restrictions, if any, on payments to the holders of the debt
securities being offered following an event of default; and |
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provisions requiring holders of the debt securities being
offered to remit some payments to holders of senior indebtedness. |
Guarantees
Our payment obligations under any series of our debt securities
may be guaranteed by some or all of our subsidiaries. The
guarantees may be secured or unsecured and may be senior or
subordinated obligations. The guarantors will be identified and
the terms of the guarantees will be described in the applicable
prospectus supplement.
Global Securities
If so set forth in the applicable prospectus supplement, we may
issue the debt securities of a series in whole or in part in the
form of one or more global securities that will be deposited
with a depositary identified in the prospectus supplement. We
may issue global securities in either registered or bearer form
and in either temporary or permanent form. The specific terms of
the depositary arrangement with respect to any series of debt
securities will be described in the prospectus supplement.
DESCRIPTION OF OUR COMMON STOCK
The following is a summary of certain provisions of our amended
certificate of incorporation and by-laws, which documents set
forth certain terms of our common stock. Because this summary is
not complete, you should refer to such documents for complete
information. Copies
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of our certificate of incorporation and by-laws, as amended, are
incorporated by reference as exhibits to the registration
statement of which this prospectus is a part.
General
Common stock holders are entitled to receive dividends when
declared by the board of directors and after payment of, or
provision for, full cumulative dividends on and any required
redemptions of shares of preferred stock then outstanding.
Common stock holders have one vote per share, and there are no
cumulative voting rights. If we are voluntarily or involuntarily
liquidated or dissolved, common stock holders are to share
ratably in our distributable assets remaining after the
satisfaction of all of our debts and liabilities and the
preferred stock holders prior preferential rights. Common
stock holders do not have preemptive rights. The common stock
will be, when issued, fully paid and nonassessable. The common
stock is subject to restrictions on transfer under certain
circumstances described under Restrictions on Transfer of
Securities below. The transfer agent for our common stock
is Mellon Investor Services LLC.
Each outstanding share of our common stock is accompanied by a
right to purchase one one-thousandth of a share of our junior
participation preferred stock, Series A, at the price of
$48, subject to certain anti-dilution adjustments. We have
designated and reserved 13,000 shares of our preferred stock as
such Class A preferred stock for issuance upon exercise of
the rights. The existence of such rights could have the effect
of delaying, deterring or preventing a change in our control.
The purchase rights and the Class A preferred stock are
more fully discussed below under the caption Share
Purchase Rights. For a description of other provisions of
our amended certificate of incorporation and by-laws that could
have the effect of delaying, deterring or preventing a change in
our control, please see Description of Certain Provisions
of Our Certificate of Incorporation and By-Laws below.
The rights, preferences and privileges of holders of our common
stock are subject to, and may be adversely affected by, the
rights of the holders of shares of any series of our preferred
stock which are outstanding or which we may designate and issue
in the future. See Description of Our Preferred
Stock below.
Share Purchase Rights
On July 19, 1994, our board of directors adopted a
shareholder rights plan, commonly referred to as a poison
pill, which authorized the issuance of one preferred share
purchase right for each outstanding share of common stock. Under
certain conditions, each right may be exercised to purchase one
one-thousandth of a share of our Junior Participating Preferred
Stock, Series A, for $48, subject to certain anti-dilution
adjustments. The number of rights outstanding and Series A
preferred stock issuable upon exercise, as well as the
Series A preferred stock purchase price, are subject to
customary antidilution adjustments.
The rights are evidenced by the certificates for shares of
common stock, and in general are not transferable apart from the
common stock or exercisable until after a party has acquired
beneficial ownership of, or made a tender offer for 15% or more
of our outstanding common stock, or the occurrence of other
events as specified in a rights agreement between us and Mellon
Investor Services LLC, as rights agent. Under certain conditions
as specified in the rights agreement, including but not limited
to, the acquisition by a party of 15% or more of our outstanding
common stock, or the acquisition of us in a merger or other
business combination, each holder of a right (other than an
acquiring person, whose rights will be void) will receive upon
its exercise and payment of the exercise price that number of
shares of our common stock, or the common stock of the other
party, as applicable, having a market value of two times the
exercise price of the right.
The rights expire on August 5, 2004, and until they are
exercised, their holder will have no rights as a stockholder. At
our option, the rights may be redeemed in whole at a price of
$.01 per
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right any time prior to becoming exercisable. In general, we may
also exchange the rights at a ratio of one share of common stock
per right after becoming exercisable but prior to any party
acquiring 50% or more of the outstanding shares of common stock.
Series A preferred stock issuable upon exercise of the
rights will not be redeemable. Each share of Series A
preferred stock will have 1,000 votes and will be entitled to:
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a minimum preferential quarterly dividend payment equal to the
greater of $25.00 per share or 1,000 times the amount of the
dividends per share paid on the common stock; |
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a liquidation preference in an amount equal to the greater of
$100 or 1,000 times the amount per share paid on the common
stock; and |
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a payment in connection with a business combination in which
shares of common stock are exchanged equal to 1,000 times the
amount per share paid on the common stock. |
The purchase rights have an anti-takeover effect that is
intended to discourage coercive or unfair takeover tactics and
to encourage any potential acquirer to negotiate a fair price
for all of our shareholders. The purchase rights may cause
substantial dilution to any party that may attempt to acquire us
on terms not approved by our board of directors. However, the
purchase rights are structured in a way so as not to interfere
with any negotiated merger or other business combination.
DESCRIPTION OF OUR PREFERRED STOCK
The following is a summary description of the material terms of
our shares of preferred stock. Because it is a summary, it does
not contain all of the information that may be important to you.
If you want more information, you should read our amended
certificate of incorporation and by-laws, copies of which have
been filed with the SEC. See Where You Can Find Additional
Information. This summary is also subject to and qualified
by reference to the description of the particular terms of your
securities described in the applicable prospectus supplement.
General
Our board of directors or a duly authorized committee thereof,
will determine the designations, preferences, limitations and
relative rights of our authorized and unissued preferred shares.
These may include:
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the distinctive designation of each series and the number of
shares that will constitute the series; |
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the voting rights, if any, of shares of the series; |
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the distribution rate on the shares of the series, any
restriction, limitation or condition upon the payment of the
distribution, whether distributions will be cumulative, and the
dates on which distributions are payable; |
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the prices at which, and the terms and conditions on which, the
shares of the series may be redeemed, if the shares are
redeemable; |
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the purchase or sinking fund provisions, if any, for the
purchase or redemption of shares of the series; |
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any preferential amount payable upon shares of the series upon
our liquidation or the distribution of our assets; |
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if the shares are convertible, the price or rates of conversion
at which, and the terms and conditions on which, the shares of
the series may be converted into other securities; and |
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whether the series can be exchanged, at our option, into debt
securities, and the terms and conditions of any permitted
exchange. |
The issuance of preferred shares, or the issuance of rights to
purchase preferred shares, could discourage an unsolicited
acquisition proposal. In addition, the rights of holders of
common shares will be subject to, and may be adversely affected
by, the rights of holders of any preferred shares that we may
issue in the future.
The following describes some general terms and provisions of the
preferred shares to which a prospectus supplement may relate.
The statements below describing the preferred shares are in all
respects subject to and qualified in their entirety by reference
to the applicable provisions of our amended certificate of
incorporation, including any applicable certificate of
designation, and our by-laws.
The prospectus supplement will describe the specific terms as to
each issuance of preferred shares, including:
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the description of the preferred shares; |
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the number of the preferred shares offered; |
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the voting rights, if any, of the holders of the preferred
shares; |
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the offering price of the preferred shares; |
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the distribution rate, when distributions will be paid, or the
method of determining the distribution rate if it is based on a
formula or not otherwise fixed; |
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the date from which distributions on the preferred shares shall
accumulate; |
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the provisions for any auctioning or remarketing, if any, of the
preferred shares; |
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the provision, if any, for redemption or a sinking fund; |
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the liquidation preference per share; |
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any listing of the preferred shares on a securities exchange; |
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whether the preferred shares will be convertible and, if so, the
security into which they are convertible and the terms and
conditions of conversion, including the conversion price or the
manner of determining it; |
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whether interests in the shares of preferred stock will be
represented by depositary shares as more fully described below
under Description of Depositary Shares; |
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a discussion of federal income tax considerations; |
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the relative ranking and preferences of the preferred shares as
to distribution and liquidation rights; |
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any limitations on issuance of any preferred shares ranking
senior to or on a parity with the series of preferred shares
being offered as to distribution and liquidation rights; |
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any limitations on direct or beneficial ownership and
restrictions on transfer, in each case as may be appropriate to
preserve our status as a real estate investment trust; and |
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any other specific terms, preferences, rights, limitations or
restrictions of the preferred shares. |
As described under Description of Depositary Shares,
we may, at our option, elect to offer depositary shares
evidenced by depositary receipts. If we elect to do this, each
depositary receipt will represent a fractional interest in a
share of the particular series of preferred stock
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issued and deposited with a depositary. The applicable
prospectus supplement will specify that fractional interest.
Rank
Unless our board of directors otherwise determines and we so
specify in the applicable prospectus supplement, we expect that
the preferred shares will, with respect to distribution rights
and rights upon liquidation or dissolution, rank senior to all
our common shares.
Distributions
Holders of preferred shares of each series will be entitled to
receive cash and/or share distributions at the rates and on the
dates shown in the applicable prospectus supplement. Even though
the preferred shares may specify a fixed rate of distribution,
our board of directors must authorize and declare those
distributions and they may be paid only out of assets legally
available for payment. We will pay each distribution to holders
of record as they appear on our share transfer books on the
record dates fixed by our board of directors. In the case of
shares of preferred stock represented by depositary receipts,
the records of the depositary referred to under
Description of Depositary Shares will determine the
persons to whom dividends are payable.
Distributions on any series of preferred shares may be
cumulative or noncumulative, as provided in the applicable
prospectus supplement. We refer to each particular series, for
ease of reference, as the applicable series. Cumulative
distributions will be cumulative from and after the date shown
in the applicable prospectus supplement. If our board of
directors fails to authorize a distribution on any applicable
series that is noncumulative, the holders will have no right to
receive, and we will have no obligation to pay, a distribution
in respect of the applicable distribution period, whether or not
distributions on that series are declared payable in the future.
If the applicable series is entitled to a cumulative
distribution, we may not declare, or pay or set aside for
payment, any full distributions on any other series of preferred
shares ranking, as to distributions, on a parity with or junior
to the applicable series, unless we declare, and either pay or
set aside for payment, full cumulative distributions on the
applicable series for all past distribution periods and the then
current distribution period. If the applicable series does not
have a cumulative distribution, we must declare, and pay or set
aside for payment, full distributions for the then current
distribution period only. When distributions are not paid, or
set aside for payment, in full upon any applicable series and
the shares of any other series ranking on a parity as to
distributions with the applicable series, we must declare, and
pay or set aside for payment, all distributions upon the
applicable series and any other parity series proportionately,
in accordance with accrued and unpaid distributions of the
several series. For these purposes, accrued and unpaid
distributions do not include unpaid distribution periods on
noncumulative preferred shares. No interest will be payable in
respect of any distribution payment that may be in arrears.
Except as provided in the immediately preceding paragraph,
unless we declare, and pay or set aside for payment, full
cumulative distributions, including for the then current period,
on any cumulative applicable series, we may not declare, or pay
or set aside for payment, any distributions upon common shares
or any other equity securities ranking junior to or on a parity
with the applicable series as to distributions or upon
liquidation. The foregoing restriction does not apply to
distributions paid in common shares or other equity securities
ranking junior to the applicable series as to distributions and
upon liquidation. If the applicable series is noncumulative, we
need only declare, and pay or set aside for payment, the
distribution for the then current period, before declaring
distributions on common shares or junior or parity securities.
In addition, under the circumstances that we could not declare a
distribution, we may not redeem, purchase or otherwise acquire
for any consideration any common shares or other parity or
junior equity securities, except upon conversion into or
exchange for common shares or
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other junior equity securities. We may, however, make purchases
and redemptions otherwise prohibited pursuant to certain
redemptions or pro rata offers to purchase the outstanding
shares of the applicable series and any other parity series of
preferred shares.
We will credit any distribution payment made on an applicable
series first against the earliest accrued but unpaid
distribution due with respect to the series.
Redemption
We may have the right or may be required to redeem one or more
series of preferred shares, as a whole or in part, in each case
upon the terms, if any, and at the times and at the redemption
prices shown in the applicable prospectus supplement.
If a series of preferred shares is subject to mandatory
redemption, we will specify in the applicable prospectus
supplement the number of shares we are required to redeem, when
those redemptions start, the redemption price, and any other
terms and conditions affecting the redemption. The redemption
price will include all accrued and unpaid distributions, except
in the case of noncumulative preferred shares. The redemption
price may be payable in cash or other property, as specified in
the applicable prospectus supplement. If the redemption price
for preferred shares of any series is payable only from the net
proceeds of our issuance of shares of capital stock, the terms
of the preferred shares may provide that, if no shares of such
capital stock shall have been issued or to the extent the net
proceeds from any issuance are insufficient to pay in full the
aggregate redemption price then due, the preferred shares will
automatically and mandatorily be converted into shares of the
applicable capital stock pursuant to conversion provisions
specified in the applicable prospectus supplement.
Liquidation Preference
The applicable prospectus supplement will show the liquidation
preference of the applicable series. Upon our voluntary or
involuntary liquidation, before any distribution may be made to
the holders of our common shares or any other shares of
beneficial interest ranking junior in the distribution of assets
upon any liquidation to the applicable series, the holders of
that series will be entitled to receive, out of our assets
legally available for distribution to stockholders, liquidating
distributions in the amount of the liquidation preference, plus
an amount equal to all distributions accrued and unpaid. In the
case of a noncumulative applicable series, accrued and unpaid
distributions include only the then current distribution period.
After payment of the full amount of the liquidating
distributions to which they are entitled, the holders of
preferred shares will have no right or claim to any of our
remaining assets. If liquidating distributions shall have been
made in full to all holders of preferred shares, our remaining
assets will be distributed among the holders of any other shares
of beneficial interest ranking junior to the preferred shares
upon liquidation, according to their rights and preferences and
in each case according to their number of shares.
If, upon any voluntary or involuntary liquidation, our available
assets are insufficient to pay the amount of the liquidating
distributions on all outstanding shares of that series and the
corresponding amounts payable on all shares of beneficial
interest ranking on a parity in the distribution of assets with
that series, then the holders of that series and all other
equally ranking shares of beneficial interest shall share
ratably in the distribution in proportion to the full
liquidating distributions to which they would otherwise be
entitled. For these purposes, our consolidation or merger with
or into any other corporation or other entity, or the sale,
lease or conveyance of all or substantially all of our property
or business, will not be a liquidation.
Voting Rights
Holders of the preferred shares will not have any voting rights,
except as described below or as otherwise from time to time
required by law or as specified in the applicable prospectus
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supplement. As more fully described under Description of
Depositary Shares below, if we elect to issue depositary
shares, each representing a fraction of a share of a series of
preferred stock, each depositary will in effect be entitled to a
fraction of a vote per depositary share.
Unless otherwise provided for in an applicable series, so long
as any preferred shares are outstanding, we may not, without the
affirmative vote or consent of at least a majority of the shares
of each series of preferred shares outstanding at that time:
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authorize, create or increase the authorized or issued amount of
any class or series of shares of beneficial interest ranking
senior to that series of preferred shares with respect to
distribution and liquidation rights; |
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reclassify any authorized shares of beneficial interest into a
series of shares of beneficial interest ranking senior to that
series of preferred shares with respect to distribution and
liquidation rights; |
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create, authorize or issue any security or obligation
convertible into or evidencing the right to purchase any shares
of beneficial interest ranking senior to that series of
preferred shares with respect to distribution and liquidation
rights; and |
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amend, alter or repeal the provisions of our certificate of
incorporation relating to that series of preferred shares that
materially and adversely affects the series of preferred shares. |
The authorization, creation or increase of the authorized or
issued amount of any class or series of shares of capital stock
ranking on parity or junior to a series of preferred shares with
respect to distribution and liquidation rights will not be
deemed to materially and adversely affect that series.
Conversion Rights
We will describe in the applicable prospectus supplement the
terms and conditions, if any, upon which you may, or we may
require you to, convert shares of any series of preferred shares
into common shares or any other class or series of shares of
capital stock. The terms will include the number of common
shares or other capital stock into which the preferred shares
are convertible, the conversion price or manner of determining
it, the conversion period, provisions as to whether conversion
will be at the option of the holders of the series or at our
option, the events requiring an adjustment of the conversion
price, and provisions affecting conversion upon the redemption
of shares of the series.
Our Exchange Rights
We will describe in the applicable prospectus supplement the
terms and conditions, if any, upon which we can require you to
exchange shares of any series of preferred shares for debt
securities. If an exchange is required, you will receive debt
securities with a principal amount equal to the liquidation
preference of the applicable series of preferred shares. The
other terms and provisions of the debt securities will not be
materially less favorable to you than those of the series of
preferred shares being exchanged.
DESCRIPTION OF DEPOSITARY SHARES
This section describes the general terms and provisions of
shares of preferred stock represented by depositary shares. The
applicable prospectus supplement will describe the specific
terms of the depositary shares offered through that prospectus
supplement and any general terms outlined in this section that
will not apply to those depositary shares.
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We have summarized in this section certain terms and provisions
of the deposit agreement, the depositary shares and the receipts
representing depositary shares. The summary is not complete. You
should read the forms of deposit agreement and depositary
receipt that we will file with the SEC at or before the time of
the offering of the depositary shares for additional information
before you buy any depositary shares.
General
We may, at our option, elect to offer fractional interests in
shares of preferred stock, rather than shares of preferred
stock. If we exercise this option, we will appoint a depositary
to issue depositary receipts representing those fractional
interests. Shares of preferred stock of each series represented
by depositary shares will be deposited under a separate deposit
agreement between us and the depositary. The prospectus
supplement relating to a series of depositary shares will
provide the name and address of the depositary. Subject to the
terms of the applicable deposit agreement, each owner of
depositary shares will be entitled to all of the dividend,
voting, conversion, redemption, liquidation and other rights and
preferences of the shares of preferred stock represented by
those depositary shares.
Depositary receipts issued pursuant to the applicable deposit
agreement will evidence ownership of depositary shares. Upon
surrender of depositary receipts at the office of the
depositary, and upon payment of the charges provided in and
subject to the terms of the deposit agreement, a holder of
depositary shares will be entitled to receive the shares of
preferred stock underlying the surrendered depositary receipts.
Distributions
A depositary will be required to distribute all dividends or
other cash distributions received in respect of the applicable
shares of preferred stock to the record holders of depositary
receipts evidencing the related depositary shares in proportion
to the number of depositary receipts owned by the holders.
Fractions will be rounded down to the nearest whole cent.
If the distribution is other than in cash, a depositary will be
required to distribute property received by it to the record
holders of depositary receipts entitled thereto, unless the
depositary determines that it is not feasible to make the
distribution. In that case, the depositary may, with our
approval, sell the property and distribute the net proceeds from
the sale to the holders of depositary shares.
Depositary shares that represent shares of preferred stock
converted or exchanged will not be entitled to distributions.
The deposit agreement also will contain provisions relating to
the manner in which any subscription or similar rights we offer
to holders of shares of preferred stock will be made available
to holders of depositary shares. All distributions will be
subject to obligations of holders to file proofs, certificates
and other information and to pay certain charges and expenses to
the depositary.
Withdrawal of Shares of Preferred Stock
You may receive the number of whole shares of your series of
preferred stock and any money or other property represented by
your depositary receipts after surrendering your depositary
receipts at the corporate trust office of the depositary.
Partial shares of preferred stock will not be issued. If the
depositary shares that you surrender exceed the number of
depositary shares that represent the number of whole shares of
preferred stock you wish to withdraw, then the depositary will
deliver to you at the same time a new depositary receipt
evidencing the excess number of depositary shares. Once you have
withdrawn your shares of preferred stock, you will not be
entitled to re-deposit those shares of preferred stock under the
deposit agreement in order to receive depositary shares. We do
not expect that there will be any public trading market for
withdrawn shares of preferred stock.
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Redemption of Depositary Shares
If we redeem a series of the preferred stock underlying the
depositary shares, the depositary will redeem those shares from
the proceeds it receives. The redemption price per depositary
share will be equal to the applicable fraction of the redemption
price per share payable with respect to the series of the
preferred stock. The redemption date for depositary shares will
be the same as that of the preferred stock. If we are redeeming
less than all of the depositary shares, the depositary will
select the depositary shares we are redeeming by lot or pro rata
as the depositary may determine.
After the date fixed for redemption, the depositary shares
called for redemption will no longer be deemed outstanding. All
rights of the holders of the depositary shares and the related
depositary receipts will cease at that time, except the right to
receive the money or other property to which the holders of
depositary shares were entitled upon redemption. Receipt of the
money or other property is subject to surrender to the
depositary of the depositary receipts evidencing the redeemed
depositary shares.
Voting of the Underlying Shares of Preferred Stock
Upon receipt of notice of any meeting at which the holders of
the preferred stock are entitled to vote, a depositary will be
required to mail the information contained in the notice of
meeting to the record holders of the depositary shares
representing such preferred stock. Each record holder of
depositary receipts on the record date will be entitled to
instruct the depositary as to how the holders depositary
shares will be voted. The record date for the depositary shares
will be the same as the record date for the preferred stock. The
depositary will vote the shares as you instruct. We will agree
to take all reasonable action that the depositary deems
necessary in order to enable it to vote the preferred stock in
that manner. If you do not instruct the depositary how to vote
your shares, the depositary will abstain from voting those
shares. The depositary will not be responsible for any failure
to carry out any voting instruction, or for the manner or effect
of any vote, as long as its action or inaction is in good faith
and does not result from its negligence or willful misconduct.
Liquidation Preference
Upon our liquidation, whether voluntary or involuntary, each
holder of depositary shares will be entitled to the fraction of
the liquidation preference accorded each share of preferred
stock represented by the depositary shares, as described in the
applicable prospectus supplement.
Conversion or Exchange of Shares of Preferred Stock
The depositary shares will not themselves be convertible into or
exchangeable for shares of common stock or preferred stock or
any of our other securities or property. Nevertheless, if so
specified in the applicable prospectus supplement, the
depositary receipts may be surrendered by holders to the
applicable depositary with written instructions to it to
instruct us to cause the conversion of the preferred stock
represented by the depositary shares. Similarly, if so specified
in the applicable prospectus supplement, we may require you to
surrender all of your depositary receipts to the applicable
depositary upon our requiring the conversion or exchange of the
preferred stock represented by the depositary shares into our
debt securities. We will agree that, upon receipt of the
instruction and any amounts payable in connection with the
conversion or exchange, we will cause the conversion or exchange
using the same procedures as those provided for delivery of
shares of preferred stock to effect the conversion or exchange.
If you are converting only a part of the depositary shares, the
depositary will issue you a new depositary receipt for any
unconverted depositary shares.
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Amendment and Termination of a Deposit Agreement
We and the applicable depositary are permitted to amend the
provisions of the depositary receipts and the deposit agreement.
However, the holders of at least a majority of the applicable
depositary shares then outstanding must approve any amendment
that adds or increases fees or charges or prejudices an
important right of holders. Every holder of an outstanding
depositary receipt at the time any amendment becomes effective,
by continuing to hold the receipt, will be bound by the
applicable deposit agreement, as amended.
Any deposit agreement may be terminated by us upon not less than
30 days prior written notice to the applicable depositary
if (1) the termination is necessary to preserve our status
as a REIT or (2) a majority of each series of preferred
stock affected by the termination consents to the termination.
When either event occurs, the depositary will be required to
deliver or make available to each holder of depositary receipts,
upon surrender of the depositary receipts held by the holder,
the number of whole or fractional shares of preferred stock as
are represented by the depositary shares evidenced by the
depositary receipts, together with any other property held by
the depositary with respect to the depositary receipts. In
addition, a deposit agreement will automatically terminate if:
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all depositary shares have been redeemed; |
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there shall have been a final distribution in respect of the
related preferred stock in connection with our liquidation and
the distribution has been made to the holders of depositary
receipts evidencing the depositary shares underlying the
preferred stock; or |
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each related share of preferred stock shall have been converted
or exchanged into securities not represented by depositary
shares. |
Charges of a Depositary
We will pay all transfer and other taxes and governmental
charges arising solely from the existence of a deposit
agreement. In addition, we will pay the fees and expenses of a
depositary in connection with the initial deposit of the
preferred stock and any redemption of preferred stock. However,
holders of depositary receipts will pay any transfer or other
governmental charges and the fees and expenses of a depositary
for any duties the holders request to be performed that are
outside of those expressly provided for in the applicable
deposit agreement.
Resignation and Removal of a Depositary
A depositary may resign at any time by delivering to us notice
of its election to do so. In addition, we may at any time remove
a depositary. Any resignation or removal will take effect when
we appoint a successor depositary and it accepts the
appointment. We must appoint a successor depositary within 60
days after delivery of the notice of resignation or removal. A
depositary must be a bank or trust company having its principal
office in the United States that has a combined capital and
surplus of at least $50 million.
Miscellaneous
A depositary will be required to forward to holders of
depositary receipts any reports and communications from us that
it receives with respect to the related shares of preferred
stock. Holders of depository receipts will be able to inspect
the transfer books of the depository and the list of holders of
receipts upon reasonable notice. Neither a depositary nor our
company will be liable if it is prevented from or delayed in
performing its obligations under a deposit agreement by law or
any circumstances beyond its control. Our obligations and those
of the depositary under a deposit agreement will be limited to
performing duties in good faith and without gross negligence or
willful misconduct.
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Neither we nor any depositary will be obligated to prosecute or
defend any legal proceeding in respect of any depositary
receipts, depositary shares or related shares of preferred stock
unless satisfactory indemnity is furnished. We and each
depositary will be permitted to rely on written advice of
counsel or accountants, on information provided by persons
presenting shares of preferred stock for deposit, by holders of
depositary receipts, or by other persons believed in good faith
to be competent to give the information, and on documents
believed in good faith to be genuine and signed by a proper
party.
If a depositary receives conflicting claims, requests or
instructions from any holder of depositary receipts, on the one
hand, and us, on the other hand, the depositary shall be
entitled to act on the claims, requests or instructions received
from us.
DESCRIPTION OF WARRANTS
This section describes the general terms and provisions of the
warrants. The applicable prospectus supplement will describe the
specific terms of the warrants offered through that prospectus
supplement and any general terms outlined in this section that
will not apply to those warrants.
We have summarized in this section certain terms and provisions
of the warrant agreement and the warrants. The summary is not
complete. You should read the forms of warrant and warrant
agreement that we will file with the SEC at or before the time
of the offering of the applicable series of warrants for
additional information before you buy any warrants.
We may issue, together with any other securities being offered
or separately, warrants entitling the holder to purchase from or
sell to us, or to receive from us the cash value of the right to
purchase or sell, debt securities, preferred stock, depositary
shares or common stock. We and a warrant agent will enter a
warrant agreement pursuant to which the warrants will be issued.
The warrant agent will act solely as our agent in connection
with the warrants and will not assume any obligation or
relationship of agency or trust for or with any holders or
beneficial owners of warrants.
In the case of each series of warrants, the applicable
prospectus supplement will describe the terms of the warrants
being offered thereby. These include the following, if
applicable:
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the offering price; |
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the number of warrants offered; |
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the securities underlying the warrants; |
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the exercise price, the procedures for exercise of the warrants
and the circumstances, if any, that will cause the warrants to
be automatically exercised; |
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the date on which the warrants will expire; |
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federal income tax consequences; |
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the rights, if any, we have to redeem the warrants; |
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the name of the warrant agent; and |
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the other terms of the warrants. |
Warrants may be exercised at the appropriate office of the
warrant agent or any other office indicated in the applicable
prospectus supplement. Before the exercise of warrants, holders
will not have any of the rights of holders of the securities
underlying the warrants and will not be entitled to payments
made to holders of those securities.
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The warrant agreements may be amended or supplemented without
the consent of the holders of the warrants to which the
amendment or supplement applies to effect changes that are not
inconsistent with the provisions of the warrants and that do not
adversely affect the interests of the holders of the warrants.
However, any amendment that materially and adversely alters the
rights of the holders of warrants will not be effective unless
the holders of at least a majority of the applicable warrants
then outstanding approve the amendment. Every holder of an
outstanding warrant at the time any amendment becomes effective,
by continuing to hold the warrant, will be bound by the
applicable warrant agreement, as amended thereby. The prospectus
supplement applicable to a particular series of warrants may
provide that certain provisions of the warrants, including the
securities for which they may be exercisable, the exercise
price, and the expiration date may not be altered without the
consent of the holder of each warrant.
DESCRIPTION OF UNITS
We may, from time to time, issue units comprised of one or more
of the other securities that may be offered under this
prospectus, in any combination. Each unit will be issued so that
the holder of the unit is also the holder of each security
included in the unit. Thus, the holder of a unit will have the
rights and obligations of a holder of each included security.
The unit agreement under which a unit is issued may provide that
the securities included in the unit may not be held or
transferred separately at any time, or at any time before a
specified date.
Any applicable prospectus supplement will describe:
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the material terms of the units and of the securities comprising
the units, including whether and under what circumstances those
securities may be held or transferred separately; |
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any material provisions relating to the issuance, payment,
settlement, transfer or exchange of the units or of the
securities comprising the units; |
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any special United States federal income tax considerations
applicable to the units; and |
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any material provisions of the governing unit agreement that
differ from those described above. |
RESTRICTIONS ON TRANSFER OF SECURITIES
For us to qualify as a real estate investment trust, not more
than 50% in value of our outstanding capital stock may be owned,
directly or indirectly, by five or fewer individuals at any time
during the last half of our taxable year. In order to ensure
that this requirement is satisfied, our by-laws (with respect to
our common stock), and our certificates of designation (for our
preferred stock) provide that no person may acquire securities
that would result in the direct or indirect beneficial ownership
of more than 9.8% in value of our outstanding capital stock by
such person. If any securities in excess of this limit are
issued or transferred to any person, such issuance or transfer
shall be valid only with respect to such amount of securities as
does not exceed this limit, and such issuance or transfer will
be void with respect to the excess.
If these provisions of our by-laws and certificates of
designation are determined to be invalid by virtue of any legal
decision, statute, rule or regulation, then the transferee of
the shares or other securities will be deemed to have acted as
our agent in acquiring the shares or other securities that are
in excess of the limit, and will be deemed to hold such excess
shares or securities on our behalf. As the equivalent of
treasury securities for such purposes, the excess securities
will not be entitled to any voting rights, will not be
considered to be outstanding for quorum or voting purposes, and
will not be entitled to receive dividends, interest or any other
distribution with respect to such securities. Any person who
receives dividends, interest or any
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other distribution in respect of the excess securities will hold
the same as our agent and for the transferee of the excess
securities following a permitted transfer.
In addition, under our by-laws and certificates of designation,
we may refuse to transfer any shares, passing either by
voluntary transfer, by operation of law, or under the last will
and testament of any stockholder, if such transfer would or
might, in the opinion of our board of directors or counsel,
disqualify us as a real estate investment trust.
DESCRIPTION OF CERTAIN PROVISIONS OF OUR CERTIFICATE OF
INCORPORATION AND BY-LAWS
Anti-Takeover Provisions
Our amended certificate of incorporation and by-laws contain
provisions that may have the effect of discouraging persons from
acquiring large blocks of our stock or delaying or preventing a
change in our control. The material provisions that may have
such an effect are:
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Classification of our board of directors into three classes with
the term of only one class expiring each year. |
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A provision permitting our board of directors to make, amend or
repeal our by-laws. |
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Authorization for our board of directors to issue preferred
stock in series and to fix the rights and preferences of the
series, including, among other things, whether and to what
extent the shares of any series will have voting rights and the
extent of the preferences of the shares of any series with
respect to dividends and other matters (see Description of
Our Preferred Stock above). |
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A prohibition on shareholders taking action by written consent
in lieu of a meeting. |
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Advance notice procedures with respect to nominations of
directors by stockholders. |
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The grant only to our board of directors of the right to call
special meetings of stockholders. |
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Limitations on the number of shares of our capital stock that
may be beneficially owned, directly or indirectly, by any one
stockholder (see Restrictions on Transfer of
Securities above). |
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Limitations on transactions that involve us and any stockholder
who beneficially owns 5% or more of our common stock (see
Limitations on Transactions Involving Us and Our
Shareholders below). |
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A provision permitting amendment of certain of the provisions
listed above only by an affirmative vote of the holders of at
least three-quarters of all of the outstanding shares of our
voting stock, voting together as a single class. |
Limitations on Transactions Involving Us and Our
Stockholders
Under our by-laws, in addition to any vote otherwise required by
law, our certificate of incorporation or our by-laws, the
following transactions will require the affirmative vote of the
holders of at least seventy-five percent of the voting power of
our then outstanding shares of capital stock entitled to vote
generally in the election of directors, voting together as a
single class:
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Our merger or consolidation with or into |
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any stockholder that owns 5% or more of our voting stock; or |
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any other corporation or entity which is, or after such merger
or consolidation would be, an affiliate of a stockholder that
owns 5% or more of our voting stock. |
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Any sale, lease, exchange, mortgage, pledge, transfer or other
disposition of substantially all of our assets, in one
transaction or a series of transactions, to or with any
stockholder that owns 5% or more of our voting stock or an
affiliate of any such stockholder. |
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Any reclassification of our securities, including any reverse
stock split, or recapitalization or any other transaction that
has the effect, directly or indirectly, of increasing the
proportionate share of the outstanding shares of any class of
our equity securities that is directly or indirectly owned by
any stockholder that owns 5% or more of our voting stock or any
affiliate of such a stockholder, whether or not the transaction
involves a such a stockholder. |
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The adoption of any plan or proposal for our liquidation or
dissolution proposed by or on behalf of a stockholder that owns
5% or more of our voting stock or any affiliate of such a
stockholder. |
These provisions will not apply to any of the transactions
described above if:
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we are at the time of the consummation of the transaction, and
at all times throughout the preceding twelve months have been,
directly or indirectly, the beneficial owner of a majority of
each class of the outstanding equity securities of the 5%
stockholder that is a party to the transaction; or |
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the transaction has been approved by a majority of the members
of our board of directors who, at the time such approval is
given, were not affiliates or nominees of the 5% stockholder and
were either members of our board of directors prior to the time
that the 5% stockholder became a 5% stockholder, or were
successors of such directors on the recommendation of a majority
of such directors then on the board of directors; or |
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both of the following conditions have been met: |
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the aggregate amount of the cash and the fair market value, as
determined in good faith by our board of directors, of the
consideration other than cash to be received per share by
holders of our voting stock in such transaction shall be at
least equal to the highest per share price paid by the 5%
stockholder for any shares of voting stock acquired by it: |
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within the two-year period immediately prior to the first public
announcement of the proposal of the transaction, or |
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in the transaction in which it became a 5% stockholder,
whichever is higher; and |
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the consideration to be received by holders of a particular
class of outstanding voting stock shall be in cash or in the
same form as the 5% stockholder previously paid for shares of
such voting stock. If the 5% stockholder paid for shares of any
class of voting stock with varying forms of consideration, the
form of consideration to be paid by the 5% stockholder for such
class of voting stock shall be either cash or the form used to
acquire the largest number of shares of such class of voting
stock previously acquired by the stockholder. |
The foregoing summary of certain provisions of our amended
certificate of incorporation and by-laws does not purport to be
complete or to give effect to provisions of statutory or common
law. The foregoing summary is subject to, and qualified in its
entirety by reference to, the provisions of applicable law and
our amended certificate of incorporation and by-laws, copies of
which are incorporated by reference as exhibits to the
registration statement of which this prospectus is a part.
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U.S. FEDERAL INCOME TAX CONSIDERATIONS
The following summary of the taxation of the Company and the
material federal tax consequences to you as a holder of our
common stock and debt securities offered under this prospectus
is for general information only and is not tax advice. The
applicable prospectus supplement delivered with this prospectus
will provide any necessary information about additional federal
income tax considerations, if any, related to the particular
securities being offered. The tax treatment of our securities
will depend on the holders particular situation, and this
summary only applies to you to the extent that you hold our
securities as capital assets. This discussion does not deal with
special tax situations such as insurance companies, financial
institutions or broker-dealers.
This summary does not discuss all of the aspects of U.S. federal
income taxation that may be relevant to you in light of your
particular investment or other circumstances. In addition, this
summary does not discuss any state or local income taxation or
foreign income taxation or other tax consequences. This summary
is based on current U.S. federal income tax law. Subsequent
developments in U.S. federal income tax law, including changes
in law or differing interpretations, which may be applied
retroactively, could have a material effect on the U.S. federal
income tax consequences of purchasing, owning and disposing of
our securities as set forth in this summary. Before you purchase
our securities, you should consult your own tax advisor
regarding the particular U.S. federal, state, local, foreign and
other tax consequences of acquiring, owning, and selling of our
securities.
U.S. Federal Income Taxation of the Company as a REIT
General
We elected to be taxed as a real estate investment trust (or
REIT) commencing with our first taxable year. We intend to
continue to operate in such a manner as to qualify as a REIT,
but there is no guarantee that we will qualify or remain
qualified as a REIT for subsequent years. Qualification and
taxation as a REIT depends upon our ability to meet a variety of
qualification tests imposed under federal income tax law with
respect to our income, assets, distribution level and diversity
of share ownership as discussed below under
Qualification as a REIT. However, there
can be no assurance that we will be owned and organized and will
operate in a manner so as to qualify or remain qualified.
In any year in which we qualify as a REIT, in general, we will
not be subject to federal income tax on that portion of our REIT
taxable income or capital gain that is distributed to
stockholders. We may, however, be subject to tax at normal
corporate rates on any taxable income or capital gain not
distributed. If we elect to retain and pay income tax on our net
long-term capital gain, stockholders are required to include
their proportionate share of our undistributed long-term capital
gain in income, but they will receive a refundable credit for
their share of any taxes paid by us on such gain.
Despite the REIT election, we may be subject to federal income
and excise tax as follows:
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To the extent that we do not distribute all of our net capital
gain or distribute at least 90%, but less than 100%, of our
REIT taxable income, as adjusted, we will be subject
to tax on the undistributed amount at regular corporate tax
rates; |
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We may be subject to the alternative minimum tax on
certain items of tax preference to the extent that this tax
exceeds our regular tax; |
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If we have net income from the sale or other disposition of
foreclosure property that is held primarily for sale
to customers in the ordinary course of business or other
non-qualifying income from foreclosure property, we will be
subject to tax at the highest corporate rate on this income; |
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Any net income from prohibited transactions (which are, in
general, sales or other dispositions of property held primarily
for sale to customers in the ordinary course of business, other
than dispositions of foreclosure property and dispositions of
property due to an involuntary conversion) will be subject to a
100% tax; |
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If we fail to satisfy either the 75% or 95% gross income tests
(as discussed below), but nonetheless maintain our qualification
as a REIT because certain other requirements are met, we will be
subject to a 100% tax on an amount equal to (1) the gross
income attributable to the greater of the amounts by which we
failed the 75% or 95% test, multiplied by (2) a fraction
intended to reflect our profitability; |
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If we fail to distribute during each year at least the sum of
(1) 85% of our REIT ordinary income for the year,
(2) 95% of our REIT capital gain net income for the year
(other than capital gain that we elect to retain and pay tax on)
and (3) any undistributed taxable income from preceding
periods, we will be subject to a 4% excise tax on the excess of
the required distribution over amounts actually distributed; and |
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We will also be subject to a tax of 100% on the amount of any
rents from real property, deductions or excess interest paid to
us by any of our taxable REIT subsidiaries that
would be reduced through reapportionment under certain federal
income tax principles in order to more clearly reflect income of
the taxable REIT subsidiary. See Other Tax
Considerations-Investments in Taxable REIT Subsidiaries. |
If we acquire any assets from a corporation which is or has been
a C corporation in a carryover basis transaction, we
could be liable for specified liabilities that are inherited
from the C corporation. A C corporation
is generally defined as a corporation that is required to pay
full corporate level federal income tax. If we recognize gain on
the disposition of the assets during the 10-year period
beginning on the date on which the assets were acquired by us,
then to the extent of the assets built-in gain
(i.e., the excess of the fair market value of the asset over the
adjusted tax basis in the asset, in each case determined as of
the beginning of the 10-year period), we will be subject to tax
on the gain at the highest regular corporate rate applicable.
The results described in this paragraph with respect to the
recognition of built-in gain assume that the built-in gain
assets, at the time the built-in gain assets were subject to a
conversion transaction (either where a C corporation
elected REIT status or a REIT acquired the assets from a
C corporation), were not treated as sold to an
unrelated party and gain recognized.
Qualification as a REIT
A REIT is defined as a corporation, trust or association:
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(1) |
which is managed by one or more trustees or directors; |
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(2) |
the beneficial ownership of which is evidenced by transferable
shares or by transferable certificates of beneficial interest; |
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(3) |
which would be taxable as a domestic corporation but for the
federal income tax law relating to REITs; |
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(4) |
which is neither a financial institution nor an insurance
company; |
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(5) |
the beneficial ownership of which is held by 100 or more persons
in each taxable year of the REIT except for its first taxable
year; |
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(6) |
not more than 50% in value of the outstanding stock of which is
owned during the last half of each taxable year, excluding its
first taxable year, directly or indirectly, by or for five or
fewer individuals (which includes certain entities) (the
Five or Fewer Requirement); and |
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(7) |
which meets certain income and asset tests described below. |
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Conditions (1) to (4), inclusive, must be met during the
entire taxable year and condition (5) must be met during at
least 335 days of a taxable year of 12 months or
during a proportionate part of a taxable year of less than
12 months. For purposes of conditions (5)
and (6), pension funds and certain other tax-exempt
entities are treated as individuals, subject to a
look-through exception in the case of
condition (6).
Based on publicly available information, we believe we have
satisfied the share ownership requirements set forth in
(5) and (6) above. In addition, Article VI of our
Amended and Restated By-Laws provides for restrictions regarding
ownership and transfer of shares. These restrictions are
intended to assist us in continuing to satisfy the share
ownership requirements described in (5) and (6) above.
These restrictions, however, may not ensure that we will, in all
cases, be able to satisfy the share ownership requirements
described in (5) and (6) above.
We have complied with, and will continue to comply with,
regulatory rules to send annual letters to certain of our
stockholders requesting information regarding the actual
ownership of our stock. If despite sending the annual letters,
we do not know, or after exercising reasonable diligence would
not have known, whether we failed to meet the Five or Fewer
Requirement, we will be treated as having met the Five or Fewer
Requirement. If we fail to comply with these regulatory rules,
we will be subject to a monetary penalty. If our failure to
comply was due to intentional disregard of the requirement, the
penalty would be increased. However, if our failure to comply
was due to reasonable cause and not willful neglect, no penalty
would be imposed.
We may own a number of properties through wholly owned
subsidiaries. A corporation will qualify as a qualified
REIT subsidiary if 100% of its stock is owned by a REIT
and the REIT does not elect to treat the subsidiary as a taxable
REIT subsidiary. A qualified REIT subsidiary will
not be treated as a separate corporation, and all assets,
liabilities and items of income, deductions and credits of a
qualified REIT subsidiary will be treated as assets,
liabilities and items (as the case may be) of the REIT. A
qualified REIT subsidiary is not subject to federal
income tax, and our ownership of the voting stock of a qualified
REIT subsidiary will not violate the restrictions against
ownership of securities of any one issuer which constitute more
than 10% of the value or total voting power of the issuer or
more than 5% of the value of our total assets, as described
below under Asset Tests.
If we invest in a partnership, a limited liability company or a
trust taxed as a partnership or as a disregarded entity, we will
be deemed to own a proportionate share of the
partnerships, limited liability companys or
trusts assets. Likewise, we will be treated as receiving
our share of the income and loss of the partnership, limited
liability company or trust, and the gross income will retain the
same character in our hands as it has in the hands of the
partnership, limited liability company or trust. These
look-through rules apply for purposes of the income
tests and assets tests described below.
Income Tests. There are two separate percentage tests
relating to our sources of gross income that we must satisfy for
each taxable year.
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At least 75% of our gross income (excluding gross income from
certain sales of property held primarily for sale) must be
directly or indirectly derived each taxable year from
rents from real property, other income from
investments relating to real property or mortgages on real
property or certain income from qualified temporary investments. |
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At least 95% of our gross income (excluding gross income from
certain sales of property held primarily for sale) must be
directly or indirectly derived each taxable year from any of the
sources qualifying for the 75% test and from dividends
(including dividends from taxable REIT subsidiaries), interest,
gain from the sale or disposition of stock securities and
payments to us under an interest rate swap, cap agreement,
option, futures contract, forward rate agreement or any similar
financial instrument entered into by us to hedge indebtedness
incurred or to be incurred. |
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Rents received by us will qualify as rents from real
property for purposes of satisfying the gross income tests
for a REIT only if several conditions are met:
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The amount of rent must not be based in whole or in part on the
income or profits of any person, although rents generally will
not be excluded merely because they are based on a fixed
percentage or percentages of receipts or sales. |
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Rents received from a tenant will not qualify as rents from real
property if the REIT, or an owner of 10% or more of the REIT,
also directly or constructively owns 10% or more of the tenant,
unless the tenant is our taxable REIT subsidiary and certain
other requirements are met with respect to the real property
being rented. |
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If rent attributable to personal property leased in connection
with a lease of real property is greater than 15% of the total
rent received under the lease, then the portion of rent
attributable to the personal property will not qualify as
rents from real property. |
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For rents to qualify as rents from real property, we generally
must not furnish or render services to tenants, other than
through a taxable REIT subsidiary or an independent
contractor from whom we derive no income, except that we
may directly provide services that are usually or
customarily rendered in the geographic area in which the
property is located in connection with the rental of real
property for occupancy only, or are not otherwise considered
rendered to the occupant for his convenience. |
For taxable years beginning after August 5, 1997, a REIT
has been permitted to render a de minimis amount of
impermissible services to tenants and still treat amounts
received with respect to that property as rent from real
property. The amount received or accrued by the REIT during the
taxable year for the impermissible services with respect to a
property may not exceed 1% of all amounts received or accrued by
the REIT directly or indirectly from the property. The amount
received for any service or management operation for this
purpose shall be deemed to be not less than 150% of the direct
cost of the REIT in furnishing or rendering the service or
providing the management or operation. Furthermore,
impermissible services may be furnished to tenants by a taxable
REIT subsidiary subject to certain conditions, and we may still
treat rents received with respect to the property as rent from
real property.
The term interest generally does not include any
amount if the determination of the amount depends in whole or in
part on the income or profits of any person, although an amount
generally will not be excluded from the term
interest solely by reason of being based on a fixed
percentage of receipts or sales.
If we fail to satisfy one or both of the 75% or 95% gross income
tests for any taxable year, we may nevertheless qualify as a
REIT for the year if we are eligible for relief. These relief
provisions will be generally available if:
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Our failure to meet the tests was due to reasonable cause and
not due to willful neglect, |
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We attach a schedule of the sources of our income to our return;
and |
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Any incorrect information on the schedule was not due to fraud
with intent to evade tax. |
It is not now possible to determine the circumstances under
which we may be entitled to the benefit of these relief
provisions. If these relief provisions apply, a 100% tax is
imposed on an amount equal to (a) the gross income
attributable to the greater of the amount by which we failed the
75% or 95% test, multiplied by (b) a fraction intended to
reflect our profitability.
Asset Tests. At the close of each quarter of our taxable
year, we must also satisfy several tests relating to the nature
and diversification of our assets determined in accordance with
generally accepted accounting principles. At least 75% of the
value of our total assets must be represented by real estate
assets, cash, cash items (including receivables arising in the
ordinary course of our operation), government securities and
qualified temporary investments. Although
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the remaining 25% of our assets generally may be invested
without restriction, we are prohibited from owning securities
representing more than 10% of either the vote or value of the
outstanding securities of any issuer other than a qualified REIT
subsidiary, another REIT or a taxable REIT subsidiary (the
10% vote and value test). Further, no more than 20%
of the total assets may be represented by securities of one or
more taxable REIT subsidiaries and no more than 5% of the value
of our total assets may be represented by securities of any
non-governmental issuer other than a qualified REIT subsidiary,
another REIT or a taxable REIT subsidiary. Each of the 10% vote
and value test and the 20% and 5% asset tests must be satisfied
at the end of any quarter. There are special rules which provide
relief if the value related tests are not satisfied due to
changes in the value of the assets of a REIT.
Investments in Taxable REIT Subsidiaries. For taxable
years beginning after December 31, 2000, REITs may own more
than 10% of the voting power and value of securities in taxable
REIT subsidiaries. We and any taxable corporate entity in which
we own an interest are allowed to jointly elect to treat the
entity as a taxable REIT subsidiary.
One of our subsidiaries has elected to be treated as a taxable
REIT subsidiary. Taxable REIT subsidiaries are subject to full
corporate level federal taxation on their earnings but are
permitted to engage in certain types of activities which cannot
be performed directly by REITs without jeopardizing their REIT
status. Our taxable REIT subsidiary will attempt to minimize the
amount of these taxes, but there can be no assurance whether or
the extent to which measures taken to minimize taxes will be
successful. To the extent our taxable REIT subsidiary is
required to pay federal, state or local taxes, the cash
available for distribution as dividends to us from our taxable
REIT subsidiary will be reduced.
The amount of interest on related-party debt that a taxable REIT
subsidiary may deduct is limited. Further, a 100% tax applies to
any interest payments by a taxable REIT subsidiary to its
affiliated REIT to the extent the interest rate is not
commercially reasonable. A taxable REIT subsidiary is permitted
to deduct interest payments to unrelated parties without any of
these restrictions.
The Internal Revenue Service may reallocate costs between a REIT
and its taxable REIT subsidiary where there is a lack of
arms-length dealing between the parties. Any deductible
expenses allocated away from a taxable REIT subsidiary would
increase its tax liability. Further, any amount by which a REIT
understates its deductions and overstates those of its taxable
REIT subsidiary will, subject to certain exceptions, be subject
to a 100% tax. Additional taxable REIT subsidiary elections may
be made in the future for additional entities in which we own an
interest.
Annual Distribution Requirements. In order to avoid being
taxed as a regular corporation, we are required to make
distributions (other than capital gain distributions) to our
stockholders which qualify for the dividends paid deduction in
an amount at least equal to (A) the sum of (i) 90% of
our REIT taxable income (computed without regard to
the dividends paid deduction and our net capital gain) and
(ii) 90% of the after-tax net income, if any, from
foreclosure property, minus (B) a portion of certain items
of non-cash income. These distributions must be paid in the
taxable year to which they relate, or in the following taxable
year if declared before we timely file our tax return for that
year and if paid on or before the first regular distribution
payment after the declaration. The amount distributed must not
be preferential. This means that every stockholder of the class
of stock to which a distribution is made must be treated the
same as every other stockholder of that class, and no class of
stock may be treated otherwise than in accordance with its
dividend rights as a class. To the extent that we do not
distribute all of our net capital gain or distribute at least
90%, but less than 100%, of our REIT taxable income,
as adjusted, we will be subject to tax on the undistributed
amount at regular corporate tax rates. Finally, as discussed
above, we may be subject to an excise tax if we fail to meet
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certain other distribution requirements. We intend to make
timely distributions sufficient to satisfy these annual
distribution requirements.
It is possible that, from time to time, we may not have
sufficient cash or other liquid assets to meet the 90%
distribution requirement, or to distribute the greater amount as
may be necessary to avoid income and excise taxation, due to,
among other things, (a) timing differences between
(i) the actual receipt of income and actual payment of
deductible expenses and (ii) the inclusion of income and
deduction of expenses in arriving at our taxable income, or
(b) the payment of severance benefits that may not be
deductible to us. In the event that timing differences occur, we
may find it necessary to arrange for borrowings or, if possible,
pay dividends in the form of taxable stock dividends in order to
meet the distribution requirement.
Under certain circumstances, in the event of a deficiency
determined by the Internal Revenue Service, we may be able to
rectify a resulting failure to meet the distribution requirement
for a year by paying deficiency dividends to
stockholders in a later year, which may be included in our
deduction for distributions paid for the earlier year. Thus, we
may be able to avoid being taxed on amounts distributed as
deficiency distributions; however, we will be required to pay
applicable penalties and interest based upon the amount of any
deduction taken for deficiency distributions.
Failure to Qualify as a REIT
If we fail to qualify for taxation as a REIT in any taxable
year, we will be subject to federal income tax, including any
applicable alternative minimum tax, on our taxable income at
regular corporate rates. Distributions to stockholders in any
year in which we fail to qualify as a REIT will not be
deductible nor will any particular amount of distributions be
required to be made in any year. All distributions to
stockholders will be taxable as ordinary income to the extent of
current and accumulated earnings and profits allocable to these
distributions and, subject to certain limitations, will be
eligible for the dividends received deduction for corporate
stockholders. Unless entitled to relief under specific statutory
provisions, we also will be disqualified from taxation as a REIT
for the four taxable years following the year during which
qualification was lost. It is not possible to state whether in
all circumstances we would be entitled to statutory relief.
Failure to qualify for even one year could result in our need to
incur indebtedness or liquidate investments in order to pay
potentially significant resulting tax liabilities.
U.S. Federal Income Taxation of Holders of Our Stock
Treatment of Taxable U.S. Stockholders
The following summary applies to you only if you are a
U.S. stockholder. A U.S. stockholder is
a stockholder of shares of stock who, for United States federal
income tax purposes, is:
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a citizen or resident of the United States; |
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a corporation, partnership or other entity created or organized
in or under the laws of the United States or of any state or in
the District of Columbia, unless, in the case of a partnership,
Treasury Regulations provide otherwise; |
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an estate the income of which is subject to United States
federal income taxation regardless of its source; or |
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a trust whose administration is subject to the primary
supervision of a United States court and which has one or more
United States persons who have the authority to control all
substantial decisions of the trust. |
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So long as we qualify for taxation as a REIT, distributions on
shares of our stock made out of the current or accumulated
earnings and profits allocable to these distributions (and not
designated as capital gain dividends) will be includable as
ordinary income for federal income tax purposes. None of these
distributions will be eligible for the dividends received
deduction for U.S. corporate stockholders.
On May 28, 2003, the President signed into law the Jobs and
Growth Tax Relief Reconciliation Act of 2003. The Jobs and
Growth Tax Relief Reconciliation Act of 2003 will reduce the
maximum marginal rate of tax payable by individuals on dividends
received from corporations that are subject to a corporate level
of tax. Except in limited circumstances, this reduced tax rate
will not apply to dividends paid to you by us on our shares,
because generally we are not subject to federal income tax on
the portion of our REIT taxable income or capital gains
distributed to our stockholders. The reduced maximum federal
income tax rate will apply to that portion, if any, of dividends
received by you with respect to our shares that are attributable
to either (1) dividends received by us from non-REIT
corporations or other taxable REIT subsidiaries, or
(2) income from the prior year with respect to which we
were required to pay federal corporate income tax during the
prior year (if, for example, we did not distribute 100% of our
REIT taxable income for the prior year).
Distributions that are designated as capital gain dividends will
be taxed as long-term capital gains (to the extent they do not
exceed our actual net capital gain for the taxable year),
without regard to the period for which you held our stock.
However, if you are a corporation, you may be required to treat
a portion of some capital gain dividends as ordinary income.
If we elect to retain and pay income tax on any net long-term
capital gain, you would include in income, as long-term capital
gain, your proportionate share of this net long-term capital
gain. You would also receive a refundable tax credit for your
proportionate share of the tax paid by us on these retained
capital gains and you would have an increase in the basis of
your shares of our stock in an amount equal to your includable
capital gains less your share of the tax deemed paid.
You may not include in your federal income tax return any of our
net operating losses or capital losses. Federal income tax rules
may also require that certain minimum tax adjustments and
preferences be apportioned to you. In addition, any distribution
declared by us in October, November or December of any year on a
specified date in any such month shall be treated as both paid
by us and received by you on December 31 of that year,
provided that the distribution is actually paid by us no later
than January 31 of the following year.
We will be treated as having sufficient earnings and profits to
treat as a dividend any distribution up to the amount required
to be distributed in order to avoid imposition of the 4% excise
tax discussed under General and
Qualification as a REIT Annual
Distribution Requirements above. As a result, you may be
required to treat as taxable dividends certain distributions
that would otherwise result in a tax-free return of capital.
Moreover, any deficiency dividend will be treated as
a dividend (an ordinary dividend or a capital gain dividend, as
the case may be), regardless of our earnings and profits. Any
other distributions in excess of current or accumulated earnings
and profits will not be taxable to you to the extent these
distributions do not exceed the adjusted tax basis of your
shares of our stock. You will be required to reduce the tax
basis of your shares of our stock by the amount of these
distributions until the basis has been reduced to zero, after
which these distributions will be taxable as capital gain, if
the shares of our stock are held as a capital asset. The tax
basis as so reduced will be used in computing the capital gain
or loss, if any, realized upon sale of the shares of our stock.
Any loss upon a sale or exchange of shares of our stock which
were held for six months or less (after application of certain
holding period rules) will generally be treated as a long-term
capital loss to the extent you previously received capital gain
distributions with respect to these shares of our stock.
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Upon the sale or exchange of any shares of our stock to or with
a person other than us or a sale or exchange of all shares of
our stock (whether actually or constructively owned) with us,
you will generally recognize capital gain or loss equal to the
difference between the amount realized on the sale or exchange
and your adjusted tax basis in these shares of our stock. This
gain will be capital gain if you held these shares of our stock
as a capital asset.
If we redeem any of your shares in us, the treatment can only be
determined on the basis of particular facts at the time of
redemption. In general, you will recognize gain or loss (as
opposed to dividend income) equal to the difference between the
amount received by you in the redemption and your adjusted tax
basis in your shares redeemed if such redemption results in a
complete termination of your interest in all classes
of our equity securities, is a substantially
disproportionate redemption or is not essentially
equivalent to a dividend with respect to you. In applying
these tests, there must be taken into account your ownership of
all classes of our equity securities (e.g., common stock,
preferred stock, depositary shares and warrants). You also must
take into account any equity securities that are considered to
be constructively owned by you.
If, as a result of a redemption by us of your shares, you no
longer own (either actually or constructively) any of our equity
securities or only own (actually and constructively) an
insubstantial percentage of our equity securities, then it is
probable that the redemption of your shares would be considered
not essentially equivalent to a dividend and, thus,
would result in gain or loss to you. However, whether a
distribution is not essentially equivalent to a
dividend depends on all of the facts and circumstances,
and if you rely on any of these tests at the time of redemption,
you should consult your tax advisor to determine their
application to the particular situation.
Generally, if the redemption does not meet the tests described
above, then the proceeds received by you from the redemption of
your shares will be treated as a distribution taxable as a
dividend to the extent of the allocable portion of current or
accumulated earnings and profits. If the redemption is taxed as
a dividend, your adjusted tax basis in the redeemed shares will
be transferred to any other shareholdings in us that you own. If
you own no other shareholdings in us, under certain
circumstances, such basis may be transferred to a related
person, or it may be lost entirely.
Gain from the sale or exchange of our shares held for more than
one year is taxed at a maximum long-term capital gain rate,
which is currently 15% (prior to the effective date of the Jobs
and Growth Tax Relief Reconciliation Act of 2003, described
above, the maximum long-term capital gain rate was 20%).
Pursuant to Internal Revenue Service guidance, we may classify
portions of our capital gain dividends as gains eligible for the
long-term capital gains rate or as gain taxable to individual
stockholders at a maximum rate of 25%.
Treatment of Tax-Exempt U.S. Stockholders
Tax-exempt entities, including qualified employee pension and
profit sharing trusts and individual retirement accounts
(Exempt Organizations), generally are exempt from
federal income taxation. However, they are subject to taxation
on their unrelated business taxable income (UBTI).
The Internal Revenue Service has issued a published revenue
ruling that dividend distributions from a REIT to an exempt
employee pension trust do not constitute UBTI, provided that the
shares of the REIT are not otherwise used in an unrelated trade
or business of the exempt employee pension trust. Based on this
ruling, amounts distributed by us to Exempt Organizations
generally should not constitute UBTI. However, if an Exempt
Organization finances its acquisition of the shares of our stock
with debt, a portion of its income from us will constitute UBTI
pursuant to the debt financed property rules.
Likewise, a portion of the Exempt Organizations income
from us would constitute UBTI if we held a residual interest in
a real estate mortgage investment conduit.
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In addition, in certain circumstances, a pension trust that owns
more than 10% of our stock is required to treat a percentage of
our dividends as UBTI. This rule applies to a pension trust
holding more than 10% of our stock only if (i) the
percentage of our income that is UBTI (determined as if we were
a pension trust) is at least 5%, (ii) we qualify as a REIT
by reason of the modification of the Five or Fewer Requirement
that allows beneficiaries of the pension trust to be treated as
holding shares in proportion to their actuarial interests in the
pension trust, and (iii) either (a) one pension trust
owns more than 25% of the value of our stock or (b) a group
of pension trusts individually holding more than 10% of the
value of our stock collectively own more than 50% of the value
of our stock.
Backup Withholding and Information Reporting
Under certain circumstances, you may be subject to backup
withholding at applicable rates on payments made with respect
to, or cash proceeds of a sale or exchange of, shares of our
stock. Backup withholding will apply only if you:
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fail to furnish your taxpayer identification number
(TIN) to the person required to withhold; |
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furnish an incorrect TIN; |
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are notified by the Internal Revenue Service that you have
failed to properly report payments of interest and dividends; or |
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under certain circumstances, fail to certify, under penalty of
perjury, that you have furnished a correct TIN and have not been
notified by the Internal Revenue Service that you are subject to
backup withholding for failure to report interest and dividend
payments. |
Backup withholding will not apply with respect to payments made
to certain exempt recipients, such as corporations and
tax-exempt organizations. You should consult with a tax advisor
regarding qualification for exemption from backup withholding,
and the procedure for obtaining an exemption. Backup withholding
is not an additional tax. Rather, the amount of any backup
withholding with respect to payment to a stockholder will be
allowed as a credit against the stockholders United States
federal income tax liability and may entitle the stockholder to
a refund, provided that the required information is provided to
the Internal Revenue Service. In addition, withholding a portion
of capital gain distributions made to stockholders may be
required for stockholders who fail to certify their non-foreign
status.
Taxation of Foreign Stockholders
The following summary applies to you only if you are a foreign
person. The federal taxation of foreign persons is a highly
complex matter that may be affected by many considerations.
Distributions to you of cash generated by our real estate
operations, but not by the sale or exchange of our capital
assets, generally will be subject to U.S. withholding tax at a
rate of 30%, unless an applicable tax treaty reduces that tax
and you file with us the required form evidencing the lower rate.
In general, you will be subject to United States federal income
tax on a graduated rate basis rather than withholding with
respect to your investment in our stock if the investment is
effectively connected with your conduct of a trade
or business in the United States. A corporate foreign
stockholder that receives income that is, or is treated as,
effectively connected with a United States trade or business may
also be subject to the branch profits tax, which is payable in
addition to regular United States corporate income tax. The
following discussion will apply to foreign stockholders whose
investment in us is not so effectively connected. We expect to
withhold United States income tax, as described below, on the
gross amount of any
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distributions paid to you unless (i) you file an Internal
Revenue Service Form W-8ECI with us claiming that the
distribution is effectively connected or
(ii) certain other exceptions apply.
Distributions by us that are attributable to gain from the sale
or exchange of a United States real property interest will be
taxed to you under the Foreign Investment in Real Property Tax
Act of 1980 (FIRPTA) as if these distributions were
gains effectively connected with a United States
trade or business. Accordingly, you will be taxed at the normal
capital gain rates applicable to a U.S. stockholder on these
amounts, subject to any applicable alternative minimum tax and a
special alternative minimum tax in the case of nonresident alien
individuals. Distributions subject to FIRPTA may also be subject
to a branch profits tax in the hands of a corporate foreign
stockholder that is not entitled to treaty exemption.
We will be required to withhold from distributions subject to
FIRPTA, and remit to the Internal Revenue Service, 35% of
designated capital gain dividends, or, if greater, 35% of the
amount of any distributions that could be designated as capital
gain dividends. In addition, if we designate prior distributions
as capital gain dividends, subsequent distributions, up to the
amount of the prior distributions not withheld against, will be
treated as capital gain dividends for purposes of withholding.
Unless our shares constitute a United States real property
interest within the meaning of FIRPTA or are effectively
connected with a U.S. trade or business, a sale of our shares by
you generally will not be subject to United States taxation. Our
shares will not constitute a United States real property
interest if we qualify as a domestically controlled
REIT. We do, and expect to continue to, qualify as a
domestically controlled REIT. A domestically controlled REIT is
a REIT in which at all times during a specified testing period
less than 50% in value of its shares is held directly or
indirectly by foreign stockholders. However, if you are a
nonresident alien individual who is present in the United States
for 183 days or more during the taxable year and certain
other conditions apply, you will be subject to a 30% tax on
capital gains. In any event, a purchaser of our shares from you
will not be required under FIRPTA to withhold on the purchase
price if the purchased shares are regularly traded
on an established securities market or if we are a domestically
controlled REIT. Otherwise, under FIRPTA, the purchaser may be
required to withhold 10% of the purchase price and remit that
amount to the Internal Revenue Service.
Backup withholding tax and information reporting will generally
not apply to distributions paid to you outside the United States
that are treated as (i) dividends to which the 30% or lower
treaty rate withholding tax discussed above applies;
(ii) capital gains dividends; or (iii) distributions
attributable to gain from the sale or exchange by us of United
States real property interests. Payment of the proceeds of a
sale of stock within the United States or conducted through
certain U.S. related financial intermediaries is subject to both
backup withholding and information reporting unless the
beneficial owner certifies under penalty of perjury that he or
she is not a U.S. person (and the payor does not have actual
knowledge that the beneficial owner is a U.S. person) or
otherwise established an exemption. You may obtain a refund of
any amounts withheld under the backup withholding rules by
filing the appropriate claim for refund with the Internal
Revenue Service.
U.S. Federal Income Taxation of Holders of Depositary
Shares
Owners of our depositary shares will be treated as if you were
owners of the series of preferred stock represented by the
depositary shares. Thus, you will be required to take into
account the income and deductions to which you would be entitled
if you were a holder of the underlying series of preferred stock.
39
Conversion or Exchange of Shares for Preferred
Stock
No gain or loss will be recognized upon the withdrawal of
preferred stock in exchange for depositary shares and the tax
basis of each share of preferred stock will, upon exchange, be
the same as the aggregate tax basis of the depositary shares
exchanged. If you held your depositary shares as a capital asset
at the time of the exchange for shares of preferred stock, the
holding period for your shares of preferred stock will include
the period during which you owned the depositary shares.
U.S. Federal Income and Estate Taxation of Holders of Our
Debt Securities
The following is a general summary of the United States federal
income tax consequences and, in the case that you are a holder
that is a non-U.S. holder, as defined below, the United States
federal estate tax consequences, of purchasing, owning and
disposing of debt securities periodically offered under one or
more indentures, the forms of which have been filed as exhibits
to this registration statement (the notes). This
summary assumes that you hold the notes as capital assets. This
summary applies to you only if you are the initial holder of the
notes and you acquire the notes for a price equal to the issue
price of the notes. The issue price of the notes is the first
price at which a substantial amount of the notes is sold other
than to bond houses, brokers or similar persons or organizations
acting in the capacity of underwriters, placement agents or
wholesalers. In addition, this summary does not consider any
foreign, state, local or other tax laws that may be applicable
to us or a purchaser of the notes.
U.S. Holders
The following summary applies to you only if you are a U.S.
holder, as defined below.
Definition of a U.S. Holder. A U.S. holder is
a beneficial owner of a note or notes that is for United States
federal income tax purposes:
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an individual citizen or resident alien of the United States; |
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a corporation or partnership, or other entity classified as a
corporation or partnership for these purposes, created or
organized in or under the laws of the United States or of any
political subdivision of the United States, including any state; |
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an estate, the income of which is subject to United States
federal income taxation regardless of the source of that income;
or |
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a trust, if, in general, a U.S. court is able to exercise
primary supervision over the trusts administration and one
or more U.S. persons, within the meaning of the Internal Revenue
Code, has the authority to control all of the trusts
substantial decisions. |
Payments of Interest. Stated interest on the notes
generally will be taxed as ordinary interest income from
domestic sources at the time it is paid or accrues in accordance
with your method of accounting for tax purposes.
Sale, Exchange or Other Disposition of Notes. The
adjusted tax basis in your note acquired at a premium will
generally be your cost. You generally will recognize taxable
gain or loss when you sell or otherwise dispose of your notes
equal to the difference, if any, between:
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the amount realized on the sale or other disposition, less any
amount attributable to any accrued interest, which will be
taxable in the manner described under Payments
of Interest above; and |
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your adjusted tax basis in the notes. |
Your gain or loss generally will be capital gain or loss. This
capital gain or loss will be long-term capital gain or loss if
at the time of the sale or other disposition you have held the
notes for
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more than one year. Subject to limited exceptions, your capital
losses cannot be used to offset your ordinary income.
Backup Withholding and Information Reporting. In general,
backup withholding may apply:
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to any payments made to you of principal and interest on your
note, and |
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to payment of the proceeds of a sale or other disposition of
your note before maturity, |
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if you are a non-corporate U.S. holder and (1) fail to
provide a correct taxpayer identification number, which if you
are an individual, is ordinarily your social security number;
(2) furnish an incorrect taxpayer identification number;
(3) are notified by the Internal Revenue Service that you
have failed to properly report payments of interest or
dividends; or (4) fail to certify, under penalties of
perjury, that you have furnished a correct taxpayer
identification number and that the Internal Revenue Service has
not notified you that you are subject to backup withholding. |
The amount of any reportable payments, including interest, made
to you (unless you are an exempt recipient) and the amount of
tax withheld, if any, with respect to such payments will be
reported to you and to the Internal Revenue Service for each
calendar year. You should consult your tax advisor regarding
your qualification for an exemption from backup withholding and
the procedures for obtaining such an exemption, if applicable.
The backup withholding tax is not an additional tax and will be
credited against your U.S. federal income tax liability,
provided that correct information is provided to the Internal
Revenue Service.
Non-U.S. Holders
The following summary applies to you if you are a beneficial
owner of a note and are not a U.S. holder, as defined above (a
non-U.S. holder).
Special rules may apply to certain non-U.S. holders such as
controlled foreign corporations, passive
foreign investment companies and foreign personal
holding companies. Such entities are encouraged to consult
their tax advisors to determine the United States federal,
state, local and other tax consequences that may be relevant to
them.
U.S. Federal Withholding Tax. Subject to the discussion
below, U.S. federal withholding tax will not apply to payments
by us or our paying agent, in its capacity as such, of principal
and interest on your notes under the portfolio
interest exception of the Internal Revenue Code, provided
that:
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you do not, directly or indirectly, actually or constructively,
own ten percent or more of the total combined voting power of
all classes of our stock entitled to vote; |
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you are not (1) a controlled foreign corporation for U.S.
federal income tax purposes that is related, directly or
indirectly, to us through sufficient stock ownership, as
provided in the Internal Revenue Code, or (2) a bank
receiving interest described in Section 881(c)(3)(A) of the
Internal Revenue Code; |
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such interest is not effectively connected with your conduct of
a U.S. trade or business; and |
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you provide a signed written statement, under penalties of
perjury, which can reliably be related to you, certifying that
you are not a U.S. person within the meaning of the Internal
Revenue Code and providing your name and address to: |
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us or our paying agent; or |
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a securities clearing organization, bank or other financial
institution that holds customers securities in the
ordinary course of its trade or business and holds your |
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notes on your behalf and that certifies to us or our paying
agent under penalties of perjury that it, or the bank or
financial institution between it and you, has received from you
your signed, written statement and provides us or our paying
agent with a copy of such statement. |
Treasury regulations provide that:
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if you are a foreign partnership, the certification requirement
will generally apply to your partners, and you will be required
to provide certain information; |
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if you are a foreign trust, the certification requirement will
generally be applied to you or your beneficial owners depending
on whether you are a foreign complex trust,
foreign simple trust, or foreign grantor
trust as defined in the Treasury regulations; and |
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look-through rules will apply for tiered partnerships, foreign
simple trusts and foreign grantor trusts. |
If you are a foreign partnership or a foreign trust, you should
consult your own tax advisor regarding your status under these
Treasury regulations and the certification requirements
applicable to you.
If you cannot satisfy the portfolio interest requirements
described above, payments of interest will be subject to the 30%
United States withholding tax, unless you provide us with a
properly executed (1) Internal Revenue Service
Form W-8BEN claiming an exemption from or reduction in
withholding under the benefit of an applicable treaty or
(2) Internal Revenue Service Form W-8ECI stating that
interest paid on the note is not subject to withholding tax
because it is effectively connected with your conduct of a trade
or business in the United States. Alternative documentation may
be applicable in certain circumstances.
If you are engaged in a trade or business in the United States
and interest on a note is effectively connected with the conduct
of that trade or business, you will be required to pay United
States federal income tax on that interest on a net income basis
(although you will be exempt from the 30% withholding tax
provided the certification requirement described above is met)
in the same manner as if you were a U.S. person, except as
otherwise provided by an applicable tax treaty. If you are a
foreign corporation, you may be required to pay a branch profits
tax on the earnings and profits that are effectively connected
to the conduct of your trade or business in the United States.
Sale, Exchange or other Disposition of Notes. You
generally will not have to pay U.S. federal income tax on any
gain or income realized from the sale, redemption, retirement at
maturity or other disposition of your notes, unless:
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in the case of gain, you are an individual who is present in the
United States for 183 days or more during the taxable year
of the sale or other disposition of your notes, and specific
other conditions are met; |
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you are subject to tax provisions applicable to certain United
States expatriates; or |
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the gain is effectively connected with your conduct of a U.S.
trade or business. |
If you are engaged in a trade or business in the United States
and gain with respect to your notes is effectively connected
with the conduct of that trade or business, you generally will
be subject to U.S. income tax on a net basis on the gain. In
addition, if you are a foreign corporation, you may be subject
to a branch profits tax on your effectively connected earnings
and profits for the taxable year, as adjusted for certain items.
U.S. Federal Estate Tax. If you are an individual and are
not a U.S. citizen or a resident of the United States, as
specially defined for U.S. federal estate tax purposes, at the
time of your death, your notes will generally not be subject to
the U.S. federal estate tax, unless, at the time
42
of your death (1) you owned actually or constructively ten
percent or more of the total combined voting power of all our
classes of stock entitled to vote or (2) interest on the notes
is effectively connected with your conduct of a U.S. trade or
business.
Backup Withholding and Information Reporting. Backup
withholding will not apply to payments of principal or interest
made by us or our paying agent, in its capacity as such, to you
if you have provided the required certification that you are a
non-U.S. holder as described in U.S. Federal
Withholding Tax above, and provided that neither we nor
our paying agent have actual knowledge that you are a U.S.
holder, as described in U.S. Holders
above. We or our paying agent may, however, report payments of
interest on the notes.
The gross proceeds from the disposition of your notes may be
subject to information reporting and backup withholding tax. If
you sell your notes outside the United States through a non-U.S.
office of a non-U.S. broker and the sales proceeds are paid to
you outside the United States, then the U.S. backup withholding
and information reporting requirements generally will not apply
to that payment. However, U.S. information reporting, but not
backup withholding, will apply to a payment of sales proceeds,
even if that payment is made outside the United States, if you
sell your notes though a non-U.S. office of a broker that:
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is a U.S. person, as defined in the Internal Revenue Code, |
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derives 50% or more of its gross income in specific periods from
the conduct of a trade or business in the United States, |
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is a controlled foreign corporation for U.S. federal
income tax purposes, or |
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is a foreign partnership, if at any time during its tax year, |
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one or more of its partners are U.S. persons who in the
aggregate hold more than 50% of the income or capital interests
in the partnership, or |
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the foreign partnership is engaged in a U.S. trade or business, |
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unless the broker has documentary evidence in its files that you
are a non-U.S. person and certain other conditions are met or
you otherwise establish an exemption. If you receive payments of
the proceeds of a sale of your notes to or through a U.S. office
of a broker, the payment is subject to both U.S. backup
withholding and information reporting unless you provide a
Form W-8BEN certifying that you are a non-U.S. person or
you otherwise establish an exemption. |
You should consult your own tax advisor regarding application of
backup withholding in your particular circumstance and the
availability of and procedure for obtaining an exemption from
backup withholding. Any amounts withheld under the backup
withholding rules from a payment to you will be allowed as a
refund or credit against your U.S. federal income tax liability,
provided the required information is furnished to the Internal
Revenue Service.
U.S. Federal Income and Estate Taxation of Holders of Our
Warrants
Exercise of Warrants
You will not generally recognize gain or loss upon the exercise
of a warrant. Your basis in the debt securities, preferred
stock, depositary shares or common stock, as the case may be,
received upon the exercise of the warrant will be equal to the
sum of your adjusted tax basis in the warrant and the exercise
price paid. Your holding period in the debt securities,
preferred stock, depositary shares or common stock, as the case
may be, received upon the exercise of the warrant will not
include the period during which the warrant was held by you.
43
Expiration of Warrants
Upon the expiration of a warrant, you will recognize a capital
loss in an amount equal to your adjusted tax basis in the
warrant.
Sale or Exchange of Warrants
Upon the sale or exchange of a warrant to a person other than
us, you will recognize gain or loss in an amount equal to the
difference between the amount realized on the sale or exchange
and your adjusted tax basis in the warrant. Such gain or loss
will be capital gain or loss and will be long-term capital gain
or loss if the warrant was held for more than one year. Upon the
sale of the warrant to us, the Internal Revenue Service may
argue that you should recognize ordinary income on the sale. You
are advised to consult your own tax advisors as to the
consequences of a sale of a warrant to us.
Potential Legislation or Other Actions Affecting
Tax Consequences
Current and prospective securities holders should recognize that
the present federal income tax treatment of an investment in us
may be modified by legislative, judicial or administrative
action at any time and that any action may affect investments
and commitments previously made. The rules dealing with federal
income taxation are constantly under review by persons involved
in the legislative process and by the Internal Revenue Service
and the Treasury Department, resulting in revisions of
regulations and revised interpretations of established concepts
as well as statutory changes. Revisions in federal tax laws and
interpretations of these laws could adversely affect the tax
consequences of an investment in us.
PLAN OF DISTRIBUTION
We may sell the securities:
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through underwriters or dealers; |
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through agents; |
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directly to purchasers; or |
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through a combination of any of these methods of sale. |
Any underwriter or agent involved in the offer and sale of the
securities will be named in the applicable prospectus
supplement. Direct sales to investors or our stockholders may be
accomplished through subscription offerings or through
stockholder purchase rights distributed to stockholders. In
connection with subscription offerings or the distribution of
stockholder purchase rights to stockholders, if all of the
underlying securities are not subscribed for, we may sell any
unsubscribed securities to third parties directly or through
underwriters or agents. In addition, whether or not all of the
underlying securities are subscribed for, we may concurrently
offer additional securities to third parties directly or through
underwriters or agents. If securities are to be sold through
stockholder purchase rights, the stockholder purchase rights
will be distributed as a dividend to the stockholders for which
they will pay no separate consideration. The prospectus
supplement with respect to the offer of securities under
stockholder purchase rights will set forth the relevant terms of
the stockholder purchase rights, including:
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whether common stock, preferred stock or equity stock, or
warrants for those securities will be offered under the
stockholder purchase rights; |
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the number of those securities or warrants that will be offered
under the stockholder purchase rights; |
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the period during which and the price at which the stockholder
purchase rights will be exercisable; |
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the number of stockholder purchase rights then outstanding; |
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any provisions for changes to or adjustments in the exercise
price of the stockholder purchase rights, and |
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any other material terms of the stockholder purchase rights. |
Underwriters may offer and sell the securities at:
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fixed prices, which may be changed; |
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prices related to the prevailing market prices at the time of
sale; or |
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negotiated prices. |
We also may, from time to time, authorize underwriters acting as
our agents to offer and sell the securities upon the terms and
conditions as are set forth in the applicable prospectus
supplement. In connection with the sale of securities,
underwriters may be deemed to have received compensation from us
in the form of underwriting discounts or commissions and may
also receive commissions from purchasers of securities for whom
they may act as agent. Underwriters may sell securities to or
through dealers, and these dealers may receive compensation in
the form of discounts, concessions or commissions from the
underwriters or commissions from the purchasers for whom they
may act as agent, or both. The applicable prospectus supplement
will disclose:
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any underwriting compensation we pay to underwriters or agents
in connection with the offering of securities, and |
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any discounts, concessions or commissions allowed by
underwriters to participating dealers. |
Under the Securities Act, underwriters, dealers and agents
participating in the distribution of the securities may be
deemed to be underwriters and any discounts and commissions
received by them and any profit realized by them on resale of
the securities may be deemed to be underwriting discounts and
commissions. We may agree to indemnify underwriters, dealers and
agents against civil liabilities, including liabilities under
the Securities Act and to make contribution to them in
connection with those liabilities.
If indicated in the applicable prospectus supplement, we may
also offer and sell securities through a firm that will remarket
the securities. These firms may act as principals for their own
account or as our agents. These firms may be deemed to be
underwriters in connection with the securities being remarketed.
We may agree to indemnify these firms against liabilities,
including liabilities under the Securities Act.
If indicated in the applicable prospectus supplement, we will
authorize dealers acting as our agents to solicit offers by
institutions to purchase securities at the offering price set
forth in that prospectus supplement under delayed delivery
contracts providing for payment and delivery on the dates stated
in the prospectus supplement. Each contract will be for an
amount not less than, and the aggregate principal amount of
securities sold under contracts will be not less nor more than,
the respective amounts stated in the applicable prospectus
supplement. Institutions with whom contracts, when authorized,
may be made include commercial and savings banks, insurance
companies, pension funds, investment companies, educational and
charitable
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institutions, and other institutions but will in all cases be
subject to our approval. Contracts will not be subject to any
conditions except:
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the purchase by an institution of the securities covered by its
contracts will not at the time of delivery be prohibited under
the laws of any jurisdiction in the United States to which the
institution is subject, and |
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if the securities are being sold to underwriters, we will have
sold to them the total principal amount of the securities less
the principal amount of the securities covered by contracts. |
Agents and underwriters will have no responsibility in respect
of the delivery or performance of contracts.
Some of the underwriters and their affiliates may engage in
transactions with or perform services for us in the ordinary
course of business.
LEGAL OPINIONS
The validity of the securities offered will be passed upon by
Shumaker, Loop & Kendrick, LLP, Toledo, Ohio. Certain tax
matters will be passed upon for us by Arnold & Porter,
Washington, D.C.
EXPERTS
Ernst & Young LLP, independent auditors, have audited our
consolidated financial statements and schedules included in our
Annual Report on Form 10-K for the year ended
December 31, 2002, as set forth in their report, which is
incorporated by reference in this prospectus and elsewhere in
the registration statement. Our financial statements and
schedules are incorporated by reference in reliance on Ernst
& Young LLPs report, given on their authority as
experts in accounting and auditing.
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You should rely only on the information contained or
incorporated by reference in this prospectus supplement and the
accompanying prospectus. We have not authorized anyone to
provide information different from that contained in this
prospectus supplement and the accompanying prospectus. We are
offering to sell, and seeking offers to buy, these securities
only in jurisdictions where offers and sales are permitted. The
information appearing in this prospectus supplement, the
accompanying prospectus and the documents incorporated by
reference is accurate only as of their respective dates. Our
business, financial condition, results of operations and
prospectus may have changed since then.
Table of Contents
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Page |
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Prospectus Supplement |
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S-2
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S-6
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S-6
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S-7
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S-9
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S-10
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S-11
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S-13
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S-14
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S-40
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S-41
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S-48
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S-48
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S-50
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S-52
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S-52
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Prospectus |
About this Prospectus
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Cautionary Statement Concerning
Forward-Looking Statements and Risk Factors
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Where You Can Find
Additional Information
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Documents Incorporated
by Reference
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The Company
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How We Intend to Use
the Proceeds
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Ratios of Earnings to Fixed Charges
and Earnings to Combined Fixed Charges and Preferred
Stock Dividends
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General Description of the Offered
Securities
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9
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Description of Debt Securities
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Description of Our Common Stock
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Description of Our
Preferred Stock
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Description of
Depositary Shares
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Description of Warrants
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Description of Units
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Restrictions on Transfer
of Securities
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Description of Certain Provisions
of Our Certificate of Incorporation and By-Laws
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U.S. Federal Income
Tax Considerations
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30
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Plan of Distribution
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Legal Opinions
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Experts
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$ ,000,000
%
Notes |
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due , 20 |
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Banc of America Securities LLC |
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Deutsche Bank Securities |
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UBS Investment Bank |
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Prospectus Supplement |
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,
2005 |