by Wolf Richter, Wolf Street:
Amid record vacancies, Class A rental rates plunge 56%.
Commercial real estate, particularly office space, in Calgary, Alberta, the epicenter of the Canadian oil bust with 1.2 million people, is collapsing at a breath-taking rate. As companies in the oil & gas sector have downsized or gone out of business, 25,000 people who used to work downtown have lost their jobs.
Office vacancy rates have soared to 22%, the highest on record, according to the second quarter report by commercial real estate services firm CBRE.
Vacancy for Class AA office space reached 17.6%, and for Class A space 18.9%. Older buildings are getting clocked: Vacancy rates for Class B buildings soared to 32% and for Class C buildings to 28%.
It’s going to get worse: three towers with 2.3 million sq. ft. of office space are under construction in downtown and will be completed by 2018. Of this space, about 1 million sq. ft. is not leased. And even some of the pre-leased space may end up on the sublease market.
Colliers International in Calgary estimates that the overall downtown vacancy rate will approach 26% by year-end 2018. How optimistic is this estimate? A year ago, we reported that Colliers had estimated that the vacancy rate would hit 17.5% by year-end 2018, with the warning that “this may even be an optimistic forecast.” It sure was.
The sublease market is the crux. Sublease space can appear out of nowhere overnight. During the good years, amid a perceived shortage of office space associated with a notion that rental rates will only increase, companies leased more space than they needed and warehoused that space. But now, the hard times, they dump this space on the sublease market, which now accounts for 42% of total vacancies.
The Financial Post adds some details:
This week, TransCanada Corp. put 11 floors of office space back on the market in an attempt to find a tenant to sublease their office space in a 25-floor building. As TransCanada moves out and consolidates its staff at or closer to its headquarters, the older building’s vacancy rate will rise to over 50%, with more floors available in 2017.
A few blocks south, Brion Energy Corp. is poised to move out of Encana Place and into a new tower, which would leave its current address more than 90% empty and only the building’s landlord, Aspen Properties Ltd., in the 30-story tower.
Many other towers are over half empty, and energy producer’s efforts to control real-estate costs is putting pressure on landlords at both old and new buildings.
Only one tenant, for example, has moved into Eau Claire Tower, a 25-floor building completed in 2015. Peyto Exploration and Development Corp. occupies two floors in the glass tower, which is fully leased but currently sits 90% empty.
Rental rates have collapsed. Landlords are desperately trying to fill some of this space by slashing rental rates. Quoted Class A rental rates have plunged 56% from $40 per sq. ft. in 2012 to $17.50 now, lower even during the brief oil bust and the Financial Crisis when rates bottomed out at $20 in 2009.
And it’s even worse:
“Not only are the rental rates lower, but the inducements to individual tenants for improvements and/or free rent are all going up,” Randy Fennessey, president of Colliers International in Calgary, told the Financial Post.
Fennessey said that landlords would rather sign a lease with higher contractual rental rates and then give tenants the option of moving in a year early free of charge rather than drop their prices. Tenants in the energy sector currently looking for space, he said, have been taking those deals with the expectation that the worst of the downturn is over.
“That’s a common negotiating tool today because a lot of tenants, particularly in the energy sector, are trying to control their general and administrative costs,” Fennessey said.
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