0001029800-22-000020.txt : 20220311 0001029800-22-000020.hdr.sgml : 20220311 20220311162108 ACCESSION NUMBER: 0001029800-22-000020 CONFORMED SUBMISSION TYPE: 8-K PUBLIC DOCUMENT COUNT: 15 CONFORMED PERIOD OF REPORT: 20220311 ITEM INFORMATION: Results of Operations and Financial Condition ITEM INFORMATION: Financial Statements and Exhibits FILED AS OF DATE: 20220311 DATE AS OF CHANGE: 20220311 FILER: COMPANY DATA: COMPANY CONFORMED NAME: URSTADT BIDDLE PROPERTIES INC CENTRAL INDEX KEY: 0001029800 STANDARD INDUSTRIAL CLASSIFICATION: REAL ESTATE INVESTMENT TRUSTS [6798] IRS NUMBER: 042458042 STATE OF INCORPORATION: MD FISCAL YEAR END: 1031 FILING VALUES: FORM TYPE: 8-K SEC ACT: 1934 Act SEC FILE NUMBER: 001-12803 FILM NUMBER: 22733406 BUSINESS ADDRESS: STREET 1: C/O URSTADT BIDDLE PROPERTIES INC. STREET 2: 321 RAILROAD AVENUE CITY: GREENWICH STATE: CT ZIP: 06830 BUSINESS PHONE: 2038638200 MAIL ADDRESS: STREET 1: 321 RAILROAD AVENUE CITY: GREENWICH STATE: CT ZIP: 06830 FORMER COMPANY: FORMER CONFORMED NAME: HRE PROPERTIES INC DATE OF NAME CHANGE: 19961230 8-K 1 form8k1q2022.htm FIRST QUARTER EARNINGS 8K 2022
UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549

FORM 8-K

Current Report Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934

Date of Report (Date of Earliest Event Reported): March 11, 2022

graphic

URSTADT BIDDLE PROPERTIES INC
(Exact Name of Registrant as Specified in Its Charter)

001-12803
(Commission File Number)

Maryland
04-2458042
(State or Other Jurisdiction of Incorporation)
(I.R.S. Employer Identification No.)

321 RAILROAD AVENUE
GREENWICH, Connecticut 06830
(Address of principal executive offices, including zip code)

(203) 863-8200
(Registrant’s telephone number, including area code)

NOT APPLICABLE
(Former name or former address, if changed since last report)

Check the appropriate box below if the Form 8-K filing is intended to simultaneously satisfy the filing obligation of the registrant under any of the following provisions:

☐
Written communications pursuant to Rule 425 under the Securities Act (17 CFR 230.425)
☐
Soliciting material pursuant to Rule 14a-12 under the Exchange Act (17 CFR 240.14a-12)
☐
Pre-commencement communications pursuant to Rule 14d-2(b) under the Exchange Act (17 CFR 240.14d-2(b))
☐
Pre-commencement communications pursuant to Rule 13e-4(c) under the Exchange Act (17 CFR 240.13e-4(c))

Securities registered pursuant to Section 12(b) of the Act:

Title of each class
  
Trading
Symbol(s)
  
Name of each exchange on which registered
Common Stock, par value $.01 per share
UBP
The New York Stock Exchange
Class A Common Stock, par value $.01 per share
UBA
The New York Stock Exchange
6.25% Series H Cumulative Preferred Stock
UBPPRH
The New York Stock Exchange
5.875% Series K Cumulative Preferred Stock
UBPPRK
The New York Stock Exchange
Common Stock Rights to Purchase Preferred Shares
N/A
The New York Stock Exchange
Class A Common Stock Rights to Purchase Preferred Shares
N/A
The New York Stock Exchange

Indicate by check mark whether the registrant is an emerging growth company as defined in Rule 405 of the Securities Act of 1933 (§230.405 of this chapter) or Rule 12b-2 of the Securities Exchange Act of 1934 (§240.12b-2 of this chapter):

Emerging growth company ☐

If an emerging growth company, indicate by check mark if the registrant has elected not to use the extended transition period for complying with any new or revised financial accounting standards provided pursuant to Section 13(a) of the Exchange Act. ☐

Item 2.02          Results of Operations and Financial Condition.
On March 11, 2022, Urstadt Biddle Properties Inc. (the “Company”) issued a press release, which sets forth the results of operations and financial condition of the Company for the quarter ended January 31, 2022.  A copy of the Company’s press release is attached hereto as Exhibit 99.1.  Such information shall not be deemed “filed” for any purpose of Section 18 of the Securities Exchange Act of 1934, as amended, and is not incorporated by reference into any filing of the Company, whether made before or after the date hereof, regardless of any general incorporation language in such filing.
Item 9.01          Financial Statements and Exhibits.

 (a)
Not applicable

(b)
Not applicable

(c)
Not applicable.

(d)
The following exhibit is furnished as part of this report:

SIGNATURES

Pursuant to the requirements of the Securities Exchange Act of 1934, the registrant has duly caused this report to be signed on its behalf by the undersigned hereunto duly authorized.
Date:   March 11, 2022
URSTADT BIDDLE PROPERTIES INC.
 
(Registrant)
   
   
  /s/ John T. Hayes
 
John T. Hayes
 
Senior Vice President & Chief Financial Officer





EX-99.1 2 exhibit99_1.htm 1Q 2022 EARNINGS PRESS RELEASE
EXHIBIT 99.1



For Immediate Release


Contact:              Willing L. Biddle, CEO or
John T. Hayes, CFO
Urstadt Biddle Properties Inc.
(203) 863-8200

Urstadt Biddle Properties Inc. Reports First Quarter Operating Results For Fiscal 2022

Greenwich, Connecticut, March 11, 2022 -- Urstadt Biddle Properties Inc. (NYSE: UBA and UBP), a real estate investment trust, today reported its operating results for the quarter ended January 31, 2022 and provided information regarding financial and operational activities considering the ongoing COVID-19 pandemic.

FINANCIAL HIGHLIGHTS FOR FIRST QUARTER FISCAL 2022

•
$5.4 million net income attributable to common stockholders ($0.14 per diluted Class A Common share).
•
$12.9 million of FFO ($0.33 per diluted Class A Common share).(1)
•
$1.4 million or a 6.1% increase in same property net operating income in the first quarter of fiscal 2022, when compared with the first quarter of fiscal 2021.(2)
•
92.6% of our consolidated portfolio Gross Leasable Area (“GLA”) was leased at January 31, 2022, an increase of 0.7% from the end of fiscal 2021.
•
4.9% average decrease in base rental rates on new leases signed in our first quarter of fiscal 2022.
•
2.6% average increase in base rental rates on lease renewals signed in our first quarter of fiscal 2022.
•
On January 14, 2022, we paid a $0.2375 per share quarterly cash dividend on our Class A Common Stock and a $0.2145 per share quarterly cash dividend on our Common Stock.
(1) A reconciliation of GAAP net income to FFO is provided at the end of this press release.
(2) A reconciliation of income from continuing operations to same property net operating income is provided at the end of this press release.

The following is a discussion of our current dividend levels and statistics about our portfolio that are useful in assessing the impact of COVID-19 on our business:
Dividend Declarations
•
On December 15, 2021, the company’s Board of Directors declared a quarterly dividend of $0.2375 per Class A Common share and $0.2145 per Common share that was paid on January 14, 2022 to holders of record on January 5, 2022. This represented an increase of $0.03 per share per annum on both the Class A Common and Common stock.  The Board determined that this level of dividend was appropriate, after taking into account the improved liquidity and financial position of the company and the signs of general business improvement in our markets, including our tenants’ businesses. Also, as a REIT, the company is required to distribute at least 90% of the company’s taxable income to its stockholders.  Based on the company’s estimates, this level of common stock dividend, when combined with the company’s preferred stock dividends, will satisfy that requirement (excluding any gains on sales of property).  The Board will continue to monitor the ongoing COVID-19 situation and its impact on the company, and make future dividend decisions, including at our next scheduled meeting on March 17, 2022, based on this and other information available to it.

•
In addition, in December 2021, the Board declared the regular contractual quarterly dividend with respect to each of the company’s Series H and Series K cumulative redeemable preferred stock that was paid on January 31, 2022 to shareholders of record on January 14, 2022.

COVID-19 UPDATE (as of January 31, 2022)

•
Of our 78 properties, 66 are shopping centers, 3 are free-standing, net-leased retail bank branches and 3 are free-standing, net-leased restaurant properties.  The remaining properties are 6 small suburban office buildings in Greenwich, CT and Bronxville, NY.
•
All 72 of our shopping centers, as well as all of our free-standing, net-leased retail bank branches and restaurant properties, are open and operating, with 99.6% of our total tenants based on Annualized Base Rent (“ABR”) open and operating.
•
All of our shopping centers include necessity-based tenants, with approximately 70.3% of our tenants, based on ABR, either designated “essential businesses” during the early stay-at-home period of the pandemic in the tri-state area or otherwise permitted to operate through curbside pick-up and other modified operating procedures in accordance with state guidelines.  These businesses are 99.8% open.
•
Similar to other retail landlords across the United States, we received a number of requests for rent relief from tenants, with most requests received during the early days of the pandemic when stay-at-home orders were in place and many businesses were required to close. We continued to receive a smaller number of new requests even after businesses began to re-open, and, in some cases, follow-on requests from tenants to which we had already provided rent relief. These requests have tapered off, and we received no new requests in the first quarter of fiscal 2022 from tenants that had not previously requested rent relief.
•
As of January 31, 2022, we have received 402 rent relief requests from the approximately 836 tenants in our consolidated portfolio. 117 of the 402 tenants withdrew their requests for rent relief or paid their rent in full. From the beginning of COVID-19 through January 31, 2022, we completed 288 lease modifications consisting of base rent deferrals totaling $4.0 million, or 4.1% of our annualized ABR, and rent abatements totaling $4.5 million, or 4.7% of our ABR. Included in the aforementioned amounts are the rent deferrals and abatements completed in the three months ended January 31, 2022, which deferred $51,000 of base rents and abated $124,000 of base rents from tenants to whom we had previously granted rent relief. We have collected approximately 94.6% of deferred tenant billings that were scheduled to be repaid through the first quarter of fiscal 2022.

RENTAL COLLECTIONS UPDATE (as of March 1, 2022)

•
94.8% of the total base rent, common area maintenance charges (“CAM”) and real estate taxes payable for the period of April 2020 through January 2022 has been paid. This percentage is based on collections of pre-pandemic contractual lease amounts billed, exclusive of the application of any security deposits.
•
96.3% of the total base rent, CAM and real estate taxes payable for the first quarter of fiscal 2022 has been paid. This percentage is based on collections of pre-pandemic contractual lease amounts billed, exclusive of the application of any security deposits.
•
From the beginning of the COVID-19 pandemic through the end of the second quarter of fiscal 2021, we converted 89 tenants to cash basis accounting in accordance with ASC Topic 842.  We did not convert any additional tenants to cash basis accounting in the second half of fiscal 2021 or in our first quarter ended January 31, 2022. As of January 31, 2022, 28 of these 89 tenants are no longer tenants in the company's properties.  When one of the company’s tenants is converted to cash basis accounting in accordance with ASC Topic 842, all previously recorded straight-line rent receivables need to be reversed in the period that such tenant is converted to cash basis revenue recognition. During the fourth quarter of fiscal 2021, we restored 13 of the original 89 tenants to accrual-basis revenue recognition, and we restored an additional 3 tenants to accrual-basis accounting in our first quarter ended January 31, 2022.  The tenants that were restored to accrual-basis accounting had paid all of their billed rents for six consecutive months and had no significant unpaid billings outstanding when restored to accrual-basis accounting. This leaves 45 tenants on cash-basis accounting.  When a tenant is restored to accrual-basis revenue recognition, the company records revenue on a straight-line basis in the period that such tenant is restored to accrual-basis revenue recognition.  Accordingly, the company recorded straight-line rent revenue in the amount of $24,000 in the quarter ended January 31, 2022 for the 3 tenants restored to accrual-basis accounting in that quarter.
•
During the three month periods ended January 31, 2022 and January 31, 2021, we recognized collectability adjustments totaling $200,000 or$0.005 per Class A Common share and $2.1 million or$0.05 per Class A Common share, respectively.  As of January 31, 2022, the revenue from 45 of our tenants, or approximately 5.6% of our tenants (based on total number of commercial leases), is being recognized on a cash basis. These figures represent a financial reporting charge to earnings and FFO, but the company intends to collect all unpaid rents from its tenants to the extent feasible.
•
We have $24.6 million of cash and cash equivalents currently on our balance sheet.
•
We have $124 million currently available on our unsecured revolving credit facility.
•
We have no material mortgage debt maturing until 2024.

Commenting on the operating results, Willing L. Biddle, President and CEO of Urstadt Biddle Properties Inc., said “After two years of the Covid-19 pandemic’s disruption to the shopping center business, we are encouraged to see a continued rebound in our tenants’ businesses and demand for vacant space at our properties.  This quarter, we renewed 185,000 square feet of existing tenant leases and signed 46,000 square feet of new leases in our portfolio, increasing the percentage of our consolidated portfolio leased  by 0.7% to 92.6%.  The demand is leading to increased rents, and this quarter renewal rents increased by 2.6%, our third consecutive quarterly increase.  Rental rates on new leases decreased by 4.9%, but this is largely compared to pre-pandemic rents.  We believe the increasing demand for space will continue, especially as supply becomes more constrained.  Our leasing and management teams are very busy working to deliver space for our new leases and have  a strong pipeline of new leasing deals in process. We currently have 41,000 square feet of new leases in the negotiation stage as well as letters of intent for over 200,000 square feet.  We are grateful for the tremendous efforts and perseverance of our tenants and our team, who have worked together to get through the last two years.  Our thoughts and prayers continue to go out to all of those impacted by the pandemic, along with great appreciation and respect for those who have led, and continue to lead, the fight against the virus on the front lines.”

Mr. Biddle continued…. “Although public health and business conditions are improving, certain categories of our tenants continue to be impacted.  The work from home trend is negatively affecting dry cleaners and day care providers.  A general cautionary environment about viruses also continues to decrease business for some health and fitness providers, as well as certain personal service tenants.  The list is decreasing monthly, however, and we continue to work with those of our tenants with good business plans that we feel will eventually rebound.    Thankfully, due to our long-term strategy, 86% of our properties, measured by square footage, are anchored by grocery stores, wholesale clubs or pharmacies, and these businesses have remained solid throughout the pandemic.  Although our earnings and FFO have bounced back close to pre-pandemic levels, there is still room to grow the income of our existing portfolio, as our properties have an average vacancy rate of 7% and demand for space is growing. This quarter, we collected 96.3% of our rents billed, and our allowance for doubtful accounts continues to decline from pandemic levels. Requests for rent abatements or deferrals have mostly stopped.  As a result, our same property operating income continues to improve from pandemic levels and increased 6% from our first quarter of fiscal 2021.  Our strong balance sheet and liquidity are the underpinnings of our company’s success, and well-located, grocery-anchored community and neighborhood shopping centers have proven to be solid investments in good times and bad.  During our first quarter, we continued to strengthen our balance sheet by refinancing our Boonton, NJ property mortgage, increasing the principal from $6.5 million to $11 million while reducing the fixed interest rate from 4.2% to 3.45%. After quarter-end, we refinanced the mortgage on the Dock Shopping Center, increasing the principal from $23 million to $35 million while reducing the fixed interest rate from 4.85% to 3.0525%. Also, after quarter-end, we purchased Shelton Square Shopping Center, a 186,000 square foot supermarket-anchored community shopping center located in Shelton, CT.  The 20+ acre property is 96.5% leased, is anchored by a 67,000 square foot Stop & Shop, and includes other well known tenants such as Edge Fitness, Hawley Lane Shoes, People’s United Bank, St. Vincent’s/Hartford Health, Burger King and Sports Clips, along with other local tenants.  The purchase of Shelton Square continues our strategy of  concentrating our portfolio in grocery, pharmacy and wholesale club-anchored properties.”

Net income applicable to Class A Common and Common stockholders for the first quarter of fiscal 2022 was $5,397,000 or $0.14 per diluted Class A Common share and $0.13 per diluted Common share, compared to net income of $4,479,000 or $0.12 per diluted Class A Common share and $0.11 per diluted Common share in last year’s first quarter.

FFO for the first quarter of fiscal 2022 was $12,896,000 or $0.33 per diluted Class A Common share and $0.30 per diluted Common share, compared with $12,375,000 or $0.33 per diluted Class A Common share and $0.29 per diluted Common share in last year’s first quarter.


Urstadt Biddle Properties Inc. is a self-administered equity real estate investment trust which owns or has equity interests in 78 properties containing approximately 5.3 million square feet of space.  Listed on the New York Stock Exchange since 1970, it provides investors with a means of participating in ownership of income-producing properties. It has paid 208 consecutive quarters of uninterrupted dividends to its shareholders since its inception.

Certain statements contained herein may constitute “forward-looking statements” within the meaning of the Private Securities Litigation Reform Act of 1995.  Such forward-looking statements involve known and unknown risks, uncertainties and other factors which may cause the actual results, performance or achievements of the company to be materially different from any future results, performance or achievements expressed or implied by such forward-looking statements.  Such factors include, among other things, risks associated with the timing of and costs associated with property improvements, financing commitments and general competitive factors.

 (Table Follows)



Urstadt Biddle Properties Inc. (NYSE: UBA and UBP)
Three Months Ended January 31, 2022 and 2021 Results (Unaudited)
 (in thousands, except per share data)


   
Three Months Ended
January 31,
  
   
2022
    
2021
  
             
Revenues
            
Lease income
  
$
34,087
    
$
32,483
  
Lease termination
    
28
      
705
  
Other
    
1,440
      
1,089
  
Total Revenues
    
35,555
      
34,277
  
                 
Expenses
                
Property operating
    
7,002
      
6,314
  
Property taxes
    
5,923
      
5,861
  
Depreciation and amortization
    
7,144
      
7,518
  
General and administrative
    
2,680
      
2,644
  
Directors' fees and expenses
    
107
      
109
  
Total Operating Expenses
    
22,856
      
22,446
  
                 
Operating Income
    
12,699
      
11,831
  
                 
Non-Operating Income (Expense):
                
Interest expense
    
(3,302
)
    
(3,392
)
Equity in net income from unconsolidated joint ventures
    
267
      
350
  
Gain (loss) on sale of property
    
2
      
(28
)
Interest, dividends and other investment income
    
55
      
43
  
Net Income
    
9,721
      
8,804
  
                 
Noncontrolling interests:
                
Net income attributable to noncontrolling interests
    
(911
)
    
(912
)
Net income attributable to Urstadt Biddle Properties Inc.
    
8,810
      
7,892
  
Preferred stock dividends
    
(3,413
)
    
(3,413
)
                 
Net Income Applicable to Common and Class A Common Stockholders
  
$
5,397
    
$
4,479
  
                 
Basic Earnings Per Share:
                
  Per Common Share:
  
$
0.13
    
$
0.11
  
  Per Class A Common Share:
  
$
0.14
    
$
0.12
  
                 
Diluted Earnings Per Share:
                
  Per Common Share:
  
$
0.13
    
$
0.11
  
  Per Class A Common Share:
  
$
0.14
    
$
0.12
  
                 
Weighted Average Number of Shares Outstanding – (Diluted):
                
Class A Common and Class A Common Equivalent
    
29,768
      
29,590
  
Common and Common Equivalent
    
9,710
      
9,393
  
                 




Results of Operations

The following information summarizes our results of operations for the three months ended January 31, 2022 and 2021 (amounts in thousands):

   
Three Months Ended
          
Change Attributable to
  
 
  
January 31,
    
Increase
          
Property
    
Properties Held In
  
Revenues
  
2022
    
2021
    
(Decrease)
    
% Change
    
Acquisitions/Sales
    
Both Periods (Note 1)
  
Base rents
  
$
25,014
    
$
24,159
    
$
855
      
3.5
%
  
$
(341
)
  
$
1,196
  
Recoveries from tenants
    
9,274
      
9,978
      
(704
)
    
(7.1
)%
    
(127
)
    
(577
)
Uncollectable amounts in lease income
    
(114
)
    
(655
)
    
541
      
(82.6
)%
    
-
      
541
  
ASC Topic 842 cash basis lease income reversal (including straight-line rent)
    
(87
)
    
(999
)
    
912
      
(91.3
)%
    
-
      
912
  
Total lease income
    
34,087
      
32,483
                                  
                                                 
Lease termination
    
28
      
705
      
(677
)
    
(96.0
)%
    
-
      
(677
)
Other income
    
1,440
      
1,089
      
351
      
32.2
%
    
(7
)
    
358
  
 
                                                
Operating Expenses
                                                
Property operating
    
7,002
      
6,314
      
688
      
10.9
%
    
(84
)
    
772
  
Property taxes
    
5,923
      
5,861
      
62
      
1.1
%
    
(25
)
    
87
  
Depreciation and amortization
    
7,144
      
7,519
      
(375
)
    
(5.0
)%
    
(34
)
    
(341
)
General and administrative
    
2,680
      
2,644
      
36
      
1.4
%
    
n/a
      
n/a
  
 
                                                
Non-Operating Income/Expense
                                                
Interest expense
    
3,302
      
3,392
      
(90
)
    
(2.7
)%
    
-
      
(90
)
Interest, dividends, and other investment income
    
55
      
43
      
12
      
27.9
%
    
n/a
      
n/a
  

Note 1 – Properties held in both periods includes only properties owned for the entire periods of 2022 and 2021 and for interest expense the amount also includes parent company interest expense.  All other properties are included in the property acquisition/sales column.  There are no properties excluded from the analysis.

Base rents increased by 3.5% to $25.0 million for the three months ended January 31, 2022, as compared with $24.2 million in the corresponding period of 2021. The change in base rent and the changes in other income statement line items analyzed in the table above were attributable to:

Property Acquisitions and Properties Sold:

In the first three months of fiscal 2022, we sold one property totaling 9,100 square feet. In fiscal 2021, we sold two properties totaling  105,000 square feet.  These properties accounted for all of the revenue and expense changes attributable to property acquisitions and sales in the three months ended January 31, 2022, when compared with the corresponding period in fiscal 2021.

Properties Held in Both Periods:

Revenues

Base Rent

For properties held in both periods, base rent for the three month period ended January 31, 2022 increased by $1.2 million, when compared with the corresponding prior period. This increase was primarily a result of new leasing completed after the first quarter of fiscal 2021 predominantly at three properties.

In the first three months of fiscal 2022, we leased or renewed approximately 231,000 square feet (or approximately 5.2% of total GLA).  At January 31, 2022, the company’s consolidated properties were 92.6% leased (91.9% leased at October 31, 2021).

Tenant Recoveries
In the three month period ended January 31, 2022, recoveries from tenants (which represent reimbursements from tenants for operating expenses and property taxes) decreased by a net $577,000, when compared with the corresponding prior period.

The decrease in tenant recoveries was the result of an under accrual adjustment in the first quarter of fiscal 2021. We completed the 2020 annual reconciliations for both common area maintenance and real estate taxes in the first quarter of fiscal 2021, and those reconciliations resulted in us billing our tenants more than we had anticipated and accrued for in the prior period. This increased tenant reimbursement income in the first quarter of fiscal 2021, and caused a negative variance in the first quarter of fiscal 2022.

Uncollectable Amounts in Lease Income
In the three month period ended January 31, 2022, uncollectable amounts in lease income decreased by $541,000. In the second quarter of fiscal 2020, we significantly increased our uncollectable amounts in lease income based on our assessment of the collectability of existing non-credit small shop tenants' receivables given the onset of the COVID-19 pandemic in March 2020.  A number of non-credit small shop tenants' businesses were deemed non-essential by the states in which they operate and forced to close for a portion of the second and third quarters of fiscal 2020.  This placed stress on our small shop tenants and made it difficult for many of them to pay their rents when due. This stress continued through our first quarter of fiscal 2021.  Our assessment was that any billed but unpaid rents would likely be uncollectable. During the three months ended January 31, 2022, many of our tenants continued to see signs of business improvement as regulatory restrictions continued to relax and individuals continued to return to pre-pandemic activities. As a result, the uncollectable amounts in lease income declined during such period when compared with the corresponding period of the prior year.

ASC Topic 842 Cash Basis Lease Income Reversals
We adopted ASC Topic 842 "Leases" at the beginning of fiscal 2020.  ASC Topic 842 requires, among other things, that if the collectability of a specific tenant’s future lease payments as contracted are not probable of collection, revenue recognition for that tenant must be converted to cash-basis accounting and be limited to the lesser of the amount billed or collected from that tenant. In addition, any straight-line rental receivables would need to be reversed in the period that the collectability assessment changed to not probable.  As a result of continuing to analyze our entire tenant base, we determined that as a result of the COVID-19 pandemic, 89 tenants' future lease payments were no longer probable of collection. All such tenants were converted to cash basis after our second quarter of fiscal 2020 and prior to our third quarter of fiscal 2021. As of January 31, 2022, 28 of these 89 tenants are no longer tenants in the Company's properties. During the fourth quarter of fiscal 2021, we restored 13 of the original 89 tenants to accrual-basis revenue recognition, and we restored an additional 3 tenants to accrual-basis accounting in the three months ended January 31, 2022. The tenants that were restored to accrual-basis accounting had paid all of their billed rents for six consecutive months and had no significant unpaid billings outstanding when restored to accrual-basis accounting. As a result of the restoration of the 3 tenants, we recorded $24,000 in straight-line rent in the three months ended January 31, 2022. As of January 31, 2022, 45 tenants continue to be accounted for on a cash basis, or approximately 5.6% of our tenants.  Many of our cash-basis tenants are now paying a larger portion of their billed rents, which results in an increase in revenue recognition for those tenants accounted for on a cash basis when compared with the corresponding period of the prior year.

Expenses

Property Operating
In the three month period ended January 31, 2022, property operating expenses increased by $772,000. This was primarily a result of having higher common area maintenance expenses in the three months of fiscal 2022 when compared with the corresponding prior period related to snow removal, environmental remediation costs and management costs.

Property Taxes
In the three month period ended January 31, 2022, property tax expenses were relatively unchanged when compared with the corresponding prior period.

Interest
In the three month period ended January 31, 2022, interest expenses were relatively unchanged when compared with the corresponding prior period.

Depreciation and Amortization
In the three month period ended January 31, 2022, depreciation and amortization decreased by $341,000 when compared with the corresponding prior period. This decrease was the result of a write-off of tenant improvements related to a tenant that vacated six locations in our portfolio in the first quarter of fiscal 2021.

General and Administrative Expenses
In the three month period ended January 31, 2022, general and administrative expenses were relatively unchanged when compared with the corresponding prior period.



Non-GAAP Financial Measure
Funds from Operations (“FFO”)

We consider FFO to be an additional measure of our operating performance.  We report FFO in addition to net income applicable to common stockholders and net cash provided by operating activities.  Management has adopted the definition suggested by The National Association of Real Estate Investment Trusts (“NAREIT”) and defines FFO to mean net income (computed in accordance with GAAP), excluding gains or losses from sales of property, plus real estate-related depreciation and amortization and after adjustments for unconsolidated joint ventures.

Management considers FFO to be a meaningful, additional measure of operating performance because it primarily excludes the assumption that the value of the company’s real estate assets diminishes predictably over time, and industry analysts have accepted FFO as a performance measure.  FFO is presented to assist investors in analyzing the performance of the company.  It is helpful as it excludes various items included in net income that are not indicative of our operating performance, such as gains (or losses) from sales of property and depreciation and amortization.  However, FFO:

•
does not represent cash flows from operating activities in accordance with GAAP (which, unlike FFO, generally reflects all cash effects of transactions and other events in the determination of net income); and

•
should not be considered an alternative to net income as an indication of our performance.

FFO as defined by us may not be comparable to similarly titled items reported by other real estate investment trusts due to possible differences in the application of the NAREIT definition used by such REITs.  The table below provides a reconciliation of net income applicable to Common and Class A Common stockholders in accordance with GAAP to FFO for the three month period ended January 31, 2022 and 2021. (Amounts in thousands)
(Table Follows)


Urstadt Biddle Properties Inc. (NYSE: UBA and UBP)
Three Months Ended January 31, 2022 and 2021
 (in thousands, except per share data)


Reconciliation of Net Income Available to Common and Class A Common Stockholders To Funds From Operations:
  
Three Months Ended
  
   
January 31,
  
   
2022
    
2021
  
Net Income Applicable to Common and Class A Common Stockholders
  
$
5,397
    
$
4,479
  
                 
Real property depreciation
    
5,738
      
5,702
  
Amortization of tenant improvements and allowances
    
991
      
1,315
  
Amortization of deferred leasing costs
    
397
      
476
  
Depreciation and amortization on unconsolidated joint ventures
    
375
      
375
  
(Gain)/loss on sale of property
    
(2
)
    
28
  
                 
Funds from Operations Applicable to Common and Class A Common Stockholders
  
$
12,896
    
$
12,375
  

FFO amounted to $12.9 million in the three months ended January 31, 2022, compared to $12.4 million in the corresponding period of fiscal 2021.  The net increase in FFO is attributable, among other things to:

Increases:

 •
An increase in base rent for new leasing in the portfolio after the first quarter of fiscal 2021, predominantly at three properties.
 •
A decrease in uncollectable amounts in lease income of $542,000 in the three months ended January 31, 2022, when compared with the corresponding prior period.  We significantly increased our uncollectable amounts in lease income based on our assessment of the collectability of existing non-credit small shop tenants' receivables given the onset of the COVID-19 pandemic in March 2020.  A number of non-credit small shop tenants' businesses were deemed non-essential by the states in which they operate and forced to close for a portion of the second and third quarters of fiscal 2020.  This placed stress on our small shop tenants and made it difficult for many of them to pay their rents when due. This stress continued through our first quarter of fiscal 2021.  Our assessment was that any billed but unpaid rents would likely be uncollectable. During the three months ended January 31, 2022, many of our tenants continued to see signs of business improvement as regulatory restrictions continued to relax and individuals continued to return to pre-pandemic activities. As a result, the uncollectable amounts in lease income declined during such period when compared with the corresponding period of the prior year.
 •
We adopted ASC Topic 842 "Leases" at the beginning of fiscal 2020.  ASC Topic 842 requires, among other things, that if the collectability of a specific tenant’s future lease payments as contracted are not probable of collection, revenue recognition for that tenant must be converted to cash-basis accounting and be limited to the lesser of the amount billed or collected from that tenant. In addition, any straight-line rental receivables would need to be reversed in the period that the collectability assessment changed to not probable.  As a result of continuing to analyze our entire tenant base, we determined that as a result of the COVID-19 pandemic, 89 tenants' future lease payments were no longer probable of collection. All such tenants were converted to cash basis after our second quarter of fiscal 2020 and prior to our third quarter of fiscal 2021. As of January 31, 2022, 28 of these 89 tenants are no longer tenants in the Company's properties. During the fourth quarter of fiscal 2021, we restored 13 of the original 89 tenants to accrual-basis revenue recognition, and we restored an additional 3 tenants to accrual-basis accounting in the three months ended January 31, 2022. The tenants that were restored to accrual-basis accounting had paid all of their billed rents for six consecutive months and had no significant unpaid billings outstanding when restored to accrual-basis accounting. As a result of the restoration of the 3 tenants, we recorded $24,000 in straight-line rent in the three months ended January 31, 2022. As of January 31, 2022, 45 tenants continue to be accounted for on a cash basis, or approximately 5.6% of our tenants.  Many of our cash-basis tenants are now paying a larger portion of their billed rents, which results in an increase in revenue recognition for those tenants accounted for on a cash basis when compared with the corresponding period of the prior year.


Decreases:

•
A $677,000 decrease in lease termination income in the first quarter of fiscal 2022, when compared with the corresponding prior period, primarily as a result of a multi-site lease buyout in the first quarter of fiscal 2021 from one tenant that had occupied multiple spaces in our portfolio.
•
A decrease in variable lease income (cost recovery income) related to an under-accrual adjustment in recoveries from tenants for real estate taxes and common area maintenance in the first quarter of fiscal 2021, which increased revenue in the first quarter of fiscal 2021 and caused a negative variance in the first quarter of fiscal 2022.
 •
A $474,000 increase in management costs related to additional staff bonus and compensation in the first quarter of fiscal 2022, when compared to the corresponding prior period.



Non-GAAP Financial Measure
Same Property Net Operating Income
We present Same Property Net Operating Income ("Same Property NOI"), which is a non-GAAP financial measure. Same Property NOI excludes from Net Operating Income (“NOI”) properties that have not been owned for the full periods presented. The most directly comparable GAAP financial measure to NOI is operating income.  To calculate NOI, operating income is adjusted to add back depreciation and amortization, general and administrative expense, interest expense, amortization of above and below-market lease intangibles and to exclude straight-line rent adjustments, interest, dividends and other investment income, equity in net income of unconsolidated joint ventures, and gain/loss on sale of operating properties.

We use Same Property NOI internally as a performance measure, and we believe Same Property NOI provides useful information to investors regarding our financial condition and results of operations because it reflects only those income and expense items that are incurred at the property level. Our management also uses Same Property NOI to evaluate property level performance and to make decisions about resource allocations. Further, we believe Same Property NOI is useful to investors as a performance measure because, when compared across periods, Same Property NOI reflects the impact on operations from trends in occupancy rates, rental rates and operating costs on an unleveraged basis, providing perspective not immediately apparent from income from continuing operations. Same Property NOI excludes certain components from net income attributable to Urstadt Biddle Properties Inc. in order to provide results that are more closely related to a property’s results of operations. For example, interest expense is not necessarily linked to the operating performance of a real estate asset and is often incurred at the corporate level as opposed to the property level. In addition, depreciation and amortization, because of historical cost accounting and useful life estimates, may distort operating performance at the property level. Same Property NOI presented by us may not be comparable to Same Property NOI reported by other REITs that define Same Property NOI differently.


Table Follows:

Urstadt Biddle Properties Inc.
Same Property Net Operating Income
(In thousands, except for number of properties and percentages)

   
Three Months Ended January 31,
  
   
2022
    
2021
    
% Change
  
Same Property Operating Results:
                  
                   
Number of Properties (Note 1)
         74        
                     
Revenue (Note 2)
                    
Base Rent (Note 3)
  
$
24,583
    
$
24,210
      
1.5
%
Uncollectable amounts in lease income
    
(113
)
    
(654
)
    
(82.7
)%
ASC Topic 842 cash-basis lease income reversal-same property
    
(59
)
    
(999
)
    
(94.1
)%
Recoveries from tenants
    
9,274
      
9,851
      
(5.9
)%
Other property income
    
336
      
48
      
600.0
%
     
34,021
      
32,456
      
4.8
%
                         
Expenses
                        
Property operating
    
3,806
      
3,801
      
0.1
%
Property taxes
    
5,913
      
5,830
      
1.4
%
Other non-recoverable operating expenses
    
497
      
399
      
24.6
%
     
10,216
      
10,030
      
1.9
%
                         
Same Property Net Operating Income
  
$
23,805
    
$
22,426
      
6.1
%
                         
Reconciliation of Same Property NOI to Most Directly Comparable GAAP Measure:
                        
                         
Other reconciling items:
                        
Other non same-property net operating income
    
(4
)
    
399
          
Other Interest income
    
125
      
108
          
Other Dividend Income
    
-
      
-
          
Consolidated lease termination income
    
28
      
704
          
Consolidated amortization of above and below market leases
    
174
      
110
          
Consolidated straight line rent income
    
5
      
(568
)
        
Equity in net income of unconsolidated joint ventures
    
267
      
350
          
Taxable REIT subsidiary income/(loss)
    
186
      
380
          
Solar income/(loss)
    
(211
)
    
(154
)
        
Storage income/(loss)
    
526
      
253
          
Unrealized holding gains arising during the periods
    
-
      
-
          
Gain on sale of marketable securities
    
-
      
-
          
Interest expense
    
(3,302
)
    
(3,392
)
        
General and administrative expenses
    
(2,680
)
    
(2,644
)
        
Uncollectable amounts in lease income
    
(113
)
    
(654
)
        
Uncollectable amounts in lease income - same property
    
113
      
654
          
ASC Topic 842 cash-basis lease income reversal
    
(87
)
    
(999
)
        
ASC Topic 842 cash-basis lease income reversal-same property
    
59
      
999
          
Directors fees and expenses
    
(107
)
    
(109
)
        
Depreciation and amortization
    
(7,144
)
    
(7,518
)
        
Adjustment for intercompany expenses and other
    
(1,921
)
    
(1,513
)
        
                         
Total other -net
    
(14,086
)
    
(13,594
)
        
Income from continuing operations
    
9,719
      
8,832
      
10.0
%
Gain (loss) on sale of real estate
    
2
      
(28
)
        
Net income
    
9,721
      
8,804
      
10.4
%
Net income attributable to noncontrolling interests
    
(911
)
    
(912
)
        
Net income attributable to Urstadt Biddle Properties Inc.
   $
8,810
     $
7,892
      
11.6
%
                         
                         
Same Property Operating Expense Ratio (Note 4)
    
95.4
%
    
102.3
%
    
(6.9
)%

Note 1 - Includes only properties owned for the entire period of both periods presented.

Note 2 - Excludes straight line rent, above/below market lease rent, lease termination income.

Note 3 - Base rents for the three months ended January 31, 2022 and 2021 are reduced by approximately $51,000 and $400,000, respectively, in rents that were deferred and approximately $23,000 and $1.0 million, respectively, in rents that were abated because of COVID-19. Base rents for the three months ended January 31, 2022 and 2021, are increased by approximately $287,000 and $695,000, respectively, in COVID-19 deferred rents that were billed and collected in those periods.

Note 4 -Represents the percentage of property operating expense and real estate tax.






Urstadt Biddle Properties Inc.
  
Balance Sheet Highlights
  
(in thousands)
  
             
   
January 31,
    
October 31,
  
   
2022
    
2021
  
   
(Unaudited)
        
Assets
            
  Cash and Cash Equivalents
  
$
24,579
    
$
24,057
  
                 
  Real Estate investments before accumulated depreciation
  
$
1,148,522
    
$
1,148,382
  
                 
  Investments in and advances to unconsolidated joint ventures
  
$
28,159
    
$
29,027
  
                 
  Total Assets
  
$
974,779
    
$
973,852
  
                 
Liabilities
                
  Revolving credit line
  
$
0
    
$
0
  
                 
  Mortgage notes payable and other loans
  
$
299,006
    
$
296,449
  
                 
  Total Liabilities
  
$
332,830
    
$
330,553
  
                 
  Redeemable Noncontrolling Interests
  
$
66,573
    
$
67,395
  
                 
  Preferred Stock
  
$
225,000
    
$
225,000
  
                 
Total Stockholders’ Equity
  
$
575,376
    
$
575,904
  

EX-101.SCH 3 uba-20220311.xsd XBRL TAXONOMY EXTENSION SCHEMA 000100 - Document - Document and Entity Information link:presentationLink link:calculationLink link:definitionLink EX-101.DEF 4 uba-20220311_def.xml XBRL TAXONOMY EXTENSION DEFINITION LINKBASE EX-101.LAB 5 uba-20220311_lab.xml XBRL TAXONOMY EXTENSION LABEL LINKBASE Class of Stock [Domain] Common Class A [Member] Common Stock [Member] Class of Stock [Axis] Cover [Abstract] Document Type Written Communications Soliciting Material Pre-commencement Tender Offer Pre-commencement Issuer Tender Offer Amendment Flag Document Fiscal Year Focus Document Fiscal Period Focus Document Period End Date Entity Registrant Name Entity Central Index Key Entity File Number Entity Tax Identification Number Entity Incorporation, State or Country Code Entity Emerging Growth Company Entity Address, Address Line One Entity Address, Address Line Two Entity Address, Address Line Three Entity Address, City or Town Entity Address, State or Province Entity Address, Country Entity Address, Postal Zip Code City Area Code Local Phone Number Entity Listings [Table] Entity Listings [Line Items] Title of 12(b) Security No Trading Symbol Flag Trading Symbol Security Exchange Name 5.875% Series K Cumulative Preferred Stock [Member] Class A Common Stock Rights to Purchase Preferred Shares [Member] Common Stock Rights to Purchase Preferred Shares [Member] 6.25% Series H Cumulative Preferred Stock [Member] EX-101.PRE 6 uba-20220311_pre.xml XBRL TAXONOMY EXTENSION PRESENTATION LINKBASE GRAPHIC 7 ubplogonew.jpg begin 644 ubplogonew.jpg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htm IDEA: XBRL DOCUMENT v3.22.0.1
Document and Entity Information
Mar. 11, 2022
Entity Listings [Line Items]  
Document Type 8-K
Amendment Flag false
Document Period End Date Mar. 11, 2022
Entity Registrant Name URSTADT BIDDLE PROPERTIES INC
Entity Incorporation, State or Country Code MD
Entity File Number 001-12803
Entity Tax Identification Number 04-2458042
Entity Address, Address Line One 321 RAILROAD AVENUE
Entity Address, City or Town GREENWICH
Entity Address, State or Province CT
Entity Address, Postal Zip Code 06830
City Area Code 203
Local Phone Number 863-8200
Written Communications false
Soliciting Material false
Pre-commencement Tender Offer false
Pre-commencement Issuer Tender Offer false
Entity Emerging Growth Company false
Entity Central Index Key 0001029800
Common Stock [Member]  
Entity Listings [Line Items]  
Title of 12(b) Security Common Stock, par value $.01 per share
Trading Symbol UBP
Security Exchange Name NYSE
Common Class A [Member]  
Entity Listings [Line Items]  
Title of 12(b) Security Class A Common Stock, par value $.01 per share
Trading Symbol UBA
Security Exchange Name NYSE
6.25% Series H Cumulative Preferred Stock [Member]  
Entity Listings [Line Items]  
Title of 12(b) Security 6.25% Series H Cumulative Preferred Stock
Trading Symbol UBPPRH
Security Exchange Name NYSE
5.875% Series K Cumulative Preferred Stock [Member]  
Entity Listings [Line Items]  
Title of 12(b) Security 5.875% Series K Cumulative Preferred Stock
Trading Symbol UBPPRK
Security Exchange Name NYSE
Common Stock Rights to Purchase Preferred Shares [Member]  
Entity Listings [Line Items]  
Title of 12(b) Security Common Stock Rights to Purchase Preferred Shares
Trading Symbol N/A
Security Exchange Name NYSE
Class A Common Stock Rights to Purchase Preferred Shares [Member]  
Entity Listings [Line Items]  
Title of 12(b) Security Class A Common Stock Rights to Purchase Preferred Shares
Trading Symbol N/A
Security Exchange Name NYSE
XML 9 form8k1q2022_htm.xml IDEA: XBRL DOCUMENT 0001029800 2022-03-11 2022-03-11 0001029800 uba:Six25SeriesHCumulativePreferredStockMember 2022-03-11 2022-03-11 0001029800 us-gaap:CommonStockMember 2022-03-11 2022-03-11 0001029800 uba:ClassACommonStockRightsToPurchasePreferredSharesMember 2022-03-11 2022-03-11 0001029800 uba:CommonStockRightsToPurchasePreferredSharesMember 2022-03-11 2022-03-11 0001029800 us-gaap:CommonClassAMember 2022-03-11 2022-03-11 0001029800 uba:Five875SeriesKCumulativePreferredStockMember 2022-03-11 2022-03-11 false 0001029800 8-K 2022-03-11 URSTADT BIDDLE PROPERTIES INC 001-12803 MD 04-2458042 321 RAILROAD AVENUE GREENWICH CT 06830 203 863-8200 false false false false Common Stock, par value $.01 per share UBP NYSE Class A Common Stock, par value $.01 per share UBA NYSE 6.25% Series H Cumulative Preferred Stock UBPPRH NYSE 5.875% Series K Cumulative Preferred Stock UBPPRK NYSE Common Stock Rights to Purchase Preferred Shares N/A NYSE Class A Common Stock Rights to Purchase Preferred Shares N/A NYSE false EXCEL 10 Financial_Report.xlsx IDEA: XBRL DOCUMENT begin 644 Financial_Report.xlsx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end XML 11 Show.js IDEA: XBRL DOCUMENT // Edgar(tm) Renderer was created by staff of the U.S. Securities and Exchange Commission. Data and content created by government employees within the scope of their employment are not subject to domestic copyright protection. 17 U.S.C. 105. var Show={};Show.LastAR=null,Show.showAR=function(a,r,w){if(Show.LastAR)Show.hideAR();var e=a;while(e&&e.nodeName!='TABLE')e=e.nextSibling;if(!e||e.nodeName!='TABLE'){var ref=((window)?w.document:document).getElementById(r);if(ref){e=ref.cloneNode(!0); e.removeAttribute('id');a.parentNode.appendChild(e)}} if(e)e.style.display='block';Show.LastAR=e};Show.hideAR=function(){Show.LastAR.style.display='none'};Show.toggleNext=function(a){var e=a;while(e.nodeName!='DIV')e=e.nextSibling;if(!e.style){}else if(!e.style.display){}else{var d,p_;if(e.style.display=='none'){d='block';p='-'}else{d='none';p='+'} e.style.display=d;if(a.textContent){a.textContent=p+a.textContent.substring(1)}else{a.innerText=p+a.innerText.substring(1)}}} XML 12 report.css IDEA: XBRL DOCUMENT /* Updated 2009-11-04 */ /* v2.2.0.24 */ /* DefRef Styles */ ..report table.authRefData{ background-color: #def; border: 2px solid #2F4497; font-size: 1em; position: absolute; } ..report table.authRefData a { display: block; font-weight: bold; } ..report table.authRefData p { margin-top: 0px; } ..report table.authRefData .hide { background-color: #2F4497; padding: 1px 3px 0px 0px; text-align: right; } ..report table.authRefData .hide a:hover { background-color: #2F4497; } ..report table.authRefData .body { height: 150px; overflow: auto; width: 400px; } ..report table.authRefData table{ font-size: 1em; } /* Report Styles */ ..pl a, .pl a:visited { color: black; text-decoration: none; } /* table */ ..report { background-color: white; border: 2px solid #acf; clear: both; color: black; font: normal 8pt Helvetica, Arial, san-serif; margin-bottom: 2em; } ..report hr { border: 1px solid #acf; } /* Top labels */ ..report th { background-color: #acf; color: black; font-weight: bold; text-align: center; } ..report th.void { background-color: transparent; color: #000000; font: bold 10pt Helvetica, Arial, san-serif; text-align: left; } ..report .pl { text-align: left; vertical-align: top; white-space: normal; width: 200px; white-space: normal; /* word-wrap: break-word; */ } ..report td.pl a.a { cursor: pointer; display: block; width: 200px; overflow: hidden; } ..report td.pl div.a { width: 200px; } ..report td.pl a:hover { background-color: #ffc; } /* Header rows... */ ..report tr.rh { background-color: #acf; color: black; font-weight: bold; } /* Calendars... */ ..report .rc { background-color: #f0f0f0; } /* Even rows... */ ..report .re, .report .reu { background-color: #def; } ..report .reu td { border-bottom: 1px solid black; } /* Odd rows... */ ..report .ro, .report .rou { background-color: white; } ..report .rou td { border-bottom: 1px solid black; } ..report .rou table td, .report .reu table td { border-bottom: 0px solid black; } /* styles for footnote marker */ ..report .fn { white-space: nowrap; } /* styles for numeric types */ ..report .num, .report .nump { text-align: right; white-space: nowrap; } ..report .nump { padding-left: 2em; } ..report .nump { padding: 0px 0.4em 0px 2em; } /* styles for text types */ ..report .text { text-align: left; white-space: normal; } ..report .text .big { margin-bottom: 1em; width: 17em; } ..report .text .more { display: none; } ..report .text .note { font-style: italic; font-weight: bold; } ..report .text .small { width: 10em; } ..report sup { font-style: italic; } ..report .outerFootnotes { font-size: 1em; } XML 13 FilingSummary.xml IDEA: XBRL DOCUMENT 3.22.0.1 html 7 118 1 false 6 0 false 0 false false R1.htm 000100 - Document - Document and Entity Information Sheet http://ubproperties.com/role/DocumentAndEntityInformation Document and Entity Information Cover 1 false false All Reports Book All Reports form8k1q2022.htm exhibit99_1.htm uba-20220311.xsd uba-20220311_def.xml uba-20220311_lab.xml uba-20220311_pre.xml ubplogonew.jpg http://xbrl.sec.gov/dei/2021 true false JSON 15 MetaLinks.json IDEA: XBRL DOCUMENT { "instance": { "form8k1q2022.htm": { "axisCustom": 0, "axisStandard": 1, "contextCount": 7, "dts": { "definitionLink": { "local": [ "uba-20220311_def.xml" ] }, "inline": { "local": [ "form8k1q2022.htm" ] }, "labelLink": { "local": [ "uba-20220311_lab.xml" ] }, "presentationLink": { "local": [ "uba-20220311_pre.xml" ] }, "schema": { "local": [ "uba-20220311.xsd" ], "remote": [ "http://www.xbrl.org/2003/xbrl-instance-2003-12-31.xsd", "http://www.xbrl.org/2003/xbrl-linkbase-2003-12-31.xsd", "http://www.xbrl.org/2003/xl-2003-12-31.xsd", "http://www.xbrl.org/2003/xlink-2003-12-31.xsd", "http://www.xbrl.org/2004/ref-2004-08-10.xsd", "http://www.xbrl.org/2005/xbrldt-2005.xsd", "http://www.xbrl.org/2006/ref-2006-02-27.xsd", "http://www.xbrl.org/lrr/arcrole/factExplanatory-2009-12-16.xsd", "http://www.xbrl.org/lrr/role/negated-2009-12-16.xsd", "http://www.xbrl.org/lrr/role/net-2009-12-16.xsd", "https://www.xbrl.org/2020/extensible-enumerations-2.0.xsd", "https://www.xbrl.org/dtr/type/2020-01-21/types.xsd", "https://xbrl.fasb.org/srt/2021/elts/srt-2021-01-31.xsd", "https://xbrl.fasb.org/srt/2021/elts/srt-roles-2021-01-31.xsd", "https://xbrl.fasb.org/srt/2021/elts/srt-types-2021-01-31.xsd", "https://xbrl.fasb.org/us-gaap/2021/elts/us-gaap-2021-01-31.xsd", "https://xbrl.fasb.org/us-gaap/2021/elts/us-roles-2021-01-31.xsd", "https://xbrl.fasb.org/us-gaap/2021/elts/us-types-2021-01-31.xsd", "https://xbrl.sec.gov/country/2021/country-2021.xsd", "https://xbrl.sec.gov/currency/2021/currency-2021.xsd", "https://xbrl.sec.gov/dei/2021/dei-2021.xsd", "https://xbrl.sec.gov/exch/2021/exch-2021.xsd", "https://xbrl.sec.gov/naics/2021/naics-2021.xsd", "https://xbrl.sec.gov/sic/2021/sic-2021.xsd", "https://xbrl.sec.gov/stpr/2021/stpr-2021.xsd" ] } }, "elementCount": 39, "entityCount": 1, "hidden": { "http://xbrl.sec.gov/dei/2021": 2, "total": 2 }, "keyCustom": 0, "keyStandard": 118, "memberCustom": 4, "memberStandard": 2, "nsprefix": "uba", "nsuri": "http://ubproperties.com/20220311", "report": { "R1": { "firstAnchor": { "ancestors": [ "div", "div", "div", "div", "body", "html" ], "baseRef": "form8k1q2022.htm", "contextRef": "c20220311to20220311", "decimals": null, "first": true, "lang": "en-US", "name": "dei:DocumentType", "reportCount": 1, "unique": true, "unitRef": null, "xsiNil": "false" }, "groupType": "document", "isDefault": "true", "longName": "000100 - Document - Document and Entity Information", "role": "http://ubproperties.com/role/DocumentAndEntityInformation", "shortName": "Document and Entity Information", "subGroupType": "", "uniqueAnchor": { "ancestors": [ "div", "div", "div", "div", "body", "html" ], "baseRef": "form8k1q2022.htm", "contextRef": "c20220311to20220311", "decimals": null, "first": true, "lang": "en-US", "name": "dei:DocumentType", "reportCount": 1, "unique": true, "unitRef": null, "xsiNil": "false" } } }, "segmentCount": 6, "tag": { "dei_AmendmentFlag": { "auth_ref": [], "lang": { "en-us": { "role": { "documentation": "Boolean flag that is true when the XBRL content amends previously-filed or accepted submission.", "label": "Amendment Flag" } } }, "localname": "AmendmentFlag", "nsuri": "http://xbrl.sec.gov/dei/2021", "presentation": [ "http://ubproperties.com/role/DocumentAndEntityInformation" ], "xbrltype": "booleanItemType" }, "dei_CityAreaCode": { "auth_ref": [], "lang": { "en-us": { "role": { "documentation": "Area code of city", "label": "City Area Code" } } }, "localname": "CityAreaCode", "nsuri": "http://xbrl.sec.gov/dei/2021", "presentation": [ "http://ubproperties.com/role/DocumentAndEntityInformation" ], "xbrltype": "normalizedStringItemType" }, "dei_CoverAbstract": { "auth_ref": [], "lang": { "en-us": { "role": { "documentation": "Cover page.", "label": "Cover [Abstract]" } } }, "localname": "CoverAbstract", "nsuri": "http://xbrl.sec.gov/dei/2021", "xbrltype": "stringItemType" }, "dei_DocumentFiscalPeriodFocus": { "auth_ref": [], "lang": { "en-us": { "role": { "documentation": "Fiscal period values are FY, Q1, Q2, and Q3. 1st, 2nd and 3rd quarter 10-Q or 10-QT statements have value Q1, Q2, and Q3 respectively, with 10-K, 10-KT or other fiscal year statements having FY.", "label": "Document Fiscal Period Focus" } } }, "localname": "DocumentFiscalPeriodFocus", "nsuri": "http://xbrl.sec.gov/dei/2021", "presentation": [ "http://ubproperties.com/role/DocumentAndEntityInformation" ], "xbrltype": "fiscalPeriodItemType" }, "dei_DocumentFiscalYearFocus": { "auth_ref": [], "lang": { "en-us": { "role": { "documentation": "This is focus fiscal year of the document report in YYYY format. For a 2006 annual report, which may also provide financial information from prior periods, fiscal 2006 should be given as the fiscal year focus. Example: 2006.", "label": "Document Fiscal Year Focus" } } }, "localname": "DocumentFiscalYearFocus", "nsuri": "http://xbrl.sec.gov/dei/2021", "presentation": [ "http://ubproperties.com/role/DocumentAndEntityInformation" ], "xbrltype": "gYearItemType" }, "dei_DocumentPeriodEndDate": { "auth_ref": [], "lang": { "en-us": { "role": { "documentation": "For the EDGAR submission types of Form 8-K: the date of the report, the date of the earliest event reported; for the EDGAR submission types of Form N-1A: the filing date; for all other submission types: the end of the reporting or transition period. The format of the date is YYYY-MM-DD.", "label": "Document Period End Date" } } }, "localname": "DocumentPeriodEndDate", "nsuri": "http://xbrl.sec.gov/dei/2021", "presentation": [ "http://ubproperties.com/role/DocumentAndEntityInformation" ], "xbrltype": "dateItemType" }, "dei_DocumentType": { "auth_ref": [], "lang": { "en-us": { "role": { "documentation": "The type of document being provided (such as 10-K, 10-Q, 485BPOS, etc). The document type is limited to the same value as the supporting SEC submission type, or the word 'Other'.", "label": "Document Type" } } }, "localname": "DocumentType", "nsuri": "http://xbrl.sec.gov/dei/2021", "presentation": [ "http://ubproperties.com/role/DocumentAndEntityInformation" ], "xbrltype": "submissionTypeItemType" }, "dei_EntityAddressAddressLine1": { "auth_ref": [], "lang": { "en-us": { "role": { "documentation": "Address Line 1 such as Attn, Building Name, Street Name", "label": "Entity Address, Address Line One" } } }, "localname": "EntityAddressAddressLine1", "nsuri": "http://xbrl.sec.gov/dei/2021", "presentation": [ "http://ubproperties.com/role/DocumentAndEntityInformation" ], "xbrltype": "normalizedStringItemType" }, "dei_EntityAddressAddressLine2": { "auth_ref": [], "lang": { "en-us": { "role": { "documentation": "Address Line 2 such as Street or Suite number", "label": "Entity Address, Address Line Two" } } }, "localname": "EntityAddressAddressLine2", "nsuri": "http://xbrl.sec.gov/dei/2021", "presentation": [ "http://ubproperties.com/role/DocumentAndEntityInformation" ], "xbrltype": "normalizedStringItemType" }, "dei_EntityAddressAddressLine3": { "auth_ref": [], "lang": { "en-us": { "role": { "documentation": "Address Line 3 such as an Office Park", "label": "Entity Address, Address Line Three" } } }, "localname": "EntityAddressAddressLine3", "nsuri": "http://xbrl.sec.gov/dei/2021", "presentation": [ "http://ubproperties.com/role/DocumentAndEntityInformation" ], "xbrltype": "normalizedStringItemType" }, "dei_EntityAddressCityOrTown": { "auth_ref": [], "lang": { "en-us": { "role": { "documentation": "Name of the City or Town", "label": "Entity Address, City or Town" } } }, "localname": "EntityAddressCityOrTown", "nsuri": "http://xbrl.sec.gov/dei/2021", "presentation": [ "http://ubproperties.com/role/DocumentAndEntityInformation" ], "xbrltype": "normalizedStringItemType" }, "dei_EntityAddressCountry": { "auth_ref": [], "lang": { "en-us": { "role": { "documentation": "ISO 3166-1 alpha-2 country code.", "label": "Entity Address, Country" } } }, "localname": "EntityAddressCountry", "nsuri": "http://xbrl.sec.gov/dei/2021", "presentation": [ "http://ubproperties.com/role/DocumentAndEntityInformation" ], "xbrltype": "countryCodeItemType" }, "dei_EntityAddressPostalZipCode": { "auth_ref": [], "lang": { "en-us": { "role": { "documentation": "Code for the postal or zip code", "label": "Entity Address, Postal Zip Code" } } }, "localname": "EntityAddressPostalZipCode", "nsuri": "http://xbrl.sec.gov/dei/2021", "presentation": [ "http://ubproperties.com/role/DocumentAndEntityInformation" ], "xbrltype": "normalizedStringItemType" }, "dei_EntityAddressStateOrProvince": { "auth_ref": [], "lang": { "en-us": { "role": { "documentation": "Name of the state or province.", "label": "Entity Address, State or Province" } } }, "localname": "EntityAddressStateOrProvince", "nsuri": "http://xbrl.sec.gov/dei/2021", "presentation": [ "http://ubproperties.com/role/DocumentAndEntityInformation" ], "xbrltype": "stateOrProvinceItemType" }, "dei_EntityCentralIndexKey": { "auth_ref": [ "r5" ], "lang": { "en-us": { "role": { "documentation": "A unique 10-digit SEC-issued value to identify entities that have filed disclosures with the SEC. It is commonly abbreviated as CIK.", "label": "Entity Central Index Key" } } }, "localname": "EntityCentralIndexKey", "nsuri": "http://xbrl.sec.gov/dei/2021", "presentation": [ "http://ubproperties.com/role/DocumentAndEntityInformation" ], "xbrltype": "centralIndexKeyItemType" }, "dei_EntityEmergingGrowthCompany": { "auth_ref": [ "r5" ], "lang": { "en-us": { "role": { "documentation": "Indicate if registrant meets the emerging growth company criteria.", "label": "Entity Emerging Growth Company" } } }, "localname": "EntityEmergingGrowthCompany", "nsuri": "http://xbrl.sec.gov/dei/2021", "presentation": [ "http://ubproperties.com/role/DocumentAndEntityInformation" ], "xbrltype": "booleanItemType" }, "dei_EntityFileNumber": { "auth_ref": [], "lang": { "en-us": { "role": { "documentation": "Commission file number. The field allows up to 17 characters. The prefix may contain 1-3 digits, the sequence number may contain 1-8 digits, the optional suffix may contain 1-4 characters, and the fields are separated with a hyphen.", "label": "Entity File Number" } } }, "localname": "EntityFileNumber", "nsuri": "http://xbrl.sec.gov/dei/2021", "presentation": [ "http://ubproperties.com/role/DocumentAndEntityInformation" ], "xbrltype": "fileNumberItemType" }, "dei_EntityIncorporationStateCountryCode": { "auth_ref": [], "lang": { "en-us": { "role": { "documentation": "Two-character EDGAR code representing the state or country of incorporation.", "label": "Entity Incorporation, State or Country Code" } } }, "localname": "EntityIncorporationStateCountryCode", "nsuri": "http://xbrl.sec.gov/dei/2021", "presentation": [ "http://ubproperties.com/role/DocumentAndEntityInformation" ], "xbrltype": "edgarStateCountryItemType" }, "dei_EntityListingsLineItems": { "auth_ref": [], "lang": { "en-us": { "role": { "documentation": "Line items represent financial concepts included in a table. These concepts are used to disclose reportable information associated with domain members defined in one or many axes to the table.", "label": "Entity Listings [Line Items]" } } }, "localname": "EntityListingsLineItems", "nsuri": "http://xbrl.sec.gov/dei/2021", "presentation": [ "http://ubproperties.com/role/DocumentAndEntityInformation" ], "xbrltype": "stringItemType" }, "dei_EntityListingsTable": { "auth_ref": [], "lang": { "en-us": { "role": { "documentation": "Container for exchange listing information for an entity", "label": "Entity Listings [Table]" } } }, "localname": "EntityListingsTable", "nsuri": "http://xbrl.sec.gov/dei/2021", "presentation": [ "http://ubproperties.com/role/DocumentAndEntityInformation" ], "xbrltype": "stringItemType" }, "dei_EntityRegistrantName": { "auth_ref": [ "r5" ], "lang": { "en-us": { "role": { "documentation": "The exact name of the entity filing the report as specified in its charter, which is required by forms filed with the SEC.", "label": "Entity Registrant Name" } } }, "localname": "EntityRegistrantName", "nsuri": "http://xbrl.sec.gov/dei/2021", "presentation": [ "http://ubproperties.com/role/DocumentAndEntityInformation" ], "xbrltype": "normalizedStringItemType" }, "dei_EntityTaxIdentificationNumber": { "auth_ref": [ "r5" ], "lang": { "en-us": { "role": { "documentation": "The Tax Identification Number (TIN), also known as an Employer Identification Number (EIN), is a unique 9-digit value assigned by the IRS.", "label": "Entity Tax Identification Number" } } }, "localname": "EntityTaxIdentificationNumber", "nsuri": "http://xbrl.sec.gov/dei/2021", "presentation": [ "http://ubproperties.com/role/DocumentAndEntityInformation" ], "xbrltype": "employerIdItemType" }, "dei_LocalPhoneNumber": { "auth_ref": [], "lang": { "en-us": { "role": { "documentation": "Local phone number for entity.", "label": "Local Phone Number" } } }, "localname": "LocalPhoneNumber", "nsuri": "http://xbrl.sec.gov/dei/2021", "presentation": [ "http://ubproperties.com/role/DocumentAndEntityInformation" ], "xbrltype": "normalizedStringItemType" }, "dei_NoTradingSymbolFlag": { "auth_ref": [], "lang": { "en-us": { "role": { "documentation": "Boolean flag that is true only for a security having no trading symbol.", "label": "No Trading Symbol Flag" } } }, "localname": "NoTradingSymbolFlag", "nsuri": "http://xbrl.sec.gov/dei/2021", "presentation": [ "http://ubproperties.com/role/DocumentAndEntityInformation" ], "xbrltype": "booleanItemType" }, "dei_PreCommencementIssuerTenderOffer": { "auth_ref": [ "r2" ], "lang": { "en-us": { "role": { "documentation": "Boolean flag that is true when the Form 8-K filing is intended to satisfy the filing obligation of the registrant as pre-commencement communications pursuant to Rule 13e-4(c) under the Exchange Act.", "label": "Pre-commencement Issuer Tender Offer" } } }, "localname": "PreCommencementIssuerTenderOffer", "nsuri": "http://xbrl.sec.gov/dei/2021", "presentation": [ "http://ubproperties.com/role/DocumentAndEntityInformation" ], "xbrltype": "booleanItemType" }, "dei_PreCommencementTenderOffer": { "auth_ref": [ "r3" ], "lang": { "en-us": { "role": { "documentation": "Boolean flag that is true when the Form 8-K filing is intended to satisfy the filing obligation of the registrant as pre-commencement communications pursuant to Rule 14d-2(b) under the Exchange Act.", "label": "Pre-commencement Tender Offer" } } }, "localname": "PreCommencementTenderOffer", "nsuri": "http://xbrl.sec.gov/dei/2021", "presentation": [ "http://ubproperties.com/role/DocumentAndEntityInformation" ], "xbrltype": "booleanItemType" }, "dei_Security12bTitle": { "auth_ref": [ "r0" ], "lang": { "en-us": { "role": { "documentation": "Title of a 12(b) registered security.", "label": "Title of 12(b) Security" } } }, "localname": "Security12bTitle", "nsuri": "http://xbrl.sec.gov/dei/2021", "presentation": [ "http://ubproperties.com/role/DocumentAndEntityInformation" ], "xbrltype": "securityTitleItemType" }, "dei_SecurityExchangeName": { "auth_ref": [ "r1" ], "lang": { "en-us": { "role": { "documentation": "Name of the Exchange on which a security is registered.", "label": "Security Exchange Name" } } }, "localname": "SecurityExchangeName", "nsuri": "http://xbrl.sec.gov/dei/2021", "presentation": [ "http://ubproperties.com/role/DocumentAndEntityInformation" ], "xbrltype": "edgarExchangeCodeItemType" }, "dei_SolicitingMaterial": { "auth_ref": [ "r4" ], "lang": { "en-us": { "role": { "documentation": "Boolean flag that is true when the Form 8-K filing is intended to satisfy the filing obligation of the registrant as soliciting material pursuant to Rule 14a-12 under the Exchange Act.", "label": "Soliciting Material" } } }, "localname": "SolicitingMaterial", "nsuri": "http://xbrl.sec.gov/dei/2021", "presentation": [ "http://ubproperties.com/role/DocumentAndEntityInformation" ], "xbrltype": "booleanItemType" }, "dei_TradingSymbol": { "auth_ref": [], "lang": { "en-us": { "role": { "documentation": "Trading symbol of an instrument as listed on an exchange.", "label": "Trading Symbol" } } }, "localname": "TradingSymbol", "nsuri": "http://xbrl.sec.gov/dei/2021", "presentation": [ "http://ubproperties.com/role/DocumentAndEntityInformation" ], "xbrltype": "tradingSymbolItemType" }, "dei_WrittenCommunications": { "auth_ref": [ "r6" ], "lang": { "en-us": { "role": { "documentation": "Boolean flag that is true when the Form 8-K filing is intended to satisfy the filing obligation of the registrant as written communications pursuant to Rule 425 under the Securities Act.", "label": "Written Communications" } } }, "localname": "WrittenCommunications", "nsuri": "http://xbrl.sec.gov/dei/2021", "presentation": [ "http://ubproperties.com/role/DocumentAndEntityInformation" ], "xbrltype": "booleanItemType" }, "uba_ClassACommonStockRightsToPurchasePreferredSharesMember": { "auth_ref": [], "lang": { "en-us": { "role": { "label": "Class A Common Stock Rights to Purchase Preferred Shares [Member]" } } }, "localname": "ClassACommonStockRightsToPurchasePreferredSharesMember", "nsuri": "http://ubproperties.com/20220311", "presentation": [ "http://ubproperties.com/role/DocumentAndEntityInformation" ], "xbrltype": "domainItemType" }, "uba_CommonStockRightsToPurchasePreferredSharesMember": { "auth_ref": [], "lang": { "en-us": { "role": { "label": "Common Stock Rights to Purchase Preferred Shares [Member]" } } }, "localname": "CommonStockRightsToPurchasePreferredSharesMember", "nsuri": "http://ubproperties.com/20220311", "presentation": [ "http://ubproperties.com/role/DocumentAndEntityInformation" ], "xbrltype": "domainItemType" }, "uba_Five875SeriesKCumulativePreferredStockMember": { "auth_ref": [], "lang": { "en-us": { "role": { "label": "5.875% Series K Cumulative Preferred Stock [Member]" } } }, "localname": "Five875SeriesKCumulativePreferredStockMember", "nsuri": "http://ubproperties.com/20220311", "presentation": [ "http://ubproperties.com/role/DocumentAndEntityInformation" ], "xbrltype": "domainItemType" }, "uba_Six25SeriesHCumulativePreferredStockMember": { "auth_ref": [], "lang": { "en-us": { "role": { "label": "6.25% Series H Cumulative Preferred Stock [Member]" } } }, "localname": "Six25SeriesHCumulativePreferredStockMember", "nsuri": "http://ubproperties.com/20220311", "presentation": [ "http://ubproperties.com/role/DocumentAndEntityInformation" ], "xbrltype": "domainItemType" }, "us-gaap_ClassOfStockDomain": { "auth_ref": [], "lang": { "en-us": { "role": { "label": "Class of Stock [Domain]" } } }, "localname": "ClassOfStockDomain", "nsuri": "http://fasb.org/us-gaap/2021-01-31", "presentation": [ "http://ubproperties.com/role/DocumentAndEntityInformation" ], "xbrltype": "domainItemType" }, "us-gaap_CommonClassAMember": { "auth_ref": [], "lang": { "en-us": { "role": { "label": "Common Class A [Member]" } } }, "localname": "CommonClassAMember", "nsuri": "http://fasb.org/us-gaap/2021-01-31", "presentation": [ "http://ubproperties.com/role/DocumentAndEntityInformation" ], "xbrltype": "domainItemType" }, "us-gaap_CommonStockMember": { "auth_ref": [], "lang": { "en-us": { "role": { "label": "Common Stock [Member]" } } }, "localname": "CommonStockMember", "nsuri": "http://fasb.org/us-gaap/2021-01-31", "presentation": [ "http://ubproperties.com/role/DocumentAndEntityInformation" ], "xbrltype": "domainItemType" }, "us-gaap_StatementClassOfStockAxis": { "auth_ref": [], "lang": { "en-us": { "role": { "label": "Class of Stock [Axis]" } } }, "localname": "StatementClassOfStockAxis", "nsuri": "http://fasb.org/us-gaap/2021-01-31", "presentation": [ "http://ubproperties.com/role/DocumentAndEntityInformation" ], "xbrltype": "stringItemType" } }, "unitCount": 0 } }, "std_ref": { "r0": { "Name": "Exchange Act", "Number": "240", "Publisher": "SEC", "Section": "12", "Subsection": "b" }, "r1": { "Name": "Exchange Act", "Number": "240", "Publisher": "SEC", "Section": "12", "Subsection": "d1-1" }, "r2": { "Name": "Exchange Act", "Number": "240", "Publisher": "SEC", "Section": "13e", "Subsection": "4c" }, "r3": { "Name": "Exchange Act", "Number": "240", "Publisher": "SEC", "Section": "14d", "Subsection": "2b" }, "r4": { "Name": "Exchange Act", "Number": "240", "Publisher": "SEC", "Section": "14a", "Subsection": "12" }, "r5": { "Name": "Regulation 12B", "Number": "240", "Publisher": "SEC", "Section": "12", "Subsection": "b-2" }, "r6": { "Name": "Securities Act", "Number": "230", "Publisher": "SEC", "Section": "425" } }, "version": "2.1" } ZIP 16 0001029800-22-000020-xbrl.zip IDEA: XBRL DOCUMENT begin 644 0001029800-22-000020-xbrl.zip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