Atrium Mortgage Investment
Annual Report 2015

Plain-text annual report

ATRIUM MORTGAGE INVESTMENT CORPORATION C ANADA’S PREMIER NON-BANK LENDER TM ATRIUM ANNUAL REPORT 2015 FOR IMMEDIATE RELEASE ATRIUM MORTGAGE INVESTMENT CORPORATION GENERATES RECORD EARNINGS AND RECORD BONUS DIVIDEND IN 2015 TORONTO: February 9, 2016 – Atrium Mortgage Investment Corporation (TSX: AI, AI.DB, AI.DB.A, AI.DB.B) today released its financial results for the year ended December 31, 2015. Highlights • $0.94 basic and $0.93 fully diluted earnings per share for the year ended December 31, 2015, up over 3% from the previous year • • $0.09 per share special dividend to shareholders of record December 31, 2015 $0.93 total dividends per share in 2015, representing a yield of 9.1% on book value • Regular monthly dividend increased to $0.0717, (annualized rate of $0.86) in 2016 • Mortgage portfolio increased 4% year-over-year to $452 million at December 31, 2015 • High quality mortgage portfolio o 77.8% of portfolio in first mortgages o 96.2% of loan portfolio is less than 75% loan to value o Continued focus on low risk real estate sectors o Alberta exposure reduced from 19.5% of portfolio at March 31, 2015 to 13.5% at year-end; 98% of remaining Alberta loans are first mortgages “2015 was another great year for us,” said Robert Goodall, CEO of Atrium. He continued, “Our lending team continued to do an excellent job of originating high quality loan opportunities which allowed us to continue to grow the portfolio. We were again able to generate higher earnings per share in 2015, despite the relatively weak performance of the Canadian economy. Our experienced team, working in our five offices across Canada, coupled with our controlled growth objectives and conservative risk parameters, have allowed us to continue to grow in these conditions. “Once again we would like to thank our real estate clients for their continued loyalty, and our new and existing shareholders who allowed us to successfully complete another common share issuance in 2015. We are proud to state that Atrium continues to be regarded as ‘Canada’s premier non-bank lender™’.” Interested parties are invited to participate in a conference call with management on Wednesday, February 10, 2016 at 4:00 p.m. EST. Please refer to the call-in information at the end of this news release. 1 Results of operations For the year ended December 31, 2015, mortgage interest and fees revenue aggregated $40.2 million, compared to $35.0 million in the prior year, an increase of 15.0%. The weighted average interest rate on the mortgage portfolio was 8.66% at December 31, 2015, compared with 8.81% at December 31, 2014. Earnings and total comprehensive income were up 10.9% from the previous year. Condensed Statements of Earnings and Comprehensive Income ($000s, except per share amounts) Revenue Mortgage servicing and management fees Other expenses Provision for mortgage losses Income before financing costs Financing costs Earnings and total comprehensive income Year Year Year ended ended ended December 31 December 31 December 31 2013 2014 2015 23,760 34,956 $ 40,206 (2,468) (3,553) (4,173) (845) (1,014) (1,187) (63) (1,817) (1,912) 20,384 28,572 32,934 (2,384) (7,535) (9,597) 18,000 21,037 $ 23,337 $ $ $ $ Basic earnings per share Diluted earnings per share $ $ 0.94 0.93 $ $ 0.91 0.91 $ $ 0.85 0.85 For further information on the financial results, please refer to Atrium’s financial statements for the year ended December 31, 2015, and its management’s discussion and analysis for the same period, available on SEDAR at www.sedar.com, and on the company’s website at www.atriummic.com. Mortgage portfolio ($000s) Mortgage category (outstanding amounts in 000s) Low-rise residential House and apartment Construction High-rise residential Mid-rise residential Condominium corporation Residential portfolio Commercial/mixed use Mortgage portfolio Accrued interest receivable Mortgage discount Mortgage origination fees Provision for mortgage losses Mortgages receivable December 31, 2015 Outstanding % of December 31, 2014 Outstanding % of Number amount Portfolio Number amount Portfolio 24.3% 18.8% 9.9% 9.4% 3.2% 0.9% 66.5% 33.5% 100.0% 23 90 17 8 8 13 159 31 190 19.7% 21.4% 14.1% 10.1% 2.8% 0.8% 68.9% 31.1% 100.0% $ 85,678 93,070 61,095 44,048 12,127 3,260 299,278 134,990 434,268 2,177 (465) (835) (2,388) $ 432,757 23 110 9 9 7 18 176 31 207 $ 110,034 84,755 44,701 42,245 14,662 4,111 300,508 151,083 451,591 1,960 (440) (712) (4,300) $ 448,099 2 A summary of mortgages by size is presented below. ($000s) December 31, 2015 Outstanding % of December 31, 2014 Outstanding % of Mortgage amount (outstanding amounts in 000s) $0 - $2,500,000 $2,500,001 - $5,000,000 $5,000,001 - $7,500,000 $7,500,001 - $10,000,000 $10,000,001 + Number amount Portfolio Number amount Portfolio 154 28 13 4 8 207 $ 118,170 99,800 83,259 32,538 117,824 $ 451,591 26.2% 22.1% 18.4% 7.2% 26.1% 100.0% 139 26 9 7 9 190 $ 119,655 90,602 54,931 64,091 104,989 $ 434,268 27.6% 20.9% 12.6% 14.7% 24.2% 100.0% As of December 31, 2015, the average outstanding mortgage balance was $2.2 million (December 31, 2014 – $2.3 million), and the median outstanding mortgage balance was $1.0 million (December 31, 2014 – $1.1 million). Conference call Interested parties are invited to participate in a conference call with management on Wednesday, February 10, 2016 at 4:00 p.m. EST. To participate or listen to the conference call live, please call 1 (888) 241-0551 or (647) 427-3415. For a replay of the conference call (available until February 23, 2016) please call 1 (855) 859-2056, Conference ID 95356785. About Atrium Canada’s Premier Non-Bank Lender™ Atrium is a non-bank provider of residential and commercial mortgages that lends in major urban centres in Canada where the stability and liquidity of real estate are high. Atrium’s objectives are to provide its shareholders with stable and secure dividends and preserve shareholders’ equity by lending within conservative risk parameters. Atrium is a Mortgage Investment Corporation (MIC) as defined in the Income Tax Act. Accordingly, Atrium is not taxed on income provided that its taxable income is paid to its shareholders in the form of dividends within 90 days after December 31 each year. Such dividends are generally treated by shareholders as interest income, so that each shareholder is in the same position as if the mortgage investments made by the company had been made directly by the shareholder. For further information, filings available at www.sedar.com or Atrium’s website at refer please www.atriummic.com. regulatory to For additional information, please contact Robert G. Goodall President and Chief Executive Officer Jeffrey D. Sherman Chief Financial Officer (416) 607-4200 ir@atriummic.com www.atriummic.com 3 ATRIUM MORTGAGE INVESTMENT CORPORATION C ANADA’S PREMIER NON-BANK LENDER TM MD&A MANAGEMENT’S DISCUSSION AND ANAL YSIS YEAR ENDED DECEMBER 31, 2015 MANAGEMENT’S DISCUSSION AND ANALYSIS • 2015 • ATRIUM MORTGAGE INVESTMENT CORPORATION • 7 Management’s Discussion and Analysis December 31, 2015 Our business Atrium is a mortgage lender filling the lending gap caused by the limited number of financial institutions operating in Canada. We lend in major urban centres and where the stability and liquidity of real estate is high. Our loan portfolio is of high quality but we are able to charge higher rates than the banks because we offer flexibility including flexible repayment terms. Our mortgages are secured by all types of residential, multi- residential and commercial real property located in Canada, subject to compliance with our investment policies. Atrium has achieved its strategic objectives over the past 15 years: to grow in a controlled manner by diversifying geographically, and focusing on real estate sectors with the lowest risk profiles. Our investment objectives are to preserve our shareholders’ equity and provide our shareholders with stable and secure dividends from our investments in mortgage loans within the criteria mandated for a Mortgage Investment Corporation (MIC). Working within conservative risk parameters, we endeavour to maximize income and dividends through the sourcing and efficient management of our mortgage investments. Information herein is current as of February 9, 2016. Highlights Atrium had an excellent year, despite a challenging economy. For the year ended December 31, 2015, our total revenue was $40 million, up 15% from the previous year, and we earned $23 million ($0.94 per share basic and $0.93 per share fully diluted), compared to $21 million ($0.91 per share, basic and diluted) for the previous year, an increase of 11% in earnings, and 3% in earnings per share. We thank our staff, underwriters and our clients for our success. During this year we have actively managed the risk profile of our mortgage portfolio, and currently target commercial real estate, low-rise infill developments and single family mortgages. Balance sheet leverage increased from 41% debt-to-assets at the end of 2014 to 44% at the end of our third quarter, then decreased to 37% at the end of 2015 primarily due to an issue of common shares during the fourth quarter. We declared a regular dividend of $0.07 per share for each month in 2015, a rate of $0.84 per year. In addition, we declared a special dividend of $0.09, for a total dividend of $0.93 for 2015, compared to $0.89 for the previous year. We had $448 million of mortgages receivable as at December 31, 2015, an increase of 4% from December 31, 2014. During the year, $267 million of gross new mortgages were advanced, and $250 million of gross mortgages were repaid. Record results $0.94 per share (basic) EPS ↑ 3.3% from previous year Strong mortgage portfolio 78% first mortgages 96% less than 75% loan-to-value Mortgages receivable $448 million Alberta exposure reduced from 19.5% of portfolio at March 31, 2015 to 13.5% at year-end 98% of Alberta loans are first mortgages 8 • ATRIUM MORTGAGE INVESTMENT CORPORATION • 2015 • MANAGEMENT’S DISCUSSION AND ANALYSIS Investment portfolio Our mortgage portfolio consisted of 207 mortgage loans and aggregated $451.6 million at December 31, 2015, an increase of 4% from December 31, 2014. Mortgage category (outstanding amounts in 000s) Low-rise residential House and apartment Construction High-rise residential Mid-rise residential Condominium corporation Residential portfolio Commercial/mixed use Mortgage portfolio Accrued interest receivable Mortgage discount Mortgage origination fees Provision for mortgage losses Mortgages receivable December 31, 2015 Outstanding % of December 31, 2014 Outstanding % of Number amount Portfolio Number amount Portfolio 24.3% 18.8% 9.9% 9.4% 3.2% 0.9% 66.5% 33.5% 100.0% 23 90 17 8 8 13 159 31 190 23 110 9 9 7 18 176 31 207 $ 110,034 84,755 44,701 42,245 14,662 4,111 300,508 151,083 451,591 1,960 (440) (712) (4,300) $ 448,099 19.7% 21.4% 14.1% 10.1% 2.8% 0.8% 68.9% 31.1% 100.0% $ 85,678 93,070 61,095 44,048 12,127 3,260 299,278 134,990 434,268 2,177 (465) (835) (2,388) $ 432,757 A summary of our mortgages by size is presented below. Mortgage amount (outstanding amounts in 000s) $0 - $2,500,000 $2,500,001 - $5,000,000 $5,000,001 - $7,500,000 $7,500,001 - $10,000,000 $10,000,001 + December 31, 2015 Outstanding % of December 31, 2014 Outstanding % of Number amount Portfolio Number amount Portfolio 154 28 13 4 8 207 $ 118,170 99,800 83,259 32,538 117,824 $ 451,591 26.2% 22.1% 18.4% 7.2% 26.1% 100.0% 139 26 9 7 9 190 $ 119,655 90,602 54,931 64,091 104,989 $ 434,268 27.6% 20.9% 12.6% 14.7% 24.2% 100.0% As of December 31, 2015, the average outstanding mortgage balance was $2.2 million (December 31, 2014 – $2.3 million), and the median outstanding mortgage balance was $1.0 million (December 31, 2014 – $1.1 million). The tables below show our mortgage portfolio by location of the underlying property and type of mortgage. The weighted average interest rates shown exclude the lender fees paid by the borrower, which reflect the yield to Atrium including any mortgage discount or premium. We have successfully reduced our exposure in Alberta – from 19.5% of the mortgage portfolio at March 31, 2015 ($76.7 million), to 13.5% at December 31, 2015 ($61.1 million). 98% of the remaining Alberta loans are first mortgages. In that market our exposure is further mitigated by not lending to office, high-rise condominiums or to hotels. Location of underlying property (outstanding amounts in 000s) Greater Toronto Area Non-GTA Ontario Saskatchewan Alberta British Columbia December 31, 2015 Number of mortgages Outstanding amount Percentage outstanding Weighted Weighted average average interest rate loan to value 152 15 1 25 14 207 $ 292,547 11,436 10,822 61,078 75,708 $ 451,591 64.8% 2.5% 2.4% 13.5% 16.8% 100.0% 66.1% 67.3% 71.1% 59.7% 62.6% 64.7% 8.61% 8.99% 8.50% 8.68% 8.83% 8.66% MANAGEMENT’S DISCUSSION AND ANALYSIS • 2015 • ATRIUM MORTGAGE INVESTMENT CORPORATION • 9 Location of underlying property (outstanding amounts in 000s) Greater Toronto Area Non-GTA Ontario Saskatchewan Alberta British Columbia December 31, 2014 Number of mortgages Outstanding Percentage outstanding amount Weighted average loan to value Weighted average interest rate 135 11 1 31 12 190 $ 296,150 38,716 2,880 66,325 30,197 $ 434,268 68.2% 8.9% 0.7% 15.3% 6.9% 100.0% 66.2% 66.0% 71.1% 60.3% 65.9% 64.3% 8.81% 9.66% 8.50% 8.47% 9.64% 8.81% We have an exceptionally high proportion of our portfolio invested in first mortgages (77.8%), which is one of our core strategies. At December 31, 2015, the weighted average loan-to-value ratio in our mortgage portfolio was 64.7%, with 96.2% of the portfolio below 75% loan-to-value. (At December 31, 2014, the weighted average loan-to-value ratio in our mortgage portfolio was 64.3%, with 97.2% of the portfolio below 75% loan-to-value.) Type of mortgage (outstanding amounts in 000s) First mortgages Conventional Non-Conventional Other Second and third mortgages Conventional Non-conventional Type of mortgage (outstanding amounts in 000s) First mortgages Conventional Other Second and third mortgages Conventional Non-conventional December 31, 2015 Number of Outstanding amount mortgages Weighted Percentage average outstanding interest rate 143 3 18 164 33 10 43 207 $ 340,759 6,789 4,111 351,659 89,619 10,313 99,932 $ 451,591 75.4% 1.5% 0.9% 77.8% 8.34% 9.68% 7.41% 8.35% 19.9% 2.3% 22.2% 100.0% 9.55% 11.35% 9.74% 8.66% December 31, 2014 Number of mortgages Outstanding amount Weighted Percentage average outstanding interest rate 142 13 155 31 4 35 190 $ 345,950 3,260 349,210 72,828 12,230 85,058 $ 434,268 79.6% 0.8% 80.4% 8.49% 8.36% 8.49% 16.8% 2.8% 19.6% 100.0% 10.31% 9.14% 10.14% 8.81% Conventional mortgages are those with a loan-to-value of less than or equal to 75%, which is the industry standard for determining whether a mortgage is conventional. Non-conventional mortgages are those with a loan-to-value in excess of 75%. The weighted average term remaining for our mortgage portfolio at December 31, 2015 is 11.1 months (December 31, 2014 – 13.7 months). 10 • ATRIUM MORTGAGE INVESTMENT CORPORATION • 2015 • MANAGEMENT’S DISCUSSION AND ANALYSIS Our business We are a mortgage lender filling the lending gap caused by the limited number of financial institutions operating in Canada. We lend in major urban centres where the stability and liquidity of real estate is at the highest level. We focus on loans that cannot be placed with financial institutions but which represent an acceptable underwriting risk. The weighted average loan-to-value ratio of our mortgage portfolio, as a whole, at the time of underwriting each loan in our portfolio, will not exceed 75%. A typical loan in our portfolio has an interest rate of 8% to 10% per annum, a one or two-year term and monthly interest-only mortgage payments. Our lending parameters are as follows: • • • • • First or second mortgages on income-producing real estate up to a maximum of 85% of appraised value. Mortgages on residential and commercial properties up to a maximum of 75% of appraised value. Loans on single family residences up to 75% of appraised value. Construction loans up to a maximum of 90% of cost. Loans to condominium corporations. Mortgage loan amounts are generally $300,000 to $20 million. The largest single mortgage in our mortgage portfolio as at December 31, 2015 was $20.4 million (December 31, 2014 – $13.7 million). For loan amounts in excess of $20 million, we generally co-lend with a financial institution or private lender. The parameters listed above are our maximum mortgage lending parameters. At December 31, 2015, the weighted average loan-to-value ratio of the mortgage portfolio remained conservative at 64.7%, compared to 64.3% at December 31, 2014. Our investment policies, which may be changed by our board of directors, are as follows: • • • • • • • • • • • • We may invest only in residential mortgages, commercial mortgages, commercial mortgage backed securities and certain related investments. All investments must be mortgages on the security of real property situated within Canada, loans to condominium corporations, or certain permitted interim investments. Commercial mortgages may not constitute more than 50% of our total assets at any time. The term of the mortgage may be no greater than ten years. No single borrower may account for more than 15% of our total assets. In addition, any loan or amendment that would result in an exposure to one borrower exceeding the lesser of $50 million or 10% of the portfolio requires approval of the board. All mortgages are supported by external appraisals by a qualified appraiser. All mortgages, except mortgages secured by one to six residential units, are also supported by environmental audits. The maximum initial loan-to-value ratio of an individual mortgage is 85% including any prior ranking encumbrances, and the weighted average loan-to-value ratio of our mortgage portfolio at the time of underwriting each loan may not exceed 75%. Our ratio of debt to equity must be less than 1:1. We do not invest directly in real property, although real property may be acquired through foreclosing on a mortgage. A mortgage investment: (i) of $2,000,000 or more requires approval of the board; (ii) of between $1,000,000 and $2,000,000 requires approval of three members of the board, including at least two independent directors; and (iii) of $1,000,000 or less requires approval of any one member of the board. For loans previously approved, if the mortgage amount exceeds the amount approved by up to $200,000 and if the loan-to-value ratio increases by less than 5% where the ratio is 75% or less, requires the approval of one member of the board, otherwise the general limits apply. We may invest in interim investments that are guaranteed by the Government of Canada or of a province or territory of Canada or deposits or certificates of deposits, acceptances and other similar instruments issued, endorsed or guaranteed by a Schedule I Bank in any amount without prior board approval. We may not make unsecured loans to, nor invest in securities issued by, our manager or its affiliates, nor make loans to the directors or officers of the manager. We may not make any investment, or incur any indebtedness, that would result in our not qualifying as a MIC. Our investment objectives are to preserve our shareholders’ equity and to provide our shareholders with stable and secure dividends from our investments in mortgage loans within the criteria mandated for a MIC. Working within conservative risk parameters, we endeavour to maximize income and dividends through the sourcing and efficient management of our mortgage investments. MANAGEMENT’S DISCUSSION AND ANALYSIS • 2015 • ATRIUM MORTGAGE INVESTMENT CORPORATION • 11 We are a non-bank lender and invest in mortgages secured by all types of residential, multi-residential and commercial real property located in Canada, subject to compliance with our investment policies. The types of properties that we finance include residential houses, small multi-family residential properties comprised of six or fewer units, residential apartment buildings, mixed-use residential apartments and store-front properties, commercial properties, residential and commercial land development sites and construction projects. We also invest in short- term bridge financing for real estate developers. Our strategy is to grow in a controlled manner by diversifying geographically, and focusing on real estate sectors with the lowest risk profiles. We qualify as a MIC and are restricted from any activity that would result in us failing to qualify as a MIC. In order to qualify as a MIC, we must satisfy the requirements in subsection 130.1(6) of the ITA throughout the taxation year. Among the requirements are: • • • • • • We can only invest or manage funds and cannot manage or develop real property. We cannot own debts secured on real property situated outside Canada, debts owing by non-residents unless such debts were secured on real property situated in Canada, shares of the capital stock of corporations not resident in Canada, or real property situated outside of Canada or any leasehold interest in such property. No shareholder (together with related persons, as defined in the ITA) may at any time own, directly or indirectly, more than 25% of our common shares. The cost for tax purposes of cash on hand, debts secured on specified residential properties, and funds on deposit with a Canada Deposit Insurance Fund or Régie de l’assurance-dépôts du Québec-insured institution or credit union must constitute at least 50% of the cost of all of our property. The cost for tax purposes of any interests in real property (including leaseholds but excepting real or immovable property acquired by foreclosure after default by the mortgagor) may not exceed 25% of the cost of all of our property. There are certain restrictions as to our maximum debt-to-equity ratio. We are managed by Canadian Mortgage Capital Corporation (the “manager” or “CMCC”), which is our exclusive manager and arranges and services our mortgage loans and otherwise directs our affairs and manages our business. For explanations as to some of the terms used herein, please refer to our Annual Information Form for the year ended December 31, 2015, which is available at www.sedar.com. Results of Operations (In this section, dollars are in thousands of Canadian dollars, except per share amounts) Financial summary Revenue Mortgage servicing and management fees Other expenses Provision for mortgage losses Income before financing costs Financing costs Earnings and total comprehensive income Basic earnings per share Diluted earnings per share Dividends declared Mortgages receivable, end of year Total assets, end of year Shareholder’ equity, end of year $ Year Year Year ended ended ended December 31 December 31 December 31 2013 2014 2015 23,760 34,956 40,206 (2,468) (3,553) (4,173) (845) (1,014) (1,187) (63) (1,817) (1,912) 20,384 28,572 32,934 (2,384) (7,535) (9,597) 18,000 21,037 23,337 $ $ $ $ $ $ $ $ 0.94 0.93 23,346 $ 448,099 $ 448,153 $ 274,984 $ $ $ 0.91 0.91 20,837 $ 432,757 $ 432,795 $ 248,204 $ $ $ 0.85 0.85 17,970 $ 281,708 $ 281,739 $ 212,019 12 • ATRIUM MORTGAGE INVESTMENT CORPORATION • 2015 • MANAGEMENT’S DISCUSSION AND ANALYSIS Summary of quarterly results (unaudited) Revenue Mortgage servicing and management fees Other expenses Provision for mortgage losses Income before financing costs Financing costs Earnings and comprehensive income Basic earnings per share Diluted earnings per share Dividends declared (984) (271) (1,099) (383) (1,094) (334) (1,005) (245) Q4 2015 Q3 2015 Q2 2015 Q1 2015 Q4 2014 Q3 2014 Q2 2014 Q1 2014 $ 10,546 $ 10,542 $ 9,626 $ 9,492 $ 9,919 $ 9,096 $ 8,296 $ 7,645 (717) (1,085) (260) (288) (250) (362) (737) (504) (112) (464) (700) (600) 6,204 8,569 (2,530) (2,488) (2,306) (2,273) (2,364) (1,920) (1,883) (1,368) $ 5,834 $ 6,081 $ 5,820 $ 5,602 $ 5,390 $ 5,543 $ 5,268 $ 4,836 $ 0.23 $ 0.25 $ 0.24 $ 0.23 $ 0.22 $ 0.23 $ 0.23 $ 0.23 $ 0.23 $ 0.24 $ 0.24 $ 0.23 $ 0.22 $ 0.23 $ 0.23 $ 0.23 $ 7,894 $ 5,163 $ 5,151 $ 5,138 $ 6,714 $ 4,994 $ 4,778 $ 4,352 (916) (213) (826) (207) 7,875 8,126 7,754 7,463 7,151 8,364 Results of operations – three months ended December 31, 2015 For the three months ended December 31, 2015, mortgage interest and fees revenue aggregated $10,546, compared to $9,919 in the comparative period, an increase of 6.3%, as a result of growth of our mortgage portfolio. The weighted average interest rate on our mortgage portfolio was 8.66% at December 31, 2015, compared with 8.81% at the previous year end, December 31, 2014. Operating expenses, excluding the provision for mortgage losses, for the three months ended December 31, 2015 were $1,482, compared to $1,428 in the comparative period, an increase of 3.8%, due to the growth of the mortgage portfolio. The provision for mortgage losses was $700 in the quarter to bring the total reserve to $4,300. There were seven mortgages in default at December 31, 2015. At December 31, 2014 there was one mortgage in default which was subsequently repaid in full. Mortgage servicing and other fees paid to the manager (that is, the management fee plus HST) aggregated $1,099 for the three months ended December 31, 2015, compared with $1,094 in the prior year period. Financing costs for the three months ended December 31, 2015 were $2,530, compared to $2,364 in the same period of 2014, an increase of 7.0%. This increase is due to the increased use of our bank line of credit compared to the comparable period as we maintained our balance sheet leverage, which was 37.3% at December 31, 2015 (December 31, 2014 – 41%). Net earnings for the three months ended December 31, 2015 were $5,834, an increase of 8.2% from net earnings of $5,390 for the same period in the prior year. Basic and diluted earnings per common share were $0.23, for the three months ended December 31, 2015, compared with $0.22 basic and diluted per common share for the comparable period in the previous year. During the three months ended December 31, 2015, we funded gross mortgages aggregating $54,513. Of those advances, $41,010 were first mortgages, representing 75.2% of the total loans funded. British Columbia advances were $19,081, $8,820 were on properties in Alberta, $1,032 were non-GTA Ontario, $2,984 were on properties in Saskatchewan and the remaining $22,596 were for mortgages on properties located in the Greater Toronto Area. There were $65,073 of gross repayments during the period. The total portfolio decreased from $462,151 to $451,591 during the three month period. Results of operations – year ended December 31, 2015 For the year ended December 31, 2015, mortgage interest and fees revenue aggregated $40,206, compared to $34,956 in the comparative period, an increase of 15.0%. The weighted average interest rate on our mortgage portfolio was 8.66% at December 31, 2015, compared with 8.81% at the previous year end, December 31, 2014. Operating expenses, excluding the provision for mortgage losses, for the year ended December 31, 2015 were $5,360 compared to $4,567 in the comparative period, an increase of 17.4%, due to the increase in the mortgage portfolio. The provision for mortgage losses was $1,912 in the year ended December 31, 2015, to bring the total reserve to $4,300. There were seven mortgages in default at December 31, 2015. At December 31, 2014 there was one mortgage in default which was subsequently repaid in full. Mortgage servicing and other fees paid to the manager (that is, the management fee plus HST) aggregated $4,173 for the year ended December 31, 2015, compared with $3,553 in the prior year period, reflecting the growth of our mortgage portfolio. Financing costs for the year ended December 31, 2015 were $9,597, compared to $7,535 in the same period of 2014, an increase of 27%. This increase is due to the increased use of our bank line of credit compared to the comparable period, and two convertible debentures issued during 2014. MANAGEMENT’S DISCUSSION AND ANALYSIS • 2015 • ATRIUM MORTGAGE INVESTMENT CORPORATION • 13 Net earnings for the year ended December 31, 2015 were $23,337, an increase of 10.9% from net earnings of $21,037 in the prior year. Basic and diluted earnings per common share were $0.94 and $0.93, respectively, for the year ended December 31, 2015, compared with $0.91 basic and diluted earnings per common share for the previous year. During the year ended December 31, 2015, we funded gross mortgages aggregating $281,113. Of these advances, $210,642 were first mortgages, representing 74.9% of the total loans funded. British Columbia advances were $71,464, $34,229 were on properties in Alberta, $6,790 were non-GTA Ontario, $7,943 were on properties in Saskatchewan and the remaining $160,687 were made in the Greater Toronto Area. There were $263,790 of gross repayments during the period. The total portfolio increased from $434,268 to $451,591 during the period. Liquidity and capital resources At December 31, 2015, we had bank indebtedness and operating line outstanding of $66,566. The operating line is provided by a syndicate of two major chartered banks, drawn through a combination of bankers’ acceptances and bank loans to minimize our borrowing costs. We are in compliance with the covenants in our operating credit facility as at December 31, 2015, and we expect to remain in compliance with such covenants going forward. We also have three series of convertible debentures outstanding, with a total book value of $100,180 at December 31, 2015. Growth in our mortgage portfolio has historically been financed by the issuance of common shares and by the issuance of convertible debt. We expect to be able to generate sufficient funds for future growth in net mortgage loan investments through a combination of common share issuances, convertible or other debt, and the operating credit facility. Investing activities during the year ended December 31, 2015 consisted of advances on new mortgage loan investments of $266,522, less repayments received of $249,552, for net cash from new mortgage loan investments of $16,970. Cash used by financing activities during the year ended December 31, 2015 consisted primarily of net repayments of our bank line as a result of issuance of common shares during the year. Repayments less draws under our operating facility used cash of $13,343. Changes in financial position Bank indebtedness, bankers’ acceptances and bank loans payable (all under our operating credit facility) decreased to $66,566 at December 31, 2015, from $79,966 at December 31, 2014, as a result of the issuance of common shares during the year. As at December 31, 2015, total debt (consisting of bank debt, operating line and convertible debentures) was 37.3% of total assets. Accounts payable and accrued charges were $677 at December 31, 2015 compared to $523 at December 31, 2014. Dividends payable were $4,294 at December 31, 2015 up from $3,379 at December 31, 2014. The increase was primarily due to the increase in the regular and special dividend from 2015. Share capital increased slightly to $272,698 at December 31, 2015 from $245,794 at December 31, 2014 due to a share issuance completed in November (which accounted for $25,003 of the increase) along with our dividend reinvestment plan and the employee share purchase plan. Contractual obligations Contractual obligations due at December 31, 2015 were as follows: Obligations at December 31 2015 Bank indebtedness Operating line Accounts payable and accrued liabilities Accrued convertible debentures interest Dividends payable Due to related party Convertible debentures Total Total $ 29 66,925 677 1,050 4,294 402 104,551 $ 177,928 Less than 1 year $ – – 677 1,050 4,294 402 – $ 6,423 1-2 years $ 29 66,925 3-5 years $ – – More than 5 years $ – – – – – – – – – $ 66,954 – – – 64,301 $ 64,301 – – – 40,250 $ 40,250 14 • ATRIUM MORTGAGE INVESTMENT CORPORATION • 2015 • MANAGEMENT’S DISCUSSION AND ANALYSIS We have commitments to advance additional funds under existing mortgages of $71,856 and for new mortgages of $300 at December 31, 2015 (December 31, 2014 – $99,757 and $10,063 respectively). Generally, outstanding commitments are expected to be funded within the next 24 months. However, our experience has been that a portion of the unfunded amounts on existing mortgages will never be drawn. Off-balance sheet arrangements As at December 31, 2015, we had $2,616 (December 31, 2014 – $4,483) of letters of credit (LCs) outstanding which were issued under our operating credit facility. The maximum available by way of LCs under our operating credit facility is $10,000, and those drawn reduce that maximum. LCs represent irrevocable assurances that our banks will make payments in the event that a customer cannot meet its obligations to third parties. LCs carry the same credit risk, recourse and collateral security requirements as mortgages extended to customers. Transactions with related parties Transactions with related parties are in the normal course of business and are recorded at the exchange amount, which is the amount of consideration established and agreed to by the related parties, and are measured at fair value. The manager is responsible for our day-to-day activities. We incurred management and mortgage servicing fees from a subsidiary of the manager of $4,173 for the year ended December 31, 2015 (2014 – $3,548). Mr. Robert G. Goodall is a director and part of the key management personnel of the manager, received compensation from the manager, and is also a director and part of the key management personnel of Atrium. The management agreement between us and the manager contains provisions for the payment of termination fees to the manager in the event that the management agreement is terminated in certain circumstances. The manager also acts as broker for our mortgages. The manager receives origination fees from the borrowers of up to 1% of the amount being funded; origination fees in excess of 1% are split equally between the manager and Atrium. Critical accounting estimates and policies Our annual financial statements for the years ended December 31, 2015 and 2014 are prepared in accordance with Canadian generally accepted accounting principles and IFRS, as set out in Part I of the CPA Canada Handbook. Management makes certain estimates and relies upon certain assumptions related to reporting our assets and liabilities as well as results of operations in conformity with Canadian generally accepted accounting principles. Actual results will differ from these estimates and assumptions. The preparation of financial statements in accordance with IFRS requires us to make estimates, assumptions and judgements. The most subjective of these are the valuation of mortgages receivable including the provision for mortgage losses, as well as the measurement of the liability and equity components of our convertible debentures. We believe that our estimates are appropriate; however, actual results could differ from the amounts estimated. Estimates and underlying assumptions are reviewed each quarter. The more significant accounting policies are set out below. Revenue recognition Mortgage interest and fees revenues are recognized in the statements of earnings and comprehensive income using the effective interest method. Mortgage interest and fees revenues include our share of any fees received, as well as the effect of any discount or premium on the mortgage. The effective interest method derives the interest rate that discounts the estimated future cash payments and receipts during the expected life of the mortgage receivable (or, where appropriate, a shorter period) to its carrying amount. When calculating the effective interest rate, future cash flows are estimated considering all contractual terms of the financial instrument, but not future credit losses. The calculation of the effective interest rate includes all fees and transaction costs paid or received. Fees and transaction costs include incremental revenues and costs that are directly attributable to the acquisition or issuance of the mortgage. Mortgages receivable A mortgage receivable, carried at amortized cost, is considered impaired when there is objective evidence that there has been a deterioration of credit quality subsequent to its initial recognition to the extent that we no longer have reasonable assurance as to the timely collection of the full amount of principal and interest. MANAGEMENT’S DISCUSSION AND ANALYSIS • 2015 • ATRIUM MORTGAGE INVESTMENT CORPORATION • 15 We assess mortgages receivable for objective evidence of impairment both individually and collectively each reporting period. The provision for mortgage losses are determined by taking into account the following factors: • Delays in the collection of interest and principal • The point at which we consider a loan to be in default (which we define as 90 days for single family residential mortgages and 30 days for all other mortgages) • Other known factors specific to the property, the borrower or the guarantor • Economic and other real estate market conditions in the geographic area in which a borrower’s project is located • Our judgement as to whether current economic and credit conditions are such that the actual inchoate or potential losses at the reporting date are likely to be higher or lower than the amounts suggested by historic experience • Any other factors that apply to a particular mortgage or group of mortgages Several of these factors involve estimates and judgements on the part of management in determining the provisions for mortgage losses. The other key estimates used for quantifying the provision for mortgage losses are: • The period of time expected to elapse between the contractual maturity or interest and principal repayment dates and the date at which recovery is estimated • The amount expected to be ultimately recovered on impaired loans, taking into account the probability of different outcomes, where necessary • The value of underlying security, and whether Atrium expects to take possession of the property • The amount of any legal and other third party costs estimated to be incurred An impairment loss is calculated as the difference between the carrying amount of the mortgage receivable and the present value of the estimated future cash flows discounted at the original effective interest rate. Losses are charged to the statements of earnings and comprehensive income and are reflected in the provision for mortgage losses. If there is no objective evidence of impairment for a counterparty specific mortgage receivable, it is included in a group of mortgages with similar credit risk characteristics and collectively assessed for impairment for losses incurred but not identified. For the purpose of determining the group of mortgages with similar credit risk characteristic, mortgages are grouped by the location of the underlying property and by other risk characteristics. Convertible debentures The convertible debentures can be converted into our common shares at the option of the investor. They are compound financial instruments with two components: a financial liability, and a call option which is an equity instrument. The fair value of the liability component is measured as of the date that the debentures were issued, and the equity instrument is valued on that date based upon the difference between the fair value of the debenture and the fair value of the liability component. The measurement of the fair value of the liability component is based upon market rates of interest on similar debt instruments without the conversion feature. Expenses of issue are allocated between the two components on a pro-rata basis. The book value of the debt is accreted up to its face value over the life of the debentures using the effective interest method, which provides for the application of a constant interest rate over the life of the debenture. The value of the equity component is not re-measured subsequent to its initial measurement date. Income taxes We are, and intend to maintain our status as, a MIC, and as such are not taxed on income provided that it flows through to our shareholders as dividends during the year or within 90 days after December 31 each year. It is our policy to pay such dividends to our shareholders to remain non-taxable. Accordingly, no provision for current or future income taxes is required. Controls and procedures Our Chief Executive Officer (CEO) and Chief Financial Officer (CFO) are responsible for establishing and maintaining disclosure controls and procedures (DC&P) and internal control over financial reporting (ICFR), as those terms are defined in National Instrument (NI) 52-109 – Certification of Disclosure in Issuers’ Annual and Interim Filings. 16 • ATRIUM MORTGAGE INVESTMENT CORPORATION • 2015 • MANAGEMENT’S DISCUSSION AND ANALYSIS We designed the DC&P and ICFR, the latter of which was using the framework in Internal Control – Integrated Framework (published by COSO, as revised in 2013) to provide reasonable assurance that material information relating to us is made known to our CEO and CFO during the reporting period; and information required to be disclosed by us in our filings under securities legislation is recorded, processed, summarized and reported within the required time periods; and provide reasonable assurance regarding the reliability of financial reporting and preparation of financial statements for external purposes in accordance with Canadian generally accepted accounting principles (GAAP). Our CEO and CFO evaluated the design effectiveness of the DC&P and ICFR, as defined by NI 52-109, as of December 31, 2015. Based on this evaluation, they concluded that the designs of the DC&P and ICFR were effective as of December 31, 2015. NI 52-109 also requires Canadian public companies to disclose in their MD&A any change in ICFR during the most recent fiscal quarter that has materially affected, or is reasonably likely to materially affect, ICFR. No such change to ICFR has occurred during the most recently completed quarter. It should be noted that a control system, no matter how well conceived and operated, can provide only reasonable, not absolute, assurance that its objectives are met. Because of the inherent limitations in any control system, no evaluation of control can provide absolute assurance that all control weaknesses including, for example, any instances of fraud, have been detected. Inherent limitations include: (i) that management’s assumptions and judgements could ultimately prove to be incorrect as conditions and circumstances vary; (ii) the impact of any undetected errors; and (iii) controls may be circumvented through the unauthorized acts of individuals, by collusion of two or more people, or by management override. The design of any system of control is also based upon assumptions as to the likelihood of future events and there is no assurance that any design will succeed in achieving its goals under future conditions. Outstanding share data Our authorized capital consists of an unlimited number of common shares, of which 26,834,574 were issued and outstanding at December 31, 2015, and 26,852,034 were issued and outstanding as at the date hereof. In addition, as at the date hereof, 2,407,408, 2,391,054 and 2,747,440 common shares are issuable upon conversion or redemption or in respect of repayment at maturity of the outstanding 5.25%, 6.25%, and the 5.50% convertible debentures, using the conversion price of $13.50, $13.30 and $14.65, respectively, for each common share. We also have an employee share purchase plan, a deferred share incentive plan and a dividend reinvestment plan pursuant to which common shares are issued from time to time. Risks and uncertainties We are subject to many risks and uncertainties that may limit our ability to execute our strategies and achieve our objectives. We have processes and procedures in place in an attempt to control or mitigate certain risks, while others cannot be or are not mitigated. Material risks that cannot be mitigated include a significant decline in the general real estate market, interest rates changing markedly, being unable to make mortgage loans at rates consistent with rates historically achieved, not having adequate mortgage loan opportunities presented to us, and not having adequate sources of bank finance available. Under various federal, provincial and municipal laws, an owner or operator of real property could become liable for the cost of removal or remediation of certain hazardous or toxic substances released on or in its properties or disposed of at other locations. We do not own any real property and thus would not attract environmental liability to which an owner would be exposed. In rare circumstances where a mortgage is in default, we may take possession of real property and may become liable for environmental issues as a mortgagee in possession. As part of the due diligence performed in respect of our mortgage loan investments, we obtain a Phase I environmental audit on the underlying real property provided as security for a mortgage, unless the manager has determined that a Phase I environmental audit is not necessary. Please also refer to “Forward-looking information,” below, and the “Risk Factors” section of our Annual Information Form for the year ended December 31, 2015 which is incorporated herein by reference and is available at www.sedar.com and at www.atriummic.com. MANAGEMENT’S DISCUSSION AND ANALYSIS • 2015 • ATRIUM MORTGAGE INVESTMENT CORPORATION • 17 Forward-looking information Certain information included in this MD&A contains forward-looking statements within the meaning of applicable securities legislation, including statements with respect to management’s beliefs, estimates, and intentions, and similar statements concerning anticipated future events, results, circumstances, performance or expectations that are not historical facts. Forward-looking statements generally can be identified by the use of forward-looking terminology such as “outlook”, “objective”, “may”, “will”, “expect”, “intent”, “estimate”, “anticipate”, “believe”, “should”, “plans” or “continue” or similar expressions suggesting future outcomes or events. Forward-looking statements regarding earnings and mortgage portfolio growth are based upon the following assumptions: that other factors such as revenues and expenses continue to follow current trends, and that current trends in our mortgage portfolio growth continue. All forward-looking statements reflect management’s current beliefs and are based on information currently available to management. These statements are not guarantees of future performance and are based on our estimates and assumptions that are subject to risks and uncertainties which could cause our actual results to differ materially from the forward-looking statements contained in this MD&A. Those risks and uncertainties include risks associated with mortgage lending, competition for mortgage lending, real estate values, interest rate fluctuations, environmental matters and the general economic environment. For other risks and uncertainties, please refer to “Risks and uncertainties” above, and the “Risk Factors” section of our Annual Information Form for the year ended December 31, 2015 which is available at www.sedar.com and at www.atriummic.com. That list is not exhaustive, as other factors could adversely affect our results, performance or achievements. The reader is cautioned against undue reliance on any forward-looking statements. Although the forward-looking information contained in this MD&A is based upon what management believes are reasonable assumptions, there can be no assurance that actual results will be consistent with these forward-looking statements. Except as required by law, we will not publicly update or revise any forward-looking statement, whether as a result of new information, future events or otherwise. Responsibility of management and the board of directors Management is responsible for the information disclosed in this MD&A, and has in place the appropriate information systems, procedures and controls to ensure that the information used internally by management and disclosed externally is materially complete and reliable. In addition, our audit committee and board of directors provide an oversight role with respect to our public financial disclosures, and have reviewed and approved this MD&A and the annual financial statements. Dividend Reinvestment Plan A Dividend Reinvestment Plan (DRIP) is available to holders of our common shares. The DRIP allows participants to have their monthly cash dividends reinvested in additional common shares, at a discount of 2% from the market price. Shareholders who wish to enroll or who would like further information about the DRIP should contact their broker or our agent for the DRIP, Computershare Trust Company of Canada, at 1 (800) 564-6253 or www.computershare.com. Additional information Additional information about Atrium, including our Annual Information Form for the year ended December 31, 2015, is available on SEDAR at www.sedar.com. You may also obtain further information about us from our website at www.atriummic.com, by telephone at (416) 607-4200, or by email at ir@atriummic.com. ATRIUM MORTGAGE INVESTMENT CORPORATION C ANADA’S PREMIER NON-BANK LENDER TM FINANCIAL STATEMENTS YEAR ENDED DECEMBER 31, 2015 MANAGEMENT’S RESPONSIBILITY FOR FINANCIAL REPORTING To the shareholders of Atrium Mortgage Investment Corporation: The management of Atrium Mortgage Investment Corporation is responsible for the preparation, presentation and integrity of these financial statements, and the accompanying Management’s Discussion and Analysis. This responsibility includes the selection and consistent application of appropriate accounting principles and methods in addition to making the judgements and estimates necessary to prepare the financial statements in accordance with International Financial Reporting Standards as issued by the International Accounting Standards Board. Management of Atrium is responsible to provide reasonable assurance that assets are safeguarded and that relevant and reliable financial information is produced. We are required to design a system of internal controls and certify as to the design and operating effectiveness of internal controls over financial reporting. We have implemented a system of internal controls that we believe provides reasonable assurance in all material respects that transactions are authorized, assets are safeguarded and financial records are reliable for producing financial statements. Crowe Soberman LLP was appointed as the independent auditor by a vote of Atrium’s shareholders to audit the financial statements; their report appears on the next page. The Board of Directors, through the Audit Committee comprised solely of independent directors, is responsible for determining that management fulfills its responsibilities in the preparation of these financial statements and the financial control of operations. The Audit Committee recommends the independent auditors for appointment by the shareholders, and it meets regularly with senior and financial management to discuss internal controls and financial reporting matters. The independent auditors have unrestricted access to the Audit Committee. These financial statements and accompanying Management’s Discussion and Analysis have been approved by the Board of Directors based upon the review and recommendation of the Audit Committee. Toronto, Canada February 9, 2016 “Robert G. Goodall” Robert G. Goodall President and Chief Executive Officer “Jeffrey D. Sherman” Jeffrey D. Sherman Chief Financial Officer INDEPENDENT AUDITORS' REPORT To the Shareholders of Atrium Mortgage Investment Corporation We have audited the accompanying financial statements of Atrium Mortgage Investment Corporation, which comprise the statements of financial position as at December 31, 2015 and December 31, 2014 and the statements of earnings and comprehensive income, changes in equity, and cash flows for the years then ended, and a summary of significant accounting policies and other explanatory information. Management's Responsibility for the Financial Statements Management is responsible for the preparation and fair presentation of these financial statements in accordance with International Financial Reporting Standards, and for such internal control as management determines is necessary to enable the preparation of financial statements that are free from material misstatement, whether due to fraud or error. Auditors' Responsibility Our responsibility is to express an opinion on these financial statements based on our audits. We conducted our audits in accordance with Canadian generally accepted auditing standards. Those standards require that we comply with ethical requirements and plan and perform the audit to obtain reasonable assurance about whether the financial statements are free from material misstatement. An audit involves performing procedures to obtain audit evidence about the amounts and disclosures in the financial statements. The procedures selected depend on the auditors' judgment, including the assessment of the risks of material misstatement of the financial statements, whether due to fraud or error. In making those risk assessments, the auditor considers internal control relevant to the entity's preparation and fair presentation of the financial statements in order to design audit procedures that are appropriate in the circumstances, but not for the purpose of expressing an opinion on the effectiveness of the entity's internal control. An audit also includes evaluating the appropriateness of accounting policies used and the reasonableness of accounting estimates made by management, as well as evaluating the overall presentation of the financial statements. We believe that the audit evidence we have obtained in our audits is sufficient and appropriate to provide a basis for our audit opinion. Opinion In our opinion, the financial statements present fairly, in all material respects, the financial position of Atrium Mortgage Investment Corporation as at December 31, 2015 and December 31, 2014, and its financial performance and its cash flows for the years then ended in accordance with International Financial Reporting Standards. Crowe Soberman LLP Chartered Professional Accountants Licensed Public Accountants Toronto, Canada February 9, 2016   22 • ATRIUM MORTGAGE INVESTMENT CORPORATION • 2015 • FINANCIAL STATEMENTS STATEMENTS OF FINANCIAL POSITION (in thousands of Canadian dollars) Notes 2015 2014 December 31 Assets Mortgages receivable Prepaid expenses Liabilities Bank indebtedness Operating line Accounts payable and accrued liabilities Accrued convertible debenture interest Dividends payable Due to related party Convertible debentures Shareholders’ equity Share capital Contributed surplus and other equity Equity component of convertible debentures Retained earnings 5 6 6 7 8 $ 448,099 54 $ 448,153 $ 29 66,537 677 1,050 4,294 402 100,180 173,169 272,698 970 1,062 254 274,984 $ 448,153 $ 432,757 38 $ 432,795 $ 313 79,653 523 1,093 3,379 395 99,235 184,591 245,794 1,085 1,062 263 248,204 $ 432,795 Commitments 6, 12 The accompanying notes are an integral part of these financial statements. Approved on behalf of the board of directors: “Robert Goodall” Robert Goodall, Director “Mark Silver” Mark Silver, Director STATEMENTS OF CHANGES IN SHAREHOLDERS’ EQUITY (in thousands of Canadian dollars, except for number of common shares) Common shares Notes Balance, December 31, 2013 Shares issued by prospectus May 22, 2014 Shares issued under dividend reinvestment plan Shares issued under employee share purchase plan Shares issued under deferred share incentive plan Issue costs Share-based payments Shares subscribed Equity component of convertible debentures issued Issue costs attributable to equity component of convertible debentures issued Earnings and comprehensive income Dividends declared Balance, December 31, 2014 Shares issued by prospectus November 19, 2015 Shares issued under dividend reinvestment plan Shares issued under employee share purchase plan Shares issued under deferred share incentive plan Issue costs Share-based payments Earnings and comprehensive income Dividends declared Balance, December 31, 2015 9 9 10 10 8 8 9 9 10 10 Number 21,200,833 3,036,000 175,851 12,854 3,427 – – – – – – – 24,428,965 2,137,000 216,687 11,578 40,344 – – – – 26,834,574 Amount $ 210,659 34,610 1,954 144 36 (1,609) – – – – – – 245,794 25,003 2,532 137 440 (1,208) – – – $ 272,698 Dividends amounted to $0.93 per share for the year ended December 31, 2015 (2014 – $0.89) The accompanying notes are an integral part of these financial statements. FINANCIAL STATEMENTS • 2015 • ATRIUM MORTGAGE INVESTMENT CORPORATION • 23 Contributed surplus and other equity 899 $ – – – (36) – 248 (26) – – – – 1,085 – – – (440) – 325 – – 970 $ Equity component of convertible debentures 398 $ – – Retained earnings 63 $ – – – – – – 697 (33) – – 1,062 – – – – – – – – 1,062 $ – – – – – – 21,037 (20,837) 263 – – – – – – 23,337 (23,346) 254 $ Total $ 212,019 34,610 1,954 144 – (1,609) 248 (26) 697 (33) 21,037 (20,837) 248,204 25,003 2,532 137 – (1,208) 325 23,337 (23,346) $ 274,984 24 • ATRIUM MORTGAGE INVESTMENT CORPORATION • 2015 • FINANCIAL STATEMENTS STATEMENTS OF EARNINGS AND COMPREHENSIVE INCOME (in thousands of Canadian dollars) Revenues Mortgage interest and fees Operating expenses Mortgage servicing and management fees Transfer agent, regulatory fees and investor relations Share-based payments Professional fees Directors’ expense Administration and general Provision for mortgage losses Income before financing costs Financing costs Interest on convertible debentures Interest and other bank charges Earnings and comprehensive income for the year Earnings per common share Basic Diluted Years ended December 31 Notes 2015 2014 $ 40,206 $ 34,956 7 7, 10 7 5 4,173 353 325 132 182 195 1,912 7,272 32,934 6,873 2,724 9,597 3,553 320 248 144 175 127 1,817 6,384 28,572 4,627 2,908 7,535 $ 23,337 $ 21,037 11 11 $ $ 0.94 0.93 $ $ 0.91 0.91 The accompanying notes are an integral part of these financial statements. FINANCIAL STATEMENTS • 2015 • ATRIUM MORTGAGE INVESTMENT CORPORATION • 25 STATEMENTS OF CASH FLOWS (in thousands of Canadian dollars) Cash provided by (used in): Operating activities Earnings and comprehensive income for the year Add (subtract) non-cash items Share-based payments Interest capitalized on mortgages Amortization of mortgage discount Amortization of mortgage origination fees Amortization of finance costs Non-cash portion of interest on convertible debentures Provision for mortgage losses Changes in operating assets and liabilities Accrued interest receivable Prepaid expenses Accounts payable and accrued liabilities Accrued convertible debenture interest Additions to mortgage discount Additions to mortgage origination fees Cash provided by operating activities Investing activities Advances of mortgages receivable Repayment of mortgages receivable Cash used by investing activities Financing activities Bank indebtedness, net Operating line advanced Operating line repaid Additions to unamortized finance costs Increase in due to related party Issuance of common shares Common shares issue costs Issuance of convertible debentures Convertible debenture issue costs Dividends paid Cash (used in) provided by financing activities Increase (decrease) in cash Cash, beginning of year Cash, end of year Cash provided by operating activities includes: Interest received Interest paid The accompanying notes are an integral part of these financial statements. Years ended December 31 2015 2014 $ 23,337 $ 21,037 325 (353) (158) (1,169) 530 945 1,912 25,369 217 (16) 154 (43) 133 1,046 1,491 26,860 (266,522) 249,552 (16,970) (284) 544,040 (557,100) (586) 7 27,672 (1,208) – – (22,431) (9,890) – – – 38,745 8,566 $ $ $ 222 (5,152) (122) (1,153) 400 644 1,817 17,693 (615) (7) 63 1,093 248 1,264 2,046 19,739 (278,319) 130,983 (147,336) (13) 528,535 (484,460) (490) 213 36,708 (1,609) 72,051 (3,407) (19,931) 127,597 – – – 27,914 5,434 $ $ $ 26 • ATRIUM MORTGAGE INVESTMENT CORPORATION • 2015 • NOTES TO THE FINANCIAL STATEMENTS 1. NATURE OF OPERATIONS Atrium Mortgage Investment Corporation is a corporation domiciled in Canada, incorporated under the Ontario Business Corporations Act. The address of the company’s registered head office and principal place of business is Suite 900, 20 Adelaide Street East, Toronto, Ontario M5C 2T6. The company is a Mortgage Investment Corporation (MIC) as defined in Section 130.1(6) of the Canada Income Tax Act (ITA). Accordingly, the company is not taxed on income provided that its taxable income is paid to its shareholders in the form of dividends within 90 days after December 31 each year. Such dividends are generally treated by shareholders as interest income, so that each shareholder is in the same position as if the mortgage investments made by the company had been made directly by the shareholder. The company’s common shares are listed on the Toronto Stock Exchange (TSX) under the symbol AI and its convertible debentures are listed under the symbols AI.DB, AI.DB.A and AI.DB.B. 2. BASIS OF PRESENTATION (a) Statement of compliance These financial statements have been prepared in accordance with International Financial Reporting Standards (IFRS), as set out in Part I of the CPA Canada Handbook – Accounting. These annual financial statements were authorized for issuance by the board of directors on February 9, 2016. (b) Basis of measurement These financial statements are prepared on the historical cost basis. (c) Functional and presentation currency These financial statements are presented in Canadian dollars, which is also the company’s functional currency. Dollars are expressed in thousands except for per share amounts or where the context requires otherwise. (d) Use of estimates and judgements The preparation of financial statements in accordance with IFRS requires management to make estimates, assumptions and judgements that affect the reported amounts of assets and liabilities and disclosure of contingent assets and liabilities at the reporting date and the reported amounts of revenue and expenses during the reporting period. The most subjective of these estimates relates to: (a) valuation of mortgages receivable, which is affected primarily by the provision for mortgage losses, and (b) the measurement of the liability and equity components of the convertible debentures which depend upon the estimated market interest rates for a comparable debenture without the convertibility feature. Management believes that its estimates are appropriate; however, actual results could differ from the amounts estimated. Estimates and underlying assumptions are reviewed each quarter. Revisions to accounting estimates are recognized in the period in which the estimate is revised and in any future periods affected. FINANCIAL STATEMENTS • 2015 • ATRIUM MORTGAGE INVESTMENT CORPORATION • 27 3. SIGNIFICANT ACCOUNTING POLICIES (a) Revenue recognition Mortgage interest and fees revenues are recognized in the statement of earnings and comprehensive income using the effective interest method. Mortgage interest and fees revenues include the company’s share of any fees received, as well as the effect of any discount or premium on the mortgage. The effective interest method derives the interest rate that discounts the estimated future cash payments and receipts during the expected life of the mortgage receivable (or, where appropriate, a shorter period) to its carrying amount. When calculating the effective interest rate, future cash flows are estimated considering all contractual terms of the financial instrument, but not future credit losses (see Note 3 (c)). The calculation of the effective interest rate includes all fees and transaction costs paid or received. Fees and transaction costs include incremental revenues and costs that are directly attributable to the acquisition or issuance of the mortgage. (b) Financial assets – classification, initial recognition and measurement Classification of financial assets depends upon the purpose for which the financial assets were acquired. Management determines the classification of financial assets at initial recognition. Mortgages receivable are classified as loans and receivables. Loans and receivables are non-derivative financial assets with fixed or determinable payments that are not quoted in an active market. Loans and receivables are initially recognized at fair value plus transaction costs and subsequently carried at amortized cost using the effective interest method. All financial assets are reviewed for impairment quarterly, and written down when there is evidence of impairment. (c) Mortgages receivable A mortgage receivable, carried at amortized cost, is considered impaired when there is objective evidence at the end of the reporting period that there has been a deterioration of credit quality subsequent to its initial recognition to the extent that the company no longer has reasonable assurance as to the timely collection of the full amount of principal and interest. The company assesses mortgages receivable for objective evidence of impairment both individually and collectively at each reporting period. The provision for mortgage losses is determined by taking into account the following factors: • • • • Delays in the collection of interest and principal The point at which management considers a loan to be in default (which is defined as 90 days for single family residential mortgages and 30 days for all other mortgages) Other known factors specific to the property, the borrower or the guarantor Economic and other real estate market conditions in the geographic area in which a borrower’s property is located • Management’s judgement as to whether current economic and credit conditions are such that the inchoate or potential losses at the reporting date are likely to be higher or lower than the amounts suggested by historic experience Any other factors that apply to a particular mortgage or group of mortgages • Several of these factors involve estimates and judgements on the part of management in determining the provision for mortgage losses. The other key estimates used for quantifying the provision for mortgage losses are: • • • • The period of time expected to elapse between the contractual maturity or interest and principal repayment dates and the date at which recovery is estimated The amount expected to be ultimately recovered on impaired loans, taking into account the likelihood of different outcomes The value of underlying security, and whether the company expects to take possession of the property The amount of any legal and other third party costs estimated to be incurred 28 • ATRIUM MORTGAGE INVESTMENT CORPORATION • 2015 • NOTES TO THE FINANCIAL STATEMENTS 3. SIGNIFICANT ACCOUNTING POLICIES (continued) (c) Mortgages receivable (continued) An impairment loss is calculated as the difference between the carrying amount of the mortgage receivable and the present value of the estimated future cash flows discounted at the original effective interest rate. Losses are charged to the statements of earnings and comprehensive income and are reflected in the provision for mortgage losses. If there is no objective evidence of impairment for a counterparty specific mortgage receivable, it is included in a group of mortgages with similar credit risk characteristics and collectively assessed for impairment for losses incurred but not identified. For the purpose of determining groups of mortgages with similar credit risk characteristics, mortgages are grouped by the location of the underlying property and by other risk characteristics. (d) Convertible debentures Convertible debentures can be converted into common shares of the company at the option of the investor. They are compound financial instruments with two components: a financial liability, and a call option which is an equity instrument. The fair value of the liability component is measured as of the date that the debentures were issued, and the equity instrument is valued on that date based upon the difference between the fair value of the convertible debenture and the fair value of the liability component. The measurement of the fair value of the liability component is based upon market rates of interest on similar debt instruments without the conversion feature. Expenses of issue are allocated between the two components on a pro-rata basis. The book value of the debt is accreted up to its face value over the life of the debentures using the effective interest method, which applies a constant interest rate over the life of each debenture. The value of the equity component is not remeasured subsequent to its initial measurement date. (e) Other financial liabilities Other financial liabilities are non-derivative liabilities recognized initially at fair value, net of transaction costs, and are subsequently stated at amortized cost using the effective interest method. The company has classified bank indebtedness, operating line, accounts payable and accrued liabilities, dividends payable, due to related party and the liability component of convertible debentures as other financial liabilities. (f) Income taxes The company qualifies as a Mortgage Investment Corporation under the ITA, and as such is not taxed on income provided that its taxable income is distributed to its shareholders in the form of dividends within 90 days after December 31 each year. It is the company’s policy to pay such dividends to remain non-taxable. Accordingly, no provision for current or future income taxes is required. (g) Earnings per common share Basic earnings per common share is calculated by dividing earnings during the period by the weighted average number of common shares outstanding during the period. Diluted earnings per share is calculated by adjusting the earnings attributable to common shareholders and the weighted average number of common shares outstanding for the effects of all dilutive items such as convertible debentures and deferred share incentive plans. (h) Share-based payments The company has an equity-settled share-based compensation plan for grants to eligible directors, officers, and senior management under its deferred share incentive plan. Grants are measured based upon the fair value of the awards granted, based on the volume-weighted average trading share price for the five trading days prior to date of the grant. 4. RECENT ACCOUNTING PRONOUNCEMENTS FINANCIAL STATEMENTS • 2015 • ATRIUM MORTGAGE INVESTMENT CORPORATION • 29 Various pronouncements have been issued by the IASB or IFRS Interpretations Committee (IFRIC) that will be effective for future accounting periods, most of which do not apply to the company; one that is applicable is summarized below. IFRS 9 – Financial Instruments is a new standard on accounting for financial instruments that will replace IAS 39, Financial Instruments: Recognition and Measurement. The effective date is applicable for the company’s December 31, 2018 financial statements. IFRS 9 has two measurement categories: amortized cost and fair value. All equity instruments are measured at fair value. A debt instrument is recorded at amortized cost only if the entity is holding the instrument to collect contractual cash flows and the cash flows represent principal and interest. Otherwise it is recorded at fair value through profit or loss. IFRS 9 requires an expected-loss impairment model (replacing the current incurred loss impairment model) that will require more timely recognition of expected losses and requires accounting for expected credit losses when financial instruments are first recognized and to accelerate the recognition of full lifetime expected losses. The potential impact of the new standard on the company’s financial statements has not been determined. 5. MORTGAGES RECEIVABLE (a) Mortgage portfolio December 31, 2015 Outstanding % of December 31, 2014 Outstanding % of Number 23 110 9 9 7 18 176 31 207 Mortgage category Low-rise residential House and apartment Construction High-rise residential Mid-rise residential Condominium corporation Residential portfolio Commercial/mixed use Mortgage portfolio Accrued interest receivable Mortgage discount Mortgage origination fees Provision for mortgage losses Mortgages receivable amount Portfolio Number amount 24.3% 18.8% 9.9% 9.4% 3.2% 0.9% 66.5% 33.5% 100.0% $ $ 110,034 84,755 44,701 42,245 14,662 4,111 300,508 151,083 451,591 1,960 (440) (712) (4,300) 448,099 23 $ 90 17 8 8 13 159 31 190 $ 85,678 93,070 61,095 44,048 12,127 3,260 299,278 134,990 434,268 2,177 (465) (835) (2,388) 432,757 Portfolio 19.7% 21.4% 14.1% 10.1% 2.8% 0.8% 68.9% 31.1% 100.0% The mortgage portfolio has maturity dates between 2016 and 2030 with a weighted average term to maturity of 11.1 months at December 31, 2015 (December 31, 2014 – 13.7 months). The portfolio has a weighted average interest rate (which excludes lender fees earned by the company) of 8.66% for the year ended December 31, 2015 (8.81% for the year ended December 31, 2014). Within the mortgage portfolio, at December 31, 2015 there were twelve loans aggregating $26,603 (5.9% of the mortgage portfolio) in which the company has a subordinate position in a syndicated mortgage (December 31, 2014 – six mortgages aggregating $9,823, 2.3% of the portfolio). Additional analysis of the mortgage portfolio, including by location of underlying property and type of mortgage, is set out in the “Investment Portfolio” section of the Management’s Discussion and Analysis for the year ended December 31, 2015. 30 • ATRIUM MORTGAGE INVESTMENT CORPORATION • 2015 • NOTES TO THE FINANCIAL STATEMENTS 5. MORTGAGES RECEIVABLE (a) Mortgage portfolio (continued) Principal repayments based on contractual maturity dates are as follows: Years ended December 31, 2016 2017 2018 2019 2020 Thereafter (b) Provision for mortgage losses Balance, beginning of year Mortgages settled during the year Provision for mortgage losses Balance, end of year 298,947 102,798 45,851 57 – 3,938 $ 451,591 66.2% 22.8% 10.2% 0.0% 0.0% 0.8% 100.0% Years ended December 31 2015 $ $ 2,388 – 1,912 4,300 2014 1,151 (580) 1,817 2,388 $ $ The increase in the provision for mortgage losses during the period is based upon assessment of the factors described in Note 3(c). Also, see Note 12(c). 6. CREDIT FACILITY At December 31, 2015, the company had a credit facility from a syndicate of two Canadian financial institutions of $130,000 (December 31, 2014 – $100,000) at a formula rate that varies with bank prime and the market bankers’ acceptance rate. Drawings under the credit facility may be by way of a bank loan (including bank indebtedness of up to $500), bankers’ acceptances or letters of credit (LCs). LCs represent irrevocable assurances that the company’s banks will make payments in the event that a customer cannot meet its obligations to third parties. LCs carry the same credit risk, recourse and collateral security requirements as mortgages extended to customers. The committed credit facility was effective September 25, 2015, has a term of two years, and is subject to certain conditions of drawdown and other covenants. The credit facility is secured by a lien over all of the company’s assets by means of a general security agreement. The amount that may be drawn down under the credit facility is determined by the aggregate value of mortgages that are acceptable to the lender. Under the terms of the credit facility, covenants must be met in respect of shareholders’ equity, debt to total assets and interest coverage. At December 31, 2015 and December 31, 2014, the company was in compliance with these covenants. Credit facility Bankers’ acceptances Bank loan Unamortized finance costs Operating line Bank indebtedness Total borrowing under credit facility Letters of credit Total credit facility utilization December 31 2015 $ 61,000 5,925 (388) 66,537 29 66,566 2,616 $ 69,182 December 31 2014 $ 57,000 22,985 (332) 79,653 313 79,966 4,483 $ 84,449 7. RELATED PARTY TRANSACTIONS FINANCIAL STATEMENTS • 2015 • ATRIUM MORTGAGE INVESTMENT CORPORATION • 31 The company pays management and mortgage servicing fees to Canadian Mortgage Capital Corporation (CMCC), which is the manager of the company, and responsible for its day-to-day management. The majority beneficial owner and Chief Executive Officer (CEO) of the manager is also CEO of the company. The company incurred management and mortgage servicing fees of $4,173 for the year ended December 31, 2015 (2014 – $3,548). The management agreement between the company and CMCC contains provisions for the payment of termination fees to the manager in the event that the management agreement is terminated in certain circumstances. Amounts due to related party are due to CMCC, in the normal course of business, are non-interest bearing and due on demand, and are paid within 30 days of each period end. Key management includes directors and officers of the company. Compensation expenses for key management personnel include: Directors’ fees Share-based payments to directors (Note 10) Share-based payments to officers (Note 10) Years ended December 31 2015 177 123 105 405 $ $ 2014 175 110 101 386 $ $ Related party transactions are recorded at the exchange amount, which is the amount of consideration established and agreed to by the related parties. 8. CONVERTIBLE DEBENTURES Year ended December 31, 2015 Convertible debenture 5.50% AI.DB.B Convertible debenture 6.25% AI.DB.A Sept. 30, 2021 March 31, 2019 Convertible debenture 5.25% AI.DB June 30, 2020 Total $ 40,250 $ 31,801 $ 32,500 $ 104,551 $ 37,967 328 $ 30,374 331 $ 30,894 286 $ 99,235 945 Maturity date Issued and outstanding Face value Book value – Convertible debentures, beginning of year Accretion for the year Convertible debentures, end of year $ 38,295 $ 30,705 $ 31,180 $ 100,180 32 • ATRIUM MORTGAGE INVESTMENT CORPORATION • 2015 • NOTES TO THE FINANCIAL STATEMENTS 8. CONVERTIBLE DEBENTURES (continued) Year ended December 31, 2014 Convertible debenture 5.50% AI.DB.B Convertible debenture 6.25% AI.DB.A Sept. 30, 2021 March 31, 2019 Convertible debenture 5.25% AI.DB June 30, 2020 $ – 40,250 (536) (1,861) 25 37,878 88 $ – 31,801 (161) (1,546) 8 30,102 273 $ 30,611 – – – – 30,611 283 Total $ 30,611 72,051 (697) (3,407) 33 98,591 644 Maturity date Book value Convertible debentures, beginning of year Issued Equity component Issue costs Issue costs attributed to equity component Convertible debentures Accretion for the year Convertible debentures, end of year $ 37,966 $ 30,375 $ 30,894 $ 99,235 9. SHARE CAPITAL The company is authorized to issue an unlimited number of common shares without par value. Common shares rank equally with each other and have no preference, conversion, exchange or redemption rights. Common shares participate pro rata with respect to any dividends paid, including distributions upon termination and dissolution. The company has an optional dividend reinvestment plan (DRIP) for shareholders, whereby participants may reinvest cash dividends in additional common shares of the company at the volume weighted average price for five days prior to distribution, less a 2% discount. Shares issued under the DRIP are issued by the company from treasury. Under the employee share purchase plan (ESPP), each participant may contribute up to an annual maximum to the ESPP, and CMCC (the manager) will match 50% of the participant’s contribution. Thus, the company does not bear any of the cost of the ESPP, but is reimbursed by CMCC and the participants. 10. SHARE-BASED PAYMENTS Year ended December 31, 2015 Deferred share units 61,500 24,000 – (33,083) 52,417 Income deferred share units 6,155 – 5,532 (7,261) 4,426 Total 67,655 24,000 5,532 (40,344) 56,843 Balance, beginning of year Units granted Units earned Common shares issued Balance, end of year Year ended December 31, 2014 Income deferred share units 2,810 – 3,772 (427) 6,155 Total 43,310 24,000 3,772 (3,427) 67,655 Deferred share units 40,500 24,000 – (3,000) 61,500 FINANCIAL STATEMENTS • 2015 • ATRIUM MORTGAGE INVESTMENT CORPORATION • 33 10. SHARE-BASED PAYMENTS (continued) Share compensation expense: September 1, 2015 grant September 1, 2014 grant August 30, 2013 grant August 29, 2012 grant Years ended December 31 2015 2014 $ $ 62 166 63 34 325 $ $ – 55 125 68 248 Grants are provided to certain directors and employees under the company’s deferred share incentive plan (“DSIP”). The deferred share units vest annually over three years. Common shares are issued to participants on the vesting date of each tranche of deferred share units, unless a participant elects to defer the issuance. In addition, income deferred share units (“IDSU”) are credited to holders of deferred share units based upon dividends paid on common shares. The fair value of share-based compensation was based upon the volume weighted average market price of the common shares five days prior to the grant date of September 1, 2015 ($11.58) and September 1, 2014 ($11.46). 11. EARNINGS PER SHARE Basic earnings per share – Numerator Earnings for the year Denominator Weighted average common shares outstanding Basic earnings per share Diluted earnings per share – Numerator Earnings for the year Interest on convertible debentures Earnings for diluted earnings per share Denominator Weighted average common shares outstanding Convertible debentures Deferred share incentive plan Income deferred share units Weighted average common shares outstanding – diluted basis Diluted earnings per share Years ended December 31 2015 2014 $ 23,337 $ 21,037 24,804,827 0.94 $ 23,151,129 0.91 $ $ 23,337 6,873 30,210 $ 21,037 4,627 25,664 24,804,827 7,545,902 66,659 6,768 32,424,156 0.93 $ 23,151,129 5,152,647 49,381 2,909 28,356,066 0.91 $ 12. FINANCIAL INSTRUMENTS (a) Classification of financial instruments Financial assets comprise mortgages receivable. All financial assets are classified as loans and receivables. Financial liabilities comprise bank indebtedness, operating line, accounts payable and accrued liabilities, dividends payable, due to related party and the liability component of convertible debentures. All financial liabilities are classified as other financial liabilities. 34 • ATRIUM MORTGAGE INVESTMENT CORPORATION • 2015 • NOTES TO THE FINANCIAL STATEMENTS 12. FINANCIAL INSTRUMENTS (continued) (b) Fair value Fair value is the price that would be received to sell an asset or paid to transfer a liability in an orderly transaction between arm’s length market participants at the measurement date. The fair value hierarchy establishes three levels to classify the inputs to valuation techniques used to measure fair value: • Level 1 inputs are quoted prices (unadjusted) in active markets for identical assets or liabilities. • Level 2 inputs are quoted prices in markets that are not active, quoted prices for similar assets or liabilities in active markets, inputs other than quoted prices that are observable for the asset or liability, or inputs that are derived principally from or corroborated by observable market data or other means. • Level 3 inputs are unobservable (supported by little or no market activity). The fair value hierarchy gives the highest priority to Level 1 inputs and the lowest priority to Level 3 inputs. All financial assets are classified as loans and receivables and are recorded at amortized cost. Their carrying values approximate their fair value due to their relatively short-term maturities and because market interest rates have not fluctuated significantly since the date at which the loans were entered into. The fair value of the bank indebtedness and operating line approximates book value since it bears interest at floating rates. The accounts payable and accrued liabilities, dividends payable and due to related party carrying value approximates their fair value due to the short term nature of the items. Mortgages receivable mature between 2016 and 2030 with a weighted average term to maturity at December 31, 2015 of 11.1 months (December 31, 2014 – 13.7 months). Fair value of mortgages receivable is established by Level 3 inputs. The fair value of convertible debentures at the time of issue is established using Level 2 inputs. The fair value of convertible debentures has been determined based on the closing prices of the convertible debentures on the TSX on the respective dates. Convertible debentures Fair value Less book value of equity component December 31 2015 $ 103,815 (1,062) $ 102,753 December 31 2014 $ 104,507 (1,062) $ 103,445 Book value of financial liability component $ 100,180 $ 99,235 The fair value of all other financial liabilities is estimated using level 3 inputs. (c) Credit risk The following asset is exposed to credit risk: mortgages receivable. Credit risk is the risk that a counterparty to a financial instrument will fail to discharge its obligation or commitment, resulting in a financial loss to the company. Seven mortgages were in default at December 31, 2015, aggregating $6,619 (one was in default at December 31, 2014, aggregating $546, which has been subsequently brought up to date). The company controls the credit risk of mortgages receivable by maintaining strict credit policies including due diligence processes, credit limits, documentation requirements, review and approval of new mortgages by the board of directors or a subgroup thereof, quarterly review of the entire portfolio by the board of directors, and other credit policies approved by the board of directors. Credit risk is approved by the board of directors. The largest related group of borrowers accounted for 10.0% of mortgages receivable at December 31, 2015 (December 31, 2014 – 7.9%). See Note 5(a) for a breakdown of mortgages by category. FINANCIAL STATEMENTS • 2015 • ATRIUM MORTGAGE INVESTMENT CORPORATION • 35 12. FINANCIAL INSTRUMENTS (continued) (d) Liquidity risk Liquidity risk is the risk that the company will not be able to meet its obligations when due. The primary sources of liquidity risk are the requirements to fund commitments for new mortgages, advances on existing mortgages, as well as obligations under the company’s credit facility. The company’s liquidity risk is managed on an ongoing basis in accordance with the policies and procedures in place that reduce the risk to an acceptable level. Policies and procedures include continual monitoring of expected cash flows, reviewing credit requirements with the company’s bankers, issuing convertible debentures or common shares in the public markets from time to time as required, and staggering the maturities of convertible debentures when they are issued. From time to time the company has arranged temporary increases in its credit facility with its banks in order to manage liquidity requirements, and expects to be able to continue to do so in the future if required. The company’s significant financial liabilities include bank indebtedness, operating line, accounts payable and accrued liabilities, dividends payable, due to related party and the liability component of convertible debentures. The bank indebtedness and operating line are drawn upon as required to discharge accounts payable and accrued liabilities as well as to pay out dividends on a monthly basis. The company’s agreement with the lender is that the operating line will not be called provided that all covenants are met and that any significant excess cash is used to pay down the bank loan and indebtedness. As at December 31, 2015, management considers that it has adequate procedures in place to manage liquidity risk. Obligations at December 31, 2015 Bank indebtedness Operating line Accounts payable and accrued liabilities Less than 1 year Total $ 29 $ – – 66,925 3-5 years 1-2 years $ 29 $ – – 66,925 More than 5 years $ – – 677 677 – – – Accrued convertible debentures interest Dividends payable Due to related party Convertible debentures Total 1,050 1,050 4,294 4,294 402 402 104,551 – $ 177,928 $ 6,423 – – – – $ 66,954 – – – 64,301 $ 64,301 – – – 40,250 $ 40,250 The company has commitments to advance additional funds under existing mortgages of $71,856 and for new mortgages of $300 at December 31, 2015 (December 31, 2014 – $99,757 and $10,063 respectively). Generally, outstanding commitments are expected to be funded within the next 24 months. However, the experience of the company has been that a portion of the unfunded amounts on existing mortgages will never be drawn. (e) Interest rate risk The company is exposed to interest rate risk in that an increase in interest rates will result in increased interest expense due to its operating line and indebtedness being set at a variable rate but all mortgages being set at fixed rates. The financial structure of the company results in relatively moderate interest rate risk because most of the company’s financing is through common shares and convertible debentures, with a moderate amount of borrowings under the credit facility that bear floating interest rates. If interest rates on debt had been one percentage point higher (lower) during the year ended December 31, 2015, earnings would have been reduced (increased) by approximately $761 during the year, assuming that no changes had been made to the interest rates at which new mortgage loans were entered into. However, if new mortgage loans had been entered into at higher (lower) interest rates, the resulting reduction of earnings would have been less than (greater than) $761. (f) Currency risk Currency risk is the risk that the value of financial assets and liabilities will fluctuate due to changes in foreign exchange rates. The company is not currently exposed to significant currency risk as all assets and liabilities are denominated in Canadian funds. 36 • ATRIUM MORTGAGE INVESTMENT CORPORATION • 2015 • NOTES TO THE FINANCIAL STATEMENTS 13. CAPITAL MANAGEMENT The company defines capital as total debt plus shareholders’ equity, as shown below: Bank indebtedness Operating line Unamortized finance costs Total borrowing under credit facility Convertible debentures Total debt Shareholders’ equity Capital employed $ December 31 2015 29 66,925 (388) 66,566 100,180 166,746 274,984 $ 441,730 $ December 31 2014 313 79,985 (332) 79,966 99,235 179,201 248,204 $ 427,405 The company’s objectives for managing capital are to preserve shareholders’ equity, provide shareholders with stable dividends, and to use leverage in a conservative manner to improve return to shareholders. The company finances growth of its portfolio by issuing common shares and debt. In addition, a small amount of equity is raised every month through a dividend reinvestment plan for shareholders. As bank borrowings increase, the company could expect to raise further funds through public offerings of convertible debentures or common shares, and through private placements of debt. The company’s bank indebtedness, bankers’ acceptances and bank loan are subject to external covenants as set out in Note 6. There has been no change in the company’s capital management objectives since the prior year. 14. SUBSEQUENT EVENTS On January 12, 2015, the company issued 17,460 common shares ($193) to shareholders under its dividend reinvestment plan. BOARD OF DIRECTORS MANAGEMENT TRANSFER AGENT Mark L. Silver Chair of the Board Atrium Mortgage Investment Corporation President Optus Capital Corporation Robert G. Goodall CEO and President Atrium Mortgage Investment Corporation Peter P. Cohos 2,4 President Copez Properties Ltd. Robert H. DeGasperis President Metrus Properties Inc. Andrew Grant 4 President PCI Group Nancy H. O. Lockhart 2,3 Director Barrick Gold Corporation Director Gluskin Sheff + Associates Director Loblaw Companies Ltd. David M. Prussky 1 Director Lonestar West Inc. Director Swisher Hygiene Inc. 1. Chair of Audit Committee 2. Member if Audit Committee 3. Chair of Nominating and Governance Committee 4. Member of Nominating and Governance Committee Robert G. Goodall CEO and President Jeffrey D. Sherman, FCPA, FCA CFO and Secretary Michael Lovett Managing Director – Ontario Bram Rothman Managing Director – Ontario Phil Fiuza Managing Director – Ontario, Residential Daniel Stewart Managing Director – Alberta and Saskatchewan Marianne Dobslaw Managing Director – British Columbia Computershare Trust Co. of Canada 100 University Ave. 9th Floor, North Tower Toronto, ON M5J 2Y1 T. (800) 564-6253 AUDITORS Crowe Soberman LLP 1100 – 2 St. Clair Ave. E. Toronto, ON M4T 2T5 T. (416) 964-7633 SHARE LISTING Common shares, TSX: AI Convertible debentures 5.25%, TSX: AI.DB Convertible debentures 6.25%, TSX: AI.DB.A Convertible debentures 5.5%, TSX: AI.DB.B Atrium offers a dividend reinvestment plan (DRIP) so that shareholders may automatically reinvest their dividends in new shares of Atrium at a 2% discount from market price and with no commissions. This provides an easy way to realize the benefits of compound growth of their investment in Atrium. Shareholders can enroll in the DRIP program by contacting their investment advisor or Computershare. www.AtriumMIC.com 20 Adelaide Street East, Suite 900 Toronto, ON M5C 2T6 T. (416) 867-1053 F. (416) 867-1303 Email info@atriummic.com 

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