EXHIBIT 99.1




For Immediate Release


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

Urstadt Biddle Properties Inc. Reports Third Quarter Operating Results For Fiscal 2020

Greenwich, Connecticut, September 8, 2020 -- Urstadt Biddle Properties Inc. (NYSE: UBA and UBP), a real estate investment trust, today reported financial and operating results for the three and nine months ended July 31, 2020, and provided information regarding financial and operational activities in light of the ongoing COVID-19 pandemic.

The following are statistics about our portfolio that are useful in assessing the impact of COVID-19 on our business:

COVID-19 UPDATE (as of July 31, 2020)

Of our 81 properties, 74 are shopping centers and free-standing, net-leased retail bank or restaurant properties.  The remaining properties are small two-story suburban office buildings in Greenwich, CT and Bronxville, NY and a childcare center in Chester, NJ.
All 74 of our shopping centers and/or free-standing, net-leased retail bank or restaurant properties are open and operating, with 95.8% of our total tenants open and operating based on Annualized Base Rent (“ABR”).
All of our shopping centers include necessity-based tenants, with approximately 70.2% of our tenants, based on ABR, either designated “essential businesses” during the early stay-at-home period of the pandemic in the tri-state area or otherwise permitted to operate through curbside pick-up and other modified operating procedures in accordance with state guidelines.  Those “essential businesses” are 96.3% open.

We have received 406 rent relief requests from our tenants, out of approximately 900 tenants in our consolidated portfolio, with most requests received during the early days of the pandemic when stay-at-home orders were in place and many businesses made to close, but we continue to receive a smaller number of new requests even after businesses have re-opened, and in some cases, follow-on requests from tenants to which we had already provided temporary rent relief.  Subsequently, approximately 110 of the 406 tenants withdrew their request for rent relief or paid their rent in full.  We have been evaluating each request on a case-by-case basis to determine the best course of action, recognizing that in many cases some type of concession may be appropriate and beneficial to our long-term interests.  Although each negotiation has been specific to that tenant, most of these concessions have been in the form of deferred rent for some portion of rents due in April through August, to be paid back over the later part of the lease, preferably within a period of one year or less.  A much smaller portion of these concessions have been in the form of rent abatement.  At July 31, 2020, the 406 tenants that had originally requested rent relief (of which approximately 110 subsequently withdrew their request for rent relief or paid), represent 45.3% of our consolidated ABR and occupy 38.5% of our consolidated Gross Leasable Area (“GLA”).  As of July 31, 2020, we had completed lease amendments with approximately 194 tenants that have requested rent relief, representing deferments of approximately $2.6 million in total lease income ($1.9 million of our third quarter lease income) or approximately 2.7% of our ABR and representing abatements of approximately $492,000 or approximately 0.5% of our ABR. The weighted average payback period for the $2.6 million of deferred rents is 8.1 months.

RENTAL COLLECTIONS UPDATE (as of September 4, 2020)

81% of total April 2020 base rent, common area maintenance charges (“CAM”) and real estate taxes have been paid. The ratio is based on collections to pre-pandemic contractual lease amounts billed, without the application of any security deposits).
81% of total third quarter 2020 base rent, CAM and real estate taxes have been paid. The ratio is based on collections to pre-pandemic contractual lease amounts billed, without the application of any security deposits).
79% of total August 2020 base rent, CAM and real estate taxes have been paid. The ratio is based on collections to pre-pandemic contractual lease amounts billed, without the application of any security deposits).

The following are statistics about our company and balance sheet as of July 31, 2020 that are useful in assessing the impact of COVID-19 on our business:

We increased our provision for uncollectable tenant accounts receivable by $1.6 million in the quarter ended July 31, 2020 ($0.04 per Class A Common share), primarily as a result of uncertainty regarding the ongoing COVID-19 pandemic.  This figure represents a financial reporting charge to earnings and Funds From Operations (“FFO”) (1), but the company intends to collect all unpaid rents from its tenants to the extent possible.
In accordance with generally accepted accounting principles (“GAAP”), if the company determines that the collection of a tenant’s future lease payments is not probable, the company must change the revenue recognition for that tenant to cash-basis from accrual basis.  In light of the financial pressure that COVID-19 has been placing on many of our local tenants, we re-evaluated all of those tenants in the third quarter, and as a result of that assessment, have switched 58 tenants, or 6.4% of the approximately 900 tenants in our consolidated portfolio, to cash-basis accounting.  This assessment required the company to write off an additional $1.8 million in billed but uncollected rents and $910,000 in straight-line rents (combined representing $0.07 per Class A Common share). This figure represents a financial reporting charge to earnings and FFO, but the company intends to collect all unpaid rents from its tenants to the extent possible.
We have $42.3 million of cash & cash equivalents currently on our balance sheet.
We have $64 million available on our unsecured revolving credit facility.
We have no material mortgage debt maturing for approximately the next 17 months.
We have temporarily redirected our Acquisitions Department’s efforts to focus on tenant lease modification negotiations.
We have taken proactive measures to manage costs, including reducing, where possible, our common area maintenance spending. We have one ongoing construction project with approximately $5.5 million remaining to complete the project.  Otherwise, only minimal construction is underway.
The health and safety of the company’s employees and their families is a top priority. In mid-March, we seamlessly transitioned 100% of our workforce to working on a remote basis.  In accordance with Connecticut state regulations, our office opened at less than 50% capacity on May 20, 2020, with employees encouraged to continue working from home when feasible consistent with business needs.

THIRD QUARTER 2020

$1.6 million of net income attributable to common stockholders ($0.04 per diluted Class A Common share).
$9.2 million of FFO ($0.24 per diluted Class A Common share).
FFO was reduced by $4.3 million ($0.11 per Class A share) due to the above-noted increases in the COVID-19 related tenant accounts receivable reserves and write-offs.
91.6% of our consolidated portfolio was leased at July 31, 2020.
11.8% average increase in base rental rates on new leases over the last four quarters.
3.6% average increase in base rental rates on lease renewals over the last four quarters.
On July 17, 2020, we paid a $0.07 per share quarterly cash dividend on our Class A Common Stock and a $0.0625 per share quarterly cash dividend on our Common Stock.
 (1) A reconciliation of GAAP net income to FFO is provided at the end of this press release.
Dividend Declarations:
The company’s Board of Directors declared the regular contractual quarterly dividend with respect to each of the company’s Series H and Series K cumulative redeemable preferred stock. All dividends on the preferred stock will be paid on October 30, 2020 to shareholders of record on October 16, 2020.
As a result of COVID-19 and the continuing economic uncertainty resulting from the COVID-19 pandemic, the company’s Board of Directors approved a dividend on its Common and Class A Common stock that is reduced when compared to pre-pandemic amounts, but double last quarter’s dividend. The declared dividend will be $0.14 per Class A Common share and $0.125 per Common share, respectively.  This reduced dividend will preserve $5.5 million of cash in the fourth quarter when compared with pre-pandemic common stock dividend levels.   Dividends on the Common shares and Class A Common shares will be paid on October 16, 2020 to holders of record on October 2, 2020. The company’s Board of Directors will continue to monitor the company’s financial performance and economic outlook and intends to adjust the Class A Common and Common stock dividends during fiscal 2021 to at least the amount required to maintain compliance with its REIT taxable income distribution requirements.

“Our thoughts and prayers continue to go out to all of those impacted by the COVID-19 pandemic, along with great appreciation and respect for those operating every day on the front lines,” said Willing L. Biddle, President and Chief Executive Officer. Mr. Biddle continued…. “[t]he New York City suburban area, where our properties are primarily located, was one of the hardest hit areas of the country at the onset of the pandemic, but has rebounded to be a model on how to coexist with this virus until a vaccine is available.  This was accomplished with the hard work and dedication of our public servants, medical teams and community residents. All of our shopping centers are open and functioning, and our property managers have been reporting that the centers are bustling with customers who are generally acting in a socially-responsible manner by wearing masks and socially distancing where practicable.  We have been focused on protecting the health and well-being of our employees, supporting our tenants and working with the communities to which we and our properties belong. Thankfully, due to our long-term strategy, 84% of our properties, measured by square feet, are anchored by grocery stores, wholesale clubs or pharmacies, and these businesses have remained open and thriving during this crisis, proving how critical they are to the communities that they serve. Commercial landlords like us are facing difficult times with many stores having been forced to temporarily close, but we are pleased to report that 96% of our tenant businesses are now open and operating and doing their best to get back to a new normal.  We are not naïve as to the difficulties and financial stress our tenants have faced and will continue to face from this pandemic, and our top priority is to work with all of those tenants to make sure their businesses survive and thrive coming out the other side of this pandemic.  What this means is that because we are a strong company with a fortress-like balance sheet and strong resources, we have the ability to partner with select tenants to defer, or in select cases, abate their rents until their businesses rebound.  Our collections of contractual rents (before any deferrals or abatements or application of security deposits) was in the 81% range for April and averaged about 81% in our third quarter and 79% in August, and we are hopeful that percentage will continue to rise in September and in the months to come.  At those levels of collections, we can safely cover our fixed costs and preferred dividends with cash flow left over to pay some level of common stock dividends.  We understand that, unfortunately, this is not the dividend level that our investors are used to seeing from our company.  Like nearly all of our retail REIT peers, our earnings have been negatively impacted as a result of tenant collections being significantly less than pre-pandemic levels, but this pandemic is a historical event that we must all bear through with hope and great expectations for the other side.  It’s possible that our lives and our overall business may not completely return to “normal” until a vaccine becomes available to the general population. In the meantime, we will do our best to advance our business, adjusting to the new normal and with great anticipation for when we can restore our common stock dividend to a more customary level.  Our leasing team has already started to see green shoots of leasing activity within our portfolio.  Residential brokers within the suburban markets around New York City, where our properties are located, are reporting an acceleration of city dwellers looking to move to the suburbs, and we expect this long anticipated migration will help our suburban tenant businesses.  This quarter, accounting rules required us to take almost $0.11 per share in COVID-19 related collectability charges, which is the main reason for our lower earnings. Our company entered this pandemic in a very strong position both from an operating and balance sheet perspective, and we fully expect to emerge in good shape on the other side, given our superior real estate, low leverage, high percentage of grocery and pharmacy anchored properties, financial liquidity, flexibility and dedicated employees.”

Net income applicable to Class A Common and Common stockholders for the third quarter of fiscal 2020 was $1,576,000 or $0.04 per diluted Class A Common share and $0.04 per diluted Common share, compared to $7,270,000 or $0.19 per diluted Class A Common share and $0.17 per diluted Common share in last year’s third quarter.  Net income attributable to Class A Common and Common stockholders for the first nine months of fiscal 2020 was $9,446,000 or $0.25 per diluted Class A Common share and $0.22 per diluted Common share, compared to $18,922,000 or $0.50 per diluted Class A Common share and $0.44 per diluted Common share in the first nine months of fiscal 2019.

FFO for the third quarter of fiscal 2020 was $9,230,000 or $0.24 per diluted Class A Common share and $0.22 per diluted Common share, compared with $14,219,000 or $0.37 per diluted Class A Common share and $0.33 per diluted Common share in last year’s third quarter.  For the first nine months of fiscal 2020, FFO amounted to $32,414,000 or $0.85 per diluted Class A Common share and $0.76 per diluted Common share, compared to $40,958,000 or $1.08 per diluted Class A Common share and $0.96 per diluted Common share in the corresponding period of fiscal 2019.

Both net income applicable to Class A Common and Common stockholders and FFO for the nine and three months ended July 31, 2020 were reduced by $5.8 million (approximately $0.15 per Class A Common share) and $4.3 million (approximately $0.11 per Class A Common share) respectively, primarily related to COVID-19 related collectability adjustments to accounts receivable and straight-line rent receivable.

At July 31, 2020, the company’s consolidated properties were 91.6% leased (versus 92.9% at the end of fiscal 2019) and 89.6% occupied (versus 91.2% at the end of fiscal 2019).  The company currently has 382,400 square feet of vacancy in its consolidated portfolio, 32,000 square feet of which is in the lease negotiation stage.  In addition, the company is negotiating letters of intent with potential tenants on another 150,000 square feet of vacant space.  Also, as previously discussed, at July 31, 2020, the leased percentage treats as leased, and the July 31, 2020 occupancy percentage treats as unoccupied,  65,700 square feet of retail space (1.4% of our consolidated square footage) formerly ground leased by Toys R’ Us and Babies R’ Us for $0 at the company’s Danbury Square shopping center in Danbury, CT.  The new owner of this ground lease, which acquired the lease out of the Toys R’ Us bankruptcy process, has not informed the company if it has secured a new tenant for the space.  This vacancy has no cash flow impact on the company.


Both the percentage of property leased and the percentage of property occupied referenced in the preceding paragraph exclude the company’s unconsolidated joint ventures.  At July 31, 2020, the company had equity interests in six unconsolidated joint ventures (719,000 square feet), which were 91.1% leased (96.1% at October 31, 2019).


Urstadt Biddle Properties Inc. is a self-administered equity real estate investment trust which owns or has equity interests in 81 properties containing approximately 5.3 million square feet of space.  Listed on the New York Stock Exchange since 1970, it provides investors with a means of participating in ownership of income-producing properties. It has paid 202 consecutive quarters of uninterrupted dividends to its shareholders since its inception.

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

 (Table Follows)

The following information was filed by Urstadt Biddle Properties Inc (UBA) on Tuesday, September 8, 2020 as an 8K 2.02 statement, which is an earnings press release pertaining to results of operations and financial condition. It may be helpful to assess the quality of management by comparing the information in the press release to the information in the accompanying 10-Q Quarterly Report statement of earnings and operation as management may choose to highlight particular information in the press release.

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