The U.S. CMBS delinquency rate increased by 15 basis points to 1.85 percent in May from 1.70 percent in April, marking the largest month-over-month increase since October 2020, according to Fitch Ratings, which provides the following delinquency rate breakdown by sector:
–Retail*: 4.90% (from 4.60% in April);
–Hotel: 3.98% (3.95%);
–Office: 1.81% (1.42%);
–Multifamily**: 0.45% (0.47%);
–Industrial: 0.44% (0.43%);
–Mixed Use: 1.91% (1.74%);
–Self-Storage: 0.00% (0.06%);
–Other: 1.41% (1.34%).
*Regional Malls: 6.89% (6.55%).
**Student Housing: 1.13% (1.12%).
According to Trepp, in May 2023, the overall U.S. CMBS delinquency rate increased by 53 basis points to 3.62 percent. The Trepp report states that year-over-year, the rate is up 48 basis points; year-to-date, the rate is up 58 basis points; and one year ago, the delinquency rate was 3.14 percent.
Colliers reports that the U.S. office vacancy rate in Q1–2023 was 16.1 percent—higher than in Q1–2022 (15 percent) and Q1–2021 (14.2 percent). Construction activity slowed in Q1–2023, with 93.5 million square feet underway, compared to 121.9 million square feet in Q1–2022, according to the report, while sublease space availability reached a record 254 million square feet.
According to WFH Research (May 2023 update), the percentage of paid full days worked from home in early 2023 was near 28 percent. The research report states that by February 2023, 11.5 percent of full-time employees were fully remote, 28.8 percent were in a hybrid arrangement and 59.6 percent were fully on-site, with work from home arrangements more common in major cities than in smaller cities and towns.
In a statement issued on May 4th, the Central Bank of Argentina (BCRA) prohibited payment service providers (PSPs) from carrying out or facilitating operations with cryptocurrency assets. According to the statement, the measure ordered by BCRA “seeks to mitigate the risks that operations with these assets could generate for users of financial services and the national payment system.”
Argentina is struggling with high rates of inflation and dwindling dollar reserves. According to Forbes, Dólar Blue (the Argentine pesos’ informal dollar exchange rate) reached a 497-to-1 ratio on April 25 and inflation surpassed one hundred percent year-over-year as of March. Reuters reported on April 26 that in an effort to ease the outflow of dollars, Argentina will start to pay for Chinese imports in yuan rather than dollars.
The economic conditions in Argentina have made cryptocurrency popular and have increased its usage. An April 2022 survey conducted by Americas Market Intelligence (AMI) found that 51 percent of Argentine consumers have already purchased crypto and 27 percent buy cryptocurrencies regularly—a significant jump from the 12 percent adoption rate recorded in an AMI survey conducted at the end of 2021.
The property market in Argentina is generally priced and transacted in U.S. dollars.
On March 22, the Arlington County Board voted 5-0 to adopt a series of Zoning Ordinance and General Land Use Plan amendments related to its Missing Middle Housing Study (MMHS). According to the county, “missing middle” is a term that refers to the range of housing types (e.g., duplexes, triplexes, townhomes) that fit between single-family detached homes and mid-to-high-rise apartment buildings.
The recently-adopted amendments will allow for Expanded Housing Options (EHO) development for up to six units per residential lot—if certain conditions are met, including the same building height, setbacks and size as allowed for single-detached homes. EHO development will be allowed by right on properties in the R-20, R-10, R-8, R-6, and R-5 districts, according to the county. The Washington Post reports that starting July 1 of this year, the county will issue 58 permits annually for “missing middle” buildings and the annual cap will be lifted in 2028.
A county bulletin states that single-family detached housing makes up 24 percent of Arlington’s housing and 73 percent of the land area that contains housing. Together, stacked duplex, side-by-side duplex, townhouse, and low-rise multifamily make up 18 percent of the residential land area in the county, according to the bulletin. Arlington is 26 square miles and has a population of 232,965, 76.3 percent of whom (ages 25+) have a bachelor’s degree or higher, according to the U.S. Census Bureau. As of last month, the median home price in Arlington was $645,000, nearly double the national figure, according to the Post.
A district judge in England has ordered Donelan Trading Ltd. to rebuild an 18th century pub building within 12 months and using the stones from the demolition rubble, according to The Washington Post. A trial last year at Burnley Magistrates’ Court found five people guilty of illegally demolishing the building in June 2021, according to The Guardian. The court ordered the defendants to pay a combined £70,000 ($85,000) in fines and court costs, according to Food & Wine. At trial, the defense argued that the pub building, which had been derelict since 2012, was at risk of collapsing onto the road and that the developers had sought guidance from authorities but “nobody was helping,” according to The Guardian. The Post reports that Donelan Trading Ltd., purchased the property in 2015.
The Punch Bowl Inn at Hurst Green, Lancashire was a Grade II-listed building. Listing means there may be controls and restrictions over what modifications can be made to a building’s interior and exterior. According to Bidwells, a “listed building” is one that is recognized as being of national importance and a Grade II listed building is defined as a UK building or structure that is of special interest, warranting every effort to preserve it. Listed buildings come in three categories of significance: Grade I for buildings of the highest significance, Grade II*, and Grade II. Ninety-two percent of all listed buildings are Grade II, according to Historic England which also states that the National Heritage List for England (NHLE) is the only official, up to date, register of all nationally protected historic buildings and sites in England.
A CRE CLO (commercial real estate collateralized loan obligation) is a securitization vehicle the underlying assets of which are short-term (usually three to five years), floating-rate loans collateralized by transitional properties. CRE CLOs are actively managed by an asset manager who is typically permitted to add and remove loans during a specified reinvestment period. CRE CLOs are structured with several tranches (i.e., senior, mezzanine and equity) of rated debt issued to investors and are often used as a balance sheet financing tool for the loan originator.
Trepp reports that in 2021, 51 CRE CLO deals were issued, amounting to a total securitized balance of just over $45 billion. In 2022, CRE CLO issuance totaled $30.3 billion, according to CRE Finance Council. DBRS Morningstar attributes the 2022 drop in CRE CLO issuance to sharply widening spreads, rising interest rates and macroeconomic disruptions related to the war in Ukraine.
According to DBRS Morningstar, in Q2-2022, multifamily collateral accounted for 80.1 percent of all loans that contributed into CRE CLOs, an increase from 75.0 percent in the prior quarter. Lodging made up the second-highest proportion (6.8 percent) of loans contributed into CRE CLO deals, surpassing office loans, which typically have been the second-highest property type contributed, according to the report.
A Policy Analysis Report from San Francisco’s Budget and Legislative Analyst Office estimates that the shift to remote working has resulted in 147,303 fewer office workers in downtown San Francisco (“Downtown”) each workday. The report cites to an NBER Working Paper which estimates that workers in San Francisco spent an average of $168 per week near their workplaces, prior to the pandemic. Thus, expenditures Downtown by office workers alone would be reduced by approximately $1.2 billion per year if an office attendance rate of 40 percent holds into the future.
According to the report (citing data from JLL), the office vacancy rate Downtown increased from 5.2 percent in Q4-2019 to 25.1 percent in Q4-2022. Among Downtown businesses, business tax obligations declined by an estimated $144 million between calendar years 2019 and 2021 from $862 to $718 million and comparing all of 2019 to all of 2021, sales tax revenue generated Downtown (zip codes 94111, 94114 and 94105), declined by 38.6 percent, more than the citywide reduction of 20.7 percent, according to the report.
The Virginia Freedom of Information Act (“VFOIA”) proclaims that “[t]he affairs of government are not intended to be conducted in an atmosphere of secrecy since at all times the public is to be the beneficiary of any action taken at any level of government.” Va. Code § 2.2-3700(B). To live up to its objectives, VFOIA must ensure an adequate and lawful search. In its current state, VFOIA fails to do this and as a result, Virginians are left with more promise than substance. This article proposes legislative changes that could help to align VFOIA’s objectives with its effect.
The term “search” (in its various forms) is stated seven times in the statute. In each of these references, the term is used to refer to the critical process of locating public records—the very essence of VFOIA. Despite this prominent presence, “search” is not defined in VFOIA’s definitions section (Va. Code § 2.2-3701). One Virginia case barely and vaguely alludes to the parameters of an adequate and lawful VFOIA search but in general, VFOIA trails behind federal FOIA when it comes to the extent to which the adequacy of a search has been litigated and assessed. This is the case even though VFOIA was enacted in 1968—just two years after the federal FOIA statute (enacted in 1966). The difference in the number of people to whom each statute applies does not fully explain and justify the differential in the level of discourse and development between VFOIA and federal FOIA. [As this article is not a comparative law analysis, it will not delve further into the substantive differences between VFOIA and federal FOIA. For additional information on the adequacy of a search under federal FOIA, the U.S. Department of Justice provides a compendium of federal court decisions on this topic; FOIA Wiki provides an overview; as does CRS; and LCW summarizes and explains a recent search-related case in the Ninth Circuit.]
Resort to the Virginia Freedom of Information Advisory Council (hereinafter, the “VFOIA Council”) does little to further materialize VFOIA’s promise. Per its enabling statute (Va. Code § 30-179), the VFOIA Council is an advisory council in the legislative branch which is tasked with encouraging and facilitating compliance with VFOIA. The VFOIA Council website states in part that “[t]he FOIA Council answers questions from private citizens, state and local public officials, and the media about access to public records and meetings.” It goes on to state that “[a]s part of its statutory duties” … “the [VFOIA Council] is charged with providing opinions about the application and interpretation of [VFOIA], conducting [VFOIA] training seminars, and publishing educational materials.” The VFOIA Council is neither a lawmaking body, nor is it a court of law, nor does it involve itself in pending litigation. Furthermore, opinions by the VFOIA Council are non-binding (but can be persuasive).
In a recent citizen inquiry, the following was asked of the VFOIA Council:
What constitutes an adequate and lawful search as the term “search” is used in the Code of Virginia at §§ 2.2-3704(C), 2.2-3704(F) and 2.2-3704.1(A)(6)? To elaborate for clarity, if the Council were training a new FOIA Officer on how to conduct an adequate and lawful search under VFOIA, what instructions, parameters and factors would the Council present to the new FOIA Officer?
Please see AO-04-10 regarding searches for public records; as stated therein, “the circumstances of a search may vary depending on any number of factors, such as the nature and scope of the request, the volume of records being requested, the age of the records, the media upon which the records are recorded and the manner in which they are kept….while the methods and extent of searches may vary, any search for records made under FOIA must be carried out in good faith.”
The advisory opinion referenced in the VFOIA Council’s response (hereinafter, “AO-04-10”) states in relevant part that “FOIA does not specify the extent to which a public body must search for records in response to a request. Our research did not reveal any published opinions of the Virginia courts, Attorney General, or this office directly addressing this issue.” AO-04-10 goes on to state: “… there can be no bright-line rule setting forth exact requirements for every search. Questions of reasonableness are matters for the courts to decide. I would also note that if the extent of a search becomes an issue in litigation, it is within the powers of a court to order a public body to perform a search and to delineate the parameters of that search.” [footnotes omitted]
Even assuming that the VFOIA Council’s position (articulated in AO-04-10) that “there can be no bright-line rule setting forth exact requirements for every search” does not amount to a logical fallacy, there certainly can be statutory language establishing fundamental parameters for every search, along with core procedures—applied universally to every search—which ensure an adequate and lawful search.
AO-04-10 goes on to quote the Supreme Court of Virginia stating that the “law never presumes that a man will violate the law. Rather, the ancient presumption is that every man will obey the law … a similar presumption follows the public official into his office” (quoting from WTAR Radio-TV Corporation v. City Council of the City of Virginia Beach, 216 Va. 892 (1976)). In the aforementioned case, the dispositive question was “whether petitioners’ allegations of previously consummated violations of [VFOIA] were sufficient to support the issuance of the requested injunction restraining future violations.” The High Court was making the point that while a previous course of conduct [e.g., a previously consummated VFOIA violation] may raise an inference that such conduct will be repeated, a “mere inference does not support an apprehension with reasonable probability such as would justify imposition of a judicial sanction.” The case neither mentions the term “search”, nor is it about VFOIA searches, nor does it suggest that there is a presumption of competency in “good faith” VFOIA searches, nor does it state that the presumption of law-obeyance cannot be rebutted with evidence of current government dishonesty or misbehavior. Statutory language that articulates a more detailed standard for an adequate and lawful VFOIA search would not disturb the presumption described in WTAR Radio-TV Corporation.
In AO-04-10, the VFOIA Council also states that “[q]uestions of reasonableness are matters for the courts to decide.” Be that as it may, courts regularly look to statutory language for direction and when a statute does not provide parameters for an adequate and lawful VFOIA search, at least some courts would be hesitant to legislate from the bench and create search parameters. Other courts may end up ruling arbitrarily or inconsistently on the matter. Thus, a “good faith” VFOIA search is hampered and threatened by the absence of statutory specificity and guidance. Indeed, the very same case cited in AO-04-10 states: “Whether the enforcement provisions of [VFOIA] should be amended, and if so, in what manner, are matters of public policy solely within the jurisdiction of the General Assembly.”
To ensure that Virginians benefit from VFOIA’s promise, the Virginia General Assembly should consider amending VFOIA as follows:
1.) Define the term “search” within the statute. At a minimum, the definition should include that a VFOIA search is a competent, thorough search, the parameters of which are articulable, conducted by a VFOIA-trained individual, and which is reasonably calculated to uncover all relevant public records;
2.) Require VFOIA search-specific training. As part of the training it provides pursuant to Va. Code §§ 2.2-3704.2 and 2.2-3704.3, the VFOIA Council should provide instruction on how to conduct an adequate and lawful VFOIA search. The instruction provided by the VFOIA Council should be comprehensive, detailed and reproducible. This instruction should extend well beyond the current procedure of advising the trainee that “any search for records made under FOIA must be carried out in good faith.”;
3.) Implement a VFOIA search affidavit process. Require the public body to produce (upon request) a reasonably detailed, nonconclusory affidavit, submitted in good faith, that describes the search process and demonstrates that the public body undertook an adequate and lawful VFOIA search. The affidavit should also include a list of each record withheld in whole or in part, with identifying characteristics, such as title, date, number of pages, addressor/addressee and general subject matter; and
4.) Include a provision to guard against conflict of interest. For public bodies with sufficient personnel, this provision should establish a sturdy procedural firewall between the trained individual(s) conducting the VFOIA search and public officials and/or employees whose interests may come into conflict with the VFOIA production.
At least two recent petitions—one filed in 2015 and the other in 2020—have alleged claims related to the adequacy of VFOIA searches. It is likely that adequacy of a VFOIA search will come up in future litigation. VFOIA should be amended to provide clear guidance and procedure for an adequate and lawful VFOIA search.
On August 4, 1822, Virginian James Madison penned a letter in which he stated that “[a] popular Government, without popular information, or the means of acquiring it, is but a Prologue to a Farce or a Tragedy; or, perhaps both.” In the spirit of Madison’s admonition, Virginia’s General Assembly should legislate to render VFOIA meaningful and effective for the people and commerce of the Commonwealth.
A new study by Watling and Breach finds that Britain’s housing shortage began at the beginning of the post-war period, not at its conclusion.
England and Wales saw housebuilding rates drop by a third after the introduction of the Town and Country Planning Act of 1947, from 1.9 percent growth per year between 1856 and 1939 to 1.2 percent between 1947 and 2019, according to the study, which states that “even though public sector housebuilding increased from 0.2 percent a year before 1939 to 0.5 percent after 1947, annual private housebuilding fell by more than half, from an average of 1.7 percent before 1939 to 0.7 percent after 1947.” In 1955, the UK had a ratio of dwellings per person that was 5.5 percent above the European average, but by 1979 it was 1.8 percent below it, and by 2015 it had fallen further to at least 7.8 percent below the modern average, according to the study.
According to the UK Parliament, “Parliament saw it as essential to restrict the growth of large cities. The Town and Country Planning Act of 1947 laid down procedures to control urban sprawl into the countryside. All planning was to be subject to planning permission by local councils. Most importantly, every area of the country was to have a ‘development plan’ showing how each area was either to be developed or preserved.”
Savills reports that Southeast Asia’s e-commerce sector is projected to develop at a compound annual growth rate (CAGR) of 34 percent to USD $102 billion by 2025, up from USD $5.5 billion in 2015. From 2016 to 2021, the total value of e-commerce sales in Southeast Asia grew fivefold annually and e-commerce’s share of all retail sales surged from five percent to 20 percent, according to McKinsey. The McKinsey analysis states that the average e-commerce penetration rate (excluding food and beverage) in Southeast Asia is 20 percent, whereas, by comparison, China’s penetration rate is 47 percent.
The growing trend of online shopping in Southeast Asia has resulted in retail sellers recording strong sales growth, according to Business Wire, which states that in December 2022, Shopee (one of the leading e-commerce marketplaces in Southeast Asia) announced that its sellers have recorded a sales growth of 25 percent in Malaysia. Indonesia, with a population of 278 million, is the region’s largest market for online purchasing with sales of $43.4 billion in 2021 and year-over-year growth of 32 percent, according to Practical Ecommerce (citing data from Statista’s ecommerceDB). Despite its large population (112.7 million), the Philippines has relatively low e-commerce engagement with 2021 online sales somewhere between $5.5 billion (Global Data) and $12 billion (Statista) and an internet penetration rate of 68 percent—the region’s lowest, according to the report. However, B2C (business-to-consumer) e-commerce in the Philippines is expected to grow steadily, recording a CAGR of 18.24 percent during 2022-2026, according to Research and Markets (reported in GlobeNewswire).
Investment activity in Southeast Asia’s industrial real estate sector appears vigorous. Manila’s warehouse sector registered the highest lease rate growth half-yearly in Southeast Asia at 15 percent, according to Knight Frank’s H2-2022 APAC Logistics Highlights (reported in RETalk Asia). Shopee, the e-commerce platform of Singaporean global consumer internet company Sea Ltd. intends to construct a 1.4 million square foot mega logistics warehouse in Klang, Malaysia, according to TechNode Global. Furthermore, Apple, in an effort to reduce reliance on China and diversify its supply chain, is moving production of MacBooks to Vietnam, with production slated to begin in the Southeast Asian country as early as May 2023, according to Forbes. CBRE analysis suggests that every USD $1 billion of additional e-commerce sales requires an additional one million square feet of logistics space.
Southeast Asia consists of Brunei, Cambodia, Indonesia, Laos, Malaysia, Myanmar, the Philippines, Singapore, Thailand, Timor-Leste and Vietnam.