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LEASES | 3 Months Ended
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Mar. 31, 2025
Leases [Abstract] |
LEASES | LEASES The Company leases from CareTrust real property associated with 96 independent skilled nursing and senior living facilities used in the Company’s operations under eight “triple-net” master lease agreements (collectively, the Master Leases), which range in terms from 13 to 20 years. At the Company’s option, the Master Leases may be extended for two or three five-year renewal terms beyond the initial term, on the same terms and conditions. The extension of the term of any of the Master Leases is subject to the following conditions: (1) no event of default under any of the Master Leases having occurred and continuing; and (2) the tenants providing timely notice of their intent to renew. The term of the Master Leases is subject to termination prior to the expiration of the current term upon default by the tenants in their obligations, if not cured within any applicable cure periods set forth in the Master Leases. If the Company elects to renew the term of a Master Lease, the renewal will be effective to all, but not less than all, of the leased property then subject to the Master Lease. During the three months ended March 31, 2025, the Company exercised purchase options under an existing lease arrangement to acquire the real estate of four facilities from CareTrust for $44,627. The Company does not have the ability to terminate the obligations under a Master Lease prior to its expiration without CareTrust’s consent. If a Master Lease is terminated prior to its expiration other than with CareTrust’s consent, the Company may be liable for damages and incur charges such as continued payment of rent through the end of the lease term as well as maintenance and repair costs for the leased property. The rent structure under the Master Leases includes a fixed component, subject to annual escalation equal to the lesser of (1) the percentage change in the Consumer Price Index (but not less than zero) or (2) 2.5%. In addition to rent, the Company is required to pay the following: (1) all impositions and taxes levied on or with respect to the leased properties (other than taxes on the income of the lessor); (2) all utilities and other services necessary or appropriate for the leased properties and the business conducted on the leased properties; (3) all insurance required in connection with the leased properties and the business conducted on the leased properties; (4) all facility maintenance and repair costs; and (5) all fees in connection with any licenses or authorizations necessary or appropriate for the leased properties and the business conducted on the leased properties. The terms and conditions of the one stand-alone lease are substantially the same as those for the master leases described above. Total rent expense under the Master Leases was approximately $17,126 and $16,800 for the three months ended March 31, 2025 and 2024, respectively. Among other things, under the Master Leases, the Company must maintain compliance with specified financial covenants measured on a quarterly basis, including a portfolio coverage ratio and a minimum rent coverage ratio. The Master Leases also include certain reporting, legal and authorization requirements. The Company is in compliance with requirements of the Master Leases as of March 31, 2025. The Company leases facilities where its independent subsidiaries operate and certain administrative offices under non-cancelable operating leases, most of which have initial lease terms ranging from 15 to 20 years. In addition, the Company leases certain of its equipment under non-cancelable operating leases with initial terms ranging from three to five years. Most of these leases contain renewal options, certain of which involve rent increases. The Company's 96 independent subsidiaries, excluding the subsidiaries that are operated under the Master Leases with CareTrust, are operated under 15 separate master lease arrangements. During the three months ended March 31, 2025, the Company entered into one new master lease arrangement to add six stand-alone skilled nursing facilities operated by the Company's independent subsidiaries with an initial term of 15 years. The new master lease arrangement increased the lease liabilities and right-of-use assets by $57,961 to reflect the new lease obligations. Under the master leases, a default at a single facility could subject one or more of the other facilities covered by the same master lease to the same default risk. Failure to comply with Medicare and Medicaid provider requirements is a default under several of the Company’s leases, master lease agreements and debt financing instruments. In addition, other potential defaults related to an individual facility may cause a default of an entire master lease portfolio and could trigger cross-default provisions in the Company’s outstanding debt arrangements and other leases. With an indivisible lease, it is difficult to restructure the composition of the portfolio or economic terms of the lease without the consent of the landlord. The components of operating lease expense are as follows:
|  |  | Three Months Ended March 31, |  |
|  |  |  |  | 2025 |  | 2024 |  |
Rent - cost of services(1) |  |  |  |  | $ | 57,076 |  |  | $ | 51,876 |  |  |
Cost of services(2) |  |  |  |  | 6,429 |  |  | 5,770 |  |  |
General and administrative expense |  |  |  |  | 199 |  |  | 153 |  |  |
Depreciation and amortization(3) |  |  |  |  | 142 |  |  | 303 |  |  |
|  |  |  |  | $ | 63,846 |  |  | $ | 58,102 |  |  |
(1)Rent- cost of services includes deferred rent expense adju stments of $208 and $195 for the three months ended March 31, 2025 and 2024, respectively. Additionally, rent- cost of services includes other variable lease costs such as CPI increases and short-term leases of $4,004 and $3,057 for the three months ended March 31, 2025 and 2024, respectively. (2)Cost of services includes variable lease costs, which consists of property taxes and insurance. (3)Depreciation and amortization is related to the amortization of favorable and direct lease costs. Future minimum lease payments for all third-party leases as of March 31, 2025 are as follows:
Year |  | Amount
2025 (remainder) |  | $ | 158,154 |
2026 |  | 210,667 |
2027 |  | 209,973 |
2028 |  | 208,964 |
2029 |  | 205,115 |
2030 |  | 200,938 |
Thereafter |  | 1,635,059 |
TOTAL LEASE PAYMENTS |  | $ | 2,828,870 |
Less: present value adjustment |  | (964,484) |
PRESENT VALUE OF TOTAL LEASE LIABILITIES |  | $ | 1,864,386 |
Less: current lease liabilities |  | (97,176) |
LONG-TERM OPERATING LEASE LIABILITIES |  | $ | 1,767,210 |
Operating lease liabilities are based on the net present value of the remaining lease payments over the remaining lease term. In determining the present value of lease payments, the Company used its incremental borrowing rate based on the information available at the lease commencement date. As of March 31, 2025, the weighted average remaining lease term is 14.4 years and the weighted average discount rate used to determine the operating lease liabilities is 6.3%. Subsequent to March 31, 2025, the Company expanded its operations through a new master lease with the addition of one stand-alone skilled nursing operation and one stand-alone senior living operation. The aggregate impact to the carrying value of lease liabilities and right-of-use assets related to the long-term leases is estimated to be approximately $34,000. Lessor Activities The Company leases its owned real estate properties to third-party operators, of which 32 senior living operations are operated by The Pennant Group, Inc. (Pennant). All of these properties are triple-net leases, whereby the respective tenants are responsible for all costs at the properties including: (1) all impositions and taxes levied on or with respect to the leased properties (other than taxes on the income of the lessor); (2) all utilities and other services necessary or appropriate for the leased properties and the business conducted on the leased properties; (3) all insurance required in connection with the leased properties and the business conducted on the leased properties; (4) all facility maintenance and repair costs; and (5) all fees in connection with any licenses or authorizations necessary or appropriate for the leased properties and the business conducted on the leased properties. The initial terms range from 14 to 16 years. Total rental income from all third-party sources for the three months ended March 31, 2025 and 2024 is as follows:
| Three Months Ended March 31, |  |  |  |
| 2025 |  | 2024 |  |  |  |  |  |
Pennant(1) | $ | 4,122 |  |  | $ | 3,820 |  |  |  |  |  |  |
Other third-party(2) | 1,879 |  |  | 1,867 |  |  |  |  |  |  |
TOTAL | $ | 6,001 |  |  | $ | 5,687 |  |  |  |  |  |  |
(1) Pennant rental income includes variable rent such as property taxes of $310 and $318 during the three months ended March 31, 2025 and 2024. (2) Other third-party includes rental revenue associated with the Company's subleases to third parties of $1,107 and $1,080 for the three months ended March 31, 2025 and 2024. Future annual rental income for all third-party leases as of March 31, 2025 were as follows:
Year |  | Amount(1)
2025 (remainder) |  | $ | 18,591 |
2026 |  | 24,123 |
2027 |  | 23,605 |
2028 |  | 23,369 |
2029 |  | 23,292 |
2030 |  | 22,300 |
Thereafter |  | 98,057 |
TOTAL |  | $ | 233,337 |
(1) Annual rental income includes base rents and variable rental income pursuant to existing leases as of March 31, 2025. Subsequent to March 31, 2025, the Company entered into two lease agreements with a third-party operator for one stand-alone skilled nursing operation and one stand-alone senior living operation with an initial lease term of 15 years, respectively.
LEASES | LEASES The Company leases from CareTrust real property associated with 96 independent skilled nursing and senior living facilities used in the Company’s operations under eight “triple-net” master lease agreements (collectively, the Master Leases), which range in terms from 13 to 20 years. At the Company’s option, the Master Leases may be extended for two or three five-year renewal terms beyond the initial term, on the same terms and conditions. The extension of the term of any of the Master Leases is subject to the following conditions: (1) no event of default under any of the Master Leases having occurred and continuing; and (2) the tenants providing timely notice of their intent to renew. The term of the Master Leases is subject to termination prior to the expiration of the current term upon default by the tenants in their obligations, if not cured within any applicable cure periods set forth in the Master Leases. If the Company elects to renew the term of a Master Lease, the renewal will be effective to all, but not less than all, of the leased property then subject to the Master Lease. During the three months ended March 31, 2025, the Company exercised purchase options under an existing lease arrangement to acquire the real estate of four facilities from CareTrust for $44,627. The Company does not have the ability to terminate the obligations under a Master Lease prior to its expiration without CareTrust’s consent. If a Master Lease is terminated prior to its expiration other than with CareTrust’s consent, the Company may be liable for damages and incur charges such as continued payment of rent through the end of the lease term as well as maintenance and repair costs for the leased property. The rent structure under the Master Leases includes a fixed component, subject to annual escalation equal to the lesser of (1) the percentage change in the Consumer Price Index (but not less than zero) or (2) 2.5%. In addition to rent, the Company is required to pay the following: (1) all impositions and taxes levied on or with respect to the leased properties (other than taxes on the income of the lessor); (2) all utilities and other services necessary or appropriate for the leased properties and the business conducted on the leased properties; (3) all insurance required in connection with the leased properties and the business conducted on the leased properties; (4) all facility maintenance and repair costs; and (5) all fees in connection with any licenses or authorizations necessary or appropriate for the leased properties and the business conducted on the leased properties. The terms and conditions of the one stand-alone lease are substantially the same as those for the master leases described above. Total rent expense under the Master Leases was approximately $17,126 and $16,800 for the three months ended March 31, 2025 and 2024, respectively. Among other things, under the Master Leases, the Company must maintain compliance with specified financial covenants measured on a quarterly basis, including a portfolio coverage ratio and a minimum rent coverage ratio. The Master Leases also include certain reporting, legal and authorization requirements. The Company is in compliance with requirements of the Master Leases as of March 31, 2025. The Company leases facilities where its independent subsidiaries operate and certain administrative offices under non-cancelable operating leases, most of which have initial lease terms ranging from 15 to 20 years. In addition, the Company leases certain of its equipment under non-cancelable operating leases with initial terms ranging from three to five years. Most of these leases contain renewal options, certain of which involve rent increases. The Company's 96 independent subsidiaries, excluding the subsidiaries that are operated under the Master Leases with CareTrust, are operated under 15 separate master lease arrangements. During the three months ended March 31, 2025, the Company entered into one new master lease arrangement to add six stand-alone skilled nursing facilities operated by the Company's independent subsidiaries with an initial term of 15 years. The new master lease arrangement increased the lease liabilities and right-of-use assets by $57,961 to reflect the new lease obligations. Under the master leases, a default at a single facility could subject one or more of the other facilities covered by the same master lease to the same default risk. Failure to comply with Medicare and Medicaid provider requirements is a default under several of the Company’s leases, master lease agreements and debt financing instruments. In addition, other potential defaults related to an individual facility may cause a default of an entire master lease portfolio and could trigger cross-default provisions in the Company’s outstanding debt arrangements and other leases. With an indivisible lease, it is difficult to restructure the composition of the portfolio or economic terms of the lease without the consent of the landlord. The components of operating lease expense are as follows:
|  |  | Three Months Ended March 31, |  |
|  |  |  |  | 2025 |  | 2024 |  |
Rent - cost of services(1) |  |  |  |  | $ | 57,076 |  |  | $ | 51,876 |  |  |
Cost of services(2) |  |  |  |  | 6,429 |  |  | 5,770 |  |  |
General and administrative expense |  |  |  |  | 199 |  |  | 153 |  |  |
Depreciation and amortization(3) |  |  |  |  | 142 |  |  | 303 |  |  |
|  |  |  |  | $ | 63,846 |  |  | $ | 58,102 |  |  |
(1)Rent- cost of services includes deferred rent expense adju stments of $208 and $195 for the three months ended March 31, 2025 and 2024, respectively. Additionally, rent- cost of services includes other variable lease costs such as CPI increases and short-term leases of $4,004 and $3,057 for the three months ended March 31, 2025 and 2024, respectively. (2)Cost of services includes variable lease costs, which consists of property taxes and insurance. (3)Depreciation and amortization is related to the amortization of favorable and direct lease costs. Future minimum lease payments for all third-party leases as of March 31, 2025 are as follows:
Year |  | Amount
2025 (remainder) |  | $ | 158,154 |
2026 |  | 210,667 |
2027 |  | 209,973 |
2028 |  | 208,964 |
2029 |  | 205,115 |
2030 |  | 200,938 |
Thereafter |  | 1,635,059 |
TOTAL LEASE PAYMENTS |  | $ | 2,828,870 |
Less: present value adjustment |  | (964,484) |
PRESENT VALUE OF TOTAL LEASE LIABILITIES |  | $ | 1,864,386 |
Less: current lease liabilities |  | (97,176) |
LONG-TERM OPERATING LEASE LIABILITIES |  | $ | 1,767,210 |
Operating lease liabilities are based on the net present value of the remaining lease payments over the remaining lease term. In determining the present value of lease payments, the Company used its incremental borrowing rate based on the information available at the lease commencement date. As of March 31, 2025, the weighted average remaining lease term is 14.4 years and the weighted average discount rate used to determine the operating lease liabilities is 6.3%. Subsequent to March 31, 2025, the Company expanded its operations through a new master lease with the addition of one stand-alone skilled nursing operation and one stand-alone senior living operation. The aggregate impact to the carrying value of lease liabilities and right-of-use assets related to the long-term leases is estimated to be approximately $34,000. Lessor Activities The Company leases its owned real estate properties to third-party operators, of which 32 senior living operations are operated by The Pennant Group, Inc. (Pennant). All of these properties are triple-net leases, whereby the respective tenants are responsible for all costs at the properties including: (1) all impositions and taxes levied on or with respect to the leased properties (other than taxes on the income of the lessor); (2) all utilities and other services necessary or appropriate for the leased properties and the business conducted on the leased properties; (3) all insurance required in connection with the leased properties and the business conducted on the leased properties; (4) all facility maintenance and repair costs; and (5) all fees in connection with any licenses or authorizations necessary or appropriate for the leased properties and the business conducted on the leased properties. The initial terms range from 14 to 16 years. Total rental income from all third-party sources for the three months ended March 31, 2025 and 2024 is as follows:
| Three Months Ended March 31, |  |  |  |
| 2025 |  | 2024 |  |  |  |  |  |
Pennant(1) | $ | 4,122 |  |  | $ | 3,820 |  |  |  |  |  |  |
Other third-party(2) | 1,879 |  |  | 1,867 |  |  |  |  |  |  |
TOTAL | $ | 6,001 |  |  | $ | 5,687 |  |  |  |  |  |  |
(1) Pennant rental income includes variable rent such as property taxes of $310 and $318 during the three months ended March 31, 2025 and 2024. (2) Other third-party includes rental revenue associated with the Company's subleases to third parties of $1,107 and $1,080 for the three months ended March 31, 2025 and 2024. Future annual rental income for all third-party leases as of March 31, 2025 were as follows:
Year |  | Amount(1)
2025 (remainder) |  | $ | 18,591 |
2026 |  | 24,123 |
2027 |  | 23,605 |
2028 |  | 23,369 |
2029 |  | 23,292 |
2030 |  | 22,300 |
Thereafter |  | 98,057 |
TOTAL |  | $ | 233,337 |
(1) Annual rental income includes base rents and variable rental income pursuant to existing leases as of March 31, 2025. Subsequent to March 31, 2025, the Company entered into two lease agreements with a third-party operator for one stand-alone skilled nursing operation and one stand-alone senior living operation with an initial lease term of 15 years, respectively.

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- Definition The entire disclosure for operating leases of lessee. Includes, but is not limited to, description of operating lease and maturity analysis of operating lease liability. + References Reference 1: http://www.xbrl.org/2003/role/disclosureRef -Topic 842 -SubTopic 20 -Name Accounting Standards Codification -Publisher FASB -URI https://asc.fasb.org/842-20/tableOfContent + Details
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