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COMMITMENTS AND CONTINGENCIES | 3 Months Ended
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Jul. 31, 2016
COMMITMENTS AND CONTINGENCIES [Abstract] |
COMMITMENTS AND CONTINGENCIES | NOTE 6 • COMMITMENTS AND CONTINGENCIES Litigation. We are not a party to any legal proceedings which are expected to have a material effect on our liquidity, financial position, cash flows or results of operations. We are subject to a variety of legal actions for personal injury or property damage arising in the ordinary course of our business, most of which are covered by liability insurance. Various claims of resident discrimination are also periodically brought, most of which also are covered by insurance. While the resolution of these matters cannot be predicted with certainty, management believes that the final outcome of such legal proceedings and claims will not have a material effect on our liquidity, financial position, cash flows or results of operations. Insurance. We carry insurance coverage on our properties in amounts and types that we believe are customarily obtained by owners of similar properties and are sufficient to achieve our risk management objectives. Purchase Options. We have granted options to purchase certain of our properties to tenants under lease agreements. In general, the options grant the tenant the right to purchase the property at the greater of such property’s appraised value or an annual compounded increase of a specified percentage of our initial cost for the property. As of July 31, 2016, the total investment cost, plus improvements, for the 14 properties subject to purchase options was $96.7 million, and the total gross rental revenue from these properties was $2.2 million for the three months ended July 31, 2016. The tenant in our 8 Spring Creek senior housing properties has exercised its option to purchase the portfolio for a sale price of $43.5 million. The Spring Creek portfolio accounts for $40.9 million of the total investment cost and approximately $881,000 of the total gross rental revenue subject to purchase options. Environmental Matters. Under various federal, state and local laws, ordinances and regulations, a current or previous owner or operator of real estate may be liable for the costs of removal of, or remediation of, certain hazardous or toxic substances in, on, around or under the property. While we currently have no knowledge of any material violation of environmental laws, ordinances or regulations at any of our properties, there can be no assurance that areas of contamination will not be identified at any of our properties, or that changes in environmental laws, regulations or cleanup requirements would not result in material costs to us. Restrictions on Taxable Dispositions. Approximately 51 of our properties, consisting of approximately 765,000 square feet of our combined commercial properties and 4,603 apartment units, are subject to restrictions on our ability to resell in taxable transactions. These restrictions are contained in agreements we entered into with some of the sellers or contributors of the properties, and are effective for varying periods. The real estate investment amount of these properties (net of accumulated depreciation) was $436.4 million at July 31, 2016. We do not believe that these restrictions materially affect the conduct of our business or decisions whether to dispose of these properties during the restriction periods because we generally hold properties for investment purposes, rather than for sale. Historically, where we have deemed it to be in the Company’s and the shareholders’ best interests to dispose of restricted properties, we have done so through tax-deferred transactions under Section 1031 of the Internal Revenue Code. Exchange Value of Units. Whenever limited partners of the Operating Partnership exercise their Exchange Rights, we have the right, but not the obligation, to acquire such Units in exchange for either cash or our Common Shares on a one-for-one basis. If Units are exchanged for cash, the amount of cash per Unit is equal to the average of the daily market price of a Common Share for the ten consecutive trading days immediately preceding the date of valuation of the Unit. As of July 31, 2016 and 2015, the aggregate exchange value of the then-outstanding Units of the Operating Partnership owned by limited partners was approximately $106.9 million and $100.3 million, respectively. All Units receive the same cash distributions as those paid on our Common Shares. Joint Venture Buy/Sell Options. Several of our joint venture agreements contain buy/sell options in which each party under certain circumstances has the option to acquire the interest of the other party, but do not generally require that we buy our partners’ interests. However, from time to time, we have entered into joint venture agreements which contain options compelling us to acquire the interest of the other parties. We currently have one such joint venture, IRET-Minot Apartments, in which our joint venture partner can, for the four-year period from February 6, 2016 through February 5, 2020, compel us to acquire the partner’s interest for a price to be determined in accordance with the provisions of the joint venture agreement. The joint venture partner’s interest is reflected as a redeemable noncontrolling interest on the Condensed Consolidated Balance Sheets. See Note 11 for additional information. Tenant Improvements. In entering into leases with tenants, we may commit to fund improvements or build-outs of the rented space to suit tenant requirements. These tenant improvements are typically funded at the beginning of the lease term, and we are accordingly exposed to some risk of loss if a tenant defaults prior to the expiration of the lease term and the rental income that was expected to cover the cost of the tenant improvements is not received. As of July 31, 2016, we are committed to fund $5.3 million in tenant improvements within approximately the next 12 months. Development Project. As of July 31, 2016, we had development projects underway or placed in service during the quarter, the costs for which have been capitalized, as follows:
|  |  |  |  |  | (in thousands) |  | (in fiscal years) |
|  |  |  | Rentable |  |  |  |  |  |  |  | Anticipated |
|  |  |  | Square Feet |  | Anticipated |  | Costs as of |  | Construction |
Project Name and Location |  | Planned Segment |  | or Number of Units |  | Total Cost |  | July 31, 2016 |  | Completion |
71 France - Edina, MN(1) |  | Multifamily |  | 241 units |  |  | 73,290 |  |  | 72,230 |  | In Service |
Monticello Crossings - Monticello, MN |  | Multifamily |  | 202 units |  |  | 31,784 |  |  | 24,248 |  | 3Q 2017 |
Other |  | n/a |  | n/a |  |  | n/a |  |  | 3,155 |  | n/a |
|  |  |  |  |  | $ | 105,074 |  | $ | 99,633 |  |  |
| (1) |  | The project is owned by a joint venture entity in which we currently have an approximately 52.6% interest. The anticipated total cost amount given in the table above is the total cost to the joint venture entity. The anticipated total cost includes approximately 21,772 square feet of retail space.
These development projects are subject to various contingencies, and no assurances can be given that they will be completed within the time frames or on the terms currently expected. Construction interest capitalized for the three month periods ended July 31, 2016 and 2015, respectively, was approximately $153,000 and $2.3 million for development projects completed and in progress. Pending Disposition. We currently have a signed sales agreement for the disposition of the following properties. This pending disposition is subject to various closing conditions and contingencies, and no assurances can be given that the transaction will be completed on the terms currently proposed, or at all:
| · |  | eight senior housing properties and a parcel of unimproved land in Idaho for a sales price of $43.5 million, pursuant to the tenant exercising its purchase option.

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