Earnings Call Transcript - CNOB Q1 2024

Operator, Operator

Thank you for your patience. My name is Marvilou, and I will be your conference operator today. I would like to welcome everyone to the ConnectOne Bancorp, Inc. First Quarter 2024 Earnings Call. Thank you.

Siya Vansia, Chief Brand and Innovation Officer

Good morning and welcome to today's conference call to review ConnectOne's results for the first quarter of 2024 and to update you on recent developments. On today's conference call will be Frank Sorrentino, Chairman and Chief Executive Officer; and Bill Burns, Senior Executive Vice President and Chief Financial Officer. I would also like to caution you that we may make forward-looking statements during today's conference call that are subject to risks and uncertainties. Factors that may cause actual results to differ materially from expectations are detailed in our SEC filings. The forward-looking statements included in this conference call are only made as of the date of this call and the company is not obligated to publicly update or revise them. In addition, certain terms used in this call are non-GAAP financial measures, reconciliations of which are provided in the company's earnings release and accompanying tables and schedules, which has been filed on Form 8-K with the SEC and may also be accessed through the company's website. I will now turn the call over to Frank Sorrentino.

Frank Sorrentino, Chairman and Chief Executive Officer

Thank you, Siya, and I appreciate everyone joining us this morning to discuss ConnectOne's first quarter performance. We entered the first quarter firmly on the offensive, and despite the backdrop of a challenging landscape, we remain dedicated to our relationship banking model. The efforts of our team, the investments we've made in our future, and our unwavering commitment to our clients is paying dividends and demonstrating the strong forward direction. As you have heard me emphasize before, supporting our clients is ConnectOne's top priority, an approach that has consistently proven effective and has enabled us to expand our banking relationships, grow in the number of verticals, and expand into new markets, while also reducing exposure to non-relationship businesses. Through the aligned efforts of our entire team, we began to see an increase in deposits in the fourth quarter of last year, and that momentum is continuing during this first quarter. We are optimistic that this trend will continue throughout the year. Bill will get into this further, but the sources of deposit growth include building our C&I client list, our recent entry into the Long Island market, and the ongoing expansion of our presence in Florida. As for the loan portfolio, we continue to see opportunities from our existing clients, particularly in the C&I and construction verticals, and we've begun to manage non-relationship loans off the balance sheet. These actions are intended to improve our loan-to-deposit ratio and lower our CRE concentration. Shifting to net interest margin, we're already seeing a gradual expansion in our net interest margin ahead of Fed rate cuts, and as Bill will cover in more detail, our NIM showed a favorable trajectory during the first quarter. Turning to credit, several important credit quality metrics improved during this first quarter. Non-accrual loans declined. Criticized and classified loans continue to decrease, and delinquencies remain very low. These efforts all reflect our longstanding high credit standards, our relationship-based client philosophy, and our track record of avoiding riskier sub-segments, such as the New York City office, which represents just 1% of our total loans, and New York City regulated, where the exposure is less than 5%. In terms of capital, our regulatory ratios remain well above required minimums, and our tangible common equity ratio was 9.25% at the quarter end, affording us the flexibility to repurchase stock during times of slower growth. We expect to continue repurchases under the current operating and economic environment. Those who follow us closely know we've had an excellent track record in growing tangible book value, and once again, our tangible book value per share increased during the first quarter and is up over 5.5% from a year ago. Additionally, reflecting the confidence in our future profitability and a solid capital base, we're pleased to announce a $0.01 increase in our cash dividend to $0.18 a share. This is our fifth dividend increase since 2021, and our Board of Directors will continue to evaluate future dividend increases in the future. Supporting our focus on driving growth, we continue to hire high-performing talent, adding to an already experienced team of bankers here at ConnectOne. This is nothing new for us, as we've always taken an opportunistic approach to talent acquisition and the shifts in our market and among the competitors that provide lucrative opportunities for us. I am also pleased to note we're seeing compelling opportunities for non-interest income growth, including within our BoeFly platform. The platform continues to onboard new franchisor brands while expanding the use of its hallmark product, bVerify, through the company's franchisee base. As we look ahead, we continue to explore opportunities to build that ecosystem around the needs of franchisees. In summary, I'm pleased to report the company delivered a good start to the year, both financially and operationally, and we believe ConnectOne is well-positioned to execute on our long-term objectives. So with that, I'll turn it over to Bill to give us a little bit more depth and some color on the results. Bill?

William Burns, Senior Executive Vice President and Chief Financial Officer

Okay, thanks, Frank. Good morning to everyone. I would like to start off by giving everyone on the call just a general view on where ConnectOne's financial state is and where our metrics are headed this year. So notwithstanding the Fed's continued hawkish stance, our goal and our outlook is to finish 2024 with an even stronger balance sheet and increased profitability. First, we see a wider net interest margin coming for ConnectOne, which will drive improved profitability. Second, we are aiming for slow but smart fund growth, which will contribute to wider margins, improve our loans and deposit ratio, and reduce our commercial real estate concentration regulatory metric. Third, of course, we want to maintain our sound capital base and credit quality. Lastly, I want to mention that we remain very close to the $10 billion threshold. It's not clear right now if we're going to cross that in 2024 or early '25, but we want to make it perfectly clear that we have been and continue to be well-prepared with our regulators. The impact from the Durbin hit would be small, and expenses associated with the threshold are already in our expense base. Our regulatory risk-based capital ratios remain strong, as does our tangible common equity ratio, which is in excess of 9% at the holding company level, and it's in excess of 10% at the bank level. These TCE ratios have largely been unaffected by AOCI due to the hedging that we put in place several years ago. Our capital plans call for continued stock repurchases along with today's modest dividend increase, but also, we are targeting to end 2024 capital levels at or above where they are now. So the margin did compress slightly during the first quarter from the sequential fourth quarter, but the good news is that the margin appears to have bottomed out in January and is now headed upwards. Our February net interest margin was 2.66%, and that widened by 6 basis points to 2.72% in March, and April is also off to a good start. The margin stabilization comes as our cost of funds is remaining relatively constant. That's helped in part by growth in non-interest bearing demand and the fact that we have probably hit our terminal beta. At the same time, the loan portfolio yield continues to inch up. Recently, we've been booking loans at about 8.5%, while the loans rolling off are at 6.5% or below. Our loan pipeline predominantly consists of wider spread C&I and construction, while tighter spread multifamily originations have been limited, and we foresee that trend continuing. So if those dynamics of the past couple of months continue, and we believe they will, our projections indicate that even without any rate cuts during 2024, our margin could expand upwards of 15 basis points between the first quarter and what we expect in this year's fourth quarter. And on top of that, I'm going to stick with my previous guidance, which stated that for each 25 basis point Fed cut, our margin will expand almost immediately by 5 basis points. For the first quarter, deposits grew while loans decreased. As Frank alluded to, deposit traction is building through several sources, including our C&I team continuing to onboard new clients, the continued build of our South Florida foothold, and entry into the Long Island market. In terms of loan growth, we will continue to prioritize relationship-based non-CRA lending, while placing less emphasis on commercial real estate lending and proactively reduce non-relationship credits, all of which is expected to result in subdued, if not flat, net loan growth. Switching over to non-interest income, the quarterly run rate has been approximately $3.7 million. I am projecting modest increases here are coming from higher SBA loan sale gains, higher fee revenue at BoeFly, and we also expect to implement a tax-based restructuring of some of our outstanding building policies. All in all, I am just projecting that we have about 10% growth in non-interest income by year end. On the OpEx side, sequential growth from the fourth quarter was 3.7%, not unexpected. It is typical for ConnectOne for the first quarter, and going forward, I am estimating 1% to 2% sequential growth in expenses throughout the rest of 2024. Now, that expense growth rate could be higher or lower, and could be influenced by actual revenue growth, but as Frank has mentioned many times, we are committed to investing in our infrastructure, as well as taking advantage of opportunities created by M&A disruption. In terms of credit, we continue to feel very comfortable with overall portfolio credit quality. Non-accrual loans fell by about 10%, while our 30- to 89-day delinquencies were at a historic low at just 0.04% of loans. The total criticized assets came down again, the fifth straight decline to 1.3% of loans. Our provision for the quarter was $4 million, approximately in line with Street expectations. We had 15 basis points of charge-offs in the quarter, coming from a handful of partial charge-offs related to loans acquired as part of an acquisition. Now, we could see similar levels of charge-offs for the remainder of 2024, but my expectation is that the charge-off level is likely to subside as we get beyond the end of the year. Adding to the provision for the quarter were some modest upward adjustments to our CECL qualitative factors, and that pushed the allowance percentage to above 1%. At this point in the economic cycle, we certainly believe it makes sense to be conservative by increasing the allowance coverage. As a reminder, our exposure to New York City office is 1.2%, and all New York City multifamily is 7.5%, but only a portion of that 7.5% are rent-regulated loans, so the risk exposure is even less. I'd say it's in the 4% to 5% range. We continue to scrutinize and stress our rollover and repricing risk. We do this both on a top-down basis, utilizing electronic analyses, as well as bottom-up loan-by-loan reviews when needed. The results of those stress test analyses show a limited potential impact on credit costs going forward. Just one more item before I send this back over to Frank. I just want to give you guidance on the effective tax rate; for the quarter, it was 25.5%. That was helped by the expiration of New Jersey's surtax rate that had been in place for several years. Going forward, our effective tax rate could increase due to growth in taxable income, and we always try to mitigate some of that increase with additional tax-free income sources. So with that, Frank, back to you.

Frank Sorrentino, Chairman and Chief Executive Officer

Thanks, Bill. In summary, our operating results remain solid, our balance sheet remains strong, and our credit metrics remain resilient. Looking ahead, we're optimistic about 2024. There are attractive opportunities in the markets we serve, and we are confident that by diligently pursuing our strategic objectives, ConnectOne is well-positioned for enhanced profitability and sustained success, which would also be amplified by the Fed lowering rates. As always, we appreciate your interest in ConnectOne, and thanks again for joining us today. Operator, we'll now open the line for any questions.

Operator, Operator

Thank you. Your first question comes from the line of Daniel Tamayo with Raymond James.

Daniel Tamayo, Analyst

First, I guess, on the loan growth guidance, you mentioned you're going to be managing non-relationship balances off the balance sheet and then remixing or reducing the commercial real estate concentration. So just curious kind of how you are thinking about non-relationship balances that you have got right now? What that might look like in terms of run-off, and then on the other side, just where you are expecting to see growth, not in multifamily or commercial real estate?

Frank Sorrentino, Chairman and Chief Executive Officer

Dan, it's Frank. I would tell you that we go through our portfolio on a one-by-one basis. It's not that we are looking at a spreadsheet of numbers. These are relationships or people that have promised us true relationships that consist of deposits and loans. In the cases where we find that those things are not true or not to the point where we are comfortable with them, we have asked those people to look for other places to do their banking. In most cases, and part of the reason you saw the increase in deposits this quarter, we did get people to recommit some of their efforts to us. Part of that was because of a lot of disruption in the market, but part of it's also just because we're out there asking the right questions and holding people accountable for what they promised us in the past. We've always been a relationship bank here at ConnectOne, and so that means having a full relationship, which includes your deposits and your loans. But as you know, some people make promises. We're generally the type that put our best foot forward first. We trust everyone, and now we are in the verify part. And if we don't like what we see, we are asking people to move out. So very difficult to say with any certainty what the numbers would look like. That is a very general theme around the entire organization, and it is showing up in the numbers. We do have an emphasis today on, or have had for quite a while, on our C&I portfolio, and that's showing some results too, which is also showing up in the deposit growth numbers. And it is almost a guarantee that if we are taking on a C&I relationship, we are getting the deposits along with the loans. And we also, since our inception almost 20 years ago, we've always been pretty active in the construction marketplace. I like that business. My background is in it. We think there's a lot of compelling projects around the New York Metro market that make a lot of sense, especially with the housing dynamics here, and we like the types of relationships that brings to the table. So we've had a bit of a focus there as well.

Daniel Tamayo, Analyst

I appreciate that, Frank.

William Burns, Senior Executive Vice President and Chief Financial Officer

And Danny, it's Bill. Just to give you some guidance on how we get to a growth rate, likely to see some decline in multifamily. And then overall, this would just be an educated guess here. It's hard to be precise with these projections, but I'd see very low growth, anywhere from 0% to, say, 2.5% total growth in the portfolio, including declines in multifamily.

Daniel Tamayo, Analyst

Okay. On the personnel side, I guess, given that shift, are some of these lenders historically just commercial real estate and/or multifamily lenders? Are they going to be kind of just shifting over to looking at construction and C&I and anything else or do you expect to be going out and looking to hire new lenders or teams to accelerate that growth?

Frank Sorrentino, Chairman and Chief Executive Officer

Yes, I don't see it as a shift. We have expertise in specific areas, and we continue to uphold that expertise across the different sectors we serve. It primarily relates to who we are hiring and the teams we are enhancing, building, or creating. I believe it's not ideal to take someone from one particular sector and immediately move them to another. When considering new hires or individuals interested in joining ConnectOne, we have received many requests. We are selective in choosing those who will help us expand in the areas we believe are important for our growth in the markets we aim to enter.

Daniel Tamayo, Analyst

Okay, all right. And then just a small one. The loan-to-deposit ratio, you said you're going to manage that down. Obviously, the loan growth being close to flat will help do that. But do you have a target that you want to get to before the loan growth starts to ramp back up?

William Burns, Senior Executive Vice President and Chief Financial Officer

I don't want to really give a target out here, Dan, but rather say that we're working towards reducing that ratio over time.

Operator, Operator

Your next question comes from the line of Frank Schiraldi with Piper Sandler.

Frank Schiraldi, Analyst

Talk a little bit about growth into Long Island and continued growth in South Florida. I wonder if you could just talk a little bit more about your strategy in those 2 geographies and kind of where you guys are at this point in total loans/deposits?

Frank Sorrentino, Chairman and Chief Executive Officer

Yes. I'll let Bill provide some specific figures. Long Island is similar to both markets, even though they are separated by 1,000 miles. They are adjacent in that our clients either live, work, or have business interests there. We find Long Island to closely resemble the northern New Jersey market we've developed. We've had great success hiring outstanding individuals who represent that market and prioritize their clients. There isn't much strong competition in Long Island for this type of relationship-driven business, so we’ve seen a lot of success there and we plan to continue making hires and establishing a presence. We're gaining significant business in that area. Florida is quite similar. Many of our New York and New Jersey clients are also establishing themselves in Florida, and we are supporting that transition. As our business methods become known, we’re also experiencing organic growth in Florida. We’re very pleased with the team we've built there and we've achieved notable success in a short time. We’ve had assets in Florida for the last 10 to 15 years, but we reached a point where a substantial local presence was needed, and that is now yielding considerable benefits. Bill, do you want to add anything to that?

William Burns, Senior Executive Vice President and Chief Financial Officer

Yes, I know we have close to $500 million of deposits that are domiciled in Florida, so that's a nice number. The loan total is about $200 million to $250 million down there and growing. And Long Island, we've always done some business in Long Island, so it's part of our balance sheet, and there's close to $500 million of deposits there and we are going to continue to make inroads to grow in that region.

Frank Schiraldi, Analyst

Okay, great. And then just in terms of with a little bit of a mix shift anticipated on the loan side, can you just remind us where your CRE concentrations are currently and where do you think you'll get to or what are you anticipating to get to on that front, say, by year-end?

William Burns, Senior Executive Vice President and Chief Financial Officer

Frank, it's similar to the loan-to-deposit ratio. There's no one out there forcing us to lower our concentration levels, but we recognize that the market likes to see lower levels, so we're moving that ratio down slowly. I think it's been down the last 5 quarters at least and we're somewhere in the 4.35% range is the percentage, and that's down from the previous quarter.

Frank Schiraldi, Analyst

Okay. So, it'll continue to fall, but there's no hard and fast target?

William Burns, Senior Executive Vice President and Chief Financial Officer

Right.

Frank Schiraldi, Analyst

And lastly, regarding the $20 million, which is still accruing after 90 days, could you provide more details about the low loan-to-value situation? Specifically, is this related to investor commercial real estate? Also, how current is the appraisal for the loan-to-value ratio?

William Burns, Senior Executive Vice President and Chief Financial Officer

Yes, so it's a New Jersey multifamily property. The loan-to-value at 60% is very recent. We just got a recent appraisal on it, and the owner is just going through some negotiation issues with the purchaser, and that's what's holding it up but, very well secured.

Frank Schiraldi, Analyst

Okay. I'm sorry you just said the borrower is going through some negotiation with the buyer?

William Burns, Senior Executive Vice President and Chief Financial Officer

Yes, the borrower-seller, and it's under contract right now.

Frank Schiraldi, Analyst

Okay. That's great. And then just a point of clarification, Bill, you mentioned, I think 10% growth in fee income. Was that year-over-year, or what was the guide there?

William Burns, Senior Executive Vice President and Chief Financial Officer

I'm hoping that the fourth quarter will be 10% higher than the first quarter. Okay, that's my objective.

Operator, Operator

And your next question comes from the line of Tim Switzer with KBW.

Timothy Switzer, Analyst

Hey, good morning. I appreciate the color on the degree of NIM expansion you guys expect over the rest of the year without any Fed rate cuts? Can you maybe help us quantify the magnitude of NIM expansion once we get maybe one or two Fed rate cuts in the back half of the year, and the deposit beta expectations you guys have on that?

Frank Sorrentino, Chairman and Chief Executive Officer

Well, first, I love your optimism that we're going to get one or two rate cuts at the end of the year. I think that's starting to get a little faded. But let's hope you're right.

William Burns, Senior Executive Vice President and Chief Financial Officer

I'm not sure, Tim, if you were on the last call. But we have a formula that for every 25 basis points of Fed cut, we'll improve our margins by 5 basis points. And, of course, that's on top of the margin expansion going on without any rate cuts. And, yes, it's dependent upon what the beta might be. Some of us believe that the banking industry is just waiting for a rate cut and it's going to be a very high beta on the way down. It depends on how tight money is, right, and whether or not we're still fighting over funds. So it's a middle-of-the-road beta that we use for that estimate.

Timothy Switzer, Analyst

Okay, that's helpful. And do you think that 5 basis points changes one way or the other as we progress through the cycle? I know this could be getting really optimistic, but if we get a series of rate cuts, does that change over time, maybe deposit competition lessens as we get deeper?

William Burns, Senior Executive Vice President and Chief Financial Officer

Yes, those estimates are always subject to volatility. If we assume there are no rate cuts for five years, we believe our margin will continue to improve, meaning the rate cuts would have a reduced impact. Right now, I'm considering the scenario where we go through the end of the year without any rate cuts, and then start them next year. I stand by those estimates, and I hope that clarifies things for you.

Timothy Switzer, Analyst

Yes, that makes sense.

Frank Sorrentino, Chairman and Chief Executive Officer

Looking at our business at ConnectOne, I am not particularly worried about rate cuts. I don't want to say it doesn't matter, but it's not my primary concern. What I focus on much more is the liquidity available in the market and the ability to manage deposits, as well as the competitive landscape. To me, those are far more critical to whether our margin increases, decreases, or remains stable than the rates do. Ideally, I would prefer a situation where rates remain unchanged, but liquidity improves, so we’re not competing as fiercely for every dollar.

Timothy Switzer, Analyst

Yes, well, that makes sense. Speaking of the yield curve would be helpful as well?

Frank Sorrentino, Chairman and Chief Executive Officer

Yes, it would.

Timothy Switzer, Analyst

I was wondering, have you guys started testing maybe lower deposit rates in certain categories or certain markets at all and what's kind of been the customer response to that?

William Burns, Senior Executive Vice President and Chief Financial Officer

It's hard to say. And that's an ongoing challenge to see how low we can go. We think it's over the time when people said, hey, my deposit, I'm only getting 50 basis points. Why am I not getting 450 basis points or 500 basis points? And so today, we do feel there's some room for lower rates to some extent without losing deposits. So we are looking into that in certain instances. The whole deposit portfolio is a little bit complicated, whether it's commercial customers, big retail customers, small retail customers in different products. And so as you said, we should be testing those things and we are.

Operator, Operator

And your next question comes from Matthew Breese with Stephens.

Matthew Breese, Analyst

I did want to go back to the loan growth discussion. And I was curious for how long do you think it'll take you to kind of de-emphasize non-relationship lending? Is that isolated to just 2024? Do you expect that to continue to 2025?

Frank Sorrentino, Chairman and Chief Executive Officer

Yes, I believe most of it will happen this year as we undergo a complete cycle or a cycle and a half of reviewing loans, examining the entire portfolio, and communicating that we take this aspect of the business seriously. By the end of the year, it will be an ongoing effort because, as you know, everyone makes grand promises when the documents are signed, but a year later, you might realize that things aren't as agreed upon. I expect that this will continue in the future as well. However, we are very focused on these types of relationships and whether people follow through on their commitments and how we acknowledge those situations.

Matthew Breese, Analyst

Yes. I mean, the follow-up here is, you know, in 2025, and I know it's a long way off, do we get to some normalcy in terms of loan growth, even if it's kind of mid-single-digit growth for you all?

William Burns, Senior Executive Vice President and Chief Financial Officer

If liquidity conditions improve, there would be more higher probability of higher growth.

Frank Sorrentino, Chairman and Chief Executive Officer

And maybe that speaks more to why we should be voting for some Fed rate cuts, right? There's definitely parts of a variety of businesses that have been negatively impacted by higher rates, and so they're just borrowing less. So while we may be out there and we may have a very strong pipeline of new loan product coming in, which now currently is being offset by loans that we're intentionally moving off the balance sheet, at some point that's going to right-size itself. And at some point, I would hope that liquidity comes back to the market, rates begin to get more in line with a steeper yield curve, and there'll just be additional opportunities. But I don't know. Can you tell me if that's going to be at the end of this year, the beginning of next year, or the end of next year? I don't know the answer to that.

Matthew Breese, Analyst

Neither do I. But I did want to touch on, Frank, maybe the priority stack of capital deployment options for you right now. I mean obviously loan growth is going to be muted this year. If you have to deploy the next dollar, does it go into buybacks? Does it go into securities? Where are you putting it right now?

William Burns, Senior Executive Vice President and Chief Financial Officer

Well, I think our first choice is widespread lending business. As long as it's a good deal and it's bringing in deposits, that's going to be the priority. The dividend is kind of fixed. And whatever's left over, as long as I'm seeing the capital ratios constantly reaching up, we would go for that. At this level, we did 280,000 shares this quarter. That seems to be the right level, the way things are going now, in terms of buybacks per quarter.

Matthew Breese, Analyst

Okay. So we can assume kind of security portfolio flat at this point. That's not going to move too much?

Frank Sorrentino, Chairman and Chief Executive Officer

Yes. Our securities portfolio has never really been widely fluctuating. We've kept a certain amount, and that's about it.

William Burns, Senior Executive Vice President and Chief Financial Officer

It's margin dilutive, right, securities purchases. And I'm of this belief, Matt, once upon a time the securities portfolio was viewed as a place for liquidity. Today I'm thinking more, what is readily available in cash this minute? And, securities portfolio takes time to convert into cash. So if you need the money today, it may not be good to have that. Not that we're cutting back the securities portfolio, we've played a greater emphasis on the lines, readily accessible lines at the Federal Home Loan Bank and the Fed.

Matthew Breese, Analyst

Right. Okay. The last one for me is that you'd mentioned that rent-regulated multifamily is less than 5% of loans. That's a tough one to define, and companies are defining rent-regulated differently. How are you defining it? Is that the bucket that's 100% rent-regulated or 50% and above or any?

William Burns, Senior Executive Vice President and Chief Financial Officer

It's about 5%, a little under 5%. All of it, all of it, any portion. If it has no rent-regulated unit in it, then it's not rent-regulated. But if it has one, then it goes into the 5% bucket. If you go to the 50%, I think we're down to 3.75%, something like that. Does that make sense?

Matthew Breese, Analyst

Yes, that makes sense. And I guess there's a follow-up there. In the State of New York, they're kind of slowly passing or looking to pass another kind of piece of legislation on housing with a cap on rents, market rate rents, some flexibility on the rent-regulated stuff. But the big thing is a cap on market rate rents. And I was curious your thoughts on potential impacts from that?

Frank Sorrentino, Chairman and Chief Executive Officer

Yes, I was having a discussion the other day with a couple of owners that, one of the interesting things about the bill that is probably going to get, I think it has been passed, is that everybody's unhappy with it. So it must be a pretty good bill. I think that it's hard to argue against the fact that you can have up to 10% increases and still be within the law. So I'm not too upset with that overall. There are very few times in history where you're entitled to more than a 10% increase. So I think that gives a lot of flexibility to a variety of owners. Now, certainly if you're way under market in a rent-stabilized scenario or even a rent-regulated scenario, 10% may not be enough. But it's better than what was on the table before by a significant margin. I think it helps for the new construction and development that we need in the New York metro market. And I think it gives probably more than three-quarters of the market the amount of relief that they really needed in order to make a lot of these buildings viable.

Matthew Breese, Analyst

On the rent-regulated side, the ability to adjust?

Frank Sorrentino, Chairman and Chief Executive Officer

Right, on the rent-regulated side because before, you had no opportunity to raise rents or very limited opportunities. So now, I put it in the reasonable bucket.

Operator, Operator

That concludes our Q&A session. I will now turn the conference back over to the management team for closing remarks.

Frank Sorrentino, Chairman and Chief Executive Officer

Well, thank you, everyone, for joining us today. And, of course, thank you for all the great questions. We look forward to speaking with you again during our second quarter call in July. Everyone enjoy.

Operator, Operator

This concludes today's conference call. You may now disconnect.