- General Themes
- SFR Strategy
- Fix & Flip
- SFR Sub-Asset Classes
- Financing and Operations
- My Agenda
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•How are owners reacting to the current market?
• Rent and renter growth factors: Are we on a break? How long?
• Rent regulation and housing affordability: How is it impacting SFR? Is it an industry positive?
• Where are the hottest markets SFR Performance vs. other real estate sectors in different markets
• Where is the fix and flip market?
• Technology’s impact on underwriting, acquisition, leasing & operating
• Build-to-rent: After this pause will the growth continue?
• M&A activity: On hold?
• Future of large vs. regional vs. small owners
• Foreign $ coming into the sector
• Will the recession look like a “V” or a “U”? When will we be on the way up?
• Trends in defaults, foreclosure filings and MSAs in trouble vs. those prospering
• Any early greenshoot indicators popping up?
• Do millennials want to own homes? Will recent job interruptions delay this goal?
• Strength of secondary cities in a recession
• Aging in place
• Is 65% home ownership a norm?
• 2030: How many households do you expect will be formed? How many will be renters? SFR renters?
• Interest rate outlook and what can lower and negative interest rates mean for the SFR market
• SBA loan programs
• Tax credits, employee retention and sick leave
• Local tax deferrals
• IRS-What is delayed, changed and what isn’t
• GSE programs
• Payments to renters: Will this help your demographic?
• Payroll tax changes
• If a third-party vendor who you are paying salaries for to keep the lights on gets government financing for not laying off staff should you get reimbursed?
• Tax treatment of Qualified Improvement Property
• Impact on depreciation with classification as 15-year property, as opposed to 39-year property
• Modification of interest expense limitations
• Changes in regulations resulting in losses and the new treatment of these losses
• Impact of the coronavirus on the market going forward
• Will build-to-rent continue its upward projection?
• Meet the new administration… Same as the old administration?
• What can you gleam from the Single-Family Rental Market Index
• Will demand keep up for the SFR product?
• Trends in the for-sale market you need to pay attention to
• GSE developments that can impact the market
• How will the AI/Smart home relationship continue to evolve?
• Effect of driverless cars on infrastructure and property: If it improves commute times will we see a trend towards people moving back out to the suburbs in search of larger less expensive homes?
• What are the unique determinants you use to evaluate a market?
• Markets with large amounts of SFR-Determining if there is still runway for growth; How about markets with low levels of SFR?
• Favorite and least favorite flip, rental and build-to-rent markets
• Looking off the radar
• Do you expect ex-urban markets to make a comeback or are they too risky at this market juncture?
• Transit vs. schools
• Role of market strength in acquisition/disposition strategy
• Submarkets level analysis
• What kind of stress testing are you doing?
• Cutting pay vs. layoffs
• How the government can help
• Restructuring loans
• Cash reserves-How much more will you need?
• Projecting non-/under-payment of rent
• Deferring maintenance/rehab
• Alternatives to foreclosure
• Forbearance agreements: What needs to be included?
• Negotiable points
• CMBS pool complications
• Impact of personal guarantees
• Lender liabilities challenges
• Borrower bankruptcy implications
• Role of the servicer & special servicer
• Rent forbearance: Can it breach loan documents or JV agreements?
Public vs. private financing; Mergers and acquisitions, portfolio sales and being acquired; preparing for a downtown and more will be on the docket.
What kind of financing terms should I be getting? Who should my next key hire be? What about building for rent in scale? These will be some of the discussion points for this owner only session
Should you hire maintenance vs. property manager? Is it time to look at new markets? What technology should I be adding? When should you give up your brokerage position and go full time plus your questions will be the highlights of this owner only discussion
• Evaluating the different variations on theme
• What kind of fee structures are out there for buyers and sellers?
• Auto valuation vs. human
• I-buying alternatives out there
• Working with i-buyers… What you need to know
• New markets you are looking to enter and what is your marketing strategy for these new MSAs?
• How much scale is needed to succeed?
• Dealing with complexities like title issues and mold
• Raising funds: Should you use a fund structure?
• Capital gain treatment
• Valuation of properties/land inside vs. outside the zone
• What makes the SFR investment different vs. other assets?
• Distressed properties in opportunity zones
• Managing risks and meeting business objectives
• Financing out there
• Affordable housing and op zones
• O-zones and SFR… What will they look in 5 years? 10?
• Looking at the last cycle…
• Which economic indicators are you using to identifying these markets?
• Considering market liquidity
• The top suburban markets; 24 vs. 18 hour city opportunities and those far outside the urban core
• Impact of affordability
• When/Where are ex-urban markets coming back?
• Which locations is the fix and flip trade coming back? Leaving?
• Retail and neighborhood indicators
• Management in these markets
• Markets you are getting in and out of
• Home price performance-Finding markets where pricing is on the way up
• Rising employment- When that might not be a good indicator?
• Finding the right mix on the security side
• Population growth- What may be important about why people are moving in?
• How many building permits are too many?
• How affordable does the rent need to be?
• Retail and neighborhood indicators
• Comparing the coronavirus impact on each area-Which area is best/worst off?
• Where are current valuations? Impact of current prices of existing properties and finding land
• What is your region’s REO trajectory: How does distress play into your strategy?
• Comparing ROI, risks and other metrics
• Maintenance and rehab costs
• Lower rates: Lower cost to re-finance houses vs. lower cost to finance new acquisitions and new builds … Which is better?
• Considering the timelines of build to rent and the tying up of $$ and staff
• Where are home ownership rates going?
• Considering commission cost and cost of running an SFR operation
• What is the typical cost ratio for construction vs rehab and the return you expect?
• Differences in insurance coverage needed
• How are you making sure you are capitalized?
• Deals that fell through-Have you been revisiting?
• 5 year growth plan-Have recent events changed your strategy?
• Are you looking to increase your BTR product? What are the cap rates vs. traditional SFR?
• Short term rentals-Are you considering?
• Consolidation plans-What would you be looking for to buy? Sell out?
• What is the target yield of your portfolio?
• What goes into the sales bucket? Why?
• What keeps you up at night?
• What are some of the newest due diligence and pro forma additions?
• Single home vs. portfolio
• Do you discount SFRs in a HOA? What kind of due diligence do you need to do on a HOA?
• How do you factor low taxes into the equation?
• Properties with liens
• Title issues: Are they worth curing?
• Lenders and private investors: What are some of the new due diligence practices that you’ve gone through recently?
• Home price vs. rent you can charge equation
• New market acquisition: Tricks of the trade
Featuring 2 SFR sales pitched to potential buyers followed by a Q&A period for each of the transactions.
Tank Leader: Will Moderate The Session
The Sharks: Are Interested In Acquiring Portfolios Of Homes
The Property Owners: Will Present The Portfolios For Sale
• With the current advancement of PropTech, how many human analysts do you think are appropriate to have internally?
• Predicting home quality
• Do you use brokers or stay in-house?
• How to mix technology with boots on the ground
• Pricing in-house vs. i-buyer vs. broker
• What type of transaction is ideal for an i-buyer? Broker?
• The walk through
• What kind of inventory is out there & making it pencil? What are the portfolios available looking like?
• When does it make sense to invest in low relative cap rate assets?
• Financing and leverage: What was your latest deal?
• Your newest market is…
• Renovation & integration best practices
• What is a value-add deal looking like?
• Home/neighborhood quality you are looking for
• Are there motivated sellers out there?
• Deals that fell apart: Are they coming back together? Did you have to put up more equity to make them work?
• Deals that fell apart: Have you been able to put Humpty together again?
• What is the methodology you are using to price your portfolio?
• What kind of offers are you getting?
• Why are you pruning your portfolio?
• Do you plan to go bulk institutional or retail? What is the pricing like? Brain damage?
• Negotiable vs. non-negotiable points
• Do you sell to your renters? Outright sale vs. sale-leaseback and other alternatives
• What kind of challenges have you faced when selling?
• Do you use brokers or stay in-house?
• Are investors looking for deeply distressed deals or are they being realistic?
• Lessons learned, advantages and disadvantages of working with large owners
• What are some of the mistakes that you have helped aggregators avoid?
• What happens when an acquirer has two+ agents in a market? What happens when you both bid on the same property?
• How is your venture structured? How are you paid?
• Taking the next step… Joint ventures
• What is the typical volume and transaction size for these structures? How many houses per vehicle? What are the metrics-cost per house, cash yield per property, expense ratio per property?
• How has the coronavirus impacted BTR?
• What are the differences between BTR and SFR homes?
• What are the variations of BTR?
• What are the market factors you should consider before undertaking a BTR project?
• How long does it take to permit and build a project?
• What size does a community need to be for it to make sense?
• First time looking for BTR financing-What do you need to know?
• What has changed in the market over the past few months?
• Has the coronavirus caused a crash landing?
• Dealing with building moratoriums
• Acquiring through homebuilder vs. joint venture vs acquire land and build
• Demographic positives and negatives
• Financing availability and structures
• Design, amenities and living experiences
• What are some of the latest deals being done? What makes them unique?
• What are some of the markets that are up and coming for BTR? Why?
• BTR data sources
• Demographic of SFR vs. BTR tenants
• Buying entitled vs. unentitled land: How do you approach zoning & entitlement process for SFR?
• How much time does it take to go through permitting in this environment? What is the value of buying entitled vs. raw land? -What do you feel is the biggest difference in underwriting and positioning BTR compared to a more typical for sale product?
• What type of product are you looking to build What is the square footage, density, finish level and other key attributes that will impact your decision?
• What type of items are you looking to incorporate into the development/construction that might differ from for sale construction/communities
• Has the coronavirus altered your developement plans?
• Scattered site vs. community
• High vs. lower density: Townhouse vs. duplex vs. attached vs. detached vs. apartment
• Community and home amenity mix and demographic target
• BTR and master planned communities
• The rental/for sale mix vs. all rentals
• What are the top things that a BTR home need that a traditional SFR home doesn’t have?
• 1 vs. 2 story construction
• The luxury market
• Spending per square foot
• What do homebuilder/SFR joint ventures look like?
• Developing from the entitlement up
• Branding-Who puts their name on it?
• Master planned communities
• Waterfalls and expected returns
• Leverage and financing
• What kind of control issues come up?
• Resolving post-construction issues How to set them up
• Finding the right builder
• Breaking up is hard to do: Have recent economic events made going forward an issue?
• Have any costs dropped?
• Rental market feasibility and NOI optimization analysis
• Floor plan size and mix, and finish level optimization
• Land & horizontal development
• Market value variations- Weather delays, material and labor
• Laminated or tile floors? Kitchen finishes
• The top community amenities and where the ROI is
• What the consumer is looking for in the interior?
• Townhouse vs. duplex vs. attached vs. detached vs. apartment
• What is your traditional home building strategy? How do single family rentals fit in?
• Merchant building for SFR owners
• Joint ventures-What are the terms?
• Building for rent: Starting up your own shop
• Under what conditions do you sell excess inventory to single family rental companies
• What to do with model homes?
• SFR and master planned communities
• Builder fee structures
• What kind of yields/cap rates do you look for?
(For Owners Only)
How much does scale pay a part in lowering expenses? What kind of technology will assist in you scaling your business? What should you look for in your next market will be among the discussion shared at this plenary
• Impact of elimination of state and local tax deduction; high income taxes in certain states; demographic changes/ geographic movement and
• Changing rent vs buy equation
• Impact of increased debt and equity into the market
• Finding Properties-Are you changing your strategy?
• Will the rising cost of labor/materials continue? Any impact on the recent trade agreements?
• What rate of return is out there in today’s marketplace
• Where Are You Finding Product?
• What’s a reasonable margin percent given the today’s market?
• The downside of leverage
• What kind of barriers to scale exist when growing your off-market channel?
• New developments in financing
• Do you sell to retail or institutions? Do you make that decision upon purchase?
• What was the latest change you’ve made in your process?
• How do you perform 100+ flips per year & effectively compete against the I-buyers in an environment of smaller profits?
• Technology to run multiple flips around the country
• Best practices for building a business
• What do you outsource? Keep in house?
• How many full- vs. part time vs. consultants do you have to run your operations?
• How are you able to confirm your construction budgets on wholesale deals when you do not get an inspection period?
• Acquisition and disposition strategy
• Current opportunities and risks
• Workouts, modifications & legal recovery
• Firsts vs. seconds-Pre-foreclosure vs. late stage… Where’s the actual yield?
• Short sale timeline
• Should you keep the loan performing with modifications? What are the cash on cash returns?
• Deed-in-Lieu programs
• Sources of distressed supply
• Expected vs. actual yields
• Keeping the owner as a renter
• Rehabbing renters
• Relative value and returns vs. SFR in different markets
• New construction vs. value-add rehab
• Garden apartments, senior and student housing vs. traditional
• Buying both SFR and Multifamily… When is this strategy the best of both worlds?
• Providing brokerage and other services to SFR vs. multifamily-Any preferences?
• Acquisition strategies
• Comparing work force and low income housing
• Rent and amenities
• Comparing terms out there
• Cash flow and economies of scale
• How does lower income housing typically fare during a downturn?
• Regulation headaches to contend with
• Returns and NOI vs. other sub-assets
• Comparing affordable and workforce housing; Suburban vs. urban product
• Rehab, renovation & amenities: Trying not to over-“amenitize”
• Opportunity zones and other tax-advantage programs, tax credit a financing available
• Workforce and affordable housing on a macro level
• Building affordable housing in expensive, regulatory-burdened cities
• How did you find your last home or portfolio?• Buy low; sell high vs. buying in a hot market-Which do you subscribe to?
• Are there distressed opportunities in opportunity zones?
• Natural disaster strategy-Purchases vs. owned portfolio
• When to flip/When to keep in your portfolio?
• When does it make sense to build a new home instead of rehabbing?
• Financing distressed homes vs. distressed loans vs. fix & flip and build-to-rent loans
• The servicing side
• Bulk buying opportunities
• Buying a project out of receivership/bankruptcy/foreclosure
• How do you expect the short term rental market to perform post crisis?
• There are take the keys offers available-When are they a good deal?
• How are you valuing STR units now? Buying and selling in today’s market
• Pricing strategy/revenue management and demand drivers
• Air Bnb alternatives
• Scaling from 50-100 vs. 1-2 rentals
• Traveler expectations- Vacation renter vs. business traveler- Furnishing & improvements needed to make the unit maximize cash flow
• Mixed portfolios-choosing which units to be in rental pool vs. short-term
• Cash flow predictors & Operational challenges
• Local legal/zoning
• Market predictions/overview/economy
• How are they holding up in this market?
• Are homeowners looking to cash in equity? What kind of structures are out there?
• How are you dealing with non-payment?
• Does fractional ownership fall under Covid-19 non-foreclosure regulations?
• Expected performance in a recessionary environment
• Who owns the property during the lease period?
• Is there a penalty to the tenant if they fail to execute on the lease option?
• What is the underwriting process when the purchase occurs?
• How liquid are these products?
• Protecting tenants starting to remodel but not finishing
• Local laws to be aware of
• How much debt is available: What are the terms?
• What are workouts looking like today?
• HLT transactions-are you underwriting? How much have equity requirements risen?
• Issues surrounding BTR and construction loans with forced government construction stoppages
• How are you counting rental income during the covid-19 crisis?
• Financing traditional rental vs. build-to-rent vs. fix & flip; Gap funding & second lien positions
• Products for the small borrowers
• How large will the BFR & SFR securitization markets get? What does that mean for the owners?
• Availability of non-recourse financing and their workouts
• GSE mandates, FHA lending objectives, HUD initiatives related to affordable housing goals-What can Washington change?
• So many lenders, so many workouts: How will you choose who to workout?
• Cross-collateralized and personal guarantees
• Extend and pretend 2020 style
• Handling construction and rehab loans
• CMBS vs. whole loan borrowers
• Once you foreclose… What is next?
• Picking property managers and realtors
• New opportunities vs. keeping existing loans performing
• Impact of government advised construction stoppages
• Workouts vs. foreclosures
• What kind of deals are you looking for? What do you redline?
• Can you also do the takeout?
• What does your client look like?
• Special consideration for luxury/jumbo properties
• Loans that have gone bad, what trends are you noticing?
• What are the current products you offer
• Exit strategies you use
• How are your terms changing?
• How are current local economies impacting your lending?
• What is your current suite of products? Anything new?
• How do you determine the maximum debt exposure limit for customers?
• Any special consideration for luxury/jumbo properties?
• The last deal you passed on…
• Exit strategy
• Loans that go bad: What have you learned? Any commonalities?
• What is on your product menu?
• Working out loans where extensions are needed due to government construction stops or non-ability to sell at post-crisis price
• Line of credit or deal by deal?
• How much equity is available? What are your equity source(s) How much do you put into a deal?
• What have been some recent challenges you had to go through to get your loan?
• Terms you are looking for: Are they out there?
• Debt and equity availability
• Restructuring-What is it looking like?
• How is financing rentals different than financing build-to-rent?
• GSE activity in the build-to-rent market
• Underwriting land vs. construction
• What a first-timer needs to know
• Are forward commitments available?
• What is market loan-to-cost ratio, loan to value, time frames, draws and recourse?
• Is there a typical equity waterfall formula?
• Are you seeing a trend in appraisals toward direct caps in BTR? How about direct cap appraisals on scattered site portfolios?
• Are you backing out of any deals?
• CMBS-based transaction market
• Lender guidelines post coronavirus-How are you accounting for rental property income being interrupted?
• Rate and term refi vs. cash out refi
• How are you making the closing process more efficient?
• Agency financing-What is still available?
• Debt servicing ratios you look for
• Do you underwrite low income and workforce housing?
• How is your firm protecting yourself in case of potential headwinds?
• Determining maximum debt exposure limit for customers?
• What products are you currently offering?
• What have you done about a lost financing commitment?
• When do you look to refinance? What did you do when your refi is cancelled?
• When do you use bridge financing and hard money?
• Ideal debt/equity mix: Has the equity requirement risen?
• Self-funding projects
• Which sources of equity do you use?
• Have you taken advantage of the rate drop?
• Does the best rate always win?
• Recent business plan tweaks to easier get funding
• How are workouts going?
• Which debt source like which product?
• Different sources… Different workouts
• When speed is important: Is hard money the best solution?
• Sources that like Fix and flip vs. Build-to-rent
• Where can you use GSE financing? HUD?
• 2-4 unit & portfolios
• What are securitized lenders looking for? Banks?
• How important is financing use flexibility?
• Crowdfunding lender terms
• Accessing & attracting long term equity from institutional investors and family offices
• IRA & 401(k) money: What you need to know
• Raising a fund vs. raising money one house at a time
• Trump is liking Foreign and EB-5 money: What will the market be opening up in the near future?
• Partnering on flips vs. buy-to-hold
• Joint ventures with private equity & institutional money: What are the terms, structures and waterfalls out there?
• Passive vs. active equity
• Picking a partner: What are you looking for?
• What are the expected return expectations, leverage/unlevered current yield, hold periods, and IRRs?
• What kind of pitch should you build-What is the downside?
• JV workouts and breakups
Have gone the route of family, friends and country club money? Have had better than average risk-adjusted returns? Maybe it is time you went institutional? This session, targeted towards those who are thinking of raising a fund for the first time will discuss the pros and cons.
• What are you doing about renters not paying?
• Which expenses are you cutting to save cash?
• Has your outsourcing strategy changed with the Covid-19 crisis?
• Handling expiring leases-What are you doing about rent increases, evictions and length of lease?
• Best ways to increase revenue through ancillary products -Which have the most sign-ons? Highest ROI?
• Latest technologies you are using to automate your operations? Which one(s) are worth it even when revenue is down?
• Has your hold/sell strategy changed?
• Which functions have working remotely worked?
• Screening for the coronavirus at your property without breaking the law
• How do you come up with your projections? Pro formas vs. operating budgets- Role in acquisitions and borrowing/lending
• Normal operations, turnover cost, minor repairs and capital expenditures
• Budgeting for the unexpected and capital expenditures-how much should you set aside?
• Should you have a separate capex budget? What costs should be included? How should you reserve for them?
• Debt coverage service ratios and property, interest, taxes, insurance, association
• Rehab & maintenance budget best practices and cost benchmarks
• Rent collection benchmarks & cost of renter acquisition
• Property management is what % of rent?
• Build-to-rent vs. SFR maintenance numbers
• Labor and construction operating expenses? Where are they now?
• Is there good help out there looking for jobs? Can you afford them?
• What is the most important trait you look for when hiring a manager?
• Can AI replace property management at some point of time?
• Virtual assistant vs. 3rd-party management vs. technology
• What should performance standards look like?
• What are the new technologies which affect your decisions towards hiring a third party manager?
• Hiring/insourcing maintenance vs. property management
• What to do in a new market?
• Do tenants want to see maintenance representatives now?
• Emergency maintenance on quarantined houses
• Are you considering deferring maintenance to preserve cash?
• Efficiency and ROI of products
• Communications systems between the tenant, property management and with your maintenance team
• Maintenance on turns: What are your best practices?
• Accounting for long-term and big ticket items
• What is your preventive maintenance strategy?
• Minimal maintenance and higher quality products: When does it pay to update existing?
• Vacancy/rent levels of poorly vs. well-maintained nits
• Is rehab an essential service?
• What kind of supplies are you having difficulty finding in this market?
• How standardized are your rehabs? How many choices do you provide?
• Are there geographical areas that are causing burdens on costs, staffing, vendors? If so, what processes are being utilized to augment these burdens?
• What can we do to support vendors/suppliers?
• Software tools to help with cost management, budgeting & schedules
• What processes do you have in place to ensure timely quality control on your end product?
• Current level of rent you are receiving?
• How many tenants are having an issue with rent payment? How are you treating the ones in cities without eviction mandates?
• What works best? Payment plans, using last month’s rent, using security or discounts for paying in full?
• Advising tenants to take loans and put on credit cards-An effective strategy?
• Communicating with your tenants-What works best?
• Reporting rental accounts to the credit bureaus
• GSE aid vs. eviction prevention-Evaluating your choice
• Renter Bankruptcy-What Are The Implications?
• Examining non-rent fees
• Can you kick out a tenant that has a judgement already?
• How much screening?
• Why doesn’t the prospective new resident close?
• How does pet screening, requirement of renter’s insurance, and other upfront costs (application fees, deposits) impact your ability get new tenants?
• Are you qualifying residents at 3x rent or some other threshold?
• Community amenities and how they rank with your residents
• What do you use to accurately price rent?
• Did you build your own proprietary data/automation system or are you using open source marketing tools/apps?
• Best practices during the lease signing when setting expectations with the resident?
• What is your average resident stay? Renewal process best practices and are you able to achieve renewal rent growth with stays? And when they don’t stay-The turn
• How are you pushing leads to your sales team? Are you lead scoring and pushing thru a CRM
• Coverage implications for COVID-19 project shutdowns
• Can insurers retroactively modify policies to exclude coronavirus?
• New local government regulations to be aware of
• Crisis-related coverage extensions and liability policies
• When to establish communications
• Waiving of premiums for small businesses: Who qualifies?
• Mitigating the longer term soft costs that are impacted by vendors not performing
• Motivating your vendors to prioritize your work above peers
• Who is responsible at your shop for vendor management? Why?
• Credentialing, accounting, reporting, compliance, risk mitigation, and performance measurement
• Utility management solutions
• Procurement and negotiation best practices
• The last screw up: How did you resolve the problem?
• When is it time to end a relationship?
• Changing a vendor, What are the key factors?
• RFPs on new services
This panel will consist of 2-3 owners asking pointed questions to vendors the types of questions you would want answered when evaluating a particular system for purchase. Audience participation is encouraged.
Moderators: (SFR Owners/Property Managers)
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*Website Access. Access to this website is restricted by password and only authorized IMN registrants may use the website. Any unauthorized access shall be the responsibility of the Registrant and his or her company and IMN shall not be liable for any damages arising out of such unauthorized access. You agree to: (1) Keep your password confidential; (2) prohibit others from using your account; (3) refrain from using other Users’ accounts; (4) refrain from selling, trading, or otherwise transferring your account to another party; and (5) refrain from charging anyone for access to any portion of DirectConnect, or any information arising therefrom. You are also responsible for anything that happens through your account unless you can demonstrate that your account was accessed without your knowledge or fault.
*User Communication. To the extent permitted while using DirectConnect, you can use and participate in groups, free to post and delete comment on the website. You are solely responsible for your interactions with other users. IMN may limit the number of connections you may have to other users and may at its sole discretion prohibit you from contacting other users through use of the Services or otherwise limit your use of the Services.
If you violate this Agreement while posting, that content may be removed without further notice or the rights of others posting here. Nothing you post here is confidential or proprietary and you are cautioned that other posters or viewers may use any information posted here. By posting here you agree that IMN is not responsible for the misappropriation or misuse of any information posted on this website.
*Privacy. Any submissions, including private personal information, like names, addresses and so on, are voluntary and you waive any and all rights you have to the protection of that information. By submitting ideas, suggestions, documents or other matter ("Submissions"), you agree that: (a) the Submissions are not confidential or proprietary information; (b) IMN has no obligation to keep the submissions confidential; (c) IMN can use or disclose the Submissions for any purpose, in any way, in any media worldwide; (d) if asked, you will irrevocably assign to IMN all rights to your Submissions; and (f) you are not entitled to any compensation of any kind from IMN under any circumstances.
*Content by Becoming a User of DirectConnect: As part of obtaining registration access to DirectConnect, unless you opt out, you may receive invitations to network from other conference attendees. We may also send you emails to keep you updated on developments in the site and services. Your registration for and/or subscription to such an email service and your use of the content received through these email services will be subject to these terms. You can unsubscribe to our email service by changing your email preferences on the website.
*License. If you comply with all your obligations under this Agreement, IMN grants you a limited, revocable, nonexclusive license and right to access the Services, through a generally available web browser, mobile device or application view information and use the web pages and in accordance with this Agreement for your use only. Any other use of DirectConnect is strictly prohibited. All rights not expressly granted in this Agreement, including, without limitation, title, ownership, intellectual property rights, and all other rights are retained by IMN.
*Anti-Hacking. You expressly agree not to use or attempt to use any "virus," "spyware," "malware," "adware," "Trojan horse" "deep-link," "scraper," "bot," "spider," "data-mining," "computer code" or any other automated device, program, tool, algorithm, process, or methodology or manual process having similar processes or functionality, to access, acquire, copy, or monitor any portion of this website or content. You also agree not to obtain or attempt to obtain through any means any materials or information on the website that have not been intentionally made available either by their public display on the Web Site or through their accessibility by a visible link or portal. You further agree not to violate the security of the website or attempt to gain unauthorized access to the website, data, materials, information, computer systems or networks connected to any server, through hacking, password mining or any other method.
*No Linkage. You expressly agree not to link or attempt to link to this website or the web pages contained herein.
*Third Party Information. Some of the information you access here is the property of third parties, made available here with the express permission of those third parties. IMN is not responsible for the content of any third party information provided on this website. You are cautioned that any further use of that information by you may be subject to the rights of those third parties and you may be required to obtain a license to use any such information. Failure to obtain third party permission may be a violation of federal law. You should contact the third party provider of the information to ascertain the requirements for using the information.
*Copyright and Trademarks. The layout of the website pages, graphics and pictures used and the collection of individual contributions are protected by copyright. All copyrights belong either to IMN, the third-party content providers or both. Either IMN or the third-party content providers own all trademarks and service marks depicted here.
*Indemnification. You agree to indemnify hold harmless and defend IMN, including our employees, officers, agents and contractors and our related entities and their employees, officers, partners, agents and contractors ("Indemnified") and continue to keep the Indemnified indemnified from and against any actions, proceedings, claims, demands, costs (on a full indemnity basis including, without limitation, reasonable legal and accounting fees) brought or made against the Indemnified by any person arising in connection with your use of the Website or content, or a breach of your representations and warranties in the Terms and Conditions of Use or this Agreement, or your violation of any of the Terms and Conditions of Use or this Agreement or any other activity in which you engage on or through, and from and against any damage, loss(whether personal or property, and whether direct or consequential, including without limitation consequential financial loss), cost or expense suffered or incurred by any Indemnified as a direct or indirect consequence thereof.
*Changes in Terms and Conditions. IMN may at any time revise the terms and conditions by which you may access the website or use IMN products or services. By using this website and IMN products and services, you agree to be bound by any such revisions and should therefore periodically visit this page to determine the then current version of this document.
*Limitation of Liability. Neither we, nor any of our suppliers, officers, employees, partners, affiliates, subsidiaries, successors and assigns, agents or representatives (our "Representatives") will be liable to you for:
(a) any incidental, punitive, indirect, special or consequential damage, loss or expenses, including but not limited to any loss of business, contracts, revenue, or profits, any business interruption, security breach, loss of data, loss of goodwill or reputation or other pecuniary loss suffered by you, even if we or any of our Representatives have been advised of their possible existence; nor? (b) any direct damage loss or expenses arising from loss of customers, loss of profits, loss of anticipated profits or loss of savings.
*Termination. You may terminate this Agreement, for any or no reason, at any time, when IMN receives notice from you. IMN may terminate the Agreement and your account for any reason or no reason, at any time, with or without notice. This cancellation shall be effective immediately or as may be specified in the notice and may include disabling your current and future access to DirectConnect. IMN may also suspend or terminate this Agreement if you invite other users with whom you do not know to connect; abuse the any DirectConnect messaging services; creating multiple or false profiles; infringe on any intellectual property rights, violating any provisions in this Agreement, disparage IMN or its executives, Board members, affiliates, staff or other related entities or persons, or exhibit any other behavior that IMN, in its sole discretion, deems contrary to the purpose of the website.
*No Waiver. Failure by either party to exercise any right or remedy under these Terms does not constitute a waiver of that right or remedy.
*Entire Agreement. These terms (including any terms incorporated by reference in these terms), constitute the entire agreement between you and us with respect to your access to and use of the website or receipt of any service and supersede all prior agreements, negotiations and discussions between you and us relating to the same.
*Law and Jurisdiction. Where you visit, register and/or subscribe to a this site or related service (as indicated on this website or otherwise notified to you), these terms (and any dispute or claim arising out of or in connection with these terms, including non-contractual disputes or claims), to the maximum extent permissible under the law of the territory that you are located in, will be governed by the laws of the State of New York. Any action to enforce these terms shall be brought in a federal court or a state court located in the state of New York, county of New York, and you agree to submit yourself to the personal jurisdiction of those courts in any such action.
*Force Majeure. We shall not be deemed to be in breach of these Terms by reason of any delay in performing, or any failure to perform any service or our obligations in relation to these Terms, if the delay or failure was due to any cause beyond our reasonable control, including but not limited to acts of God, explosions, floods, fire or accident, war or threat of war, terrorism or threat of terrorism, sabotage, civil disturbance, epidemics, prohibitions or measures of any kind on the part of any governmental, parliamentary or local authority, import or export regulations or embargoes, or industrial actions or trade disputes (whether involving our employees or of third parties).
*Severability. If any provision of these Terms is found to be wholly or partially invalid, void or unenforceable by any court having competent jurisdiction or by virtue of any legislation or any other reason, that provision shall be invalid, void or unenforceable to that extent only and no further and the validity and enforceability of the remaining provisions of these Terms shall not be affected.
*Notices. Any notice given pursuant to these Terms shall be made by email or first class post, in the case of you, to the address provided on your registration form and, in the case of us, to the address posted on the website or otherwise notified to you in relation to any relevant service. Any such notice shall be deemed to have arrived if sent by post within three (3) days of posting and if sent by email at the time of transmission.
Euromoney Institutional Investor PLC (“Euromoney”, “we”, “us” or “our”) is an international business-information group covering asset management, price discovery, data and market intelligence, and banking and finance. The group also runs an extensive portfolio of events for the telecoms, financial and commodities markets.
For a full list of our brands and group companies, please click on this link. Euromoney and its group companies are committed to respecting the privacy of every person who visits, registers with or subscribes to our websites, publications, events and other products or services.
Euromoney is the primary data controller of personal data collected through this website or that we may collect in different ways as described in this Privacy Notice. If you are contacted by our other group companies, they will also be controllers of your personal data. This means that they are responsible for how your personal data is used, just as we are. You may contact any of these companies directly, or you can contact Euromoney by emailing firstname.lastname@example.org or writing to the Data Protection Officer at Euromoney Institutional Investor PLC, 8 Bouverie Street, London EC4Y 8AX, United Kingdom.
This Privacy Notice was updated on 23 May 2018
This Privacy Notice outlines the information we may collect about you in relation to your use of our products and services (“personal data”). It also explains the legal rights that you have in relation to your data and how you may exercise these rights.
Some of our group companies may collect and use personal data for different purposes; those companies have their own websites and privacy notices.
We will process your data for the following lawful purposes: with your consent; to fulfil our obligations to you; and where there is a legitimate interest to do so.
When possible, we rely on your consent to use your data for the purposes described in this Privacy Notice. We also process personal data to fulfil our contractual obligations to you, for example, when you register for any of our services, subscribe to a publication, sign-up for an event or purchase a product from us, we will need to process some of your personal data. This will also include details of the person/people responsible for payment (if different).
We may determine that processing your personal data serves both of our legitimate interests. This is the case in relation to many of our research, customer survey, sales, marketing and advertising activities described in this Privacy Notice. These activities allow us to better understand your requirements, which in turn enables us to provide you with a better service. We review the bases for our processing decisions carefully and you can object to these activities at any time (see the “Your Rights” section of this Privacy Notice).
Our primary goal in collecting personal data from you is to give you a relevant customised experience of our products and services.
Registration, Free Trials & Subscriptions
When you register with our website and/or sign up for a free trial of our products or services, we may ask you to provide your name, address, email address and telephone number, and details relevant to your occupation or employer.
If you subscribe to one of our products or services, we will also ask for payment details. Credit/debit card payments are processed using a third party supplier and we do not retain the credit card data (see the Third Party Sites of this Privacy Notice). Address details may be shared with third party service providers engaged by us for order fulfilment, delivery and payment collection. This personal data is used by us to complete subscription requests.
Events & Conferences
If you have registered for an event through a group website we may collect personal data including: name, job title, company, address, telephone number and email.
This information is necessary so that we can complete your registration for the event and provide you with relevant event materials.
We may also provide delegate details (e.g. name, email) to event sponsors who, subject to your consent, may contact you for their own advertising and marketing purposes.
Advertising & Marketing
We use the personal data you provide us and which we collect from you to inform you about similar products and services which we provide. We may send you marketing communications that are sponsored by our partners and which are targeted to your interests based on information you have provided us such as job title, employer and/or industry. If you have consented to receive information from other Euromoney group companies, we may share your personal data with these companies so that they can fulfil your request to receive marketing materials in accordance with your preferences. We will not share your personal data with any third parties for their own marketing purposes unless you have provided your consent.
Each of the Euromoney group companies that may contact you is a data controller in relation to the personal data that you have agreed to share with them. If you have any questions or concerns, you may contact the individual company, or us – using the contact details set out in the “Who We Are” section.
You can opt out from receiving such materials at any time.
The personal data we may use for advertising and marketing purposes includes your name, email address, job title, phone number, company name/employer, geo location, postal address and data collected using cookies and other similar technology (Please read our separate Cookies Policy to find out more about which cookies we use, how they work and how you can control your cookie options).
Marketing materials are sent electronically, by post and we may occasionally call you.
Online Targeted Advertising
We use targeted advertising on our websites to display advertisements that are relevant to what we believe are your interests. In order to deliver relevant advertisements, we use third parties to deliver cookies that collect information about your IP address and how you interact with our sites (e.g. browsing information, which articles you have read etc.). This data is used by the third parties to determine which advertisements may be of interest to you.
We may also share your personal data with third parties to deliver targeted advertising to you on other websites (e.g. Twitter Tailored Audiences or Facebook Custom Audiences). This could include your email address, cookie data, and information obtained from third parties. Third party cookies may also be used to enable us to target advertisements to you on other websites that you visit.
Lead Generation and Scoring
We occasionally use the services of trusted third parties in order to ensure that the personal data we use for advertising and marketing purposes is accurate and up-to-date. To do this, we transfer personal data of individual leads (such as name, email, job title, location and phone number) to these third parties who conduct research to verify the data – primarily against public information.
We also use algorithmic software technology to help us improve the quality and relevance of marketing activities. The personal data analysed by the software includes email address, phone number, job title, address, purchase history and account information. This allows us to provide meaningful offers that are relevant to your specific profile.
Surveys, Market Research & Customer Feedback
We want to understand the needs of our readers and customers. We may therefore use the information you provide us – including your name and contact details – to contact you to request your feedback, or to participate in our customer and market research.
Public forums, message boards and blogs
Some of the pages on our group websites may include message boards, blogs or other facilities for generating content from users. Any information that is disclosed in these areas becomes public information and you should always be careful when deciding to post any personal data. User generated content is also subject to our site Terms & Conditions.
Business or Asset Sale
If we sell a business or assets we may need to disclose your personal data to the prospective buyer of such business or assets.
If Euromoney, or any of our group companies is sold or sells our assets or is acquired by a third party, then personal data about our customers will be acquired by that third party. A transfer of your personal data in these circumstances would be necessary so that the services you have contracted for can still be delivered, or so that you can continue to enjoy the benefits of our free products and services. You will receive notice if a new controller assumes responsibility for your personal data.
Additional Third Party Disclosures
We may disclose your personal data to other third parties in the following situations:
- To third party partners who help us by providing services such as technology, marketing, advisory or other services. These third parties only receive encrypted data and may only process personal data to provide those services to us.
- Where we are required by law or regulation to do so. In each case we will seek, where practicable, to minimise the amount of data that is disclosed.
- If required to protect the rights and interests of other users and/or Euromoney and its affiliates (including our employees, agents and contractors), or as otherwise set out in our Terms & Conditions. This may include exchanging information with other companies and organisations for the purposes of fraud protection.
We may include small pixel tags (small image files) within the emails we send you in order to determine whether our emails are opened and/or whether the hyperlinks inside our emails are clicked through. We may also collect browser, location and the device used to engage with our email communications. This information allows us to better understand whether we are meeting our users’ needs and how we can improve our communications. No other information is collected. You can opt out of receiving our direct marketing emails either by following the instructions in each email, or by contacting us (see the “Who We Are” section of this Privacy Notice).
Some of the Euromoney group companies are based outside the European Economic Area (EEA). If you have consented to being contacted by our group companies, then the transfer of your personal data will be made according to the terms of an international data sharing agreement that contains obligations approved by European data protection regulators. Any of our group companies that receive your personal data will be co-controllers of that data, which means they may determine how they process your personal data – although they may only use it for the purposes for which it was shared, unless you are informed of new or additional processing activities.
We may also transfer personal data to third party service providers as described in this Privacy Notice which are located outside the EEA. Where we conduct these transfers, we take all steps necessary to ensure that your data is treated securely and in accordance with applicable privacy legislation, either by only sending your personal data to jurisdictions that provide an adequate degree of legal protection for your data or by imposing approved contractual terms on these third parties.
We have a data retention policy that ensures we don’t use or store your personal data for longer than necessary. We consider the following issues to determine retention periods:
- Guidance from the UK Information Commissioner or other regulatory agency, or industry best practice recommendations;
- The business rationale for collection and expiry of the purpose for which personal data was collected;
- Our ongoing ability to ensure the accuracy of the data; and
- Legal and regulatory requirements.
We may occasionally need to keep personal data for either shorter or longer periods than specified in our retention policy. In such circumstances, application of the retention period to the data will be temporarily suspended. The suspension of an applicable retention period will be carried out in a manner that respects the rights and interests of all persons concerned.
You can use our Preference Centre to select the topics that are of interest to you so that we can send you publications and information about our products and services that are especially relevant to you. You can also choose the channels we use to contact you (email, phone, post, etc.) and can also opt-out of receiving marketing communications.
You have certain rights in relation to your personal data which include the following:
Access & Portability
You may request access to any personal data of yours for which Euromoney is responsible as controller. Unless there are legal or regulatory reasons for not doing so, we will confirm whether we process any of your personal data and if we do, we will provide you with the following information: the purposes of the processing, the categories of personal data, any recipients of your personal data, the applicable retention period and the data source. Copies of your personal data will be made available to you in a structured, machine-readable format.
You may also request that we transfer the personal data that you have submitted to us, to another controller, where it is technically feasible for us to do so.
If you have consented to our processing of your personal data, or if we are processing your personal data in order to fulfil our contractual obligations to you, then you can submit a request that we transfer your personal data to another data controller.
Rectification, Restriction, Objection
You have the right to request that Euromoney rectify any errors in the personal data that we process. In some circumstances, you may also be able to ask for the erasure of personal data, and/or request that the processing of your personal data be restricted. You may also object to the processing of your personal data for sales or marketing purposes.
How to Exercise Your Rights
To exercise any of these rights, please contact us by post or email at the following addresses:
Euromoney Institutional Investor PLC
8 Bouverie Street
London, EC4Y 8AX
Web form: Complete Subject Data Request Form
We may need to check your identity prior to processing a request.
Euromoney will do our best to respond to any questions and address any of your concerns. You are also able to register any complaints regarding the processing of your personal data directly with the UK Information Commissioner.
Euromoney is committed to keeping your personal data secure and we will take appropriate technical and organisational measures to protect your personal data from loss, unauthorised use, disclosure or destruction. Although we do our best to protect your personal data, we cannot guarantee that any transmission of data is without risk. We have therefore implemented information security policies and rules, staff training on information security, and technical measures to ensure the integrity of data that we have under our control.
All our employees, contractors and data processors (i.e. those third parties that process personal data on our behalf) are required to keep such data confidential and not to use it for any purpose other than the performance of services we have requested.
Our site may contain links to other websites – including, for example, providers of payment processing services. Euromoney is not responsible for the privacy and data collection practices of third party sites and we therefore recommend that you review the privacy policies and terms of service of each site you visit.
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