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Operator
Hello. This is the Chorus Call conference operator. Welcome to the Brookfield Infrastructure Partners conference call and webcast to present the Company's 2009 annual and fourth-quarter results to unitholders. As a result, all participants are in a listen-only mode, and the conference is being recorded. After the presentation, there will be an opportunity to ask questions. (Operator Instructions). At this time I would like to turn the conference over to Mike Botha, Senior Vice President of Finance. Please go ahead, Mr. Botha.
Mike Botha - SVP, Finance
Thank you, operator, and good morning. Thank you all for joining us for Brookfield Infrastructure Partners' 2009 earnings conference call. On the call today is Chief Executive Officer, Sam Pollack, who will discuss highlights for the year, provide comments on our strategy, and the outlook for our business. Also joining us is John Stinebaugh, our Chief Financial Officer, who will review our financial results. Following their remarks, we look forward to taking your questions and comments.
At this time I would like to remind you that in responding to questions and in talking about our growth initiatives and our financial and operating performance, we may make forward-looking statements. These statements are subject to known and unknown risks, and future results may differ materially. For further information on known risk factors, I would encourage you to review our annual report on Form 20-F, which is available on our website.
With that, I would like to turn the call over to Sam Pollack. Sam?
Sam Pollack - CEO
Thank you, Mike, and good morning, everyone. Welcome to our fourth-quarter conference call.
Market conditions in the beginning of 2009 were extremely challenging as the global economy was on the brink of a severe recession. Fortunately we entered this period with significant liquidity and a solid capital structure. Despite this difficult market environment, we were optimistic that we would be able to surface opportunities to acquire high-quality infrastructure assets at attractive valuations. We are pleased to report that we successfully completed a number of initiatives that have transformed our Company.
At the beginning of the year, we were awarded the opportunity to invest $500 million in the buildout of the transmission grid in Texas with our partner, Isolux. This project will expand our North American transmission business in a low-risk manner. It also positions us to participate as a licensed utility in further expansions of the state's transmissions grid required for delivery of wind power to population centers.
In November we invested $941 million in the restructuring and re-capitalization of Prime Infrastructure, acquiring a 40% interest in the Company, as well as direct interest in two marquee assets, the Dalrymple Bay Coal Terminal and PD Ports.
To finance the transaction, we executed a $940 million equity offering, which leveraged our TSX listing in September of 2009. Brookfield Infrastructure is now a leading globally diversified infrastructure company with operational scale in the utilities, energy, transportation and timber sectors. Our utilities and energy segment is comprised of premier assets such as Transelec, Natural Gas Pipeline of America, NGPL, Powerco, International Energy Group, Ontario Transmission and Tasmanian Gas Network.
Our transportation portfolio handles over 210 million tonnes of cargo per year and is comprised of high quality businesses such as DBCT, WestNet Rail, PD Ports and Euroports. And finally, our Longview and Island Timberlands on the West Coast of Canada and the United States are among the most valuable plantations in North America due to their strategic location and species mix.
Today we are well positioned with a very solid cash flow profile, deriving approximately 80% of our ANOI from businesses that are regulated or underpinned by long-term contracts. Furthermore, with our successful public offering, we demonstrated that we can raise a significant amount of capital to finance investments that provide attractive returns to our unitholders. With our recently filed shelf perspective, we should have broad access to both the US and Canadian capital markets going forward.
Turning to our strategy, we are focused on building and maintaining best-in-class global operating platforms that will enable us to actually manage our assets in order to maximize long-term cash flows. Over the past few years, we have successfully built our utility and timber platforms. With our investments in Prime Infrastructure, DBCT and PD Ports, we inherited a team of high caliber operators that will enhance and strengthen the foundation for our transportation platform.
In 2010 we will seek to leverage our operating platforms to ensure that we proactively manage the regulatory processes, we optimize production and sales to meet market opportunities, and we drive operating efficiencies to enhance margins.
While regulated businesses are inherently more stable and resilient to economic cycles, they nonetheless require active management as their allowed returns and cash flows are subject to periodic reviews by regulatory authorities. In 2010, NGPL, DBCT, Transelec, Powerco, and Ontario Transmission will all undergo regulatory reviews that are at various stages of completion at the time. John will provide a further update on these regulatory reviews in his results of operations.
We're working very closely with our customers and regulators to negotiate mutually beneficial settlements. While we cannot predict the outcome of these proceedings, we expect that some will positively affect our allowed returns while others will be negative.
Our unregulated businesses are affected by the general level of economic activity and should benefit from a strengthening world economy over the next several years. This past year we worked hard to optimize revenue and increase efficiencies from these businesses. In our timber operation, we reduced our harvest to preserve the value of our resource, and we redirected a large proportion of our harvested logs to Asian markets where we were able to secure higher prices net of transportation.
In our PD Ports business, we reorganized operations to respond to the closure of a local steel mill that was announced prior to our purchase. Since that time staffing has been reduced and reallocated to the container operations where volumes are up over 20% year-over-year.
At our ports businesses, we are also seeing an increasing trend where retailers and other importers are seeking to decrease their carbon footprint by reducing the road miles required for goods to reach their final destinations. As seaboard transportation is more fuel efficient than trucking, our goods are increasingly being shipped to ports closer to the end customer. The result is fewer trucks on the road, lower carbon emissions and reduced transportation charges for importers. Our assets are all well positioned to benefit from this trend.
As we look to deploy capital in the creative investments, we will focus on growing our current operating platforms in the utilities and energy, transportation and timber sectors. Our assets will be comprised of expansions and upgrades to our existing assets, as well as new assets that will complement our portfolio.
Within our existing portfolio, we have substantial opportunity to expand and upgrade our networks. Given the scale of some of these investments, we will assess our financing alternatives, which will include taking a hard look at our portfolio to see if there are opportunities to rationalize our assets to redeploy the capital to efficiently finance some of these new investment opportunities. We are particularly excited about the growth potential at DBCT and WestNet Rail. With the recovery in the capital markets and the renewed demand for commodities, particularly from China, several customers with large-scale mining developments in proximity to our assets are beginning to initiate requests for significant expansions and upgrades. We are beginning the engineering financial analysis to support the projects, and we will report fully on these initiatives in the quarters ahead.
Now I would like to turn the call over to John to discuss the results of operations.
John Stinebaugh - CFO
Thanks, Sam. In our press release, we provide our fourth-quarter and full-year results for 2009, as well as 2008. In my remarks I will discuss our full-year results, and I will focus on our proportionate ANOI, which is net income plus depreciation and amortization, deferred taxes and other items. We highlight this metric because we believe it is a good proxy for cash flow from our operations, which is the key driver of our business.
In 2009 Brookfield Infrastructure posted ANOI of $117.4 million or $2.46 per unit, which was a 24% increase over 2008 after adjusting for nonrecurring revenue and the impact of TBE, which was sold in June 2009. Our results reflect another solid performance from our utilities and energy segment, which generated ANOI of $55.8 million in 2009. For the year strong gains at Transelec, as well as a six-week contribution from Prime Infrastructure's businesses, were offset to a degree by Ontario Transmission. In 2009 Transelec's ANOI was $35.6 million compared with $32.9 million in the prior year. Adjusting for nonrecurring revenue, Transelec's ANOI increased by 46% over the prior year due to the increased ownership level from 10.7% to 17.8% in the second quarter of 2008, rate increases provided for in the 2006 truck transmission study, indexation of revenues and the benefit of growth capital expenditures. Transelec's operating margin was 81% in 2009, which is consistent with prior years. For the year, Transelec invested $140 million in growth capital on 100% basis. Two years into its five-year growth plan, we have invested a total of $210 million and have a backlog of $215 million.
Although it may take longer than we originally forecasted, we remain confident in our ability to execute our $1 billion growth plan at attractive returns on equity.
In 2009 Ontario Transmission's ANOI was $14.8 million compared with $16.8 million in the prior year. The decline was largely due to a weakening of the Canadian dollar and to a lesser extent a decline in revenues as a result of lower demand in Ontario. Our newly acquired utilities and energy businesses generated ANOI of $5.4 million for the six weeks following acquisition, which was consistent with our expectations.
In 2009 our timber operations' ANOI was negative $2.6 million compared to $12.8 million in the prior year. While timber market conditions continue to be poor, prices for most products have increased over 20% from the second quarter of 2009. The inventory of new homes in the US declined to 234,000 units, while existing home inventories declined to 3.29 million units or 7.2 months of supply. Despite these seemingly positive statistics, we are cautious about the recovery of US housing starts, and we believe they will remain weak through 2010 and into 2011 as a result of the significant amount of vacant and foreclosed homes, which we anticipate will continue to add to housing inventory. Despite this difficult outlook, strong supply side management has resulted in very low inventories of sawlogs and finished wood products across North America. Log prices in the Japanese market were stable through the quarter, and demand for whitewood in the Korean market remains strong.
Consistent with our focus on optimizing the long-term value of our business, we continued to harvest at sharply curtailed levels. In 2009 sales volume of Douglas-fir and whitewood declined by 32% and 38% respectively versus 2008. To mitigate the impact of weak North American markets, we continued to increase our proportion of export quality timber into our harvest mix to take advantage of significantly better prices net of transportation.
Export volumes represented 42% of shipments in 2009 compared to 35% in 2008. The average realized price for Douglas-fir decreased by 11% compared to the prior year as declines in prices of products sold to the domestic market were partially offset by a significant percentage of exports in our product mix. The average selling price of whitewood increased modestly versus 2008 and was at levels close to five-year averages, reflecting strong prices realized on shipments to the Korean market.
Harvest and delivery costs per unit decreased 6% compared to 2008, primarily due to aggressive efforts to manage fixed costs and an increase in the proportion of harvesting rates determined through bid processes. This was partially offset by the impact of foreign exchange on costs in our Canadian operations. Our operating margins declined to 28% for the year versus 34% in the prior year due to lower prices offset partially by lower costs per unit. For the year our share of revenue from higher and better used landfills totaled $1.4 million compared to $4.3 million for 2008.
In 2009 our transportation segment generated ANOI of $13.8 million, which represents six weeks of operations, following the completion of our acquisition of interest in Prime, DBCT and PD Ports. These results were in line with expectations.
Now I would like to take a few minutes to update you on developments on the regulatory front, as well as our financing strategy. In November of 2009, the United States Federal Energy Regulatory Commission announced a review of rates charged by NGPL and two other pipeline companies. In its review FERC will seek to determine if NGPL is earning a return on equity that is in excess of a reasonable level. We believe the FERC proceeding will likely be resolved in the next 12 months; however, at this time we cannot estimate its ultimate impact.
For DBCT we have been working closely with the users of the terminal over the past several months to negotiate a consensual draft access undertaking that will be filed with the regulator later this month. By year end we anticipate receiving a final access undertaking that will be in effect for the next five years.
In our Ontario Transmission and Powerco businesses, we also have regular rate reviews that are pending. In Ontario, the regulator has acknowledged that the current ROE formula does not provide a reasonable rate of return for regulated utilities and is supportive of changing the formula. We anticipate that this will result in an increase in our ROE by 150 to 175 basis points. For Powerco, the New Zealand regulator establishes a rate by which revenues are escalated that is equal to CPI less an efficiency factor. In a preliminary ruling, the regulator has indicated an efficiency factor of 0%, resulting in an escalation rate equal to CPI.
With respect to our financing strategy, we finance our assets primarily at the operating entity level with debt which generally has long-term maturities, few restrictive covenants and no recourse to the partnership. We also endeavor to maintain investment-grade or crossover ratings. Our debt maturity profile currently has an average term of 7.2 years with $98 million and $606 million of debt maturing in 2010 and 2011 respectively on a proportionate basis. Our 2010 maturity is at Euroports and our 2011 maturities are primarily at WestNet Rail, DBCT, Transelec and Powerco. We are confident that our high quality infrastructure assets will have broad access to the capital markets. As we demonstrated in 2009 with the two transactions we completed at Transelec, we will be proactive in the coming year to execute refinancings.
That concludes my remarks, and now I will turn it back over to Sam to walk through our outlook.
Sam Pollack - CEO
Thank you, John. As we have stated in the past, our dividend policy is to retain sufficient cash flow to fund the growth opportunities within our business while maintaining or improving our credit profile. We continue to believe that an annual payout to unit holders of 60% to 70% of normalized ANOI is appropriate. Our current payout ratio is at the lower end of that range. Given the potential we have to grow our ANOI over the coming years, we are pleased to announce that we are increasing the quarterly dividend effective this quarter by 3.8% to $0.275.
As we look to the future, we are targeting dividend growth at an annual rate of 3% to 7% based upon the embedded ANOI growth within our business and an opportunity to reinvest cash flow into our businesses. It is our current intention to review with our board of directors our dividend payout target each year in the first quarter.
Let me conclude my remarks by saying that, as we begin 2010, we believe we're in the recovery stage of this downturn and that this remains a positive environment for us to invest in assets, which will generate solid cash-on-cash returns in the years ahead. With scale in three operating platforms and a substantially larger equity base, we have significantly improved access to capital and are well positioned for growth. While we expect the majority of the opportunities to be smaller in scale than the recent Prime transaction, we believe that we can continue to execute large-scale investments from time to time.
Operator, that concludes our remarks. I would like to now turn it back over to you to take questions from participants on today's call.
Operator
(Operator Instructions). Brendan Maiorana, Wells Fargo Securities.
Brendan Maiorana - Analyst
So, Sam, the 3% to 7% growth rate that you see in your business, is that an organic growth rate just inherent in the existing operations that you see, or is that including the CapEx at some of the operations that you plan to spend over the next several years?
Sam Pollack - CEO
It is a combination of the two. It is a combination of the just general inflation indexation and operating improvements that we see in our business with some of the more regular capital expenditure programs that we foresee that we are able to achieve. It does not include any of the large-scale initiatives that we can also execute.
Brendan Maiorana - Analyst
Right. Like the large-scale, the Dalrymple Bay and the WestNet Rail and the Texas transmission?
Sam Pollack - CEO
Exactly.
Brendan Maiorana - Analyst
So if I look at your dividend payout of $1.10 you're going to probably, based on being at the low end of the range, you're probably $1.80 to $1.85 in FFO or ANOI. Probably on an after maintenance CapEx, that number moves down to $1.50 or $1.60, somewhere around there. But you have got Texas transmission, you have got a lot of CapEx at Transelec as well, and then you have got the potential in Dalrymple Bay and WestNet Rail. How do you think about funding of that significant amount of CapEx that may be coming down the pike?
Sam Pollack - CEO
Well let me start and then maybe John might jump in as well. For the near-term, we will benefit from the substantial amount of cash and facilities that we have both at the operating levels and at the corporate levels. We will also be able to utilize the additional cash flow that is going to be coming out of our timber business over the next year or two that we think is on the verge of coming back. As we look to some of the larger projects, namely at DBCT and WestNet Rail, we are probably looking at expenditures primarily in 2011 and 2012, and at that point we will likely look to finance them with CapEx facilities at the operating level. And if need be, we may have to at some point come back to the market to raise equity.
Brendan Maiorana - Analyst
Okay. And what are the returns that you think you could get at Dalrymple Bay and WestNet Rail?
Sam Pollack - CEO
At Dalrymple Bay we obviously invest at the regulated rate, which today is plus or minus 10% return on assets. At WestNet Rail those are negotiated rates and will depend on a number of factors that will arrive at the time of those negotiations. So I cannot speculate today exactly what they are because they are not necessarily fully regulated. But they would likely be in the 12% to 15% return on asset level.
Brendan Maiorana - Analyst
That return on asset level?
Sam Pollack - CEO
Yes.
Brendan Maiorana - Analyst
Okay. And then just in terms of the reviews at NGPL and Dalrymple Bay, were those known or contemplated when you guys were doing the acquisition?
John Stinebaugh - CFO
The Dalrymple Bay one, Brendan, is a regular scheduled review. It is basically a five-year rate regime, and the scheduled review was supposed to be at the end of 2009. But it was pushed back one year to the end of 2010.
With respect to NGPL, that is something that we were aware of and underwrote during our due diligence. However, that is not a regularly scheduled review. That is something that was initiated by FERC in November of last year.
Brendan Maiorana - Analyst
But you guys were aware of it. And then just lastly, John, I think there was a potential tax liability that Prime may have as it related to the recap. Has there been any further discussion about that or a potential resolution?
John Stinebaugh - CFO
I'm not sure which tax issue you are referring to.
Brendan Maiorana - Analyst
I think there was maybe like a recapture of AUD70 million, that was a possibility, I think, that the Australian tax regulators had discussed or it had been discussed in the press at least.
John Stinebaugh - CFO
Yes, what that refers to is WestNet Rail. When Prime and its partner acquired the ARG Group, the government is assessing basically stamp duty associated with that transaction. The total amount is roughly AUD70 million. Prime's share of that is roughly AUD40 million. We think that we have got the better facts, and we think from a legal standpoint we've got a very good case. That is something that we identified and diligenced as part of our underwriting.
Operator
Linda Ezergallis, TD Newcrest.
Linda Ezergallis - Analyst
In your various regulatory review commentary, there was some mention that some of your outcomes are expected to be positive and some negative. Can you provide some details, for example, with your NGPL pipeline what -- if FERC is successful in its assessment of what it defines as a fair return, what the ANOI impact would be?
John Stinebaugh - CFO
Let me first give you some background on that. The way the process works is FERC basically initiated their review in November of last year. The NGPL filed a cost and revenue study actually February 4, so very recently. And then the next step in the process is there will be discovery of NGPL's cost of revenue study. It is very difficult, and we cannot really estimate or guesstimate what the likely outcome is going to be. We think that NGPL is committed to a settlement with its customers. But the terms and conditions of that settlement we cannot really estimate.
Linda Ezergallis - Analyst
Okay. And what about all your other regulatory outcomes, any optimism or conservatism in your outlook for expected resolutions?
John Stinebaugh - CFO
With Ontario Transmission we think we will likely get an increase in ROE by 150 to 175 basis points because of the relook at the formula that the Ontario regulator historically has used.
In Powerco we think it is positive in that the indication is that our rates will escalate at CPI, and the efficiency factor will be 0% for the first rate cycle. So that is a positive. And with DBCT we have been working closely with our customers on a negotiated access agreement that we will endeavor to file with the regulator some time later this month or next month. So -- but that is on a constructive basis as well.
Linda Ezergallis - Analyst
Okay. And I guess just as a follow-up, you mentioned in your strategy that you might rationalize assets to redeploy capital. Could that be maybe some of the assets that are going through these regulatory processes, or can you elaborate on what sort of assets might be candidates for rationalization?
Sam Pollack - CEO
Sure. Linda, generally what we endeavor to do each year is to identify businesses that either do not have the growth potential or do not generate the returns that we think are attractive, do not have the scale or businesses that others may value at higher levels than we would. I would say at first blush, there's probably a few of our assets that due to their size or limited growth would be ones that we would target. They generally are smaller ones in our portfolio. And so none of the ones that we referred to would be ones that we would be targeting at this particular stage.
Linda Ezergallis - Analyst
Okay. And just as a cleanup question, your DBCT and WestNet Rail expansion costs, those are on a 100%, not a proportionate share basis, right?
Sam Pollack - CEO
That is correct.
Operator
Robert Kwan, RBC Capital Markets.
Robert Kwan - Analyst
If you look at where your maintenance CapEx is and then the $0.30 distribution coming up from Prime, you mentioned that you're seeing your ANOI payout at the lower end of that 60% -- or at the 60% range. Where do you see your payout ratio on a free cash flow basis?
John Stinebaugh - CFO
On a free cash flow basis -- it is John, Robert. The way I would think about is, if you take a look at the 60% payout, that implies an ANOI in the ballpark of $180 million. And the proportionate maintenance CapEx, we think is in the ballpark of $36 million to $40 million per year. So the payout against free cash flow we think is probably in the 80% range.
Robert Kwan - Analyst
Okay. But if you, let's say, take the proportionate Prime away and upstream the $0.30 dividend, what does that do?
John Stinebaugh - CFO
I could not quite follow your question there.
Robert Kwan - Analyst
So I think Prime has set its annual distribution at $0.30 per unit, and so I think the numbers you're giving me are your proportionate numbers coming up from Prime.
John Stinebaugh - CFO
Yes.
Robert Kwan - Analyst
If you only look at the cash flow from Prime on that $0.30 distribution, are we looking at a payout ratio in the range of 100% now in terms of your outlook, or is it slightly more, slightly less?
John Stinebaugh - CFO
What I would say to that, Robert, is that in a number of our businesses, including Prime businesses, we have got very attractive opportunities to invest in growth of those businesses, investments that we think are going to earn attractive returns. So the dividend level of Prime reflects its opportunity to invest in growth, and we have got a number of other businesses, as we have talked about in the past, like Transelec that have got good growth opportunities as well.
Robert Kwan - Analyst
Okay. And when you look at the Prime distribution in your view, does that take into account the expected regulatory outcome on NGPL?
Sam Pollack - CEO
I think, as we said before, because NGPL is in a rate review at this time, we really cannot comment any further on or speculate on what might happen. I think Prime will probably comment a bit further, but it is just very difficult for us given the regulatory proceedings to make any further comment.
Robert Kwan - Analyst
Okay. Just a question on the Ontario Transmission. You have talked about some pretty good opportunities, but certainly waiting for the ROE to come up. So with the OEB's decision increasing that ROE, do you feel that is a sufficient return now to deploy large amounts of capital, or do you still feel that you would want something outside the normal ongoing regulatory construct?
Sam Pollack - CEO
One of the things that we have been, along with the others, actively involved in is making the case to the Ontario regulator that for new, significant transmission projects there should be incentive rates similar to -- like there is in the United States. And we are going to continue to lobby for that and think that if we do get some level of incentive rates, then we will be able to earn attractive returns on those potential CapEx projects in Ontario.
Robert Kwan - Analyst
So, John, I guess are you trying to say that that, even at the new ROE, it is still probably not enough, and you would want roughly speaking an extra probably couple hundred basis points?
John Stinebaugh - CFO
We would take a look at the situation when it is fully resolved and make an assessment at that point in time. But obviously if there is an ROE adder, then we think the investment opportunities could be quite attractive.
Robert Kwan - Analyst
Okay. Just my last question, so I know initially you had contemplated owning 60% of PD Ports and 50% of DBCT. It looks like based on the way the BAM-sponsored partnership is working, those are creeping down slightly. Are you going to be earning fees then and standard fees and incentive fees on the partial sell down that you have on those two assets?
John Stinebaugh - CFO
The partial sell down was basically done at cost plus a cost of carry.
Robert Kwan - Analyst
Okay. So there's no upside for the partnership based on a lower ownership than originally contemplated?
John Stinebaugh - CFO
When we initially were targeting the ownership levels, we were trying to invest around the 50% level for both PD, as well as DBCT. The nature of the way the partnership works is, as more capital comes in, our ownership level will come down a bit. But all-in we are targeting in the 50% range for those assets.
Robert Kwan - Analyst
Okay. So just standard economics, proportionate economics, is that --?
John Stinebaugh - CFO
Correct.
Operator
(Operator Instructions). Andrew Kuske, Credit Suisse.
Andrew Kuske - Analyst
If you could just give us your thoughts on the longer-term outlook on your investment in Prime, specifically since the recap has happened, the shares of Prime have just traded downwards, a little bit in part, I guess, due to the regulatory overhang at NGPL. But if you just give us your thoughts on that, and how you think about that stand-alone investment?
Sam Pollack - CEO
Obviously we are a little disappointed in the share price performance of Prime, although it's not entirely unexpected given that the Company went through a recapitalization and restructuring, and at the outset there were a number of shareholders who were not natural shareholders. But we think that over the last couple of months the Company has been working to recycle their shareholders, get long-term investors in there, particularly Australians and -- we do expect that it will begin to start trading better. We continue to like the prospects for the Company. We think that it is a great fit for ourselves, and from our perspective, if there are opportunities down the road for us to increase our ownership, that is something we would definitely consider.
Andrew Kuske - Analyst
So just if we step back again and look at Prime, you have got a minority position, a very substantial minority position. Historically if we look through the Brookfield group, minority positions usually are not really held for that long period of time; either you take controlling positions or you step out of minority positions. So I am just curious on how you look at the entire entity, as you have got very good assets embedded within Prime that you do not actually control, you have a partial interest in. And Prime itself is the end game to really take a majority position in Prime.
Sam Pollack - CEO
Yes, obviously it is difficult to state definitively what our long-term intentions are. But this is a core investment for us, and we have worked diligently over the last couple of months to integrate our management teams or their management teams such that it is a very cohesive and homogeneous operating platform. And so we look forward to working with them over the longer-term.
Andrew Kuske - Analyst
Okay. That is helpful. On the subsequent events and the modest sell down of Dalrymple Bay and PD Ports, can you disclose who the new limited partner is?
Sam Pollack - CEO
I don't think we can. We are limited in what we can talk about with respect to any sort of private partnerships of that nature.
Andrew Kuske - Analyst
Okay. And then just changing gears entirely, on the timber side of it, the commentary, it really sounded like this is more of supply-side management as opposed to any positives in demand. Is that a fair characterization of what you are seeing in your Western timberlands in North America?
Sam Pollack - CEO
I would say that we are extremely encouraged by what we see on the supply side. And, in fact, where there were excess inventories both at our converting customers, principally the saw mills, and then with respect to some of our competitors, a lot of the excess inventory has been squeezed out of the system. And I think that is why we have seen a bounce in the price over the last five to seven months.
Going forward I think the next push in price will have to be demand initiated. We are encouraged by the signs we see. We are just not -- we want to be cautious and not give the impression that we see the recovery just yet. We still think it is later on this year or early next year, but we are far more optimistic than we were even a quarter ago.
Andrew Kuske - Analyst
So just with the housing stock that is in inventory at this point in time, do you believe demand will show up -- is it late 2010, late 2011 or sometime in between that or beyond that point?
Sam Pollack - CEO
We don't know for sure. We are able to talk to some of our relationships, customers and other people within the Brookfield group, who are closer to the home building business, and I think they are far more encouraged as well. But obviously a lot of factors go into renewed demand, the level of interest rates, job recovery. And so it's just very difficult at this stage to ultimately predict where things stand.
But we are encouraged. We like the fact that the other timber businesses like ourselves have been responsible in the way they have harvested. And I think we are taking a good look at the pricing on the lumber side and the profitability of our customers and watching closely as they ramp up their production levels.
Operator
There seems to be no further questions at this time. I will turn the call back over to Mr. Pollack for closing comments. Please go ahead.
Sam Pollack - CEO
Well, thank you, everyone, for participating on this call. We are looking forward to the quarter ahead, and we will be back to you next quarter to report on our progress. Thank you very much, and have a good day.
Operator
Ladies and gentlemen, this concludes today's conference call. You may disconnect your lines. Thank you for participating, and have a pleasant day.