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» Film-Tech Forum ARCHIVE   » Community   » Film-Yak   » Senator Theatre heading for foreclosure (Page 3)

 
This topic comprises 4 pages: 1  2  3  4 
 
Author Topic: Senator Theatre heading for foreclosure
Bill Enos
Film God

Posts: 2081
From: Richmond, Virginia, USA
Registered: Apr 2000


 - posted 02-22-2007 07:30 PM      Profile for Bill Enos   Email Bill Enos   Send New Private Message       Edit/Delete Post 
It's almost "next month", does he have the $16,000 for March? for April, etc. etc. If he doesn't, he should have let it go. In fact, I believe if he can't continue making his payments on time, he should give the money back instead of selfishly bailing himself out of a self made problem. As a business man he knows it's over, he just can't admit failure and chooses to beg. Sorry, no sympathy here, I've seen a couple friends have businesses fail due to bad planning or poor choices, it's not fun watching it happen, but it has to. Giving this man money won't help, he'll come whining for more in a month or two, what then? He needs to give it to somebody with a plan.

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Mark Gulbrandsen
Resident Trollmaster

Posts: 16657
From: Music City
Registered: Jun 99


 - posted 02-22-2007 09:04 PM      Profile for Mark Gulbrandsen   Email Mark Gulbrandsen   Send New Private Message       Edit/Delete Post 
quote: Bill Enos
He needs to give it to somebody with a plan.

As much as I hate to agree... Bill is 100% correct. No plan... no backing = more future calling for money. People will quickly tire of that and ignore it and the theater will die a death it doesn't deserve. He SHOULD have presented a plan of some sort this time around...

 -

Mark

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Joel N. Weber II
Expert Film Handler

Posts: 115
From: Somerville, MA, USA
Registered: Dec 2005


 - posted 02-22-2007 10:22 PM      Profile for Joel N. Weber II   Email Joel N. Weber II   Send New Private Message       Edit/Delete Post 
What would the theater be likely to sell for at an auction? Does the current lack of profitability make the building worth less than it was last time it changed hands, when it presumably was more profitable?

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Bill Enos
Film God

Posts: 2081
From: Richmond, Virginia, USA
Registered: Apr 2000


 - posted 02-22-2007 10:43 PM      Profile for Bill Enos   Email Bill Enos   Send New Private Message       Edit/Delete Post 
Sometimes what saves these barns is that demolition or conversion into something else costs more that the property is worth. I'd bet that the Senator's property without the building would be worth a lot more than the building/lot combination. The issue for a developer is the cost of demolition will be 2 or 3 million dollars, then the cost of the new building makes the whole thing problematic. At auction half a million.
Kind of surprising the bank made the loan in the first place.

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Scott Norwood
Film God

Posts: 8146
From: Boston, MA. USA (1774.21 miles northeast of Dallas)
Registered: Jun 99


 - posted 02-23-2007 02:17 AM      Profile for Scott Norwood   Author's Homepage   Email Scott Norwood   Send New Private Message       Edit/Delete Post 
Agreed with those who say that he needs to do something ASAP to make this place profitable. I sent money this time, but there is no way that he could pull off a fundraiser like this again. This was a once-only event and it has bought them some time. I just hope that the Senator organization takes advantage of it.

What ever happened to the plan for the additional screens, anyway? I thought that this was supposed to happen years ago. Was it an issue of financing, or is there some other reason why they didn't build them?

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Jonathan M. Crist
Jedi Master Film Handler

Posts: 531
From: Hershey, PA, USA
Registered: Apr 2000


 - posted 02-23-2007 11:14 AM      Profile for Jonathan M. Crist   Email Jonathan M. Crist   Send New Private Message       Edit/Delete Post 
I doubt the current payments are $16,000 per month on the Senator's mortgage. Its is probably more like about half that amount.

The additional $16,000 which was added on by the bank at the last minute in this case was probably to cover the bank's "court costs". All mortgages require the borrower to pay a financial institution's "court costs" if foreclosure proceedings are started in court. These court costs include: the filing fees, the sale advertising and printing costs, the poundage (administrative fee) of the Sheriff or whoever conducts the sale, and the institution's attorney fees. The fees just get piled on.

Most modern mortgages say that the borrower will be responsible for the institution's "reasonable attorney fees". (And just who decides what are "reasonable attorney fees"? Why the institution who contracts with the lawyer it has chosen!) Older mortgages provide for a fixed percentage of the total face amount of the mortgage as attorney fees (regardless of the amount actually in default). Whatever provision applies, these bank "attorney fees" provide a windfall to the attorneys who represent the bank - who collect hundreds of dollars per hour for preparing fill-in-the-blank word processing mortgage foreclosure complaint and forms (in fact most law firms use a paralegal to do the actual mortgage foreclosure form preparations).

Letting a mortgage go to the point where a mortgage foreclosure is filed and then halting the sale at the last minute is an incredibly expensive form of financing. I am sure the bank's lawyers can not wait for the process to repeat itself so they can collect more fees.

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Steve Guttag
We forgot the crackers Gromit!!!

Posts: 12814
From: Annapolis, MD
Registered: Dec 1999


 - posted 02-23-2007 02:53 PM      Profile for Steve Guttag   Email Steve Guttag   Send New Private Message       Edit/Delete Post 
Conversely, bringing the theatre to the point the entire world takes notice, especially Baltimore and Maryland will make them decide if it is a property they want to protect or let go.

The lot of land the Senator sits on is right butted up to a residential neighborhood so alternate construction in its spot would probably very difficult or expensive.

I hope it survives but I think it really needs those additional screens to do it as a 1st run theatre. As a non-profit or a state/city sponsored non-commercial theatre (like the AFI/Silver) would be another alternative. I absolutely don't think it would make it as a live venue.

We install and service a great many multi-purpose theatres that do live as well as movies (film and video now). These places can do okay and normally operate as non-profits and often were old time movie theatres like the Senator. One thing that seems to be common with these theatres is that the Movies tend to support the live work, which is more prestigeous. That is, live events are often barely profitable, or sometimes losses. It is much harder to make a go of a live theatre. Movies often "fill-the-gap" between live events in such places. Every once in a while a live theatre can come back from the dead if it is located in the right spot and is programmed properly.

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Matt Fields
Jedi Master Film Handler

Posts: 545
From: Ohio, United States
Registered: Jun 2005


 - posted 02-23-2007 04:23 PM      Profile for Matt Fields   Email Matt Fields   Send New Private Message       Edit/Delete Post 
Considering a 1.2 Million dollar mortgage, the payment could be around 16,000. Ten years at 9% would be 15,200 per month. 15 years at 9.00 would be 12,100. Plus all the additonal fees.

Commercial loans are usually at higher rates for shorter durations then a home mortage.

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Scott Jentsch
Phenomenal Film Handler

Posts: 1061
From: New Berlin, WI, USA
Registered: Apr 2003


 - posted 02-27-2007 11:54 AM      Profile for Scott Jentsch   Author's Homepage   Email Scott Jentsch   Send New Private Message       Edit/Delete Post 
Perhaps the additional money was advance payments so that everyone wouldn't be going through the same exercise in 30 days.

I agree, though, that it doesn't sound as though there is a solid business plan in place to get the theater from near-foreclosure to solvency. They were able to tap the emotions of the general public this time, but that well can only be dipped into once. I can't imagine people would be willing to donate to a business a second time.

That said, there ought to be resources that they can utilize to help get them to running a successful theater. Maybe those resources have already been exhausted, I don't know, but it would be a shame for a distinctive and historical theater to go dark. They're going to need some innovative thinking to make it successful.

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Steve Guttag
We forgot the crackers Gromit!!!

Posts: 12814
From: Annapolis, MD
Registered: Dec 1999


 - posted 02-28-2007 09:24 AM      Profile for Steve Guttag   Email Steve Guttag   Send New Private Message       Edit/Delete Post 
Tom published on the Senator site that the payment was about $8000/month and that he is set now for the next seveal months and that he has plans on keeping the Senator from revisiting this situation again...hopefully it is all true.

Steve

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Bill Enos
Film God

Posts: 2081
From: Richmond, Virginia, USA
Registered: Apr 2000


 - posted 03-01-2007 11:45 AM      Profile for Bill Enos   Email Bill Enos   Send New Private Message       Edit/Delete Post 
Is he set because of the bail out or because he now has a viable plan, I'm betting on left overs from the bail out, just because it just isn't that quick and easy to straighten out a mess that big.

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System Notices
Forum Watchdog / Soup Nazi

Posts: 215

Registered: Apr 2004


 - posted 03-16-2009 02:23 PM      Profile for System Notices         Edit/Delete Post 

It has been 746 days since the last post.


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Adam Martin
I'm not even gonna point out the irony.

Posts: 3686
From: Dallas, TX
Registered: Nov 2000


 - posted 03-16-2009 02:23 PM      Profile for Adam Martin   Author's Homepage   Email Adam Martin       Edit/Delete Post 
I can't say I'm sorry to hear of the theater's closing yesterday. I've not been a fan of the over-hyped and mis-managed (my opinion) Senator. Hopefully, this closure will lead to a change in ownership and a much-needed change in business plans.

quote:
Senator Theatre shows final film
Announcement on Rotunda's fate coming this week
By Chris Kaltenbach and Meredith Cohn

The Senator Theatre sold its final ticket last night, as owner Tom Kiefaber unexpectedly closed the financially troubled moviehouse less than 24 hours before a town hall meeting to rally support for the 70-year-old North Baltimore institution.

The meeting, set for 7 p.m. at the theater, will go on as scheduled. But it will be the only scheduled activity at the theater, which shut down after yesterday's screenings of Watchmen.

Owner Tom Kiefaber said a plan to preserve the building's interior, however well-intentioned, ultimately forced his decision to stop showing first-run films.

The proposal, by the city's Commission for Historic and Architectural Preservation, would severely restrict any structural changes that could be made to the Senator's interior. In the long-term, Kiefaber said in an interview earlier today, that would affect the building's value by limiting a prospective buyer's options. In the short term, he said, the move scared off an investor whose capital could have helped Kiefaber meet payroll for his 23-person staff.

"This is a very troubling development in the Senator's rich history," said Kiefaber, adding he knew nothing of the proposal until notices were posted on the outside of the building late last week. "And it seems to be coming out of left field."

Last week, 1st Mariner Bank, which holds a mortgage on the property, announced that it would be foreclosing unless Kiefaber could bring his loan up to date; bank chairman and operating officer Ed Hale told The Baltimore Sun last week that Kiefaber had not made a payment in "months." A foreclosure auction has tentatively been scheduled for mid-April.

A closing date for the Rotunda Cinematheque in Hampden, also run by Kiefaber, has not been set, but an announcement is planned for this week.

Kiefaber and Baltimore City officials had been working on a plan to turn the Senator into a nonprofit community center that would serve as more than a movie house, but the transition could not be made before 1st Mariner Bank notified him that it would foreclose.

The city and private citizens have come forward in the past with support for the theater, a showplace for many Hollywood movie openings. In February 2007, when the bank threatened foreclosure, nearly $110,000 was raised, mostly from private contribution. The bank, however, faces its own financial troubles, and officials say it must act now.

At least three members of the community have said they'd be interested in running the Senator and continuing to show movies.

"This was a very difficult decision made after a great deal of soul-searching and deliberation with our key management staff and my family," Kiefaber said in a notice published on the Friends of the Senator Theatre web site (friendsofthesenatortheatre.wordpress.com). "The economic realities are such that the show simply cannot go on at the Senator. The rising expressions of support from the extended community and beyond for the Senator and its future are encouraging, however, the revenue from first-run film in this economy has regrettably made it impossible for me to meet payroll for our loyal staff beyond this point."


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Scott Norwood
Film God

Posts: 8146
From: Boston, MA. USA (1774.21 miles northeast of Dallas)
Registered: Jun 99


 - posted 03-17-2009 01:00 PM      Profile for Scott Norwood   Author's Homepage   Email Scott Norwood   Send New Private Message       Edit/Delete Post 
I don't agree that the Senator is over-rated; every experience that I have had there has been positive, and it is to the credit of the owner that the Senator has lasted as long as it has.

Obviously, the economics of the Senator as a first-run mainstream venue no longer work. I hope that some person or organization is able to take over the building and find another type of programming that can be self-sustaining.

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Jonathan M. Crist
Jedi Master Film Handler

Posts: 531
From: Hershey, PA, USA
Registered: Apr 2000


 - posted 03-17-2009 02:46 PM      Profile for Jonathan M. Crist   Email Jonathan M. Crist   Send New Private Message       Edit/Delete Post 
quote:
whose capital could have helped Kiefaber meet payroll for his 23-person staff.
What single screen theatre needs a staff of 23?

Every time that I have been there to see a film there has been a full time projectionist in the booth while the film is running. And the booth was fully automated with a platter system.

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