UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549

FORM 10-K
 
(Mark One)
x	ANNUAL REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934	
For the fiscal year ended December 31, 2015
or
¨	TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934	
For the transition period from                      to
Commission File Number 1-35796

TRI Pointe Group, Inc.
(Exact Name of Registrant as Specified in Its Charter)

Delaware	 	61-1763235	
(State or other Jurisdiction of Incorporation)	 	(I.R.S. Employer Identification No.)	
19540 Jamboree Road, Suite 300
Irvine, California 92612
(Address of principal executive offices) (Zip Code)
Registrant’s telephone number, including area code (949) 438-1400
Securities registered pursuant to Section 12(b) of the Act:
 
Title of each class	 	Name of each exchange on which registered	
Common Stock, par value $0.01 per share	 	New York Stock Exchange	
 
Securities registered pursuant to Section 12(g) of the Act: None
Indicate by check mark if the registrant is a well-known seasoned issuer, as defined in Rule 405 of the Securities Act.    Yes   x     No   ¨
Indicate by check mark if the registrant is not required to file reports pursuant to Section 13 or Section 15(d) of the Act.    Yes   ¨     No   x
Indicate by check mark whether the registrant: (1) has filed all reports required to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during the preceding 12 months (or for such shorter period that the registrant was required to file such reports), and (2) has been subject to such filing requirements for the past 90 days.    Yes   x     No   ¨
Indicate by check mark whether the registrant has submitted electronically and posted on its corporate Web site, if any, every Interactive Data File required to be submitted and posted pursuant to Rule 405 of Regulation S-T (§ 232.405 of this chapter) during the preceding 12 months (or for such shorter period that the registrant was required to submit and post such files).    Yes   x     No   ¨
Indicate by check mark if disclosure of delinquent filers pursuant to Item 405 of Regulation S-K is not contained herein, and will not be contained, to the best of registrant’s knowledge, in definitive proxy or information statements incorporated by reference in Part III of this Form 10-K or any amendment to this Form 10-K.   ¨
Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer, or a smaller reporting company. See the definitions of “large accelerated filer,” “accelerated filer” and “smaller reporting company” in Rule 12b-2 of the Exchange Act.
 
Large accelerated filer	 	x	  	Accelerated filer	 	¨	
 	 	 	 	
Non-accelerated filer	 	o   (Do not check if a smaller reporting company)	 	Smaller reporting company	 	¨	
 
Indicate by check mark whether the registrant is a shell company (as defined in Rule 12b-2 of the Exchange Act).Yes   ¨     No   x
The aggregate market value of the registrant’s common stock held by non-affiliates of the registrant on June 30, 2015, based on the closing price of $15.30 as reported by the New York Stock Exchange, was $2,238,080,435.
161,910,115 shares of common stock were issued and outstanding as of February 19, 2016.
DOCUMENTS INCORPORATED BY REFERENCE :
Portions from the registrant’s Proxy Statement relating to its 2016 Annual Meeting of Stockholders are incorporated by reference into Part III, Items 10, 11, 12, 13 and 14.

 

 

 
TRI Pointe Group, Inc.
ANNUAL REPORT ON FORM 10-K
FOR THE YEAR ENDED DECEMBER 31, 2015
 
Table of Contents
 
 	 	 	 	Page
Number	
 	 	Part I	 	 	
 	 	 	
Item 1.	 	Business	 	6	
Item 1A.	 	Risk Factors	 	22	
Item 1B.	 	Unresolved Staff Comments	 	41	
Item 2.	 	Properties	 	41	
Item 3.	 	Legal Proceedings	 	41	
Item 4.	 	Mine Safety Disclosures	 	41	
 	 	 	
 	 	Part II	 	 	
 	 	 	
Item 5.	 	Market for Registrant’s Common Equity, Related Stockholder Matters and Issuer Purchases of Equity Securities	 	41	
Item 6.	 	Selected Financial Data	 	43	
Item 7.	 	Management’s Discussion and Analysis of Financial Condition and Results of Operations	 	45	
Item 7A.	 	Quantitative and Qualitative Disclosures About Market Risk	 	64	
Item 8.	 	Financial Statements and Supplementary Data	 	64	
Item 9.	 	Changes in and Disagreements with Accountants on Accounting and Financial Disclosure	 	64	
Item 9A.	 	Controls and Procedures	 	64	
Item 9B.	 	Other Information	 	66	
 	 	 	
 	 	Part III	 	 	
 	 	 	
Item 10.	 	Directors, Executive Officers and Corporate Governance	 	67	
Item 11.	 	Executive Compensation	 	67	
Item 12.	 	Security Ownership of Certain Beneficial Owners and Management and Related Stockholder Matters	 	67	
Item 13.	 	Certain Relationships Related Party Transactions, and Director Independence	 	67	
Item 14.	 	Principal Accountant Fees and Services	 	67	
 	 	 	
 	 	Part IV	 	 	
 	 	 	
Item 15.	 	Exhibits, Financial Statements and Financial Statement Schedules	 	68	
 	 	Signatures	 	111	

 
 
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CAUTIONARY NOTE CONCERNING FORWARD-LOOKING STATEMENTS
This annual report on Form 10-K contains certain statements relating to future events of our intentions, beliefs, expectations, predictions for the future and other matters that are “forward-looking” statements within the meaning of Section 27A of the Securities Act of 1933, as amended and Section 21E of the Securities Exchange Act of 1934, as amended.
These statements:
 	·	use forward-looking terminology;	
 	·	are based on various assumptions made by us; and	
 	·	may not be accurate because of risks and uncertainties surrounding the assumptions that are made.	
Factors listed in this section - as well as other factors not included - may cause actual results to differ significantly from the forward-looking statements included in this annual report on Form 10-K. There is no guarantee that any of the events anticipated by the forward-looking statements in this annual report on Form 10-K will occur, or if any of the events occurs, there is no guarantee what effect it will have on our operations, financial condition or share price.
We will not update the forward-looking statement contained in this annual report on Form 10-K, unless otherwise required by law.
Forward-Looking Statements
These forward-looking statements are generally accompanied by words such as “anticipate,” “believe,” “could,” “estimate,” “expect,” “goal,” “intend,” “may,” “might,” “plan,” “potential,” “predict,” “project,” “will,” “would,” or other words that convey the uncertainty of future events or outcomes, including, without limitation, our transaction with Weyerhaeuser Real Estate Company (WRECO). These forward-looking statements include, but are not limited to, statements regarding expected benefits of the WRECO transaction, integration plans and expected synergies therefrom, and our anticipated future financial and operating performance and results, including our estimates for growth.
Forward-looking statements are based on a number of factors, including the expected effects of:
 	·	the economy;	
 	·	laws and regulations;	
 	·	adverse litigation outcome and the adequacy of reserves;	
 	·	changes in accounting principles;	
 	·	projected benefit payments; and	
 	·	projected tax rates and credits.	
Risks, Uncertainties and Assumptions
The major risks and uncertainties – and assumptions that are made – that affect our business and may cause actual results to differ from these forward-looking statements include, but are not limited to:
 	·	the effect of general economic conditions, including employment rates, housing starts, interest rate levels, availability of financing for home mortgages and strength of the U.S. dollar;	
 	·	market demand for our products, which is related to the strength of the various U.S. business segments and U.S. and international economic conditions;	
 	·	levels of competition;	
 	·	the successful execution of our internal performance plans, including restructuring and cost reduction initiatives;	
 	·	global economic conditions;	
 	·	raw material prices;	
 	·	oil and other energy prices;	
 
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 	·	the effect of weather, including the continuing drought in C alifornia;  	
 	·	the risk of loss from earthquakes, volcanoes, fires, floods, droughts, windstorms, hurricanes, pest infestations and other natural disasters;	
 	·	transportation costs;	
 	·	federal and state tax policies;	
 	·	the effect of land use, environment and other governmental regulations;	
 	·	legal proceedings;	
 	·	risks relating to any unforeseen changes to or effects on liabilities, future capital expenditures, revenues, expenses, earnings, synergies, indebtedness, financial condition, losses and future prospects;	
 	·	change in accounting principles;	
 	·	risks related to unauthorized access to our computer systems, theft of our homebuyers’ confidential information or other forms of cyber-attack; and	
 	·	other factors described in “Risk Factors.”	

 
 
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EXPLANATOR Y NOTE
As used in this annual report on Form 10-K, unless the context otherwise requires:
 	·	“Closing Date” refers to July 7, 2014;	
 	·	“Exchange Act” refers to the Securities Exchange Act of 1934, as amended;	
 	·	“GAAP” refers to U.S. generally accepted accounting principles;	
 	·	“legacy TRI Pointe” refers to the operations of TRI Pointe before the Closing Date;	
 	·	“Merger” refers to the merger of a wholly-owned subsidiary of TRI Pointe with and into WRECO, with WRECO surviving the merger and becoming a wholly-owned subsidiary of TRI Pointe;	
 	·	“SEC” refers to the United States Securities and Exchange Commission;	
 	·	“Transaction Agreement” refers to the agreement dated as of November 3, 2013 by and among Weyerhaeuser, TRI Pointe, WRECO, and a wholly-owned subsidiary of TRI Pointe;	
 	·	“TRI Pointe Homes” refers to TRI Pointe Homes, Inc., a Delaware corporation;	
 	·	“TRI Pointe Group” refers to TRI Pointe Group, Inc., a Delaware corporation;	
 	·	“Weyerhaeuser” refers to Weyerhaeuser Company, a Washington corporation and the former parent of WRECO; and	
 	·	“WRECO” refers to Weyerhaeuser Real Estate Company, a Washington corporation, which following the Closing Date was renamed “TRI Pointe Holdings, Inc.”	
Additionally, references to “TRI Pointe”, “ the Company”, “we”, “us”, or “our” in this annual report on Form 10-K (including in the consolidated financial statements and condensed notes thereto in this report) have the following meanings, unless the context otherwise requires:
 	·	For periods prior to July 7, 2015: TRI Pointe Homes and its subsidiaries; and	
 	·	For periods from and after July 7, 2015: TRI Pointe Group and its subsidiaries.	
Formation of TRI Pointe Group
On July 7, 2015, TRI Pointe Homes reorganized its corporate structure (the “Reorganization”) whereby TRI Pointe Homes became a direct, wholly-owned subsidiary of TRI Pointe Group.  As a result of the reorganization, each share of common stock, par value $0.01 per share, of TRI Pointe Homes (“Homes Common Stock”) was cancelled and converted automatically into the right to receive one validly issued, fully paid and non-assessable share of common stock, par value $0.01 per share, of TRI Pointe Group (“Group Common Stock”), each share having the same designations, rights, powers and preferences, and the qualifications, limitations and restrictions thereof as the shares of Homes Common Stock being so converted.  TRI Pointe Group, as the successor issuer to TRI Pointe Homes (pursuant to Rule 12g-3(a) under the Securities Exchange Act of 1934, as amended (the “Exchange Act”)), began making filings under the Securities Act of 1933, as amended, and the Exchange Act on July 7, 2015.
In connection with the Reorganization, TRI Pointe Group (i) became a co-issuer of TRI Pointe Homes’ 4.375% Senior Notes due 2019 and TRI Pointe Homes' 5.875% Senior Notes due 2024; and (ii) replaced TRI Pointe Homes as the borrower under TRI Pointe Homes’ existing unsecured revolving credit facility.
The business, executive officers and directors of TRI Pointe Group, and the rights and limitations of the holders of Group Common Stock immediately following the Reorganization were identical to the business, executive officers and directors of TRI Pointe Homes, and the rights and limitations of holders of Homes Common Stock immediately prior to the Reorganization.
Merger with WRECO
 On the Closing Date, TRI Pointe consummated the previously announced Merger with WRECO.  In the Merger, TRI Pointe issued 129,700,000 shares of TRI Pointe common stock to the former holders of WRECO common shares, together with cash in lieu of any fractional shares. On the Closing Date, WRECO became a wholly-owned subsidiary of TRI Pointe.  Immediately following the consummation of the Merger, the ownership of TRI Pointe common stock on a fully diluted basis was as follows: (i) the WRECO common shares held by former Weyerhaeuser shareholders were converted into the right to receive, in the aggregate, approximately 79.6% of the
 
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then outstanding TRI Pointe common stock, (ii) the TRI Pointe common stock outs tanding immediately prior to the consummation of the Merger represented approximately 19.4% of the then outstanding TRI Pointe common stock, and (iii) the outstanding equity awards of WRECO and TRI Pointe employees represented the remaining 1.0% of the the n outstanding TRI Pointe common stock.  
The following discussion and analysis should be read in conjunction with our audited consolidated financial statements and related notes thereto contained elsewhere in this annual report on Form 10-K.  The section entitled “Risk Factors” set forth in Part I, Item 1A of this annual report on Form 10-K discuss some of the important risk factors that may affect our business, results of operations and financial condition.  Investors should carefully consider those risks, in addition to the information in this annual report on Form 10-K, before deciding to invest in, or maintain an investment in, our common stock.

- 5 -

PART I
 
Item 1.	Business	
Our Company  
TRI Pointe was founded in April 2009, towards the end of an unprecedented downturn in the national homebuilding industry.  Since then, we have grown from a Southern California fee homebuilder into a regionally focused national homebuilder with a portfolio of the following six quality homebuilding brands operating in ten markets across eight states:
 	·	Maracay Homes in Arizona;	
 	·	Pardee Homes in California and Nevada;	
 	·	Quadrant Homes in Washington;	
 	·	Trendmaker Homes in Texas;	
 	·	TRI Pointe Homes in California and Colorado; and	
 	·	Winchester Homes in Maryland and Virginia.	
Our growth strategy is to capitalize on high demand in selected "core" markets with favorable population and employment growth as a result of proximity to job centers or primary transportation corridors.  As of December 31, 2015, our operations consisted of 104 active selling communities and 27,602 lots owned or controlled.  See “Lots Owned or Controlled” below.  Our construction expertise across an extensive product offering allows us flexibility to pursue a wide array of land acquisition opportunities and appeal to a broad range of potential homebuyers, including entry-level, first time move-up and second-time move-up homes.  As a result, we build across a variety of base sales price points, ranging from approximately $167,000 to $2.3 million, and home sizes, ranging from approximately 1,000 to 6,200 square feet.  See “Description of Projects and Communities under Development” below.  For the years ended December 31, 2015 and 2014, we delivered 4,057 and 3,100 homes and the average sales price of our new homes delivered was approximately $565,000 and $531,000, respectively.
Our founders firmly established our core values of quality, integrity and excellence.  These are the driving forces behind our innovative designs and strong commitment to our homebuyers.
Our Competitive Strengths
We believe the following strengths provide us with a significant competitive advantage in implementing our business strategy:
Experienced and Proven Leadership
Douglas Bauer, our Chief Executive Officer, Thomas Mitchell, our President and Chief Operating Officer, and Michael Grubbs, our Chief Financial Officer, have worked together for over 25 years and have a successful track record of managing and growing a public homebuilding company.  Spanning over a century, their combined real estate industry experience includes land acquisition, financing, entitlement, development, construction, marketing and sales of single-family detached and attached homes in communities in a variety of markets.  In addition, each of the presidents of our homebuilding subsidiaries has substantial industry knowledge and local market expertise.  The average homebuilding experience of these presidents exceeds 20 years.  We believe that our management team's prior experience, extensive relationships and strong local reputation provide us with a competitive advantage in securing projects, obtaining entitlements, building quality homes and completing projects within budget and on schedule.
Focus on High Growth Core Markets
Our business is well-positioned to capitalize on the broader national housing market recovery.  We are focused on the design, construction and sale of innovative single-family detached and attached homes in major metropolitan areas in California, Colorado, Houston and Austin, Phoenix and Tucson, Las Vegas, the Washington, D.C. metro area and the Puget Sound region of Washington State.  These markets are generally characterized by high job growth and increasing populations, creating strong demand for new housing.  We believe they represent attractive homebuilding markets with opportunities for long-term growth and that we have strong land positions strategically located within these markets.  Moreover, our management team has deep local market knowledge of the homebuilding and development industries.  We believe this experience and strong relationships with local market participants enable us to source, acquire, and entitle land efficiently.
 
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Strong Operational Discipline and Controls
Our management team pursues a hands-on approach.  Our strict operating discipline, including financial accountability at the project management level, is a key part of our strategy to maximize returns while minimizing risk.
Acquire Attractive Land Positions While Reducing Risk
We believe that our reputation and extensive relationships with land sellers, master plan developers, financial institutions, brokers and other builders enable us to continue to acquire well-positioned land parcels in our target markets and provide us access to a greater number of acquisition opportunities.  We believe our expertise in land development and planning enables us to create desirable communities that meet or exceed our target homebuyers' expectations, while operating at competitive costs.
Increase Market Position in Growth Markets
We believe that there are significant opportunities to expand profitably in our existing and target markets, and we continually review our selection of markets based on both aggregate demographic information and our own operating results.  We use the results of these reviews to re-allocate our investments to those markets where we believe we can maximize our profitability and return on capital over the next several years.  While our primary growth strategy has focused on increasing our market position in our existing markets, we may, on an opportunistic basis, explore expansion into other markets through organic growth or acquisition.
Provide Superior Design and Homeowner Experience and Service
We consider ourselves a "progressive" homebuilder driven by an exemplary homeowner experience, cutting-edge product development and exceptional execution.  Our core operating philosophy is to provide a positive, memorable experience to our homeowners through active engagement in the building process, tailoring our product to the homeowners' lifestyle needs and enhancing communication, knowledge and satisfaction.  We believe that the new generation of home buying families has different ideas about the kind of home buying experience it wants.  As a result, our selling process focuses on the home's features, benefits, quality and design in addition to the traditional metrics of price and square footage.  In addition, we devote significant resources to the research and design of our homes to better meet the needs of our homebuyers.  Through our "LivingSmart" platform, we provide homes that we believe are earth-friendly, enhance homeowners' comfort, promote a healthier lifestyle and deliver tangible operating cost savings versus less efficient resale homes.  Collectively, we believe these steps enhance the selling process, lead to a more satisfied homeowner and increase the number of homebuyers referred to our communities.
Offer a Diverse Range of Products
We are a builder with a wide variety of product lines that enable us to meet the specific needs of each of our core markets, which we believe provides us with a balanced portfolio and an opportunity to increase market share.  We have demonstrated expertise in effectively building homes across product offerings from entry-level through first-time and second-time move-up housing.  We spend extensive time studying and designing our products through the use of architects, consultants and homebuyer focus groups for all levels and price points in our target markets.  We believe our diversified product strategy enables us to best serve a wide range of homebuyers, adapt quickly to changing market conditions and optimize performance and returns while strategically reducing portfolio risk.  Within each of our core markets we determine the profile of homebuyers we hope to address and design neighborhoods and homes with the specific needs of those homebuyers in mind.
Focus on Efficient Cost Structure and Target Attractive Returns
Our experienced management team is vigilant in maintaining its focus on controlling costs.  We competitively bid new projects and phases while maintaining strong relationships with our trade partners by managing production schedules closely and paying our vendors on time.
We combine decentralized management in those aspects of our business in which we believe detailed knowledge of local market conditions is critical (such as governmental processing, construction, land acquisition, land development and sales and marketing), with centralized management in those functions in which we believe central control is required (such as approval of land acquisitions, financial, treasury, human resources and legal matters).  We have also made significant investments in systems and infrastructure to operate our business efficiently and to support the planned future growth of our company as a result of executing our expansion strategy.
 
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Utilize Prudent Leverage
Our ongoing financial strategy includes redeployment of cash flows from continuing operations and debt to provide us with the financial flexibility to access capital on the best terms available.  In that regard, we expect to employ prudent levels of leverage to finance the acquisition and development of our lots and construction of our homes.  See "Our Financing Strategy" below.
Lots Owned or Controlled
As of December 31, 2015, we owned or controlled, pursuant to land option contracts or purchase contracts, an aggregate of 27,602 lots.  We refer to lots that are under land option contracts as "controlled," see "Acquisition Process" below.  Excluded from lots owned or controlled are those related to Note 8, Investments in Unconsolidated Entities , of the notes to our consolidated financial statements included elsewhere in this annual report on Form 10-K. The following table presents certain information with respect to our lots owned or controlled as of December 31, 2015.
 
 	 	 	 	 	 	 	 	 	 	Lots	 	
 	 	Lots	 	 	Lots	 	 	Owned or	 	
 	 	Owned	 	 	Controlled	 	 	Controlled	 	
Maracay Homes	 	 	1,566	 	 	 	245	 	 	 	1,811	 	
Pardee Homes	 	 	16,314	 	 	 	365	 	 	 	16,679	 	
Quadrant Homes	 	 	1,027	 	 	 	247	 	 	 	1,274	 	
Trendmaker Homes	 	 	1,367	 	 	 	491	 	 	 	1,858	 	
TRI Pointe Homes	 	 	2,504	 	 	 	1,124	 	 	 	3,628	 	
Winchester Homes	 	 	1,955	 	 	 	397	 	 	 	2,352	 	
Total	 	 	24,733	 	 	 	2,869	 	 	 	27,602	 	

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Description of Projects and Communities under Development
Our lot inventory includes land that we are holding for future development.  The development of these lots will be subject to a variety of marketing, regulatory and other factors and in some cases we may decide to sell the land prior to development.  The following table presents project information relating to each of our markets as of December 31, 2015 and includes information on current projects under development where we are building and selling homes as of December 31, 2015.
Maracay Homes
 
 	 	 	 	 	 	 	 	Cumulative	 	 	 	 	 	 	 	 	 	 	Homes Delivered	 	 	 	
 	 	 	 	 	 	 	 	Homes	 	 	Lots	 	 	 	 	 	 	for the Twelve	 	 	 	
 	 	Year of	 	Total	 	 	Delivered as of	 	 	Owned as of	 	 	Backlog as of	 	 	Months Ended	 	 	Sales Price	
 	 	First	 	Number of	 	 	December   31,	 	 	December 31,	 	 	December 31,	 	 	December 31,	 	 	Range	
County, Project, City	 	Delivery (1)	 	Lots (2)	 	 	2015	 	 	2015 (3)	 	 	2015 (4)(5)	 	 	2015	 	 	(in thousands) (6)	
Phoenix, Arizona	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Town of Buckeye:	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Verrado Tilden	 	2012	 	 	102	 	 	 	94	 	 	 	8	 	 	 	2	 	 	 	21	 	 	$239 - $304	
Verrado Palisades	 	2015	 	 	63	 	 	 	16	 	 	 	47	 	 	 	—	 	 	 	16	 	 	$305 - $378	
Verrado Victory	 	2015	 	 	98	 	 	 	17	 	 	 	81	 	 	 	4	 	 	 	17	 	 	$368 - $381	
City of Chandler:	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Artesian Ranch	 	2013	 	 	90	 	 	 	57	 	 	 	33	 	 	 	25	 	 	 	27	 	 	$342 - $398	
Vaquero Ranch	 	2013	 	 	74	 	 	 	67	 	 	 	7	 	 	 	7	 	 	 	29	 	 	$298 - $373	
Maracay at Layton Lakes	 	2015	 	 	47	 	 	 	11	 	 	 	36	 	 	 	21	 	 	 	11	 	 	$475 - $515	
Sendera Place	 	2015	 	 	39	 	 	 	12	 	 	 	27	 	 	 	11	 	 	 	12	 	 	$260 - $307	
Chandler Heights	 	2017	 	 	84	 	 	 	—	 	 	 	84	 	 	 	—	 	 	 	—	 	 	$467 - $500	
Town of Gilbert:	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Arch Crossing at Bridges of Gilbert	 	2014	 	 	67	 	 	 	60	 	 	 	7	 	 	 	4	 	 	 	39	 	 	$283 - $341	
Trestle Place at Bridges of Gilbert	 	2014	 	 	73	 	 	 	63	 	 	 	10	 	 	 	10	 	 	 	35	 	 	$344 - $424	
Artisan at Morrison Ranch	 	2016	 	 	105	 	 	 	—	 	 	 	105	 	 	 	—	 	 	 	—	 	 	$285 - $333	
Marquis at Morrison Ranch	 	2016	 	 	66	 	 	 	—	 	 	 	66	 	 	 	—	 	 	 	—	 	 	$355 - $439	
City of Goodyear:	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Calderra at Palm Valley	 	2013	 	 	81	 	 	 	80	 	 	 	1	 	 	 	1	 	 	 	24	 	 	$275 - $352	
Los Vientos at Palm Valley	 	2013	 	 	57	 	 	 	57	 	 	 	—	 	 	 	—	 	 	 	5	 	 	Closed	
City of Mesa:	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Kinetic Point at Eastmark	 	2013	 	 	80	 	 	 	60	 	 	 	20	 	 	 	13	 	 	 	31	 	 	$270 - $350	
Lumiere Garden at Eastmark	 	2013	 	 	85	 	 	 	60	 	 	 	25	 	 	 	10	 	 	 	25	 	 	$318 - $398	
Aileron Square at Eastmark	 	2016	 	 	58	 	 	 	—	 	 	 	58	 	 	 	9	 	 	 	—	 	 	$318 - $398	
Curie Court at Eastmark	 	2016	 	 	106	 	 	 	—	 	 	 	106	 	 	 	9	 	 	 	—	 	 	$270 - $350	
Palladium Point	 	2016	 	 	53	 	 	 	—	 	 	 	53	 	 	 	—	 	 	 	—	 	 	$308 - $377	
Town of Peoria:	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
The Reserve at Plaza del Rio	 	2013	 	 	162	 	 	 	87	 	 	 	75	 	 	 	15	 	 	 	37	 	 	$205 - $254	
Maracay at Northlands	 	2014	 	 	58	 	 	 	35	 	 	 	23	 	 	 	19	 	 	 	27	 	 	$318 - $399	
Meadows - 5500's	 	2016	 	 	80	 	 	 	—	 	 	 	80	 	 	 	—	 	 	 	—	 	 	$355 - $437	
Meadows - 6500's	 	2016	 	 	56	 	 	 	—	 	 	 	56	 	 	 	—	 	 	 	—	 	 	$417 - $535	
Meadows - Oversized	 	2016	 	 	37	 	 	 	—	 	 	 	37	 	 	 	—	 	 	 	—	 	 	$417 - $535	
Town of Queen Creek:	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Montelena	 	2012	 	 	59	 	 	 	59	 	 	 	—	 	 	 	—	 	 	 	7	 	 	Closed	
The Preserve at Hastings Farms	 	2014	 	 	89	 	 	 	43	 	 	 	46	 	 	 	17	 	 	 	28	 	 	$285 - $369	
Villagio	 	2013	 	 	135	 	 	 	89	 	 	 	46	 	 	 	15	 	 	 	29	 	 	$282 - $341	
Phoenix, Arizona Total	 	 	 	 	2,104	 	 	 	967	 	 	 	1,137	 	 	 	192	 	 	 	420	 	 	 	
Tucson, Arizona	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Marana:	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Tortolita Vistas	 	2014	 	 	49	 	 	 	24	 	 	 	25	 	 	 	5	 	 	 	15	 	 	$449 - $506	
Oro Valley:	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Rancho del Cobre	 	2014	 	 	68	 	 	 	43	 	 	 	25	 	 	 	4	 	 	 	30	 	 	$407 - $475	
Desert Crest - Center Pointe Vistoso	 	2016	 	 	103	 	 	 	—	 	 	 	103	 	 	 	—	 	 	 	—	 	 	$239 - $289	
The Cove - Center Pointe Vistoso	 	2016	 	 	83	 	 	 	—	 	 	 	83	 	 	 	—	 	 	 	—	 	 	$305 - $364	
Summit (South) - Center Pointe Vistoso	 	2016	 	 	87	 	 	 	—	 	 	 	87	 	 	 	—	 	 	 	—	 	 	$352 - $389	
The Pinnacle - Center Pointe Vistoso	 	2016	 	 	70	 	 	 	—	 	 	 	70	 	 	 	—	 	 	 	—	 	 	$398 - $439	
Tucson:	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Deseo at Sabino Canyon	 	2014	 	 	39	 	 	 	37	 	 	 	2	 	 	 	2	 	 	 	15	 	 	$419 - $505	
Ranches at Santa Catalina	 	2016	 	 	34	 	 	 	—	 	 	 	34	 	 	 	—	 	 	 	—	 	 	$395 - $415	
Tucson, Arizona Total	 	 	 	 	533	 	 	 	104	 	 	 	429	 	 	 	11	 	 	 	60	 	 	 	
Maracay Homes Total	 	 	 	 	2,637	 	 	 	1,071	 	 	 	1,566	 	 	 	203	 	 	 	480	 	 	 	

 
- 9 -

Pardee Homes
 
 	 	 	 	 	 	 	 	Cumulative	 	 	 	 	 	 	 	 	 	 	Homes Delivered	 	 	 	
 	 	 	 	 	 	 	 	Homes	 	 	Lots	 	 	 	 	 	 	for the Twelve	 	 	 	
 	 	Year of	 	Total	 	 	Delivered as of	 	 	Owned as of	 	 	Backlog as of	 	 	Months Ended	 	 	Sales Price	
 	 	First	 	Number of	 	 	December   31,	 	 	December 31,	 	 	December 31,	 	 	December 31,	 	 	Range	
County, Project	 	Delivery (1)	 	Lots (2)	 	 	2015	 	 	2015 (3)	 	 	2015 (4)(5)	 	 	2015	 	 	(in thousands) (6)	
California	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
San Diego County:	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Alta Del Mar Homes	 	2013	 	 	117	 	 	 	80	 	 	 	37	 	 	 	26	 	 	 	42	 	 	$1,800 - $2,300	
Sorrento Heights Prestige Collection	 	2014	 	 	20	 	 	 	20	 	 	 	—	 	 	 	—	 	 	 	2	 	 	$890 - $950	
Watermark	 	2013	 	 	160	 	 	 	131	 	 	 	29	 	 	 	25	 	 	 	68	 	 	$1,200 - $1,310	
Canterra	 	2015	 	 	89	 	 	 	25	 	 	 	64	 	 	 	8	 	 	 	25	 	 	$758 - $912	
Casabella	 	2015	 	 	122	 	 	 	22	 	 	 	100	 	 	 	16	 	 	 	22	 	 	$920 - $1,000	
Verana	 	2015	 	 	78	 	 	 	38	 	 	 	40	 	 	 	20	 	 	 	38	 	 	$996 - $1,094	
Pacific Highlands Ranch Future	 	TBD	 	 	963	 	 	 	—	 	 	 	963	 	 	 	—	 	 	 	—	 	 	TBD	
Olive Hill Estate	 	2015	 	 	37	 	 	 	—	 	 	 	37	 	 	 	3	 	 	 	—	 	 	$650 - $771	
Castlerock	 	TBD	 	 	415	 	 	 	—	 	 	 	415	 	 	 	—	 	 	 	—	 	 	$473 - $708	
Meadowood	 	TBD	 	 	844	 	 	 	—	 	 	 	844	 	 	 	—	 	 	 	—	 	 	$290 - $590	
Sea View Terrace	 	2014	 	 	40	 	 	 	40	 	 	 	—	 	 	 	—	 	 	 	39	 	 	$308 - $370	
Parkview Condos	 	2016	 	 	73	 	 	 	—	 	 	 	73	 	 	 	—	 	 	 	—	 	 	$400 - $460	
Ocean View Hills Future	 	2017	 	 	1,020	 	 	 	—	 	 	 	913	 	 	 	—	 	 	 	—	 	 	TBD	
South Otay Mesa	 	TBD	 	 	893	 	 	 	—	 	 	 	893	 	 	 	—	 	 	 	—	 	 	$185 - $530	
Los Angeles County:	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
LivingSmart at Fair Oaks Ranch	 	2011	 	 	124	 	 	 	124	 	 	 	—	 	 	 	—	 	 	 	1	 	 	$483 - $509	
Golden Valley	 	2017	 	 	498	 	 	 	—	 	 	 	498	 	 	 	—	 	 	 	—	 	 	$499 - $807	
Skyline Ranch	 	TBD	 	 	1,260	 	 	 	—	 	 	 	1,260	 	 	 	—	 	 	 	—	 	 	$510 - $640	
Ventura County:	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
LivingSmart at Moorpark Highlands,
   Moorpark	 	2013	 	 	133	 	 	 	133	 	 	 	—	 	 	 	—	 	 	 	49	 	 	$600 - $650	
Riverside County:	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Hillside	 	2012	 	 	182	 	 	 	182	 	 	 	—	 	 	 	—	 	 	 	2	 	 	$284 - $301	
Meadow Ridge	 	2013	 	 	132	 	 	 	108	 	 	 	24	 	 	 	14	 	 	 	52	 	 	$367 - $464	
Amberleaf	 	2014	 	 	131	 	 	 	86	 	 	 	45	 	 	 	19	 	 	 	65	 	 	$312 - $362	
Meadow Glen	 	2014	 	 	142	 	 	 	89	 	 	 	53	 	 	 	13	 	 	 	47	 	 	$345 - $408	
Summerfield	 	2015	 	 	85	 	 	 	52	 	 	 	33	 	 	 	15	 	 	 	52	 	 	$303 - $320	
Canyon Hills Future	 	TBD	 	 	581	 	 	 	—	 	 	 	581	 	 	 	—	 	 	 	—	 	 	TBD	
Senterra	 	2016	 	 	82	 	 	 	—	 	 	 	82	 	 	 	—	 	 	 	—	 	 	$360 - $460	
LivingSmart Tournament Hills	 	2010	 	 	235	 	 	 	235	 	 	 	—	 	 	 	—	 	 	 	2	 	 	$261 - $334	
Lakeside	 	2012	 	 	167	 	 	 	167	 	 	 	—	 	 	 	—	 	 	 	19	 	 	$260 - $282	
Tournament Hills Future	 	TBD	 	 	268	 	 	 	—	 	 	 	268	 	 	 	—	 	 	 	—	 	 	TBD	
LivingSmart Sundance	 	2013	 	 	152	 	 	 	152	 	 	 	—	 	 	 	—	 	 	 	42	 	 	$280 - $332	
LivingSmart Estrella	 	2013	 	 	127	 	 	 	127	 	 	 	—	 	 	 	—	 	 	 	6	 	 	$214 - $237	
Woodmont	 	2014	 	 	84	 	 	 	68	 	 	 	16	 	 	 	7	 	 	 	57	 	 	$320 - $390	
Cielo	 	2015	 	 	92	 	 	 	78	 	 	 	14	 	 	 	10	 	 	 	78	 	 	$249 - $275	
Northstar	 	2015	 	 	123	 	 	 	18	 	 	 	105	 	 	 	8	 	 	 	18	 	 	$353 - $375	
Skycrest	 	2015	 	 	125	 	 	 	30	 	 	 	95	 	 	 	11	 	 	 	30	 	 	$311 - $350	
Sundance Future	 	TBD	 	 	1,603	 	 	 	—	 	 	 	1,603	 	 	 	—	 	 	 	—	 	 	TBD	
Banning	 	TBD	 	 	4,318	 	 	 	—	 	 	 	4,318	 	 	 	—	 	 	 	—	 	 	$167 - $250	
Sacramento County:	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Natomas	 	TBD	 	 	120	 	 	 	—	 	 	 	120	 	 	 	—	 	 	 	—	 	 	TBD	
San Joaquin County:	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Bear Creek	 	TBD	 	 	1,252	 	 	 	—	 	 	 	1,252	 	 	 	—	 	 	 	—	 	 	TBD	
California Total	 	 	 	 	16,887	 	 	 	2,005	 	 	 	14,775	 	 	 	195	 	 	 	756	 	 	 	
 
- 10 -

 	 	 	 	 	 	 	 	Cumulative	 	 	 	 	 	 	 	 	 	 	Homes Delivered	 	 	 	
 	 	 	 	 	 	 	 	Homes	 	 	Lots	 	 	 	 	 	 	for the Twelve	 	 	 	
 	 	Year of	 	Total	 	 	Delivered as of	 	 	Owned as of	 	 	Backlog as of	 	 	Months Ended	 	 	Sales Price	
 	 	First	 	Number of	 	 	December   31,	 	 	December 31,	 	 	December 31,	 	 	December 31,	 	 	Range	
County, Project	 	Delivery (1)	 	Lots (2)	 	 	2015	 	 	2015 (3)	 	 	2015 (4)(5)	 	 	2015	 	 	(in thousands) (6)	
Nevada	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Clark County:	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
LivingSmart at Eldorado Ridge	 	2012	 	 	169	 	 	 	160	 	 	 	9	 	 	 	6	 	 	 	37	 	 	$260 - $310	
LivingSmart at Eldorado Heights	 	2013	 	 	135	 	 	 	122	 	 	 	13	 	 	 	6	 	 	 	36	 	 	$310 - $395	
LivingSmart Sandstone	 	2013	 	 	145	 	 	 	90	 	 	 	55	 	 	 	14	 	 	 	47	 	 	$220 - $250	
Ridgeview	 	2015	 	 	4	 	 	 	4	 	 	 	—	 	 	 	—	 	 	 	4	 	 	$185 - $210	
North Peak	 	2015	 	 	150	 	 	 	6	 	 	 	144	 	 	 	5	 	 	 	6	 	 	$280 - $330	
Castle Rock	 	2015	 	 	150	 	 	 	4	 	 	 	146	 	 	 	14	 	 	 	4	 	 	$350 - $410	
Eldorado Future	 	2016	 	 	145	 	 	 	—	 	 	 	145	 	 	 	—	 	 	 	—	 	 	TBD	
Horizon Terrace	 	2014	 	 	165	 	 	 	60	 	 	 	105	 	 	 	6	 	 	 	32	 	 	$400 - $455	
Solano	 	2014	 	 	132	 	 	 	61	 	 	 	71	 	 	 	4	 	 	 	56	 	 	$294 - $326	
Alterra	 	2014	 	 	106	 	 	 	25	 	 	 	81	 	 	 	4	 	 	 	25	 	 	$424 - $506	
Bella Verdi	 	2015	 	 	106	 	 	 	19	 	 	 	87	 	 	 	3	 	 	 	19	 	 	$372 - $440	
Milennial	 	2016	 	 	2	 	 	 	—	 	 	 	2	 	 	 	—	 	 	 	—	 	 	TBD	
Escala	 	2016	 	 	78	 	 	 	—	 	 	 	78	 	 	 	—	 	 	 	—	 	 	$545 - $591	
POD 5-1 Future	 	2017	 	 	215	 	 	 	—	 	 	 	215	 	 	 	—	 	 	 	—	 	 	TBD	
Durango Ranch	 	2012	 	 	153	 	 	 	147	 	 	 	6	 	 	 	2	 	 	 	38	 	 	$467 - $560	
Durango Trail	 	2014	 	 	77	 	 	 	74	 	 	 	3	 	 	 	3	 	 	 	33	 	 	$380 - $410	
Meridian	 	2016	 	 	78	 	 	 	—	 	 	 	74	 	 	 	7	 	 	 	—	 	 	$566 - $666	
LivingSmart at Providence	 	2012	 	 	106	 	 	 	106	 	 	 	—	 	 	 	—	 	 	 	1	 	 	$260 - $323	
Encanto	 	2015	 	 	129	 	 	 	—	 	 	 	129	 	 	 	—	 	 	 	—	 	 	$406 - $468	
Summerglen	 	2014	 	 	140	 	 	 	68	 	 	 	72	 	 	 	5	 	 	 	36	 	 	$293 - $299	
The Canyons at MacDonald Ranch	 	2017	 	 	126	 	 	 	—	 	 	 	104	 	 	 	—	 	 	 	—	 	 	TBD	
Nevada Total	 	 	 	 	2,511	 	 	 	946	 	 	 	1,539	 	 	 	79	 	 	 	374	 	 	 	
Pardee Homes Total	 	 	 	 	19,398	 	 	 	2,951	 	 	 	16,314	 	 	 	274	 	 	 	1,130	 	 	 	

- 11 -

Quadrant Homes
 
 	 	 	 	 	 	 	 	Cumulative	 	 	 	 	 	 	 	 	 	 	Homes Delivered	 	 	 	
 	 	 	 	 	 	 	 	Homes	 	 	Lots	 	 	 	 	 	 	for the Twelve	 	 	 	
 	 	Year of	 	Total	 	 	Delivered as of	 	 	Owned as of	 	 	Backlog as of	 	 	Months Ended	 	 	Sales Price	
 	 	First	 	Number of	 	 	December 31,	 	 	December 31,	 	 	December 31,	 	 	December 31,	 	 	Range	
County, Project, City	 	Delivery (1)	 	Lots (2)	 	 	2015	 	 	2015 (3)	 	 	2015 (4)(5)	 	 	2015	 	 	(in thousands) (6)	
Washington	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Skagit County:	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Skagit Highlands, Mt Vernon	 	2005	 	 	423	 	 	 	409	 	 	 	14	 	 	 	12	 	 	 	49	 	 	$227 - $292	
Skagit Clearwater Court, Mt Vernon	 	2016	 	 	11	 	 	 	—	 	 	 	11	 	 	 	8	 	 	 	—	 	 	$299 - $319	
Skagit Surplus Pod E, Mt Vernon	 	TBD	 	 	4	 	 	 	—	 	 	 	4	 	 	 	—	 	 	 	—	 	 	TBD	
Snohomish County:	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Kings Corner 1&2, Mill Creek	 	2014	 	 	116	 	 	 	99	 	 	 	17	 	 	 	10	 	 	 	55	 	 	$440 - $540	
King's Corner 3, Mill Creek	 	2016	 	 	29	 	 	 	—	 	 	 	29	 	 	 	11	 	 	 	—	 	 	$456 - $492	
Evergreen Heights, Monroe	 	2016	 	 	71	 	 	 	—	 	 	 	71	 	 	 	—	 	 	 	—	 	 	$359 - $407	
The Grove at Canyon Park, Bothell	 	2017	 	 	60	 	 	 	—	 	 	 	32	 	 	 	—	 	 	 	—	 	 	$558 - $658	
Palm Creek, Bothell	 	2017	 	 	41	 	 	 	—	 	 	 	41	 	 	 	—	 	 	 	—	 	 	$845 - $905	
King County:	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Sonata Hill, Auburn	 	2014	 	 	71	 	 	 	37	 	 	 	34	 	 	 	10	 	 	 	30	 	 	$351 - $379	
The Gardens at Eastlake, Sammamish	 	2015	 	 	8	 	 	 	3	 	 	 	5	 	 	 	1	 	 	 	3	 	 	$902 - $963	
Heathers Ridge, Kirkland	 	2015	 	 	41	 	 	 	12	 	 	 	29	 	 	 	19	 	 	 	12	 	 	$715 - $935	
Hedgewood, Redmond	 	2015	 	 	11	 	 	 	3	 	 	 	8	 	 	 	3	 	 	 	3	 	 	$800 - $920	
Grasslawn Estates, Redmond	 	2016	 	 	4	 	 	 	—	 	 	 	4	 	 	 	1	 	 	 	—	 	 	$1350	
Vintner's Place, Kirkland	 	2016	 	 	35	 	 	 	—	 	 	 	35	 	 	 	—	 	 	 	—	 	 	$610 - $780	
Hedgewood East, Redmond	 	2016	 	 	15	 	 	 	—	 	 	 	15	 	 	 	6	 	 	 	—	 	 	$825 - $975	
Copperwood, Renton	 	2016	 	 	46	 	 	 	—	 	 	 	46	 	 	 	—	 	 	 	—	 	 	$520 - $626	
Viscaia, Bellevue	 	2016	 	 	18	 	 	 	—	 	 	 	18	 	 	 	—	 	 	 	—	 	 	$617 - $672	
Trailside, Redmond	 	2017	 	 	9	 	 	 	—	 	 	 	9	 	 	 	—	 	 	 	—	 	 	$686 - $735	
Parkwood Terrace, Woodinville	 	2017	 	 	15	 	 	 	—	 	 	 	15	 	 	 	—	 	 	 	—	 	 	$680 - $750	
Hazelwood Ridge, Newcastle	 	2017	 	 	30	 	 	 	—	 	 	 	30	 	 	 	—	 	 	 	—	 	 	$605 - $790	
Inglewood Landing, Sammamish	 	2017	 	 	21	 	 	 	—	 	 	 	21	 	 	 	—	 	 	 	—	 	 	$880 - $962	
Jacobs Landing, Issaquah	 	2017	 	 	20	 	 	 	—	 	 	 	20	 	 	 	—	 	 	 	—	 	 	$834 - $929	
Kirkwood Terrace, Sammamish	 	2017	 	 	12	 	 	 	—	 	 	 	12	 	 	 	—	 	 	 	—	 	 	$1,200 - $1,500	
English Landing P2, Redmond	 	2017	 	 	25	 	 	 	—	 	 	 	25	 	 	 	—	 	 	 	—	 	 	$910 - $1,029	
English Landing P1, Redmond	 	2017	 	 	50	 	 	 	—	 	 	 	50	 	 	 	—	 	 	 	—	 	 	$910 - $1,029	
Heathers Ridge South, Redmond	 	2017	 	 	8	 	 	 	—	 	 	 	8	 	 	 	—	 	 	 	—	 	 	$590 - $890	
Cedar Landing, North Bend	 	2017	 	 	138	 	 	 	—	 	 	 	13	 	 	 	—	 	 	 	—	 	 	$500 - $650	
Monarch Ridge, Sammamish	 	2017	 	 	59	 	 	 	—	 	 	 	59	 	 	 	—	 	 	 	—	 	 	$761 - $961	
42nd Avenue Townhomes, Seattle	 	TBD	 	 	40	 	 	 	—	 	 	 	40	 	 	 	—	 	 	 	—	 	 	TBD	
Wynstone, Federal Way	 	TBD	 	 	4	 	 	 	—	 	 	 	4	 	 	 	—	 	 	 	—	 	 	TBD	
Pierce County:	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Harbor Hill S-9, Gig Harbor	 	2014	 	 	40	 	 	 	36	 	 	 	4	 	 	 	—	 	 	 	25	 	 	$385 - $454	
Harbor Hill S-8, Gig Harbor	 	2015	 	 	33	 	 	 	4	 	 	 	29	 	 	 	17	 	 	 	4	 	 	$385 - $454	
Harbor Hill S-7, Gig Harbor	 	2016	 	 	7	 	 	 	—	 	 	 	7	 	 	 	—	 	 	 	—	 	 	$407 - $437	
Chambers Ridge, Tacoma	 	2014	 	 	24	 	 	 	17	 	 	 	7	 	 	 	3	 	 	 	16	 	 	$480 - $525	
Tehaleh, Bonney Lake	 	2013	 	 	85	 	 	 	84	 	 	 	1	 	 	 	1	 	 	 	29	 	 	$321	
The Enclave at Harbor Hill, Gig Harbor	 	2016	 	 	33	 	 	 	—	 	 	 	33	 	 	 	7	 	 	 	—	 	 	$555 - $595	
Thurston County:	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Campus Fairways, Lacey	 	2015	 	 	39	 	 	 	13	 	 	 	26	 	 	 	8	 	 	 	13	 	 	$405 - $465	
Kitsap County:	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
McCormick Meadows, Poulsbo	 	2012	 	 	167	 	 	 	119	 	 	 	48	 	 	 	19	 	 	 	44	 	 	$280 - $357	
Vinland Pointe, Poulsbo	 	2013	 	 	90	 	 	 	82	 	 	 	8	 	 	 	7	 	 	 	47	 	 	$334 - $354	
Mountain Aire, Poulsbo	 	2016	 	 	145	 	 	 	—	 	 	 	145	 	 	 	—	 	 	 	—	 	 	$390 - $440	
Closed Communities	 	N/A	 	 	—	 	 	 	—	 	 	 	—	 	 	 	—	 	 	 	81	 	 	N/A	
Washington Total	 	 	 	 	2,098	 	 	 	918	 	 	 	1,027	 	 	 	143	 	 	 	411	 	 	 	
Quadrant Homes Total	 	 	 	 	2,098	 	 	 	918	 	 	 	1,027	 	 	 	143	 	 	 	411	 	 	 	

 
- 12 -

Trendmaker Homes
 
 	 	 	 	 	 	 	 	Cumulative	 	 	 	 	 	 	 	 	 	 	Homes Delivered	 	 	 	
 	 	 	 	 	 	 	 	Homes	 	 	Lots	 	 	 	 	 	 	for the Twelve	 	 	 	
 	 	Year of	 	Total	 	 	Delivered as of	 	 	Owned as of	 	 	Backlog as of	 	 	Months Ended	 	 	Sales Price	
 	 	First	 	Number of	 	 	December   31,	 	 	December 31,	 	 	December 31,	 	 	December 31,	 	 	Range	
County, Project, City	 	Delivery (1)	 	Lots (2)	 	 	2015	 	 	2015 (3)	 	 	2015 (4)(5)	 	 	2015	 	 	(in thousands) (6)	
Texas	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Brazoria County:	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Sedona Lakes, Pearland	 	2014	 	 	30	 	 	 	17	 	 	 	13	 	 	 	1	 	 	 	15	 	 	$452 - $506	
Southern Trails, Pearland	 	2014	 	 	40	 	 	 	29	 	 	 	11	 	 	 	3	 	 	 	20	 	 	$493 - $569	
Pomona, Manvel	 	2015	 	 	17	 	 	 	—	 	 	 	17	 	 	 	1	 	 	 	—	 	 	$420 - $471	
Rise Meridiana	 	2015	 	 	7	 	 	 	—	 	 	 	7	 	 	 	—	 	 	 	—	 	 	$420 - $480	
Fort Bend County:	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Cross Creek Ranch 60', Fulshear	 	2013	 	 	53	 	 	 	30	 	 	 	23	 	 	 	1	 	 	 	19	 	 	$421 - $447	
Cross Creek Ranch 65', Fulshear	 	2013	 	 	52	 	 	 	21	 	 	 	31	 	 	 	—	 	 	 	15	 	 	$432 - $488	
Cross Creek Ranch 70', Fulshear	 	2013	 	 	56	 	 	 	37	 	 	 	19	 	 	 	3	 	 	 	17	 	 	$497 - $567	
Cross Creek Ranch 80', Fulshear	 	2013	 	 	29	 	 	 	9	 	 	 	20	 	 	 	4	 	 	 	20	 	 	$541 - $656	
Cross Creek Ranch 90', Fulshear	 	2013	 	 	25	 	 	 	12	 	 	 	13	 	 	 	2	 	 	 	12	 	 	$627 - $755	
Villas at Cross Creek Ranch, Fulshear	 	2013	 	 	101	 	 	 	91	 	 	 	10	 	 	 	1	 	 	 	29	 	 	$454 - $496	
Cinco Ranch, Katy	 	2012	 	 	55	 	 	 	54	 	 	 	1	 	 	 	1	 	 	 	30	 	 	$349 - $420	
Harvest Green 75', Richmond	 	2015	 	 	19	 	 	 	—	 	 	 	19	 	 	 	3	 	 	 	—	 	 	$438 - $518	
Sienna Plantation 80', Missouri City	 	2013	 	 	45	 	 	 	39	 	 	 	6	 	 	 	3	 	 	 	23	 	 	$542 - $650	
Sienna Plantation 85', Missouri City	 	2015	 	 	25	 	 	 	—	 	 	 	25	 	 	 	5	 	 	 	—	 	 	$531 - $650	
Villas at Sienna South, Missouri City	 	2015	 	 	19	 	 	 	—	 	 	 	19	 	 	 	2	 	 	 	—	 	 	$445 - $507	
Lakes of Bella Terra, Richmond	 	2013	 	 	109	 	 	 	80	 	 	 	29	 	 	 	—	 	 	 	25	 	 	$465 - $506	
Villas at Aliana, Richmond	 	2013	 	 	89	 	 	 	60	 	 	 	29	 	 	 	5	 	 	 	25	 	 	$407 - $503	
Riverstone 55', Sugar Land	 	2013	 	 	34	 	 	 	17	 	 	 	17	 	 	 	1	 	 	 	16	 	 	$397 - $460	
Riverstone 80', Sugar Land	 	2013	 	 	30	 	 	 	28	 	 	 	2	 	 	 	2	 	 	 	21	 	 	$559 - $710	
Riverstone Avanti at Avalon 100',
   Sugar Land	 	2015	 	 	5	 	 	 	1	 	 	 	4	 	 	 	1	 	 	 	1	 	 	$1,174 - $1,232	
The Townhomes at Imperial, Sugar Land	 	2015	 	 	27	 	 	 	20	 	 	 	7	 	 	 	5	 	 	 	20	 	 	$396 - $530	
Galveston County:	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Harborwalk, Hitchcock	 	2014	 	 	50	 	 	 	44	 	 	 	6	 	 	 	2	 	 	 	5	 	 	$587 - $645	
Harris County:	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Fairfield, Cypress	 	2010	 	 	39	 	 	 	25	 	 	 	14	 	 	 	3	 	 	 	24	 	 	$474 - $573	
Lakes of Fairhaven, Cypress	 	2008	 	 	166	 	 	 	157	 	 	 	9	 	 	 	9	 	 	 	35	 	 	$544 - $664	
Towne Lake Living Views, Cypress	 	2013	 	 	122	 	 	 	104	 	 	 	18	 	 	 	—	 	 	 	20	 	 	$445 - $540	
Calumet Townhomes, Houston	 	2015	 	 	4	 	 	 	4	 	 	 	—	 	 	 	—	 	 	 	4	 	 	$637	
The Groves, Humble	 	2015	 	 	26	 	 	 	14	 	 	 	12	 	 	 	4	 	 	 	14	 	 	$454 - $505	
Lakes of Creekside	 	2015	 	 	10	 	 	 	—	 	 	 	10	 	 	 	—	 	 	 	—	 	 	$549 - $648	
Bridgeland '80	 	2015	 	 	5	 	 	 	—	 	 	 	5	 	 	 	—	 	 	 	—	 	 	$549 - $648	
Hidden Arbor, Cypress	 	2015	 	 	59	 	 	 	—	 	 	 	59	 	 	 	—	 	 	 	—	 	 	$480	
Clear Lake, Houston	 	2015	 	 	752	 	 	 	78	 	 	 	674	 	 	 	23	 	 	 	16	 	 	$383 - $658	
Montgomery County:	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Barton Woods, Conroe	 	2013	 	 	118	 	 	 	102	 	 	 	16	 	 	 	2	 	 	 	15	 	 	$421 - $623	
Villas at Oakhurst, Porter	 	2013	 	 	55	 	 	 	50	 	 	 	5	 	 	 	1	 	 	 	18	 	 	$375 - $458	
Woodtrace, Woodtrace	 	2014	 	 	30	 	 	 	11	 	 	 	19	 	 	 	1	 	 	 	11	 	 	$485 - $536	
Northgrove, Tomball	 	2015	 	 	25	 	 	 	—	 	 	 	25	 	 	 	—	 	 	 	—	 	 	$498 - $551	
Bender's Landing Estates, Spring	 	2014	 	 	104	 	 	 	23	 	 	 	81	 	 	 	5	 	 	 	22	 	 	$458 - $621	
The Woodlands, Creekside Park	 	2015	 	 	25	 	 	 	—	 	 	 	25	 	 	 	—	 	 	 	—	 	 	$488 - $641	
Waller County:	 	 	 	 	 	 	 	 	—	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Cane Island, Katy	 	2015	 	 	15	 	 	 	—	 	 	 	15	 	 	 	5	 	 	 	—	 	 	$537 - $647	
Hays County:	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Belterra, Austin	 	2015	 	 	20	 	 	 	—	 	 	 	20	 	 	 	—	 	 	 	—	 	 	$550	
Other:	 	 	 	 	 	 	 	 	—	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Avanti Custom Homes	 	2007	 	 	125	 	 	 	107	 	 	 	18	 	 	 	19	 	 	 	22	 	 	$416 - $643	
Texas Casual Cottages, Round Top	 	2010	 	 	88	 	 	 	76	 	 	 	12	 	 	 	15	 	 	 	16	 	 	$203 - $443	
Texas Casual Cottages, Hill Country	 	2012	 	 	46	 	 	 	44	 	 	 	2	 	 	 	3	 	 	 	9	 	 	 	
Texas Total	 	 	 	 	2,751	 	 	 	1,384	 	 	 	1,367	 	 	 	136	 	 	 	539	 	 	 	
Trendmaker Homes Total	 	 	 	 	2,751	 	 	 	1,384	 	 	 	1,367	 	 	 	136	 	 	 	539	 	 	 	

 
- 13 -

TRI Pointe Homes
 
 	 	 	 	 	 	 	 	Cumulative	 	 	 	 	 	 	 	 	 	 	Homes Delivered	 	 	 	
 	 	 	 	 	 	 	 	Homes	 	 	Lots	 	 	 	 	 	 	for the Twelve	 	 	 	
 	 	Year of	 	Total	 	 	Delivered as of	 	 	Owned as of	 	 	Backlog as of	 	 	Months Ended	 	 	Sales Price	
 	 	First	 	Number of	 	 	December 31,	 	 	December 31,	 	 	December 31,	 	 	December 31,	 	 	Range	
County, Project, City	 	Delivery (1)	 	Lots (2)	 	 	2015	 	 	2015 (3)	 	 	2015 (4)(5)	 	 	2015	 	 	(in thousands) (6)	
Southern California	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Orange County:	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Rancho Mission Viejo	 	2013	 	 	105	 	 	 	105	 	 	 	—	 	 	 	—	 	 	 	24	 	 	Closed	
Truewind, Huntington Beach	 	2014	 	 	49	 	 	 	49	 	 	 	—	 	 	 	—	 	 	 	40	 	 	$1,065 - $1,180	
Arcadia, Irvine	 	2013	 	 	61	 	 	 	46	 	 	 	—	 	 	 	1	 	 	 	1	 	 	$1,199 - $1,420	
Arcadia II, Irvine	 	2014	 	 	66	 	 	 	54	 	 	 	12	 	 	 	7	 	 	 	43	 	 	$1,199 - $1,281	
Fairwind, Huntington Beach	 	2015	 	 	80	 	 	 	63	 	 	 	17	 	 	 	14	 	 	 	63	 	 	$937 - $1,032	
Cariz, Irvine	 	2014	 	 	112	 	 	 	94	 	 	 	18	 	 	 	16	 	 	 	75	 	 	$495 - $650	
Messina, Irvine	 	2014	 	 	59	 	 	 	38	 	 	 	12	 	 	 	10	 	 	 	30	 	 	$1,515 - $1,630	
Aria-Rancho Mission Viejo	 	2015	 	 	87	 	 	 	3	 	 	 	84	 	 	 	4	 	 	 	3	 	 	$615 - $652	
Aubergine-Rancho Mission Viejo	 	2016	 	 	66	 	 	 	—	 	 	 	66	 	 	 	8	 	 	 	—	 	 	$1,005 - $1,115	
Aubergine II-Rancho Mission Viejo
   (SFD)	 	2017	 	 	57	 	 	 	—	 	 	 	57	 	 	 	—	 	 	 	—	 	 	TBD	
San Diego County:	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Altana, San Diego	 	2013	 	 	45	 	 	 	45	 	 	 	—	 	 	 	—	 	 	 	1	 	 	Closed	
Riverside County:	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Topazridge, Riverside	 	2012	 	 	68	 	 	 	63	 	 	 	5	 	 	 	4	 	 	 	—	 	 	$464 - $530	
Topazridge II, Riverside	 	2014	 	 	49	 	 	 	45	 	 	 	4	 	 	 	3	 	 	 	22	 	 	$459 - $515	
Alegre, Temecula	 	2014	 	 	96	 	 	 	96	 	 	 	—	 	 	 	—	 	 	 	77	 	 	$287 - $323	
Aldea, Temecula	 	2014	 	 	90	 	 	 	77	 	 	 	13	 	 	 	13	 	 	 	54	 	 	$262 - $298	
Kite Ridge, Riverside	 	2014	 	 	87	 	 	 	18	 	 	 	69	 	 	 	3	 	 	 	18	 	 	$445 - $470	
Serrano Ridge at Sycamore Creek,
   Riverside	 	2015	 	 	87	 	 	 	4	 	 	 	83	 	 	 	2	 	 	 	4	 	 	$363 - $393	
Terrassa Courts, Corona	 	2015	 	 	94	 	 	 	—	 	 	 	94	 	 	 	—	 	 	 	—	 	 	$400 - $438	
Terrassa Villas, Corona	 	2015	 	 	52	 	 	 	—	 	 	 	52	 	 	 	—	 	 	 	—	 	 	$438 - $478	
Los Angeles County:	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Avenswood, Azusa	 	2013	 	 	66	 	 	 	66	 	 	 	—	 	 	 	—	 	 	 	12	 	 	Closed	
Woodson, Playa Vista	 	2014	 	 	66	 	 	 	66	 	 	 	—	 	 	 	—	 	 	 	26	 	 	Closed	
Grayson, Santa Clarita	 	2015	 	 	119	 	 	 	6	 	 	 	113	 	 	 	10	 	 	 	6	 	 	$517 - $550	
San Bernardino County:	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Sedona at Parkside, Ontario	 	2015	 	 	152	 	 	 	13	 	 	 	139	 	 	 	9	 	 	 	13	 	 	$346 - $381	
Kensington at Park Place, Ontario	 	2015	 	 	67	 	 	 	6	 	 	 	61	 	 	 	4	 	 	 	6	 	 	$486 - $509	
St. James at Park Place, Ontario	 	2015	 	 	57	 	 	 	17	 	 	 	40	 	 	 	6	 	 	 	17	 	 	$453 - $468	
Ventura County:	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
The Westerlies, Oxnard	 	2015	 	 	116	 	 	 	—	 	 	 	116	 	 	 	—	 	 	 	—	 	 	$370 - $499	
Southern California Total	 	 	 	 	2,053	 	 	 	974	 	 	 	1,055	 	 	 	114	 	 	 	535	 	 	 	
Northern California	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Contra Costa County:	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Berkshire at Barrington, Brentwood	 	2014	 	 	89	 	 	 	63	 	 	 	26	 	 	 	17	 	 	 	46	 	 	$506 - $553	
Hawthorne at Barrington, Brentwood	 	2014	 	 	105	 	 	 	58	 	 	 	47	 	 	 	11	 	 	 	39	 	 	$549 - $615	
Marquette at Barrington, Brentwood	 	2015	 	 	90	 	 	 	17	 	 	 	73	 	 	 	8	 	 	 	17	 	 	$480 - $715	
Wynstone at Barrington, Brentwood	 	2016	 	 	92	 	 	 	—	 	 	 	92	 	 	 	—	 	 	 	—	 	 	$450 - $550	
Penrose at Barrington, Brentwood	 	2016	 	 	34	 	 	 	—	 	 	 	34	 	 	 	—	 	 	 	—	 	 	$498 - $515	
Santa Clara County:	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Avellino, Mountain View	 	2013	 	 	63	 	 	 	63	 	 	 	—	 	 	 	—	 	 	 	8	 	 	Closed	
Cobblestone, Milpitas	 	2015	 	 	32	 	 	 	22	 	 	 	10	 	 	 	7	 	 	 	22	 	 	$960 - $1,163	
San Mateo County:	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Canterbury, San Mateo	 	2014	 	 	76	 	 	 	76	 	 	 	—	 	 	 	—	 	 	 	50	 	 	$940 - $1,230	
Solano County:	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Redstone, Vacaville	 	2015	 	 	141	 	 	 	27	 	 	 	114	 	 	 	5	 	 	 	27	 	 	$455 - $527	
San Joaquin County:	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Ventana, Tracy	 	2015	 	 	93	 	 	 	22	 	 	 	71	 	 	 	6	 	 	 	22	 	 	$438 - $540	
Sundance, Mountain House	 	2015	 	 	113	 	 	 	9	 	 	 	104	 	 	 	29	 	 	 	9	 	 	$555 - $635	
Alameda County:	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Cadence, Alameda Landing	 	2015	 	 	91	 	 	 	38	 	 	 	53	 	 	 	2	 	 	 	38	 	 	$1,057 - $1,234	
Linear, Alameda Landing	 	2015	 	 	106	 	 	 	54	 	 	 	52	 	 	 	7	 	 	 	54	 	 	$685 - $915	
Symmetry, Alameda Landing	 	2016	 	 	56	 	 	 	—	 	 	 	56	 	 	 	—	 	 	 	—	 	 	$775 - $875	
Commercial, Alameda Landing	 	 	 	 	2	 	 	 	—	 	 	 	2	 	 	 	—	 	 	 	—	 	 	$620	
Parasol, Fremont	 	2016	 	 	39	 	 	 	—	 	 	 	39	 	 	 	—	 	 	 	—	 	 	$590 - $850	
Blackstone at the Cannery,
   Hayward SFA	 	2016	 	 	105	 	 	 	—	 	 	 	105	 	 	 	—	 	 	 	—	 	 	$530 - $600	
Blackstone at the Cannery,
   Hayward SFD	 	2016	 	 	52	 	 	 	—	 	 	 	52	 	 	 	—	 	 	 	—	 	 	$865 - $915	
Catalina Crossing, Livermore	 	2017	 	 	31	 	 	 	—	 	 	 	31	 	 	 	—	 	 	 	—	 	 	$865 - $915	
Jordan Ranch, Dublin	 	2017	 	 	56	 	 	 	—	 	 	 	56	 	 	 	—	 	 	 	—	 	 	$865 - $915	
Jordan Ranch, Dublin	 	2017	 	 	105	 	 	 	—	 	 	 	57	 	 	 	—	 	 	 	—	 	 	$865 - $915	
Northern California Total	 	 	 	 	1,571	 	 	 	449	 	 	 	1,074	 	 	 	92	 	 	 	332	 	 	 	
California Total	 	 	 	 	3,624	 	 	 	1,423	 	 	 	2,129	 	 	 	206	 	 	 	867	 	 	 	
 
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 	 	 	 	 	 	 	 	Cumulative	 	 	 	 	 	 	 	 	 	 	Homes Delivered	 	 	 	
 	 	 	 	 	 	 	 	Homes	 	 	Lots	 	 	 	 	 	 	for the Twelve	 	 	 	
 	 	Year of	 	Total	 	 	Delivered as of	 	 	Owned as of	 	 	Backlog as of	 	 	Months Ended	 	 	Sales Price	
 	 	First	 	Number of	 	 	December 31,	 	 	December 31,	 	 	December 31,	 	 	December 31,	 	 	Range	
County, Project, City	 	Delivery (1)	 	Lots (2)	 	 	2015	 	 	2015 (3)	 	 	2015 (4)(5)	 	 	2015	 	 	(in thousands) (6)	
Colorado	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Douglas County:	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Terrain 4000 Series, Castle Rock	 	2013	 	 	149	 	 	 	100	 	 	 	49	 	 	 	24	 	 	 	44	 	 	$345 - $398	
Terrain 3500 Series, Castle Rock	 	2015	 	 	67	 	 	 	37	 	 	 	30	 	 	 	20	 	 	 	37	 	 	$321 - $344	
Jefferson County:	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Leyden Rock 4000 Series, Arvada	 	2014	 	 	51	 	 	 	45	 	 	 	6	 	 	 	2	 	 	 	40	 	 	$385 - $441	
Leyden Rock 5000 Series, Arvada	 	2015	 	 	67	 	 	 	30	 	 	 	37	 	 	 	17	 	 	 	30	 	 	$454 - $509	
Candelas 6000 Series, Arvada	 	2015	 	 	76	 	 	 	6	 	 	 	70	 	 	 	5	 	 	 	6	 	 	$498 - $625	
Denver County:	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Platt Park North, Denver	 	2014	 	 	29	 	 	 	28	 	 	 	1	 	 	 	—	 	 	 	24	 	 	$611 - $615	
Larimer County:	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Centerra 5000 Series, Loveland	 	2015	 	 	150	 	 	 	12	 	 	 	67	 	 	 	16	 	 	 	12	 	 	$394 - $426	
Arapahoe County:	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Whispering Pines, Aurora	 	2015	 	 	115	 	 	 	—	 	 	 	115	 	 	 	—	 	 	 	—	 	 	$518 - $600	
Colorado Total	 	 	 	 	704	 	 	 	258	 	 	 	375	 	 	 	84	 	 	 	193	 	 	 	
TRI Pointe Homes Total	 	 	 	 	4,328	 	 	 	1,681	 	 	 	2,504	 	 	 	290	 	 	 	1,060	 	 	 	

 
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Winchester Homes
 
 	 	 	 	 	 	 	 	Cumulative	 	 	 	 	 	 	 	 	 	 	Homes Delivered	 	 	 	
 	 	 	 	 	 	 	 	Homes	 	 	Lots	 	 	 	 	 	 	for the Twelve	 	 	 	
 	 	Year of	 	Total	 	 	Delivered as of	 	 	Owned as   of	 	 	Backlog as of	 	 	Months Ended	 	 	Sales Price	
 	 	First	 	Number of	 	 	December 31,	 	 	December 31,	 	 	December 31,	 	 	December 31,	 	 	Range	
County, Project, City	 	Delivery (1)	 	Lots (2)	 	 	2015	 	 	2015 (3)	 	 	2015 (4)(5)	 	 	2015	 	 	(in thousands) (6)	
Maryland	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Anne Arundel County:	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Watson's Glen, Millersville	 	2015	 	 	103	 	 	 	2	 	 	 	101	 	 	 	—	 	 	 	2	 	 	Closed	
Frederick County:	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Landsdale, Monrovia	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Landsdale Village SFD	 	2015	 	 	222	 	 	 	16	 	 	 	206	 	 	 	7	 	 	 	16	 	 	$495 - $635	
Landsdale Townhomes	 	2015	 	 	100	 	 	 	3	 	 	 	97	 	 	 	—	 	 	 	3	 	 	$340 - $365	
Landsdale TND Neo SFD	 	2015	 	 	77	 	 	 	—	 	 	 	77	 	 	 	3	 	 	 	—	 	 	$435 - $468	
Howard County:	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Walnut Creek, Ellicott City	 	2014	 	 	21	 	 	 	15	 	 	 	6	 	 	 	8	 	 	 	6	 	 	$950 - $1,293	
Montgomery County:	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Cabin Branch, Clarksburg	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Cabin Branch SFD	 	2014	 	 	359	 	 	 	43	 	 	 	316	 	 	 	22	 	 	 	27	 	 	$480 - $719	
Cabin Branch Boulevard Townhomes	 	2016	 	 	61	 	 	 	—	 	 	 	61	 	 	 	—	 	 	 	—	 	 	TBD	
Cabin Branch Townhomes	 	2014	 	 	567	 	 	 	63	 	 	 	504	 	 	 	6	 	 	 	42	 	 	$375 - $390	
Preserve at Stoney Spring-Lots for Sale	 	N/A	 	 	—	 	 	 	—	 	 	 	5	 	 	 	—	 	 	 	—	 	 	NA	
Preserve at Rock Creek, Rockville	 	2012	 	 	68	 	 	 	63	 	 	 	5	 	 	 	2	 	 	 	17	 	 	$685 - $935	
Poplar Run, Silver Spring	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Poplar Run Townhomes	 	2013	 	 	136	 	 	 	118	 	 	 	18	 	 	 	12	 	 	 	49	 	 	$390 - $435	
Poplar Run SFD	 	2010	 	 	326	 	 	 	209	 	 	 	117	 	 	 	17	 	 	 	44	 	 	$562 - $717	
Potomac Highlands, Potomac	 	2016	 	 	23	 	 	 	—	 	 	 	23	 	 	 	—	 	 	 	—	 	 	TBD	
Glenmont MetroCenter, Silver Spring	 	2016	 	 	89	 	 	 	—	 	 	 	89	 	 	 	—	 	 	 	—	 	 	TBD	
Closed Communities	 	N/A	 	 	—	 	 	 	—	 	 	 	—	 	 	 	—	 	 	 	3	 	 	 	
Maryland Total	 	 	 	 	2,152	 	 	 	532	 	 	 	1,625	 	 	 	77	 	 	 	209	 	 	 	
Virginia	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Fairfax County:	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Reserve at Waples Mill, Oakton	 	2013	 	 	28	 	 	 	25	 	 	 	3	 	 	 	2	 	 	 	8	 	 	$1460	
Stuart Mill & Timber Lake, Oakton	 	2014	 	 	19	 	 	 	5	 	 	 	14	 	 	 	2	 	 	 	3	 	 	$1,363 - $1,675	
Prince William County:	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Villages of Piedmont, Haymarket	 	2015	 	 	168	 	 	 	17	 	 	 	151	 	 	 	1	 	 	 	17	 	 	$370 - $422	
Loudoun County:	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Brambleton, Ashburn	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
English Manor Townhomes	 	2014	 	 	41	 	 	 	25	 	 	 	16	 	 	 	3	 	 	 	18	 	 	$492 - $532	
Glenmere at Brambleton SFD	 	2014	 	 	77	 	 	 	63	 	 	 	14	 	 	 	13	 	 	 	41	 	 	$650 - $723	
Glenmere at Brambleton Townhomes	 	2014	 	 	85	 	 	 	72	 	 	 	13	 	 	 	1	 	 	 	44	 	 	$464 - $468	
Vistas at Lansdowne, Lansdowne	 	2015	 	 	120	 	 	 	18	 	 	 	102	 	 	 	8	 	 	 	18	 	 	$569 - $650	
Willowsford Grant II, Aldie	 	2016	 	 	3	 	 	 	—	 	 	 	3	 	 	 	—	 	 	 	—	 	 	TBD	
Willowsford Greens, Aldie	 	2014	 	 	38	 	 	 	24	 	 	 	14	 	 	 	3	 	 	 	15	 	 	$750 - $840	
Closed Communities	 	N/A	 	 	—	 	 	 	—	 	 	 	—	 	 	 	—	 	 	 	64	 	 	 	
Virginia Total	 	 	 	 	579	 	 	 	249	 	 	 	330	 	 	 	33	 	 	 	228	 	 	 	
Winchester Homes Total	 	 	 	 	2,731	 	 	 	781	 	 	 	1,955	 	 	 	110	 	 	 	437	 	 	 	
TRI Pointe Group Total	 	 	 	 	33,943	 	 	 	8,786	 	 	 	24,733	 	 	 	1,156	 	 	 	4,057	 	 	 	

 	(1)	Year of first delivery for future periods is based upon management's estimates and is subject to change.	
 	(2)	The number of homes to be built at completion is subject to change, and there can be no assurance that we will build these homes.	
 	(3)	Owned lots as of December 31, 2015 include owned lots in backlog as of December 31, 2015.	
 	( 4)	Backlog consists of homes under sales contracts that had not yet been delivered, and there can be no assurance that delivery of sold homes will occur.  See “Backlog” below.	
 	(5)	Of the total homes subject to pending sales contracts that have not been delivered as of December 31, 2015, 716 homes are under construction, 237 homes have completed construction, and 203 homes have not started construction.	
 	(6)	Sales price range reflects base price only and excludes any lot premium, homebuyer incentives and homebuyer-selected options, which may vary from project to project.  Sales prices for homes required to be sold pursuant to affordable housing requirements are excluded from sales price range.  Sales prices reflect current pricing and might not be indicative of past or future pricing.	
Acquisition Process
We believe that our current inventory of lots owned or controlled will be adequate to supply our homebuilding operations for the foreseeable future.
 
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Our acquisition process generally includes the following steps to reduce development and market cycle risk:
 	·	review of the status of entitlements and other governmental processing, including title reviews;	
 	·	limitation on the size of an acquisition to minimize investment levels in any one project;	
 	·	completion of due diligence on the land parcel prior to committing to the acquisition;	
 	·	preparation of detailed budgets for all cost categories;	
 	·	completion of environmental reviews and third-party market studies;	
 	·	utilization of options, joint ventures and other land acquisition arrangements, if necessary; and	
 	·	employment of centralized control of approval over all acquisitions through a land committee process.	
Before purchasing a land parcel, we also engage outside architects and consultants to help review our proposed acquisition and design our homes and communities.
We acquire land parcels pursuant to purchase agreements that are often structured as option contracts.  These option contracts require us to pay non-refundable deposits, which can vary by transaction, and entitle (but do not obligate) us to acquire the land typically at fixed prices.  The term within which we can exercise our option varies by transaction and our acquisition is often contingent upon the completion of entitlement or other work with regard to the land (such as "backbone" improvements, which include the installation of main roads or sewer mains).  Depending upon the transaction, we may be required to purchase all of the land involved at one time or we may have a right to acquire identified groups of lots over a specified timetable.  In some transactions, a portion of the consideration that we pay for the land may be in the form of a share of the profits of a project after we receive an agreed upon level of profits from the project.  In limited instances such as when we acquire land from a master developer that is part of a larger project, the seller may have repurchase rights entitling it to repurchase the land from us under circumstances when we do not develop the land by an outside deadline (unless the delay is caused by certain circumstances outside our control), or when we seek to sell the land directly to a third party or indirectly through a change in control of our company.  Repurchase rights typically allow the seller to repurchase the land at the price that we paid the seller to acquire the land plus the cost of improvements that we have made to the land and less some specified discount.
Our Community Development, Construction and Sales and Marketing Process
Community Development
In California, we typically develop community phases based upon projected sales, and we construct homes in each phase whether or not they have been pre-sold.  We have the ability to control the timing of construction of subsequent phases in the same community based on sales activity in the prior phase, market conditions and other factors.  We also will attempt to delay much of the customization of a home until a qualified homebuyer has been approved, so as to enable the homebuyer to tailor the home to that homebuyer's specifications; however, we will complete the build out of any unsold homes in a particular phase when deemed appropriate for marketing purposes of such home.  In our other regions, we typically develop communities on a lot by lot basis driven by sales demand.  
The design of our homes is limited by factors such as zoning requirements, building codes and energy efficiency laws.  As a result, we contract with a number of architects and other consultants in connection with the design process.
Construction
Substantially all of our construction work is done by subcontractors with us acting as the general contractor.  We also enter into contracts as needed with design professionals and other service providers who are familiar with local market conditions and requirements.  We do not have long-term contractual commitments with our subcontractors, suppliers or laborers.  We maintain strong and long-standing relationships with many of our subcontractors.  We believe that our relationships have been enhanced through both maintaining our schedules and making timely payment to our subcontractors.  By dealing fairly with our key subcontractors, we are able to keep them attentive to our projects.
Sales and Marketing
In connection with the sale and marketing of our homes, we make extensive use of online and offline advertising and other promotional activities, including digital paid search and display advertising, the website of each of our six regional brands, print media advertisements, brochures, direct mail and the placement of signboards in the immediate areas of our developments.
 
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We sell our homes through our own sales representatives and through independent real estate brokers.  Our in-house sales force typically works from sales offices located in model homes close to or in each community.  Sales representatives assist potential homebuyers by providing them with basic floor plans, price information, development and construction timetables, tours of model homes, a nd the selection of options.  Sales personnel are licensed by the applicable real estate bodies in their respective markets, are trained by us and generally have had prior experience selling new homes in the local market.  Our personnel, along with subcont racted marketing and design consultants, carefully design exteriors and interiors of each home to coincide with the lifestyles of targeted homebuyers.
As of December 31, 2015, we owned 252 model homes that were either completed or under construction.  Generally, we build model homes at each project and have them professionally decorated to display design features.  We believe that model homes play a significant role in helping homebuyers understand the efficiencies and value provided by each floor plan type.  Interior decorations vary among our models and are selected based upon the lifestyles of our targeted homebuyers.  Structural changes in design from the model homes are not generally permitted, but homebuyers may select various other optional construction and design amenities.  In addition to model homes, homebuyers can gain an understanding of the various design features and options available to them using design centers.  At each design center, homebuyers can meet with a designer and are shown the standard and upgraded selections available to them.
We typically sell homes using sales contracts that include cash deposits by the purchasers.  However, purchasers can generally cancel sales contracts if they are unable to sell their existing homes, if they fail to qualify for financing, or under certain other circumstances.  Although cancellations can delay the sale of our homes, they have historically not had a material impact on our operating results.  The cancellation rate of homebuyers who contracted to buy a home but did not close escrow (as a percentage of overall orders) was consistent at 16% for each of the years ended December 31, 2015 and 2014.  Cancellation rates are subject to a variety of factors beyond our control such as adverse economic conditions and increases in mortgage interest rates.  Our inventory of completed and unsold production homes was 351 and 288 homes as of December 31, 2015 and 2014, respectively.
Homebuyer Financing and Title Services
We seek to assist our homebuyers in obtaining financing by arranging with mortgage lenders to offer qualified homebuyers a variety of financing options.  Substantially all homebuyers utilize long-term mortgage financing to purchase a home and mortgage lenders will usually make loans only to qualified borrowers.  Our financial services operation (“TRI Pointe Solutions”) is comprised of mortgage financing operations (“TRI Pointe Connect”), which was formed as a joint venture with an established mortgage lender, and title services operations (“TRI Pointe Assurance”).  While our homebuyers may obtain financing from any mortgage provider of their choice, TRI Pointe Connect can act as a preferred mortgage broker to our homebuyers in all of the markets in which we operate, providing mortgage financing that helps facilitate the sale and closing process as well as generate additional fee income for us.  TRI Pointe Assurance provides title examinations for our homebuyers in our Trendmaker Homes and Winchester Homes brands.  TRI Pointe Assurance is a wholly-owned subsidiary of TRI Pointe and acts as a title agency for First American Title Insurance Company.
Quality Control and Customer Service
We pay particular attention to the product design process and carefully consider quality and choice of materials in order to attempt to eliminate building deficiencies.  We monitor the quality and workmanship of the subcontractors that we employ and we make regular inspections and evaluations of our subcontractors to seek to ensure that our standards are met.
We maintain quality control and customer service staff whose role includes providing a positive experience for each homebuyer throughout the pre-sale, sale, building, delivery and post-delivery periods.  These employees are also responsible for providing after sales customer service.  Our quality and service initiatives include taking homebuyers on a comprehensive tour of their home prior to delivery and using homebuyer survey results to improve our standards of quality and homebuyer satisfaction.
Warranty Program
In the normal course of business, we incur warranty-related costs associated with homes that have been delivered to homebuyers.  Estimated future direct warranty costs are accrued and charged to cost of sales in the period when the related home sales revenues are recognized while indirect warranty overhead salaries and related costs are charged to cost of sales in the period incurred.  Estimation of accruals include consideration of our claims history, including current claims and estimates of claims incurred but not yet reported.  We also periodically utilize the services of an independent third party actuary to assist us with evaluating the level of our accruals.  Factors that affect the warranty accruals include the number of homes delivered, historical and anticipated rates of warranty claims and cost per claim.  Although we consider the warranty accruals reflected in our consolidated balance sheet to be adequate, actual future costs could differ significantly from our currently estimated amounts.  Our warranty accrual is included in accrued expenses and other liabilities in the accompanying consolidated balance sheets.
 
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We maintain general liability insurance designed to protect us against a portion of our risk of loss from construction-related claims.  We also g enerally require our subcontractors and design professionals to indemnify us for liabilities arising from their work, subject to various limitations.  However, such indemnity is significantly limited with respect to certain subcontractors that are added to our general liability insurance policy.  We record expected recoveries from insurance carriers when proceeds are probable and estimable.  Warranty insurance receivables are recorded in receivables on the accompanying consolidated balance sheet.
There can be no assurance that the terms and limitations of the limited warranty will be effective against claims made by homebuyers, that we will be able to renew our insurance coverage or renew it at reasonable rates, that we will not be liable for damages, cost of repairs, and/or the expense of litigation surrounding possible construction defects, soil subsidence or building related claims or that claims will not arise out of uninsurable events or circumstances not covered by insurance and not subject to effective indemnification agreements with certain subcontractors.
Seasonality
We have experienced seasonal variations in our quarterly operating results and capital requirements.  We typically take orders for more homes in the first half of the fiscal year than in the second half, which creates additional working capital requirements in the second and third quarters to build our inventories to satisfy the deliveries in the second half of the year.  We expect this seasonal pattern to continue over the long-term, although it may be affected by volatility in the homebuilding industry and the geographic mix of the homes we sell.
Backlog
Backlog units reflects the number of homes, net of actual cancellations experienced during the period, for which we have entered into a sales contract with a homebuyer but for which we have not yet delivered the home.  Homes in backlog are generally delivered within three to nine months, although we may experience cancellations of sales contracts prior to delivery.  For information concerning backlog units, the dollar value and average sales price by segment, see Part II, Item 7, "Management's Discussion and Analysis of Financial Condition and Results of Operations" included in this annual report on Form 10-K.
Raw Materials
Typically, all of the raw materials and most of the components used in our business are readily available in the United States.  Most are standard items carried by major suppliers.  However, a rapid increase in the number of homes started or other market conditions could cause delays in the delivery of, shortages in, or higher prices for necessary materials.  Delivery delays or the inability to obtain necessary materials could result in delays in the delivery of homes under construction.  We have established national purchase programs for certain materials and we continue to monitor the supply markets to achieve the best prices available.
Our Financing Strategy
We intend to employ both debt and equity as part of our ongoing financing strategy, coupled with redeployment of cash flows from continuing operations, to provide us with the financial flexibility to access capital on the best terms available.  In that regard, we expect to employ prudent levels of leverage to finance the acquisition and development of our lots and construction of our homes.  As of December 31, 2015, we had $299.4 million outstanding related to our unsecured revolving credit facility, $2.4 million of seller financed loans and $868.7 million of outstanding senior notes as well as $214.5 million in cash and cash equivalents and $242.2 million available under our unsecured revolving credit facility.   Our board of directors considers a number of factors when evaluating our level of indebtedness and when making decisions regarding the incurrence of new indebtedness, including the purchase price of assets to be acquired with debt financing, the estimated market value of our assets and the ability of particular assets, and our company as a whole, to generate cash flow to cover the expected debt service.  As a means of sustaining our long-term financial health and limiting our exposure to unforeseen dislocations in the debt and financing markets, we currently expect to remain conservatively capitalized.  However, our charter does not contain a limitation on the amount of debt we may incur and our board of directors may change our target debt levels at any time without the approval of our stockholders.
We intend to finance future acquisitions and developments with the most advantageous source of capital available to us at the time of the transaction, which may include a combination of common and preferred equity, secured and unsecured corporate level debt, property-level debt and mortgage financing and other public, private or bank debt.
 
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Segments
The Company's operations are organized in two principal businesses:  homebuilding and financial services.
Our homebuilding operation consists of six reportable segments:  Maracay Homes, consisting of operations in Arizona; Pardee Homes, consisting of operations in California and Nevada; Quadrant Homes, consisting of operations in Washington; Trendmaker Homes, consisting of operations in Texas; TRI Pointe Homes, consisting of operations in California and Colorado; and Winchester Homes, consisting of operations in Maryland and Virginia.  
Our financial services operation (TRI Pointe Solutions) is a reportable segment and is comprised of our TRI Pointe Connect mortgage financing operations and our TRI Pointe Assurance title services operations.  
For financial information about our segments, see Part II, Item 7, "Management's Discussion and Analysis of Financial Condition and Results of Operations" and Note 4, Segment Information , of the notes to our consolidated financial statements included elsewhere in this annual report on Form 10-K.
Government Regulation and Environmental Matters
We are subject to numerous local, state, federal and other statutes, ordinances, rules and regulations concerning zoning, development, building design, construction and similar matters which impose restrictive zoning and density requirements, the result of which is to limit the number of homes that can be built within the boundaries of a particular area.  Projects that are not entitled may be subjected to periodic delays, changes in use, less intensive development or elimination of development in certain specific areas due to government regulations.  We may also be subject to periodic delays or may be precluded entirely from developing in certain communities due to building moratoriums or "slow-growth" or "no-growth" initiatives that could be implemented in the future.  Local governments also have broad discretion regarding the imposition of development fees and exactions for projects in their jurisdiction.  Projects for which we have received land use and development entitlements or approvals may still require a variety of other governmental approvals and permits during the development process and can also be impacted adversely by unforeseen health, safety and welfare issues, which can further delay these projects or prevent their development.
We are also subject to a variety of local, state, federal and other statutes, ordinances, rules and regulations concerning the environment.  The particular environmental laws that apply to any given homebuilding site vary according to multiple factors, including the site's location, its environmental conditions and the present and former uses of the site, as well as adjoining properties.  Environmental laws and conditions may result in delays, may cause us to incur substantial compliance and other costs, and can prohibit or severely restrict homebuilding activity in environmentally sensitive regions or areas.  In addition, in those cases where an endangered or threatened species is involved, environmental rules and regulations can result in the restriction or elimination of development in identified environmentally sensitive areas.  From time to time, the United States Environmental Protection Agency and similar federal or state agencies review homebuilders' compliance with environmental laws and may levy fines and penalties for failure to strictly comply with applicable environmental laws or impose additional requirements for future compliance as a result of past failures.  Any such actions taken with respect to us may increase our costs.  Further, we expect that as concerns about climate change and other environmental issues continue to grow, homebuilders will be required to comply with increasingly stringent laws and regulations.  Environmental laws and regulations can also have an adverse impact on the availability and price of certain raw materials such as lumber.  California is especially susceptible to restrictive government regulations and environmental laws.  In addition, home deliveries in California may be delayed or prevented due to governmental responses to California’s long-term drought, even when we have obtained water rights for those projects.
Under various environmental laws, current or former owners of real estate, as well as certain other categories of parties, may be required to investigate and clean up hazardous or toxic substances or petroleum product releases, and may be held liable to a governmental entity or to third parties for related damages, including for bodily injury, and for investigation and clean-up costs incurred by such parties in connection with the contamination.  A mitigation system may be installed during the construction of a home if a cleanup does not remove all contaminants of concern or to address a naturally occurring condition such as methane.  Some homebuyers may not want to purchase a home with a mitigation system.
Our general contractor, real estate broker, mortgage joint venture and title agency operations are subject to licensing and regulation in the jurisdictions in which they operate.  Consequently, they are subject to net worth, bonding, disclosure, record-keeping and other requirements.  Failure to comply with applicable requirements could result in loss of license, financial penalties, or other sanctions.
Refer to Part I, Item 1A.  "Risk Factors" of this annual report on Form 10-K for risks related to government regulation and environmental matters.
 
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Competition
Competition in the homebuilding industry is intense, and there are relatively low barriers to entry into our business.  Homebuilders compete for, among other things, homebuyers, desirable land parcels, financing, raw materials and skilled labor.  We compete for homebuyers primarily on the basis of a number of interrelated factors including home design and location, price, homebuyer satisfaction, construction quality, reputation and the availability of mortgage financing.  Increased competition could hurt our business, as it could prevent us from acquiring attractive land parcels on which to build homes or make such acquisitions more expensive, hinder our market share expansion, and lead to pricing pressures on our homes that may adversely impact our margins and revenues.  Our competitors may independently develop land and construct housing units that are superior or substantially similar to our products.  Furthermore, several of our primary competitors are significantly larger, have longer operating histories and may have greater resources or lower cost of capital than ours; accordingly, they may be able to compete more effectively in one or more of the markets in which we operate.  Many of these competitors also have longstanding relationships with subcontractors and suppliers in the markets in which we operate.  We also compete for sales with individual resales of existing homes and with available rental housing.
Employees
As of December 31, 2015, we had 1,036 employees, 435 of whom were executive, management and administrative personnel, 251 of whom were sales and marketing personnel and 350 of whom were involved in field construction.  Although none of our employees are covered by collective bargaining agreements, certain of the subcontractors engaged by us are represented by labor unions or are subject to collective bargaining arrangements.  We believe that our relations with our employees and subcontractors are good.
Our Offices and Access to Information
Our principal executive offices are located at 19540 Jamboree Road, Suite 300, Irvine, California 92612.  Our main telephone number is (949) 438-1400.  Our internet website is www.tripointegroup.com .  We will make available through our website our annual report on Form 10-K, quarterly reports on Form 10-Q, current reports on Form 8-K, and amendments to these reports filed or furnished pursuant to Section 13(d) or 15(d) of the Exchange Act as soon as reasonably practicable after filing with, or furnishing to, the SEC.  Copies of these reports, and any amendment to them, are available free of charge upon request.  The information contained in, or that can be accessed through, our website is not incorporated by reference and is not a part of this annual report on Form 10-K.

 
 
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Item 1A.	Risk Factors  	
Investors should carefully consider the following risk factors, which address the material risks concerning our business, together with the other information contained in this annual report on Form 10-K.  If any of the risks discussed in this annual report on Form 10-K occur, our business, liquidity, financial condition and results of operations (individually and collectively referred to in these risk factors as “Financial Performance”) could be materially and adversely affected, in which case the trading price of our common stock could decline significantly and stockholders could lose all or a part of their investment.  Some statements in this annual report on Form 10-K, including statements in the following risk factors, constitute forward-looking statements.  Please refer to the initial section of this annual report on Form 10-K entitled “Cautionary Note Concerning Forward-Looking Statements.”
Risks Related to Our Business
Our long-term growth depends upon our ability to successfully identify and acquire desirable land parcels for residential buildout.
Our future growth depends upon our ability to successfully identify and acquire attractive land parcels for development of our projects at reasonable prices and with terms that meet our underwriting criteria.  Our ability to acquire land parcels for new projects may be adversely affected by changes in the general availability of land parcels, the willingness of land sellers to sell land parcels at reasonable prices, competition for available land parcels, availability of financing to acquire land parcels, zoning and other market conditions.  If the supply of land parcels appropriate for development of projects is limited because of these factors, or for any other reason, our ability to grow could be significantly limited, and the number of homes that we build and sell could decline.  Additionally, our ability to begin new projects could be impacted if we elect not to purchase land parcels under option contracts.  To the extent that we are unable to purchase land parcels in a timely manner or enter into new contracts for the purchase of land parcels at reasonable prices, our home sales revenue and Financial Performance could be negatively impacted.  
Our quarterly results of operations may fluctuate because of the seasonal nature of our business and other factors.
We have experienced seasonal fluctuations in quarterly results of operations and capital requirements that can have a material and adverse impact on our Financial Performance. We typically experience the highest new home order activity during the first and second quarters of our fiscal year, although sales velocity is also highly dependent on the number of active selling communities, timing of new community openings and other market factors, including seasonal natural disasters such as hurricanes, tornadoes, floods and fires. Since it typically takes four to six months to construct a new home, the number of homes delivered and associated home sales revenue typically increases in the third and fourth quarters of our fiscal year as new home orders sold earlier in the year convert to home deliveries.  We believe that this type of seasonality reflects the historical tendency of homebuyers to purchase new homes in the spring and summer with deliveries scheduled in the fall or winter, as well as the scheduling of construction to accommodate seasonal weather conditions in certain markets. We expect this seasonal pattern to continue over the long-term, although it may be affected by market cyclicality, but there can be no assurance that historical seasonal patterns will continue to exist in future reporting periods.  In addition, as a result of seasonal variability, our historical performance may not be a meaningful indicator of future results.
Seasonality also requires us to finance construction activities in advance of the receipt of sales proceeds. In many cases, we may not be able to recapture increased costs by raising prices because prices are established upon signing the purchase contract. Accordingly, there is a risk that we will invest significant amounts of capital in the acquisition and development of land and construction of homes that we do not sell at anticipated pricing levels or within anticipated time frames. If, due to market conditions, construction delays or other causes, we do not complete sales of our homes at anticipated pricing levels or within anticipated time frames, our Financial Performance could be materially and adversely affected.
Our business is cyclical and subject to risks associated with the real estate industry, and adverse changes in general economic or business conditions could reduce the demand for homes and materially and adversely affect us.
The residential homebuilding and land development industry is cyclical and is substantially affected by adverse changes in general economic or business conditions that are outside of our control, including changes in:
 	·	short- and long-term interest rates;	
 	·	the availability and cost of financing for real estate industry participants, including financing for acquisitions, construction and permanent mortgages;	
 	·	unanticipated increases in expenses, including, without limitation, insurance costs, labor and materials costs, development costs, real estate assessments and other taxes and costs of compliance with laws, regulations and governmental policies;	
 
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 	·	changes in enforcement of laws, regulations and governmental policies, including, without limitation, healt h, safety, environmental, labor, employment, zoning and tax laws, governmental fiscal policies and the Americans with Disabilities Act of 1990;  	
 	·	consumer confidence generally and the confidence of potential homebuyers and others in the real estate industry in particular;	
 	·	financial conditions of buyers and sellers of properties, particularly residential homes and land suitable for development of residential homes;	
 	·	the ability of existing homeowners to sell their existing homes at prices that are acceptable to them;	
 	·	the U.S. and global financial systems and credit markets, including stock market and credit market volatility;	
 	·	private and federal mortgage financing programs and federal and state regulation of lending practices;	
 	·	the availability and cost of construction, labor and materials;	
 	·	federal and state income tax provisions, including provisions for the deduction of mortgage interest payments and capital gain tax rates;	
 	·	housing demand from population growth, household formation and demographic changes (including immigration levels and trends in urban and suburban migration);	
 	·	the supply of available new or existing homes and other housing alternatives, such as condominiums, apartments and other residential rental property;	
 	·	competition from other real estate investors with significant capital, including other real estate operating companies and developers and institutional investment funds;	
 	·	employment levels and job and personal income growth and household debt-to-income levels;	
 	·	the rate of inflation;	
 	·	real estate taxes; and	
 	·	the supply of, and demand for, developable land in our current and expected markets.	
Adverse changes in these or other general economic or business conditions may affect our business nationally or in particular regions or localities. During the recent economic downturn, several of the markets we serve, and the U.S. housing market as a whole, experienced a prolonged decrease in demand for new homes, as well as an oversupply of new and existing homes available for sale. Demand for new homes is affected by weakness in the resale market because many new homebuyers need to sell their existing homes in order to buy a home from us.  In addition, demand may be adversely affected by alternatives to new homes, such as rental properties and existing homes. In the event of another economic downturn or if general economic conditions should worsen, our home sales could decline and we could be required to write down or dispose of assets or restructure our operations or debt, any of which could have a material adverse effect on our Financial Performance.
Adverse changes in economic or business conditions can also cause increased home order cancellation rates, diminished demand and prices for our homes, and diminished value of our real estate investments. These changes can also cause us to take longer to build homes and make it more costly for us to do so. We may not be able to recover any of the increased costs by raising prices because of weak market conditions and increasing pricing pressure. Additionally, the price of each home we sell is usually set several months before the home is delivered, as many homebuyers sign their home purchase contracts before or early in the construction process. The potential difficulties described above could impact our homebuyers’ ability to obtain suitable financing and cause some homebuyers to cancel or refuse to honor their home purchase contracts altogether.  
Because most of our homebuyers finance the purchase of their homes, the terms and availability of mortgage financing can affect the demand for and the ability to complete the purchase of a home, which could materially and adversely affect us.
 Our business depends on the ability of our homebuyers to obtain financing for the purchase of their homes.  Many of our homebuyers must sell their existing homes in order to buy a home from us.  Since 2009, the U.S. residential mortgage market as a whole has experienced significant instability due to, among other things, defaults on subprime and other loans, resulting in the declining market value of such loans.  In light of these developments, lenders, investors, regulators and other third parties questioned the adequacy of lending standards and other credit requirements for several loan programs made available to borrowers before the recent downturn.  This has led to tightened credit requirements and an increase in indemnity claims for mortgages.  Deterioration in credit quality among
 
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subprime and other nonconforming loans has caused mo st lenders to eliminate subprime mortgages and most other loan products that do not conform to Federal National Mortgage Association (“Fannie Mae”), Federal Home Loan Mortgage Corporation (“Freddie Mac”), Federal Housing Administration (the “FHA”) or Veter ans Administration (the “VA”) standards.  Fewer loan products and tighter loan qualifications, in turn, make it more difficult for a borrower to finance the purchase of a new home or the purchase of an existing home from a potential homebuyer who wishes to purchase one of our homes.  If our potential homebuyers or the buyers of our homebuyers’ existing homes cannot obtain suitable financing, our Financial Performance could be materially and adversely affected.
Interest rate increases or changes in federal lending programs or other regulations could lower demand for our homes, which could materially and adversely affect us.
Substantially all purchasers of our homes finance their acquisitions with mortgage financing.  Rising interest rates, decreased availability of mortgage financing or of certain mortgage programs, higher down payment requirements or increased monthly mortgage costs may lead to reduced demand for our homes.  Increased interest rates can also hinder our ability to realize our backlog because our home purchase contracts provide homebuyers with a financing contingency.  Financing contingencies allow homebuyers to cancel their home purchase contracts in the event that they cannot arrange for adequate financing.  As a result, rising interest rates can decrease our home sales and mortgage originations.  Any of these factors could have a material adverse effect on our Financial Performance.
In addition, as a result of the turbulence in the credit markets and mortgage finance industry, the federal government has taken on a significant role in supporting mortgage lending through its conservatorship of Fannie Mae and Freddie Mac, both of which purchase home mortgages and mortgage-backed securities originated by mortgage lenders, and its insurance of mortgages originated by lenders through the FHA and the VA.  The availability and affordability of mortgage loans, including consumer interest rates for such loans, could be adversely affected by a curtailment or cessation of the federal government's mortgage-related programs or policies.  The FHA may continue to impose stricter loan qualification standards, raise minimum down payment requirements, impose higher mortgage insurance premiums and other costs, and/or limit the number of mortgages it insures.  Due to federal budget deficits, the U.S. Treasury may not be able to continue supporting the mortgage-related activities of Fannie Mae, Freddie Mac, the FHA and the VA at present levels, or it may revise significantly the federal government's participation in and support of the residential mortgage market.  Because the availability of Fannie Mae, Freddie Mac, FHA- and VA-backed mortgage financing is an important factor in marketing and selling many of our homes, any limitations, restrictions or changes in the availability of such government-backed financing could reduce our home sales, which could have a material adverse effect on our Financial Performance.
Furthermore, in July 2010, the Dodd-Frank Wall Street Reform and Consumer Protection Act was signed into law.  This legislation provides for a number of new requirements relating to residential mortgages and mortgage lending practices, many of which are to be developed further by implementing rules.  These include, among others, minimum standards for mortgages and lender practices in making mortgages, limitations on certain fees and incentive arrangements, retention of credit risk and remedies for borrowers in foreclosure proceedings.  The effect of such provisions on lending institutions will depend on the rules that are ultimately adopted.  However, these requirements, as and when implemented, are expected to reduce the availability of loans to borrowers and/or increase the costs to borrowers to obtain such loans.  Any such reduction could result in a decline of our home sales, which could have a material adverse effect on our Financial Performance.
Any limitation on, or reduction or elimination of, tax benefits associated with owning a home would have an adverse effect upon the demand for our home products, which could be material to our business.
Changes in federal income tax laws may affect demand for new homes.  Current tax laws generally permit significant expenses associated with owning a home, primarily mortgage interest expense and real estate taxes, to be deducted for the purpose of calculating an individual’s federal, and in many cases, state, taxable income.  Various proposals have been publicly discussed to limit mortgage interest deductions and to limit the exclusion of gain from the sale of a principal residence.  If such proposals were enacted without offsetting provisions, the after-tax cost of owning a new home would increase for many of our potential homebuyers.  Enactment of any such proposal may have an adverse effect on the homebuilding industry in general, as the loss or reduction of homeowner tax deductions could decrease the demand for new homes.
We face numerous risks associated with controlling, purchasing, holding and developing land.
 We acquire land for expansion into new markets and for replacement of land inventory and expansion within our current markets. Risks inherent in controlling, purchasing, holding and developing land parcels for new home construction are substantial and increase when demand for consumer housing decreases. Moreover, the market value of our land and housing inventories depends on market conditions and may decline after purchase, and the measures we employ to manage inventory risk may not be adequate to insulate our operations from a severe drop in inventory values. In addition, inventory carrying costs can be significant and can result in reduced
 
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margins or losses in a poorly performing community or market. We may have bought and developed, or acquired options on, land at a cost that we will not be able to recover f ully or on which we cannot build and sell homes profitably. When market conditions are such that land values are not appreciating, existing option agreements may become less desirable, at which time we may elect to forfeit deposits and pre-acquisition cost s and terminate the agreements.
The valuation of real property is inherently subjective and based on the individual characteristics of each property. Factors such as changes in regulatory requirements and applicable laws (including in relation to land development and building regulations, taxation and planning), political conditions, environmental conditions and requirements, the condition of financial markets, both local and national economic conditions, the financial condition of homebuyers, potentially adverse tax consequences, and interest and inflation rate fluctuations subject valuations of real property to uncertainty. Moreover, all valuations of real property are made on the basis of assumptions that may not prove to accurately reflect economic or demographic conditions. If housing demand decreases below what we anticipated when we acquired our inventory, our profitability may be materially and adversely affected and we may not be able to recover our costs when we build and sell houses, land and lots.
The U.S. housing markets experienced dynamic demand and supply patterns in recent years due to volatile economic conditions, including increased amounts of home and land inventory that entered certain housing markets from foreclosure sales or short sales. In certain periods of market weakness, we have sold homes and land for lower margins or at a loss and have recognized significant inventory impairment charges, and such conditions may recur. Write-downs and impairments have had an adverse effect on our Financial Performance. We review the value of our land holdings on a periodic basis. Further material write-downs and impairments in the value of inventory may be required, and we may sell land or homes at a loss, which could materially and adversely affect our Financial Performance.
Adverse weather and natural disasters may increase costs, cause project delays and reduce consumer demand for housing.
As a homebuilder and land developer, we are subject to the risks associated with numerous weather-related events and natural disasters that are beyond our control. These weather-related events and natural disasters include, but are not limited to, droughts, floods, wildfires, landslides, soil subsidence, hurricanes, tornadoes and earthquakes. The occurrence of any of these events could damage our land and projects, cause delays in, or prevent, completion of our projects, reduce consumer demand for housing, and cause shortages and price increases in labor or raw materials, any of which could materially and adversely affect our Financial Performance. We have substantial operations in Southern and Northern California that have historically experienced significant earthquake activity and seasonal wildfires. Our markets in Colorado have also experienced seasonal wildfires, floods and soil subsidence. In addition, our Washington market has historically experienced significant earthquake, volcanic and seismic activity and our Texas market occasionally experiences extreme weather conditions such as tornadoes and hurricanes.
In addition to directly damaging our land or projects, earthquakes, hurricanes, tornadoes, volcanoes, floods, wildfires or other natural events could damage roads and highways providing access to those assets or affect the desirability of our land or projects, thereby materially and adversely affecting our ability to market homes or sell land in those areas and possibly increasing the cost to complete construction of our homes.
There are some risks of loss for which we may be unable to purchase insurance coverage. For example, losses associated with landslides, earthquakes and other geologic events may not be insurable and other losses, such as those arising from terrorism, may not be economically insurable. A sizeable uninsured loss could materially and adversely affect our Financial Performance.
Continuing drought conditions in California and other areas in which we operate may negatively impact the economy, increase the risk of wildfires, cause us to incur additional costs, and delay or prevent new home deliveries.
Certain of the areas in which we operate, particularly in California, have experienced drought conditions from time to time. Continuing drought conditions could negatively impact the economy and environment as well as increase greatly the risk of wildfires.
 In 2014, the Governor of California proclaimed a Drought State of Emergency warning that drought conditions may place drinking water supplies at risk in many California communities. In April 2015, the Governor issued an executive order that, among other things, directs the State Water Resources Control Board to implement mandatory water reductions in cities and towns across California to reduce water usage by 25 percent and to prohibit irrigation with potable water outside newly constructed homes that is not delivered by drip or micro-spray systems. The Governor's order also calls on local water agencies to adjust their rate structures to implement conservation pricing, directs the Department of Water Resources to update the Model Water Efficient Landscape Ordinance, and directs the California Energy Commission to adopt emergency regulations establishing standards to improve the efficiency of water appliances such as toilets and faucets. In February 2016, the State Water Resources Control Board extended restrictions on urban water use through October 2016.
 
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These and other measures that are instituted to respond to drought conditions could cause us to incur additional costs. In addition, new home deliveries in some areas may be delayed or prevente d due to the unavailability of water, even when we have obtained water rights for those projects.
We may be unable to find and retain suitable contractors and subcontractors at reasonable rates.
Substantially all of our construction work is performed by subcontractors with us acting as the general contractor. Accordingly, the timing and quality of our construction depend on the availability, cost and skill of contractors and subcontractors and their employees.
The residential construction industry experiences serious shortages of skilled labor from time to time. The difficult operating environment during the recent downturn in the United States has resulted in the failure of the businesses of some contractors and subcontractors and may result in further failures. In addition, reduced levels of homebuilding in the United States have caused some skilled tradesmen to leave the real estate industry to take jobs in other industries. These shortages can be more severe during periods of strong demand for housing or during periods following natural disasters that have a significant impact on existing residential and commercial structures. While we anticipate being able to obtain sufficient reliable contractors and subcontractors during times of material shortages and believe that our relationships with contractors and subcontractors are good, we do not have long-term contractual commitments with any contractors or subcontractors, and there can be no assurance that skilled contractors, subcontractors or tradesmen will continue to be available in the areas in which we conduct our operations. If skilled contractors and subcontractors are not available on a timely basis for a reasonable cost, or if contractors and subcontractors are not able to recruit sufficient numbers of skilled employees, our development and construction activities may suffer from delays and quality issues, which could lead to reduced levels of homebuyer satisfaction and materially and adversely affect our Financial Performance.
Moreover, some of the subcontractors engaged by us are represented by labor unions or are subject to collective bargaining arrangements. A strike or other work stoppage involving any of our subcontractors could also make it difficult for us to retain subcontractors for their construction work. In addition, union activity could result in higher costs for us to retain our subcontractors. Access to qualified labor at reasonable rates may also be affected by other circumstances beyond our control, including: (i) shortages of qualified tradespeople, such as carpenters, roofers, electricians and plumbers; (ii) high inflation; (iii) changes in laws relating to employment and union organizing activity; (iv) changes in trends in labor force migration; and (v) increases in contractor, subcontractor and professional services costs. The inability to contract with skilled contractors and subcontractors at reasonable rates on a timely basis could materially and adversely affect our Financial Performance.
The supply of skilled labor may be adversely affected by changes in immigration laws and policies.
The timing and quality of our construction activities depend upon the availability, cost and skill of contractors and subcontractors and their employees.  The supply of labor in the markets in which we operate could be adversely affected by changes in immigration laws and policies as well as changes in immigration trends.  Accordingly, it cannot be assured that a sufficient supply of skilled labor will be available to us in the future.  In addition, federal and state immigration laws and policies may have the effect of increasing our labor costs.  The lack of adequate supply of skilled labor or a significant increase in labor costs could materially and adversely affect our Financial Performance.
We could be responsible for employment-related liabilities with respect to our contractors’ employees.
Several other homebuilders have received inquiries from regulatory agencies concerning whether homebuilders using contractors are deemed to be employers of the employees of such contractors under certain circumstances. Although contractors are independent of the homebuilders that contract with them under normal management practices and the terms of trade contracts and subcontracts within the homebuilding industry, if regulatory agencies reclassify the employees of contractors as employees of homebuilders, homebuilders using contractors could be responsible for wage and hour labor laws, workers’ compensation and other employment-related liabilities of their contractors.  Even if we are not deemed to be joint employers with our contractors, we may be subject to legislation, such as California Labor Code Section 2810.3 that requires us to share liability with our contractors for the payment of wages and the failure to secure valid workers’ compensation coverage.
We may incur costs and liabilities if our subcontractors engage in improper construction practices or install defective materials.
 Despite our quality control efforts, we may discover that our subcontractors were engaging in improper construction practices or installing defective materials in our homes.  When we discover these issues, we, generally through our subcontractors, repair the homes in accordance with our new home warranty and as required by law.  We reserve a percentage of the sales price of each home we sell to provide the customer service to our homebuyers.  These reserves are established based on market practices, our historical experiences, and
 
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ou r judgment of the qualitative risks associated with the types of homes built.  However, the cost of satisfying our warranty and other legal obligations in these instances may be significantly higher than our warranty reserves, and we may be unable to recov er the cost of repair from such subcontractors.  Regardless of the steps we take, we can in some instances be subject to fines or other penalties, and our reputation may be materially and adversely affected.
Raw material shortages and price fluctuations could cause delays and increase our costs.
We require raw materials to build our homes. The residential construction industry experiences serious raw material shortages from time to time, including shortages in supplies of insulation, drywall, cement, steel, lumber and other building materials. These shortages can be more severe during periods of strong demand for housing or during periods following natural disasters that have a significant impact on existing residential and commercial structures. The cost of raw materials may also be materially and adversely affected during periods of shortages or high inflation. Shortages and price increases could cause delays in and increase our costs of home construction. We generally are unable to pass on increases in construction costs to homebuyers who have already entered into home purchase contracts.  Sustained increases in construction costs may adversely affect our gross margins, which in turn could materially and adversely affect our Financial Performance.
Utility shortages or price increases could have an adverse impact on operations.
Certain of the markets in which we operate, including California, have experienced power shortages, including mandatory periods without electrical power, as well as significant increases in utility costs. Reduced water supplies as a result of drought conditions may negatively affect electric power generation. Additionally, municipalities may restrict or place moratoriums on the availability of utilities, such as water and sewer taps. We may incur additional costs and may not be able to complete construction on a timely basis if such utility shortages, restrictions, moratoriums and rate increases continue. In addition, these utility issues may adversely affect the local economies in which we operate, which may reduce demand for housing in those markets. Our results of operations may be materially and adversely impacted if further utility shortages, restrictions, moratoriums or rate increases occur in our markets.
Some of our markets have been and may continue to be adversely affected by declining oil prices.
The significant decline in oil prices that began in 2014 has adversely affected and may continue to adversely affect the economies in our Colorado and Houston markets, as energy is an important employment sector in both of those markets.  As a result, demand for our homes may be reduced in these markets and our Financial Performance could be negatively impacted.
Government regulations and legal challenges may delay the start or completion of our communities, increase our expenses or limit our building or other activities.
The approval of numerous governmental authorities must be obtained in connection with our development activities, and these governmental authorities often have broad discretion in exercising their approval authority. We incur substantial costs related to compliance with legal and regulatory requirements, and any increase in legal and regulatory requirements may cause us to incur substantial additional costs, or in some cases cause us to determine that certain communities are not feasible for development.
Various federal, state and local statutes, ordinances, rules and regulations concerning building, health and safety, environment, land use, zoning, density requirements, sales and similar matters apply to or affect the housing industry. Projects that are not entitled may be subjected to periodic delays, changes in use, less intensive development or elimination of development in certain specific areas due to government regulations. We may also be subject to periodic delays or may be precluded entirely from developing in certain communities due to building moratoriums or “slow-growth” or “no-growth” initiatives that could be implemented in the future. Local governments also have broad discretion regarding the imposition of development fees and exactions for projects in their jurisdiction. Projects for which we have received land use and development entitlements or approvals may still require a variety of other governmental approvals and permits during the development process and can also be impacted adversely by unforeseen environmental, health, safety and welfare issues, which can further delay these projects or prevent their development. We may also be required to modify our existing approvals because of changes in local circumstances or applicable law. Further, we may experience delays and increased expenses as a result of legal challenges to our proposed communities, or to permits or approvals required for such communities, whether brought by governmental authorities or private parties. As a result, home sales could decline and costs could increase, which could materially and adversely affect our Financial Performance.
 
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We may be unable to obtain suitable bonding for the devel opment of our housing projects.
We are often required to provide bonds to governmental authorities and others to ensure the completion of our projects.  If we are unable to obtain required bonds in the future for our projects, or if we are required to provide credit enhancements with respect to our current or future bonds, our Financial Performance could be materially and adversely affected.
We are subject to environmental laws and regulations that may impose significant costs, delays, restrictions or liabilities.
We are subject to a variety of local, state and federal statutes, rules and regulations concerning land use and the protection of health and the environment, including those governing discharge of pollutants to water and air, impact on wetlands, protection of flora and fauna, handling of or exposure to hazardous materials, including asbestos, and cleanup of contaminated sites. We may be liable for the costs of removal, investigation, mitigation or remediation of hazardous or toxic substances located at any property currently or formerly owned, leased or occupied by us, or at third-party sites to which we have sent or send wastes for disposal, whether or not we caused or knew of such conditions. These conditions can also give rise to claims by governmental authorities or other third parties, including for personal injury, property damage and natural resources damages. Insurance coverage for such claims is nonexistent or impractical. The presence of any of these conditions, or the failure to address any of these conditions properly, or any significant environmental incident, may materially and adversely affect our ability to develop our properties or sell our homes, lots or land in affected communities or to borrow using the affected land as security, or impact our reputation. Environmental impacts have been identified at certain of our active communities, some of which will need to be addressed prior to or during development. We could incur substantial costs in excess of amounts budgeted by us to address such impacts or other environmental or hazardous material conditions that may be discovered in the future at our properties. Any failure to adequately address such impacts or conditions could delay, impede or prevent our development projects.
The particular impact and requirements of environmental laws and regulations that apply to any given community vary greatly according to the community location, the site’s environmental conditions and the development and use of the site. Any failure to comply with applicable requirements could subject us to fines, penalties, third-party claims or other sanctions. We expect that these environmental requirements will become increasingly stringent in the future. Compliance with, or liability under, these environmental laws and regulations may result in delays, cause us to incur substantial compliance and other costs and prohibit or severely restrict development, particularly in environmentally sensitive areas. In those cases where an endangered or threatened species is involved and related agency rulemaking and litigation are ongoing, the outcome of such rule-making and litigation can be unpredictable and can result in unplanned or unforeseeable restrictions on, or the prohibition of, development and building activity in identified environmentally sensitive areas. In addition, project opponents can delay or impede development activities by bringing challenges to the permits and other approvals required for projects and operations under environmental laws and regulations.
As a result, we cannot assure that our costs, obligations and liabilities relating to environmental matters will not materially and adversely affect our Financial Performance.
Changes in global or regional climate conditions and governmental response to such changes may limit, prevent or increase the costs of our planned or future growth activities.
Projected climate change, if it occurs, may exacerbate the scarcity or presence of water and other natural resources in affected regions, which could limit, prevent or increase the costs of residential development in certain areas. In addition, a variety of new legislation is being enacted, or considered for enactment, at the federal, state and local level relating to energy and climate change, and as climate change concerns continue to grow, legislation and regulations of this nature are expected to continue. This legislation relates to items such as carbon dioxide emissions control and building codes that impose energy efficiency standards. Government mandates, standards or regulations intended to mitigate or reduce greenhouse gas emissions or projected climate change impacts could result in prohibitions or severe restrictions on land development in certain areas, increased energy and transportation costs, and increased compliance expenses and other financial obligations to meet permitting or land development or home construction-related requirements that we may be unable to fully recover (due to market conditions or other factors), any of which could cause a reduction in our homebuilding gross margins and materially and adversely affect our Financial Performance. Energy-related initiatives could similarly affect a wide variety of companies throughout the United States and the world, and because our results of operations are heavily dependent on significant amounts of raw materials, these initiatives could have an indirect adverse impact on our Financial Performance to the extent the manufacturers and suppliers of our materials are burdened with expensive cap and trade or other climate related regulations.
 As a result, climate change impacts, and laws and land development and home construction standards, and/or the manner in which they are interpreted or implemented, to address potential climate change concerns could increase our costs and have a long-term adverse impact on our Financial Performance. This is a particular concern in the western United States, where some of the most extensive and stringent environmental laws and residential building construction standards in the country have been enacted. For example, California has
 
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enacted the Global Warming Solutions Act of 2006 to achieve the goal of reducing greenhouse gas emissions to 1990 levels by 2020. As a result, California has adopted and is expect ed to continue to adopt significant regulations to meet this goal.
We may be unable to develop our communities successfully or within expected timeframes.
Before a community generates any revenue, time and material expenditures are required to acquire land, obtain development approvals and construct significant portions of project infrastructure, amenities, model homes and sales facilities. It can take several years from the time we acquire control of a property to the time we makes our first home sale on the site. Our costs or the time required to complete development of our communities could increase beyond our estimates after commencing the development process. Delays in the development of communities expose us to the risk of changes in market conditions for homes. A decline in our ability to successfully develop and market our communities and to generate positive cash flow from these operations in a timely manner could materially and adversely affect our Financial Performance and our ability to service our debt and to meet our working capital requirements.
Poor relations with the residents of our communities could negatively impact our sales and reputation.
Residents of communities developed by us rely on us to resolve issues or disputes that may arise in connection with the operation or development of our communities. Efforts we make to resolve these issues or disputes could be deemed unsatisfactory by the affected residents, and subsequent actions by these residents could materially and adversely affect sales and our reputation. In addition, we could be required to make material expenditures related to the settlement of such issues or disputes or to modify our community development plans, which could materially and adversely affect our Financial Performance.
The homebuilding industry is highly competitive, and if our competitors are more successful or offer better value to potential homebuyers, our business could decline.
We operate in a very competitive environment that is characterized by competition from a number of other homebuilders and land developers in each geographical market in which we operate. There are relatively low barriers to entry into our business. We compete with numerous large national and regional homebuilding companies and with smaller local homebuilders and land developers for, among other things, homebuyers, desirable land parcels, financing, raw materials and skilled management and labor resources. If we are unable to compete effectively in our markets, our business could decline disproportionately to the businesses of our competitors and our Financial Performance could be materially and adversely affected.
Increased competition could hurt our business by preventing us from acquiring attractive land parcels on which to build homes or making acquisitions more expensive, hindering our market share expansion and causing us to increase our selling incentives and reduce our prices. Additionally, an oversupply of homes available for sale or a discounting of home prices could materially and adversely affect pricing for homes in the markets in which we operate.
We also compete with the resale, or “previously owned,” home market, the size of which may change significantly as result of changes in the rate of home foreclosures, which is affected by changes in economic conditions both nationally and locally.
We may be at a competitive disadvantage with respect to larger competitors whose operations are more geographically diversified than ours, as these competitors may be better able to withstand any future regional downturn in the housing market. Due to historical and other factors, some competitors may have a competitive advantage in marketing their products, securing materials and labor at lower prices and allowing their homes to be delivered to homebuyers more quickly and at more favorable prices. This competitive advantage could materially and adversely reduce our market share and limit our ability to continue to expand our business as planned.
Increases in our cancellation rate could have a negative impact on our home sales revenue and homebuilding margins.
Our backlog reflects homes that may close in future periods. We have received a deposit from a homebuyer for each home reflected in our backlog, and generally we have the right, subject to certain exceptions, to retain the deposit if the homebuyer fails to comply with his or her obligations under the purchase contract, including as a result of state and local law, the homebuyer’s inability to sell his or her current home or the homebuyer’s inability to make additional deposits required under the purchase contract. Home order cancellations can result from a number of factors, including declines or slow appreciation in the market value of homes, increases in the supply of homes available to be purchased, increased competition and use of sales incentives by competitors, higher mortgage interest rates, homebuyers’ inability to sell their existing homes, homebuyers’ inability to obtain suitable mortgage financing, including providing sufficient down payments, and adverse changes in local, regional or national economic conditions. In these circumstances, homebuyers may terminate their existing purchase contracts in order to negotiate for a lower price or because they cannot, or will not, complete the purchase. Our cancellation rate was consistent at 16% for each of the years ended December 31, 2015 and 2014.
 
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Cancellation rates may rise significantly in the future. If uncertain economic conditions continue, if mortgage financing becomes less avail able or if current homeowners find it difficult to sell their current homes, more homebuyers may cancel their purchase contracts. An increase in the level of home order cancellations could have a material and adverse impact on our Financial Performance.
Homebuilding is subject to products liability, home warranty and construction defect claims and other litigation in the ordinary course of business that can be significant and may not be covered by insurance.
As a homebuilder, we are currently subject to home warranty, products liability and construction defect claims arising in the ordinary course of business, in addition to other potentially significant lawsuits, arbitration proceedings and other claims, including breach of contract claims, contractual disputes, personal injury claims and disputes relating to defective title or property misdescription. In connection with the Merger, we also assumed responsibility for a substantial amount of WRECO’s pending and potential lawsuits, arbitration proceedings and other claims, as well as any future claims relating to WRECO.  Furthermore, since WRECO self-insured a significant portion of its general liability exposure relating to its operations outside of California and Nevada prior to the Merger, it is likely that most of these claims will not be covered by insurance.
There can be no assurance that any current or future developments undertaken by us will be free from defects once completed. Construction defects may occur on projects and developments and may arise during a significant period of time after completion. Defects arising on a development attributable to us may lead to significant contractual or other liabilities. For these and other reasons, we establish warranty, claim and litigation reserves that we believe are adequate based on historical experience in the markets in which we operate and judgment of the risks associated with the types of homes, lots and land we sell. We also obtain indemnities and insurance as an “additional insured” from contractors and subcontractors generally covering claims related to damages resulting from faulty workmanship and materials.  
With respect to certain general liability exposures, including construction defects and related claims and product liability claims, interpretation of underlying current and future trends, assessment of claims and the related liability and reserve estimation process require us to exercise significant judgment due to the complex nature of these exposures, with each exposure often exhibiting unique circumstances. Furthermore, once claims are asserted for construction defects, it is difficult to determine the extent to which the assertion of these claims will expand geographically. Plaintiffs may seek to consolidate multiple parties in one lawsuit or seek class action status in some of these legal proceedings with potential class sizes that vary from case to case. Consolidated and class action lawsuits can be costly to defend and, if we were to lose any consolidated or certified class action suit, it could result in substantial liability.
In addition to difficulties with respect to claim assessment and liability and reserve estimation, some types of claims may not be covered by insurance or may exceed applicable coverage limits. Furthermore, contractual indemnities with contractors and subcontractors can be difficult to enforce, and we may also be responsible for applicable self-insured retentions with respect to our insurance policies. This is particularly true in our markets where we include our subcontractors on our general liability insurance and our ability to seek indemnity for insured claims is significantly limited. Furthermore, any product liability or warranty claims made against us, whether or not they are viable, may lead to negative publicity, which could impact our reputation and future home sales.
We also currently conduct a material portion of our business in California, one of the most highly regulated and litigious jurisdictions in the United States, which imposes a ten year, strict liability tail on many construction liability claims. As a result, our potential losses and expenses due to litigation, new laws and regulations may be greater than those of our competitors who have smaller California operations.
For these reasons, although we actively manage our claims and litigation and actively monitor our reserves and insurance coverage, because of the uncertainties inherent in these matters, we cannot provide assurance that our insurance coverage, indemnity arrangements and reserves will be adequate to cover liability for any damages, the cost of repairs and litigation, or any other related expenses surrounding the current claims to which we are subject or any future claims that may arise. Such damages and expenses, to the extent that they are not covered by insurance or redress against contractors and subcontractors, could materially and adversely affect our Financial Performance.
Because real estate investments are relatively illiquid, our ability to promptly sell one or more properties for reasonable prices in response to changing economic, financial and investment conditions may be limited and we may be forced to hold non-income producing properties for extended periods of time.
 Real estate investments are relatively difficult to sell quickly.  As a result, our ability to promptly sell one or more properties in response to changing economic, financial and investment conditions is limited and we may be forced to hold non-income producing assets for an extended period of time.  We cannot predict whether we will be able to sell any property for the price or on the terms that we set or
 
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whether any price or other terms offered by a prospective purchaser would be acceptable to us.  We also cannot predict the length of time needed to find a w illing purchaser and to close the sale of a property.
Fluctuations in real estate values may require us to write-down the book value of our real estate assets.
The homebuilding industry is subject to significant variability and fluctuations in real estate values.  As a result, we may be required to write-down the book value of our real estate assets in accordance with GAAP, and some of those write-downs could be material.  Any material write-downs of assets could have a material adverse effect on our Financial Performance.
The geographic concentration of our operations in certain regions subjects us to an increased risk of loss of revenue or decreases in the market value of our land and homes in those regions from factors which may affect any of those regions.
Our operations are currently confined to Arizona, California, Colorado, Maryland, Nevada, Texas, Virginia and Washington.  Because our operations are limited to these areas, a prolonged economic downturn in one or more of these areas, particularly within California, could have a material adverse effect on our Financial Performance and could have a disproportionately greater impact on us than other homebuilders with more diversified operations. Moreover, some or all of these regions could be affected by:
 	·	severe weather;	
 	·	natural disasters (such as earthquakes or fires);	
 	·	shortages in the availability of, or increased costs in obtaining, land, equipment, labor or building supplies;	
 	·	changes to the population growth rates and therefore the demand for homes in these regions; and	
 	·	changes in the regulatory and fiscal environment.	
For the years ended December 31, 2015 and 2014, respectively, we generated a significant amount of our revenues and profits from our California real estate inventory. During the downturn from 2008 to 2010, land values, the demand for new homes and home prices declined substantially in California. In addition, California is facing significant unfunded liabilities and may raise taxes and increase fees to meet these obligations. If these conditions in California persist or worsen, it could materially and adversely affect our Financial Performance.
Inflation could materially and adversely affect us by increasing the costs of land, raw materials and labor, negatively impacting housing demand, raising our costs of capital, and decreasing our purchasing power.
Inflation could materially and adversely affect us by increasing costs of land, raw materials and labor. We may respond to inflation by increasing the sales prices of land or homes in order to offset any such increases in costs, maintain satisfactory margins or realize a satisfactory return on our investment. However, if the market has an oversupply of homes relative to demand, prevailing market prices may prevent us from doing so. In addition, inflation is often accompanied by higher interest rates, which historically have had a negative impact on housing demand and the real estate industry generally and which could materially and adversely impact potential homebuyers’ ability to obtain mortgage financing on favorable terms. In such an environment, we may not be able to raise prices sufficiently to keep up with the rate of inflation and our margins and returns could decrease. Additionally, if we are required to lower home prices to meet demand, the value of our land inventory may decrease. Inflation may also raise our costs of capital and decrease our purchasing power, making it more difficult to maintain sufficient funds to operate our business. Current or future efforts by the government to stimulate the economy may increase the risk of significant inflation and its adverse impact on our Financial Performance.
Acts of war, terrorism or outbreaks of contagious disease may seriously harm our business.
Acts of war, any outbreak or escalation of hostilities between the United States and any foreign power, acts of terrorism, or outbreaks of contagious diseases such as Ebola may cause disruption to the U.S. economy, or the local economies of the markets in which we operate, cause shortages of building materials, increase costs associated with obtaining building materials, result in building code changes that could increase costs of construction, affect job growth and consumer confidence, or cause economic changes that we cannot anticipate, all of which could reduce demand for our homes and materially and adversely impact our Financial Performance.
 
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Laws and regulations governing the residential mortgage and title insurance industries could materially and adversely affect our Financial Performance.
We recently established a joint venture to provide mortgage related services to homebuyers and a wholly-owned title agency.  The residential mortgage lending and title insurance industries are each heavily regulated.  Changes to existing laws or regulations or adoption of new laws or regulations could require us to incur significant compliance costs.  A material failure to comply with any of these laws or regulations could result in the loss or suspension of required licenses or other approvals, the imposition of monetary penalties, and restitution awards or other relief.  In addition, we could be subject to individual or class action litigation alleging violations of these laws and regulations.  Any of these could result in substantial costs and we could incur judgments or enter into settlements of claims that could have a material adverse effect on our business.  Any of these outcomes could materially and adversely affect our Financial Performance.
Deliveries of homes may be delayed as a result of lender compliance with a new rule governing the content and timing of mortgage loan disclosures to borrowers.
The Consumer Financial Protection Bureau (CFPB) has adopted a new rule governing the content and timing of mortgage loan disclosures to borrowers.  This new rule, commonly known as TILA-RESPA Integrated Disclosures or TRID, became effective on October 3, 2015.  Lender compliance with TRID could result in delays in loan closings and the delivery of homes that materially and adversely affect our Financial Performance.
We are subject to other litigation, which could materially and adversely affect us.
Lawsuits, claims and proceedings have been, or in the future may be, instituted or asserted against us in the normal course of business. Moreover, in connection with the Merger, we also assumed responsibility for a substantial amount of WRECO’s pending and potential lawsuits, arbitration proceedings and other claims, as well as any future claims relating to WRECO.  Some of these claims may result in significant defense costs and potentially significant judgments against us, some of which are not, or cannot be, insured against.  We generally intend to defend ourselves vigorously. However, we cannot be certain of the ultimate outcomes of any claims that may arise.  To resolve these matters, we may have to pay significant fines, judgments, or settlements, which, if uninsured, or if the fines, judgments and settlements exceed insured levels, could adversely impact our earnings and cash flows, thereby materially and adversely affect our Financial Performance.  Certain litigation or the resolution of certain litigation may affect the availability or cost of some of our insurance coverage, which could materially and adversely impact us, expose us to increased risks that would be uninsured, and materially and adversely impact our ability to attract directors and officers.  Uncertainty with respect to claims or litigation may adversely affect the availability and costs of future financings and may materially and adversely affect the trading prices of our outstanding securities.
Information technology failures and data security breaches could harm our business.
We use information technology and other computer resources to carry out important operational and marketing activities as well as maintain our business records. Many of these resources are provided to us or are maintained on our behalf by third-party service providers pursuant to agreements that specify certain security and service level standards. Our ability to conduct our business may be materially and adversely impaired if our computer resources are compromised, degraded, damaged or fail, whether due to a virus or other harmful circumstance, intentional penetration or disruption of our information technology resources by a third-party, natural disaster, hardware or software corruption or failure or error (including a failure of security controls incorporated into or applied to such hardware or software), telecommunications system failure, service provider error or failure, intentional or unintentional personnel actions (including the failure to follow our security protocols), or lost connectivity to its networked resources.
A significant and extended disruption in the functioning of these resources could damage our reputation and cause us to lose homebuyers, sales and revenue, result in the unintended public disclosure or the misappropriation of proprietary, personal and confidential information (including information about our homebuyers and business partners), and require us to incur significant expense to address and resolve these kinds of issues. The release of confidential information may also lead to litigation or other proceedings against us by affected individuals, business partners and/or regulators, and the outcome of such proceedings, which could include penalties or fines, could materially and adversely affect our Financial Performance. In addition, the costs of maintaining adequate protection against such threats, depending on their evolution, pervasiveness and frequency and/or government-mandated standards or obligations regarding protective efforts, could be material to our Financial Performance.
 
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A major health and safety incident rela ting to our business could be costly in terms of potential liabilities and reputational damage.
Building sites are inherently dangerous, and operating in the homebuilding and land development industry poses certain inherent health and safety risks. Due to health and safety regulatory requirements and the number of our projects, health and safety performance is critical to the success of all areas of our business.
Any failure in health and safety performance may result in penalties for non-compliance with relevant regulatory requirements or litigation, and a failure that results in a major or significant health and safety incident is likely to be costly in terms of potential liabilities incurred as a result. Such a failure could generate significant negative publicity and have a corresponding impact on our reputation, our relationships with relevant regulatory agencies, governmental authorities and local communities, and our ability to win new business, which in turn could materially and adversely affect our Financial Performance.
Risks Related to the Merger
For additional information concerning the WRECO transaction, please refer to Note 1, Organization and Summary of Significant Accounting Policies, and Note 2, Merger with Weyerhaeuser Real Estate Company, of the notes to our consolidated financial statements included elsewhere in this annual report on Form 10-K.  
Our tax sharing agreement with WRECO’s former parent restricts our ability to undertake significant actions.
In connection with the WRECO transaction, we entered into a tax sharing agreement (the “Tax Sharing Agreement”) with Weyerhaeuser. The Tax Sharing Agreement generally restricts our and our affiliates’ ability to take certain actions that could cause the Merger and related transactions to fail to qualify as tax-free transactions.  In particular, for a two-year period following the Closing Date, our and our affiliates’ ability to undertake any of the following is restricted:
 	·	enter into any agreement, understanding or arrangement pursuant to which any person would (directly or indirectly) acquire, or have the right to acquire, our capital stock or WRECO capital stock (excepting certain limited circumstances set forth in the Tax Sharing Agreement);	
 	·	merge or consolidate TRI Pointe or WRECO with any other person;	
 	·	liquidate or partially liquidate TRI Pointe or WRECO;	
 	·	cause or permit TRI Pointe or WRECO to be treated as other than a corporate taxpayer for U.S. federal income tax purposes; or	
 	·	cause or permit WRECO to discontinue its engagement in the Real Estate Business (as defined in the Transaction Agreement).	
If we intend to take any such restricted action, Weyerhaeuser will be required to cooperate with us in obtaining an Internal Revenue Service ruling or an unqualified tax opinion reasonably acceptable to Weyerhaeuser to the effect that such action will not affect the status of the transactions as tax-free transactions. However, if we take any of the actions above and those actions result in tax-related losses to Weyerhaeuser, then we generally will be required to indemnify Weyerhaeuser for such losses, without regard to whether Weyerhaeuser had given us prior consent.
Due to these restrictions and indemnification obligations under the Tax Sharing Agreement, we will be limited in our ability to pursue strategic transactions, equity or convertible debt financings or other transactions that may otherwise be in our best interests. Also, our potential indemnity obligation to Weyerhaeuser might discourage, delay or prevent a change of control during this two-year period that our stockholders may consider favorable to our ability to pursue strategic transactions, equity or convertible debt financings or other transactions that may otherwise be in our best interests.
The historical financial information of WRECO may not be representative of its results or financial condition if it had been operated independently of Weyerhaeuser and, as a result, is not a reliable indicator of its future results.
 As discussed in Note 1, Organization and Summary of Significant Accounting Policies, of the notes to our consolidated financial statements included elsewhere in this annual report on Form 10-K, the Merger is treated as a “reverse acquisition” and WRECO is considered the accounting acquirer.  Accordingly, WRECO is reflected as the predecessor and acquirer and therefore consolidated financial statements included in this annual report on Form 10-K reflect the historical consolidated financial statements of WRECO for all periods presented and do not include the historical financial statements of legacy TRI Pointe prior to the Closing Date.  Prior to the
 
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consummation of the Merger, WRECO was a business segment of Weyerhaeuser. Consequently, the historical financial information included in this annual report on Form 10-K was derived from the consolidated financial statements and accounting records of W RECO and reflects all direct costs as well as assumptions and allocations made by management of Weyerhaeuser. The financial position, results of operations and cash flows of WRECO presented may be different from those that would have resulted had WRECO bee n operated independently of Weyerhaeuser during the applicable periods or at the applicable dates. For example, in preparing the financial statements of WRECO, Weyerhaeuser made allocations of Weyerhaeuser corporate general and administrative expense deeme d to be attributable to WRECO. However, these allocations reflect the corporate general and administrative expense attributable to WRECO operated as part of a larger organization and do not necessarily reflect the corporate general and administrative expen se that would be incurred by WRECO had it been operated independently. Further, WRECO’s historical financial information does not reflect changes in WRECO’s operations that occurred in connection with the Merger. As a result, the historical financial infor mation of WRECO is not a reliable indicator of future results.
Risks Related to Conflicts of Interest
The Starwood Fund has the right to nominate one member of our board of directors and its interests may not be aligned with other stockholders.
Pursuant to an Investor Rights Agreement, VII/TPC Holdings, L.L.C., a private equity fund managed by an affiliate of the Starwood Capital Group (the “Starwood Fund”), has the right to nominate one member of our board of directors for as long as it owns at least 5% of our outstanding common stock. The Starwood Fund’s interests may not be fully aligned with other stockholders and this could lead to a strategy that is not in the best interests of other stockholders.  Barry Sternlicht, our Chairman of the Board, is also the Chairman and Chief Executive Officer of Starwood Capital Group and Chris Graham, another member of our board of directors, is also a Senior Managing Director at Starwood Capital Group.  As a result, Messrs. Sternlicht and Graham will devote only a portion of their business time to their duties with our board of directors and will devote a majority of their business time to their duties with Starwood Capital Group and its affiliates and other commitments.  Moreover, we have engaged, and in the future may engage in transactions, such as land purchases, with Starwood Capital Group, Starwood Property Trust (which is managed by Starwood Capital Group) or their affiliates that could present an actual or perceived conflict of interest.  As a result, Messrs. Sternlicht and Graham may recuse themselves from actions of our board of directors with respect to approval of these transactions.  See Note 18, Related Party Transactions, of the notes to our consolidated financial statements included elsewhere in this annual report on Form 10-K
As previously disclosed in a Form 8-K that we filed with the SEC on September 5, 2014, the Starwood Fund has informed us that it has pledged certain of its shares of our common stock as collateral in connection with a margin loan.  We are not a party to the margin loan documents; however, a foreclosure on the pledged shares could materially and adversely affect the price of our common stock.  In addition, the pledged shares of our common stock and margin loan could present an actual or perceived conflict of interest with respect to Messrs. Sternlicht and Graham.
Risks Related to Our Indebtedness
Our use of leverage in executing our business strategy exposes us to significant risks.
We employ what we believe to be prudent levels of leverage to finance the acquisition and development of our lots and construction of our homes. Our existing indebtedness is recourse to us and we anticipate that future indebtedness will likewise be recourse.  
Our board of directors considers a number of factors when evaluating our level of indebtedness and when making decisions regarding the incurrence of new indebtedness, including the purchase price of assets to be acquired with debt financing, the estimated market value of such assets and the ability of the particular assets, and our company as a whole, to generate cash flow to cover the expected debt service. As a means of sustaining our long-term financial health and limiting our exposure to unforeseen dislocations in the debt and financing markets, we currently expect to remain conservatively capitalized. However, our charter does not contain a limitation on the amount of debt we may incur, and our board of directors may change target debt levels at any time without the approval by our stockholders.
Incurring substantial debt could subject us to many risks that, if realized, would materially and adversely affect our Financial Performance, including the risks that:
 	·	it may be more difficult for us to satisfy our obligations with respect to our debt or to our other creditors;	
 	·	our cash flow from operations may be insufficient to make required payments of principal of and interest on our debt, which is likely to result in acceleration of our debt;	
 
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 	·	o ur debt may increase our vulnerability to adverse economic and industry conditions, including fluctuations in market interest rates, with no assurance that investment yields will increase with higher financing cost, particularly in the case of debt with a floating interest rate;  	
 	·	our debt may limit our ability to obtain additional financing to fund capital expenditures and acquisitions, particularly when the availability of financing in the capital markets is limited;	
 	·	we may be required to dedicate a portion of our cash flow from operations to payments on our debt, thereby reducing funds available for operations and capital expenditures, future investment opportunities or other purposes;	
 	·	in the case of secured indebtedness, we could lose our ownership interests in our land parcels or other assets because defaults thereunder may result in foreclosure actions initiated by lenders;	
 	·	our debt may limit our ability to buy back our common stock or pay cash dividends;	
 	·	our debt may limit our flexibility in planning for, or reacting to, changes in our business and the industry in which we operate, thereby limiting our ability to compete with companies that are not as highly leveraged; and	
 	·	the terms of any refinancing may not be as favorable as the terms of the debt being refinanced.	
We cannot make any assurances that our business will generate sufficient cash flow from operations or that future borrowings will be available to us through capital markets financings or otherwise in an amount sufficient to enable us to service or refinance our indebtedness, or to fund our other liquidity needs. We may also need to refinance all or a portion of our existing or future indebtedness on or before its maturity, and we cannot make any assurances that we will be able to refinance any of our indebtedness on commercially reasonable terms or at all. If, at the time of any refinancing, prevailing interest rates or other factors result in higher interest rates on the refinanced debt, increases in interest expense could materially and adversely affect our Financial Performance. If we are unable to refinance our debt on acceptable terms, we may be forced to dispose of our assets on disadvantageous terms, potentially resulting in significant losses.
We may incur additional indebtedness in order to finance our operations or to repay existing indebtedness. If we cannot service our indebtedness, we will risk losing to foreclosure some or all of our assets that may be pledged to secure our obligations and we may have to take actions such as selling assets, seeking additional debt or equity financing or reducing or delaying capital expenditures, strategic acquisitions, investments and alliances. We cannot make any assurances that any such actions, if necessary, could be effected on commercially reasonable terms or at all, or on terms that would be advantageous to our stockholders or on terms that would not require us to breach the terms and conditions of our existing or future debt agreements. Additionally, unsecured debt agreements may contain specific cross-default provisions with respect to specified other indebtedness, giving the unsecured lenders the right to declare a default if we are in default under other loans in some circumstances. Defaults under our debt agreements could materially and adversely affect our Financial Performance.
We may require significant additional capital in the future and may not be able to secure adequate funds on acceptable terms.
The expansion and development of our business may require significant additional capital, which we may be unable to obtain, to fund our operating expenses, including working capital needs.
We may fail to generate sufficient cash flow from the sales of our homes and land to meet our cash requirements. To a large extent, our cash flow generation ability is subject to general economic, financial, competitive, legislative and regulatory factors and other factors that are beyond our control. Further, our capital requirements may vary materially from those currently planned if, for example, our revenues do not reach expected levels or we have to incur unforeseen capital expenditures and make investments to maintain our competitive position. If this is the case, we may need to refinance all or a portion of our debt on or before its maturity, or obtain additional equity or debt financing sooner than anticipated, which could materially and adversely affect our liquidity and financial condition if financing cannot be secured on reasonable terms. As a result, we may have to delay or abandon some or all of our development and expansion plans or otherwise forego market opportunities.
Our access to additional third-party sources of financing will depend, in part, on:
 	·	general market conditions;	
 	·	the market’s perception of our growth potential, including relative to other opportunities;	
 	·	with respect to acquisition and/or development financing, the market’s perception of the value of the land parcels to be acquired and/or developed;	
 
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 	·	our current debt levels;  	
 	·	our current and expected future earnings;	
 	·	our cash flow;	
 	·	pending litigation and claims; and	
 	·	the market price per share of our common stock.	
During the recent economic downturn, domestic financial markets experienced unusual volatility, uncertainty and a restricting of liquidity in both the debt and equity capital markets. Credit spreads for major sources of capital widened significantly during the U.S. credit crisis as investors demanded a higher risk premium. In the event of another economic downturn or if general economic conditions should worsen, potential lenders may be unwilling or unable to provide us with suitable financing or may charge us prohibitively high fees in order to obtain financing. Moreover, due to the restrictions under the Tax Sharing Agreement, we are also currently limited in our ability to pursue equity or convertible debt financings.  As a result, depending on market conditions at the relevant time, we may have to rely more heavily on less efficient forms of debt financing that require a larger portion of our cash flow from operations to service, thereby reducing funds available for our operations, future business opportunities and other purposes.   Consequently, there is substantial uncertainty regarding our ability to access the credit and capital markets in order to attract financing on reasonable terms. Investment returns on our assets and our ability to make acquisitions could be materially and adversely affected by our inability to secure additional financing on reasonable terms, if at all. Additionally, if we cannot obtain additional financing to fund the purchase of land under our option contracts or purchase contracts, we may incur contractual penalties and fees. Any difficulty in obtaining sufficient capital for planned development expenditures could also cause project delays and any such delay could result in cost increases. Any of the foregoing factors could materially and adversely affect our Financial Performance.
Our current financing arrangements contain, and our future financing arrangements likely will contain, restrictive covenants relating to our operations.
Our current financing arrangements contain, and the financing arrangements we may enter into in the future will likely contain, covenants affecting our ability to, among other things:
 	·	incur or guarantee additional indebtedness;	
 	·	make certain investments;	
 	·	reduce liquidity below certain levels;	
 	·	pay dividends or make distributions on our capital stock;	
 	·	sell assets, including capital stock of restricted subsidiaries;	
 	·	agree to payment restrictions affecting our restricted subsidiaries;	
 	·	consolidate, merge, sell or otherwise dispose of all or substantially all of our assets;	
 	·	enter into transactions with our affiliates;	
 	·	incur liens;	
 	·	engage in sale-leaseback transactions; and	
 	·	designate any of our subsidiaries as unrestricted subsidiaries.	
If we fail to meet or satisfy any of these covenants in our debt agreements, we would be in default under these agreements, which could result in a cross-default under other debt agreements, and our lenders could elect to declare outstanding amounts due and payable, terminate their commitments, require the posting of additional collateral and enforce their respective interests against existing collateral. A default also could significantly limit our financing alternatives, which could cause us to curtail our investment activities and/or dispose of assets when we otherwise would not choose to do so. If we default on several of our debt agreements or any single significant debt agreement, it could materially and adversely affect our Financial Performance. These and certain other restrictions could also limit our ability to plan for or react to market conditions, meet capital needs or make acquisitions or otherwise restrict our activities or business plans.
 
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Higher interest rates may materially and adversely affect our Financial Performance.
We employ what we believe to be prudent levels of leverage to finance the acquisition and development of our lots and construction of our homes. Some of our current debt has, and any additional debt we subsequently incur may have, a floating rate of interest. Higher interest rates could increase debt service requirements on our current floating rate debt and on any floating rate debt we may subsequently incur, and could reduce funds available for operations, future business opportunities or other purposes. If we need to repay existing debt during periods of rising interest rates, we could be required to refinance our then-existing debt on unfavorable terms, or liquidate one or more of our assets to repay such debt at times which may not permit realization of the maximum return on such assets and could result in a loss. The occurrence of either or both of these events could materially and adversely affect our Financial Performance.
Failure to hedge effectively against interest rate changes may materially and adversely affect our Financial Performance.
We may obtain one or more forms of interest rate protection—in the form of swap agreements, interest rate cap contracts or similar agreements—to hedge against the possible negative effects of interest rate fluctuations. However, we cannot assure stockholders that any hedging will adequately relieve the adverse effects of interest rate increases or that counterparties under these agreements will honor their obligations thereunder. In addition, we may be subject to risks of default by hedging counterparties. Adverse economic conditions could also cause the terms on which we borrow to be unfavorable. We could be required to liquidate one or more of our assets at times which may not permit us to receive an attractive return on our assets in order to meet our debt service obligations. Failure of our hedging mechanisms could materially and adversely affect our Financial Performance.
Risks Related to Our Organization and Structure
We are and will continue to be dependent on key personnel and certain members of our management team.
Our business involves complex operations and requires a management team and employee workforce that is knowledgeable and expert in many areas necessary for its operations. Our success and ability to obtain, generate and manage opportunities depends to a significant degree upon the contributions of key personnel, including, but not limited to, Douglas Bauer, our Chief Executive Officer, Thomas Mitchell, our President and Chief Operating Officer, and Michael Grubbs, our Chief Financial Officer and Treasurer. Our investors must rely to a significant extent upon the ability, expertise, judgment and discretion of this management team and other key personnel, and their loss or departure could be detrimental to our future success. Although we have entered into employment agreements with Messrs. Bauer, Mitchell and Grubbs, there is no guarantee that these executives will remain employed with us and we have not adopted a succession plan. Additionally, key employees working in the real estate, homebuilding and construction industries are highly sought after and failure to attract and retain such personnel may materially and adversely affect the standards of our future service and may have a material and adverse impact on our Financial Performance.
Our ability to retain our management team and key personnel or to attract suitable replacements should any members of our management team leave is dependent on the competitive nature of the employment market. The loss of services from any member of our management team or key personnel, or the potential that they could have competing obligations and will only spend a portion of their time working for us, could materially and adversely impact our Financial Performance. Further, the process of attracting and retaining suitable replacements for key personnel whose services we may lose would result in transition costs and would divert the attention of other members of our management from existing operations. Moreover, such a loss could be negatively perceived in the capital markets.
Although we are currently considering our insurance coverage, we have not obtained key man life insurance that would provide us with proceeds in the event of death or disability of any of our key personnel.
Termination of the employment agreements with the members of our management team could be costly and prevent a change in control of our company.
Our employment agreements with Messrs. Bauer, Mitchell and Grubbs each provide that if their employment with us terminates under certain circumstances, we may be required to pay them significant amounts of severance compensation, thereby making it costly to terminate their employment.  Furthermore, these provisions could delay or prevent a transaction or a change in control of our company that might involve a premium paid for shares of our common stock or otherwise be in the best interests of our stockholders, which could adversely affect the market price of our common stock.
 
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Certain anti-takeover defenses and applicable law may limit the ability of a third-party to acquire control of us.
Our charter and bylaws and Delaware law contain provisions that may delay or prevent a transaction or a change in control of our company that might involve a premium paid for shares of our common stock or otherwise be in the best interests of our stockholders, which could adversely affect the market price of our common stock.  Certain of these provisions are described below.
Selected provisions of our charter and bylaws .  
Our charter and/or bylaws contain anti-takeover provisions that:
 	·	authorize our board of directors, without further action by the stockholders, to issue up to 50,000,000 shares of preferred stock in one or more series, and with respect to each series, to fix the number of shares constituting that series and establish the rights and other terms of that series;	
 	·	require that actions to be taken by our stockholders may be taken only at an annual or special meeting of our stockholders and not by written consent;	
 	·	specify that special meetings of our stockholders can be called only by our board of directors, the chairman of our board of directors or our chief executive officer (or if there is no chief executive officer, the president);	
 	·	establish advance notice procedures for stockholders to submit nominations of candidates for election to our board of directors and other proposals to be brought before a stockholders meeting;	
 	·	provide that our bylaws may be amended by our board of directors without stockholder approval;	
 	·	allow our directors to establish the size of our board of directors by action of our board, subject to a minimum of three members;	
 	·	provide that vacancies on our board of directors or newly created directorships resulting from an increase in the number of our directors may be filled only by a majority of directors then in office, even though less than a quorum;	
 	·	do not give the holders of our common stock cumulative voting rights with respect to the election of directors; and	
 	·	prohibit us from engaging in certain business combinations with any “interested stockholder” unless specified conditions are satisfied as described below under “—Selected provisions of Delaware law.”	
Selected provisions of Delaware law.
We have opted out of Section 203 of the Delaware General Corporation Law, which regulates corporate takeovers.  However, our charter contains provisions that are similar to Section 203.  Specifically, our charter provides that we may not engage in certain “business combinations” with any “interested stockholder” for a three-year period following the time that the person became an interested stockholder, unless:
 	·	prior to the time that person became an interested stockholder, our board of directors approved either the business combination or the transaction which resulted in the person becoming an interested stockholder;	
 	·	upon consummation of the transaction which resulted in the person becoming an interested stockholder, the interested stockholder owned at least 85% of the voting stock of the corporation outstanding at the time the transaction commenced, excluding certain shares; or	
 	·	at or subsequent to the time the person became an interested stockholder, the business combination is approved by our board of directors and by the affirmative vote of at least 66  2 / 3 % of the outstanding voting stock which is not owned by the interested stockholder.	
Generally, a business combination includes a merger, consolidation, asset or stock sale or other transaction resulting in a financial benefit to the interested stockholder.  Subject to certain exceptions, an interested stockholder is a person who, together with that person’s affiliates and associates, owns, or within the previous three years owned, 15% or more of our voting stock.  However, in the case of our company, the Starwood Fund and any of its affiliates and subsidiaries and any of their permitted transferees receiving 15% or more of our voting stock will not be deemed to be interested stockholders regardless of the percentage of our voting stock owned by them.  This provision could prohibit or delay mergers or other takeover or change in control attempts with respect to us and, accordingly, may discourage attempts to acquire us.
 
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We may change our operational policies, investment guidelines and our business and growth strategies without stockholder consent, which may subject us to different and more significant risks in the future.
Our board of directors will determine our operational policies, investment guidelines and our business and growth strategies.  Our board of directors may make changes to, or approve transactions that deviate from, those policies, guidelines and strategies without a vote of, or notice to, our stockholders.  This could result in us conducting operational matters, making investments or pursuing different business or growth strategies than those contemplated currently.  Under any of these circumstances, we may expose ourselves to different and more significant risks in the future, which could have a material adverse effect on our Financial Performance.
If we fail to maintain an effective system of internal controls, we may not be able to accurately determine our financial results or prevent fraud. As a result, our stockholders could lose confidence in our financial results, which could materially and adversely affect us and the market price of our common stock.
A system of internal control over financial reporting, no matter how well conceived and operated can provide only reasonable, not absolute, assurance that the objectives of the control system are met.  The design of control systems reflects resource constraints and the benefits of controls must be considered in relationship to their costs.  Accordingly, there can be no assurance that all control issues or fraud will be detected.  We cannot be certain that we will be successful in maintaining adequate internal control over our financial reporting and financial processes.  Furthermore, as we continue to grow our business, our internal controls will become more complex, and we will require significantly more resources to ensure that our internal controls remain effective.  Additionally, the existence of any material weakness or significant deficiency would require management to devote significant time and incur significant expense to remediate any such material weaknesses, or significant deficiencies and management may not be able to remediate any such material weaknesses or significant deficiencies in a timely manner.  There is no assurance that our independent auditor will be able to provide an unqualified attestation report on internal control over financial reporting in future years.  If our independent auditor is unable to provide an unqualified attestation report, investors could lose confidence in the reliability of our financial statements, and our stock price could be materially and adversely affected.  The existence of any material weakness in our internal control over financial reporting could result in errors in our financial statements that could require us to restate our financial statements, cause us to fail to meet our reporting obligations, and cause stockholders to lose confidence in our reported financial information, all of which could materially and adversely affect us and the market price for our common stock.
Changes in accounting rules, assumptions and/or judgments could delay the dissemination of our financial statements and cause us to restate prior period financial statements.
Accounting rules and interpretations for certain aspects of our operations are highly complex and involve significant assumptions and judgment.  These complexities could lead to a delay in the preparation and dissemination of our financial statements.  Furthermore, changes in accounting rules and interpretations or in our accounting assumptions and/or judgments, such as asset impairments, could significantly impact our financial statements.  In some cases, we could be required to apply a new or revised standard retroactively, resulting in restating prior period financial statements.  Any of these circumstances could have a material adverse effect on our Financial Performance.
Our joint venture investments could be materially and adversely affected by lack of sole decision making authority, reliance on co-venturers’ financial condition and disputes between us and our co-venturers.
We have co-invested, and we may co-invest in the future, with third parties through partnerships, joint ventures or other entities, acquiring non-controlling interests in or sharing responsibility for managing the affairs of land acquisition and/or developments.  We will not be in a position to exercise sole decision-making authority regarding the land acquisitions and/or developments undertaken by our current joint ventures and any future joint ventures in which we may co-invest, and our investment may be illiquid due to our lack of control.  Investments in partnerships, joint ventures or other entities may, under certain circumstances, involve risks not present when a third-party is not involved, including the possibility that partners or co-venturers might become bankrupt, fail to fund their share of required capital contributions or otherwise meet their contractual obligations, make poor business decisions or block or delay necessary decisions.  Partners or co-venturers may have economic or other business interests or goals which are inconsistent with our business interests or goals, and may be in a position to take actions contrary to our policies or objectives.  Such investments may also have the potential risk of impasses on decisions, such as a sale, because neither us nor the partner or co-venturer would have full control over the partnership or joint venture.  Disputes between us and partners or co-venturers may result in litigation or arbitration that would increase our expenses and prevent our officers and/or directors from focusing their time and effort on our business.  In addition, we may in certain circumstances be liable for the actions of its third-party partners or co-venturers.
 
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Risks Related to Ownership of Our Common Stock
We do not intend to pay dividends on our common stock for the foreseeable future.
We currently intend to retain our future earnings, if any, to finance the development and expansion of our business and, therefore, do not intend to pay cash dividends on our common stock for the foreseeable future.  Any future determination to pay dividends will be at the discretion of our board of directors and will depend on our financial condition, results of operations, capital requirements, restrictions contained in any financing instruments and such other factors as our board of directors deems relevant.  Accordingly, stockholders may need to sell their shares of our common stock to realize a return on their investment, and stockholders may not be able to sell their shares at or above the price they paid for them.
Future sales of our common stock or other securities convertible into our common stock could cause the market value of our common stock to decline and could result in dilution of stockholders’ shares.
Our board of directors is authorized, without stockholder approval, to cause us to issue additional shares of our common stock or to raise capital through the issuance of preferred stock (including equity or debt securities convertible into common stock), options, warrants and other rights, on terms and for consideration as our board of directors in its sole discretion may determine.  Sales of substantial amounts of our common stock could cause the market price of our common stock to decrease significantly.  We cannot predict the effect, if any, of future sales of our common stock, or the availability of our common stock for future sales, on the value of our common stock.  Sales of substantial amounts of our common stock by the Starwood Fund or another large stockholder or otherwise, or the perception that such sales could occur, may adversely affect the market price of our common stock.
Future offerings of debt securities, which would rank senior to our common stock in the event of our bankruptcy or liquidation, and future offerings of equity securities that may be senior to our common stock for the purposes of dividend and liquidating distributions, may adversely affect the market price of our common stock.
In the future, we may attempt to increase our capital resources by making additional offerings of debt securities or additional offerings of equity securities.  Upon bankruptcy or liquidation, holders of our debt securities and shares of preferred stock and lenders with respect to other borrowings will receive a distribution of our available assets prior to the holders of our common stock.  Additional equity offerings may dilute the holdings of our existing stockholders or reduce the market price of our common stock, or both.  Our preferred stock, if issued, could have a preference on liquidating distributions or a preference on dividend payments or both that could limit our ability to make a dividend distribution to the holders of our common stock.  Our decision to issue securities in any future offering will depend on market conditions and other factors beyond our control.  As a result, we cannot predict or estimate the amount, timing or nature of our future offerings, and purchasers of our common stock bear the risk of our future offerings reducing the market price of our common stock and diluting their ownership interest in our company.
Non-U.S. holders may be subject to United States federal income tax on gain realized on the sale or disposition of shares of our common stock.
We believe we are and will remain a “United States real property holding corporation” for United States federal income tax purposes.  As a result, a non-U.S. holder generally will be subject to United States federal income tax on any gain realized on a sale or disposition of shares of our common stock, and a purchaser of the stock generally will be required to withhold and remit to the Internal Revenue Service (the “IRS”) 10% of the purchase price, unless our common stock is regularly traded on an established securities market (such as the New York Stock Exchange) and such non-U.S. holder did not actually or constructively hold more than 5% of our common stock at any time during the shorter of (a) the five-year period preceding the date of the sale or disposition and (b) the non-U.S. holder’s holding period in such stock.  A non-U.S. holder also will be required to file a United States federal income tax return for any taxable year in which it realizes a gain from the disposition of our common stock that is subject to United States federal income tax.
No assurance can be given that our common stock will remain regularly traded in the future.  Non-U.S. holders should consult their tax advisors concerning the consequences of disposing of shares of our common stock.

 
 
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Item 1B.	Unresolve d Staff Comments  	
Not applicable.
Item 2.	Properties	
We lease our corporate headquarters located in Irvine, California. Our homebuilding division offices and financial services operations are located in leased space in the markets where we conduct business.  
We believe that such properties, including the equipment located therein, are suitable and adequate to meet the needs of our businesses.
Item 3.	Legal Proceedings	
Not applicable.
Item 4.	Mine Safety Disclosures	
Not applicable.
PART II
Item 5.	 Market for Registrant’s Common Equity, Related Stockholder Matters and Issuer Purchases of Equity Securities	
Our common stock is listed on the New York Stock Exchange (“NYSE”) under the ticker symbol “TPH”. The following table sets forth the high and low intra-day sales prices per share of our common stock for the periods indicated, as reported by the NYSE.
 
 	 	2015	 	
 	 	 	 	 	 	 	 	 	 	Dividends	 	
Quarter Ended	 	High	 	 	Low	 	 	Declared	 	
March 31	 	$	16.57	 	 	$	13.48	 	 	$	—	 	
June 30	 	$	16.15	 	 	$	13.94	 	 	$	—	 	
September 30	 	$	15.70	 	 	$	12.89	 	 	$	—	 	
December 31	 	$	14.60	 	 	$	12.28	 	 	$	—	 	
 	 	 	 	 	 	 	 	 	 	 	 	 	
 	 	2014	 	
 	 	 	 	 	 	 	 	 	 	Dividends	 	
Quarter Ended	 	High	 	 	Low	 	 	Declared	 	
March 31	 	$	20.00	 	 	$	16.19	 	 	$	—	 	
June 30	 	$	17.45	 	 	$	14.71	 	 	$	—	 	
September 30	 	$	16.45	 	 	$	12.78	 	 	$	—	 	
December 31	 	$	15.42	 	 	$	12.59	 	 	$	—	 	

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The following performance graph shows a comparison of the cumulative total returns to stockholders of the Company, as compared with the Standard & Poor’s 500 Composite Stock Index and the Dow Jones Industry Group-U.S. Home Construction Index.
The performance graph and related information shall not be deemed to be “soliciting material” or to be “filed” with the Securities and Exchange Commission, nor shall such information be incorporated by reference into any filing under the Securities Act of 1933, as amended, or the Exchange Act, except to the extent that we specifically incorporate it by reference.
Comparison of the Cumulative Total Stockholders’ Return Among TRI Pointe Group, Inc., the Standard & Poor’s 500 Composite Stock Index and the Dow Jones Industry Group-U.S. Home Construction Index

 
The above graph is based upon common stock and index prices calculated as of the dates indicated. The Company’s common stock closing price on December 31, 2015 was $12.67 per share. The stock price performance of the Company’s common stock depicted in the graph above represents past performance only and is not necessarily indicative of future performance.
As of February 19, 2016, we had 104 holders of record of our common stock. We have not paid any dividends on our common stock and currently intend to retain our future earnings, if any, to finance the development and expansion of our business and, therefore, do not intend to pay cash dividends on our common stock for the foreseeable future. Any future determination to pay dividends will be at the discretion of our board of directors and will depend on our financial condition, results of operations, capital requirements, restrictions contained in any financing instruments and such other factors as our board of directors deems relevant. Accordingly, stockholders may need to sell their shares of our common stock to realize a return on their investment, and stockholders may not be able to sell their shares at or above the price they paid for them. See Part I, Item 1A, “Risk Factors—Risks Related to Ownership of Our Common Stock—we do not intend to pay dividends on our common stock for the foreseeable future” of this annual report on Form 10-K.
As discussed in Note 21, Subsequent Events , of the notes to our consolidated financial statements included elsewhere in this annual report on Form 10-K on January 27, 2016, our board of directors approved a $100 million stock repurchase program, effective January 26, 2016.  Under the program, the company may repurchase common stock with an aggregate value of up to $100 million through January 25, 2017.  As of this reporting date no shares have been repurchased under this program.  We are not obligated under the program to repurchase any specific number of shares, and we may modify, suspend or discontinue the program at any time.  Our management will determine the timing and amount of repurchase in its discretion based on a variety of factors, such as the market price of our common stock, corporate requirements, general market economic conditions and legal requirements.  Purchases of common stock may be made in open market transactions effected through a broker-dealer at prevailing market prices, in block trades, or by other means in accordance with federal securities laws.
 
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Item 6.	Se lected Financial Data  	
The following sets forth our selected financial and operating data on a historical basis. The following summary of selected financial data should be read in conjunction with our consolidated financial statements and the related notes and with “Management’s Discussion and Analysis of Financial Condition and Results of Operations,” which are included elsewhere in this annual report on Form 10-K.
WRECO Transaction
For a description of the Merger, please see the “Explanatory Note” appearing before Part I, Item 1 of this annual report on Form 10-K.  The Merger is accounted for in accordance with Accounting Standards Codification (“ASC”) Topic 805, Business Combinations (“ASC 805”) . For accounting purposes, the Merger is treated as a “reverse acquisition” and WRECO is considered the accounting acquirer. Accordingly, WRECO is reflected as the predecessor and acquirer and therefore the accompanying consolidated financial statements reflect the historical consolidated financial statements of WRECO for all periods presented and do not include the historical financial statements of legacy TRI Pointe prior to the Closing Date.  Subsequent to the Closing Date and on a go forward basis, the consolidated financial statements reflect the results of the combined company.
 
 	 	Year Ended December 31,	 	
 	 	2015	 	 	2014	 	 	2013	 	 	2012	 	 	2011	 	
Statement of Operations Data:	 	(dollars in thousands, except per share amounts)	 	
Homebuilding:	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Home sales revenue	 	$	2,291,264	 	 	$	1,646,274	 	 	$	1,218,430	 	 	$	870,596	 	 	$	768,071	 	
Land and lot sales revenue	 	 	101,284	 	 	 	47,660	 	 	 	52,261	 	 	 	192,489	 	 	 	66,703	 	
Other operations	 	 	7,601	 	 	 	9,682	 	 	 	4,021	 	 	 	7,221	 	 	 	2,971	 	
Total revenues	 	 	2,400,149	 	 	 	1,703,616	 	 	 	1,274,712	 	 	 	1,070,306	 	 	 	837,745	 	
Cost of home sales	 	 	1,807,091	 	 	 	1,316,470	 	 	 	948,561	 	 	 	690,578	 	 	 	589,574	 	
Cost of land and lot sales	 	 	34,844	 	 	 	37,560	 	 	 	38,052	 	 	 	116,143	 	 	 	36,542	 	
Other operations	 	 	4,360	 	 	 	3,324	 	 	 	2,854	 	 	 	5,214	 	 	 	2,682	 	
Impairments and lot option abandonments	 	 	1,930	 	 	 	2,515	 	 	 	345,448	 	(1)	 	3,591	 	 	 	11,019	 	
Sales and marketing	 	 	116,217	 	 	 	103,600	 	 	 	94,521	 	 	 	78,022	 	 	 	71,587	 	
General and administrative	 	 	117,496	 	 	 	82,358	 	 	 	74,244	 	 	 	75,583	 	 	 	71,348	 	
Restructuring charges	 	 	3,329	 	 	 	10,543	 	 	 	10,938	 	 	 	2,460	 	 	 	2,801	 	
Homebuilding income (loss) from operations	 	 	314,882	 	 	 	147,246	 	 	 	(239,906	)	 	 	98,715	 	 	 	52,192	 	
Equity in income (loss) of unconsolidated entities	 	 	1,460	 	 	 	(278	)	 	 	2	 	 	 	2,490	 	 	 	1,584	 	
Transaction expenses	 	 	—	 	 	 	(17,960	)	 	 	—	 	 	 	—	 	 	 	—	 	
Other income (loss), net	 	 	858	 	 	 	(1,019	)	 	 	2,450	 	 	 	(1,576	)	 	 	496	 	
Homebuilding income (loss) from continuing operations before
   taxes	 	 	317,200	 	 	 	127,989	 	 	 	(237,454	)	 	 	99,629	 	 	 	54,272	 	
Financial Services:	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Revenues	 	 	1,010	 	 	 	—	 	 	 	—	 	 	 	—	 	 	 	—	 	
Expenses	 	 	181	 	 	 	15	 	 	 	—	 	 	 	—	 	 	 	—	 	
Equity in income (loss) of unconsolidated entities	 	 	1,231	 	 	 	(10	)	 	 	—	 	 	 	—	 	 	 	—	 	
Financial services income (loss) from continuing operations
   before taxes	 	 	2,060	 	 	 	(25	)	 	 	—	 	 	 	—	 	 	 	—	 	
Income (loss) from continuing operations before taxes	 	 	319,260	 	 	 	127,964	 	 	 	(237,454	)	 	 	99,629	 	 	 	54,272	 	
(Provision) benefit for income taxes	 	 	(112,079	)	 	 	(43,767	)	 	 	86,161	 	(2)	 	(38,910	)	 	 	(19,333	)	
Income (loss) from continuing operations	 	 	207,181	 	 	 	84,197	 	 	 	(151,293	)	 	 	60,719	 	 	 	34,939	 	
Discontinued operations, net of income taxes	 	 	—	 	 	 	—	 	 	 	1,838	 	 	 	762	 	 	 	589	 	
Net income (loss)	 	 	207,181	 	 	 	84,197	 	 	 	(149,455	)	 	 	61,481	 	 	 	35,528	 	
Net income attributable to noncontrolling interests	 	 	(1,720	)	 	 	—	 	 	 	—	 	 	 	—	 	 	 	—	 	
Net income (loss) available to common stockholders	 	$	205,461	 	 	$	84,197	 	 	$	(149,455	)	 	$	61,481	 	 	$	35,528	 	
 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Amounts attributable to TRI Pointe Group, Inc. common stockholders:	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Income (loss) from continuing operations	 	$	205,461	 	 	$	84,197	 	 	$	(151,293	)	 	$	61,481	 	 	$	34,939	 	
Income from discontinued operations	 	 	—	 	 	 	—	 	 	 	1,838	 	 	 	762	 	 	 	589	 	
Net income (loss) available to common stockholders	 	$	205,461	 	 	$	84,197	 	 	$	(149,455	)	 	$	62,243	 	 	$	35,528	 	
 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Earnings (loss) per share	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Basic	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Continuing operations	 	$	1.27	 	 	$	0.58	 	 	$	(1.17	)	 	$	0.47	 	 	$	0.27	 	
Discontinued operations	 	 	—	 	 	 	—	 	 	 	0.02	 	 	 	—	 	 	 	—	 	
Net earnings (loss) per share	 	$	1.27	 	 	$	0.58	 	 	$	(1.15	)	 	$	0.47	 	 	$	0.27	 	
Diluted	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Continuing operations	 	$	1.27	 	 	$	0.58	 	 	$	(1.17	)	 	$	0.47	 	 	$	0.27	 	
Discontinued operations	 	 	—	 	 	 	—	 	 	 	0.02	 	 	 	—	 	 	 	—	 	
Net earnings (loss) per share	 	$	1.27	 	 	$	0.58	 	 	$	(1.15	)	 	$	0.47	 	 	$	0.27	 	

- 43 -

 	 	Year Ended December 31,	 	
 	 	2015	 	 	2014	 	 	2013	 	 	2012	 	 	2011	 	
Operating Data-Owned Projects:	 	(dollars in thousands)	 	
Net new home orders	 	 	4,181	 	 	 	2,947	 	 	 	3,055	 	 	 	2,665	 	 	 	1,902	 	
New homes delivered	 	 	4,057	 	 	 	3,100	 	 	 	2,939	 	 	 	2,314	 	 	 	1,912	 	
Average sales price of homes delivered	 	$	565	 	 	$	531	 	 	$	415	 	 	$	376	 	 	$	402	 	
Cancellation rate	 	 	16	%	 	 	16	%	 	 	15	%	 	 	15	%	 	 	16	%	
Average selling communities	 	 	115.9	 	 	 	99.1	 	 	 	85.5	 	 	 	71.9	 	 	 	74.6	 	
Selling communities at end of period	 	 	104	 	 	 	108	 	 	 	89	 	 	 	68	 	 	 	69	 	
Backlog at end of period, number of homes	 	 	1,156	 	 	 	1,032	 	 	 	897	 	 	 	781	 	 	 	430	 	
Backlog at end of period, aggregate sales value	 	$	697,334	 	 	$	653,096	 	 	$	507,064	 	 	$	342,497	 	 	$	167,505	 	
 
 	 	Year Ended December 31,	 	
 	 	2015	 	 	2014	 	 	2013	 	 	2012	 	 	2011	 	
Balance Sheet Data (at period end):	 	(in thousands)	 	
Cash and cash equivalents	 	$	214,485	 	 	$	170,629	 	 	$	4,510	 	 	$	5,212	 	 	$	3,170	 	
Real estate inventories	 	$	2,519,273	 	 	$	2,280,183	 	 	$	1,465,526	 	 	$	1,643,691	 	 	$	1,538,490	 	
Total assets	 	$	3,138,071	 	 	$	2,889,838	 	 	$	1,910,464	 	 	$	1,999,537	 	 	$	1,933,849	 	
Total debt, net	 	$	1,170,505	 	 	$	1,138,493	 	 	$	834,589	 	 	$	798,808	 	 	$	851,303	 	
Total liabilities	 	$	1,451,608	 	 	$	1,417,362	 	 	$	1,084,947	 	 	$	1,005,810	 	 	$	1,044,142	 	
Total equity	 	$	1,686,463	 	 	$	1,472,476	 	 	$	825,517	 	 	$	993,727	 	 	$	889,707	 	

 	(1)	Includes $343.3 million of impairment and related charges for Coyote Springs, a large master planned community north of Las Vegas, Nevada that was owned by Pardee Homes and excluded under the Transaction Agreement.	
 	(2)	The tax benefit was primarily the result of a loss from continuing operations due to the Coyote Springs impairment.	

 
 
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Item 7.	Management’s Discussion and Analysis of Financial Condition and Results of Operations  	
The following should be read in conjunction with the sections of this annual report on Form 10-K entitled “Explanatory Note,” “Risk Factors,” “Cautionary Note Concerning Forward-Looking Statements,” “Selected Financial Data,” “Business” and our historical financial statements and related notes thereto included elsewhere in this annual report on Form 10-K. This discussion contains forward-looking statements reflecting current expectations that involve risks and uncertainties. Actual results and the timing of events may differ materially from those contained in these forward-looking statements due to a number of factors, including those discussed in the section entitled “Risk Factors” and elsewhere in this annual report on Form 10-K.
For a description of the Merger, please see the "Explanatory Note" appearing before Part I, Item 1 of this annual report on Form 10-K.  The Merger is accounted for in accordance with ASC 805.  For accounting purposes, the Merger is treated as a "reverse acquisition" and WRECO is considered the accounting acquirer.  Accordingly, WRECO is reflected as the predecessor and acquirer and therefore the accompanying consolidated financial statements reflect the historical consolidated financial statements of WRECO for all periods presented and do not include the historical financial statements of legacy TRI Pointe prior to the Closing Date. Subsequent to the Closing Date and on a go forward basis, the consolidated financial statements reflect the results of the combined company.  
 
- 45 -

Consolidated Financial Data (in thousands, except share and per share amounts):
 
 	 	Year Ended December 31,	 	 	
 	 	2015	 	 	2014	 	 	2013	 	 	
Homebuilding:	 	 	 	 	 	 	 	 	 	 	 	 	 	
Home sales revenue	 	$	2,291,264	 	 	$	1,646,274	 	 	$	1,218,430	 	 	
Land and lot sales revenue	 	 	101,284	 	 	 	47,660	 	 	 	52,261	 	 	
Other operations	 	 	7,601	 	 	 	9,682	 	 	 	4,021	 	 	
Total revenues	 	 	2,400,149	 	 	 	1,703,616	 	 	 	1,274,712	 	 	
Cost of home sales	 	 	1,807,091	 	 	 	1,316,470	 	 	 	948,561	 	 	
Cost of land and lot sales	 	 	34,844	 	 	 	37,560	 	 	 	38,052	 	 	
Other operations	 	 	4,360	 	 	 	3,324	 	 	 	2,854	 	 	
Impairments and lot option abandonments	 	 	1,930	 	 	 	2,515	 	 	 	345,448	 	(1)	
Sales and marketing	 	 	116,217	 	 	 	103,600	 	 	 	94,521	 	 	
General and administrative	 	 	117,496	 	 	 	82,358	 	 	 	74,244	 	 	
Restructuring charges	 	 	3,329	 	 	 	10,543	 	 	 	10,938	 	 	
Homebuilding income (loss) from operations	 	 	314,882	 	 	 	147,246	 	 	 	(239,906	)	 	
Equity in income (loss) of unconsolidated entities	 	 	1,460	 	 	 	(278	)	 	 	2	 	 	
Transaction expenses	 	 	—	 	 	 	(17,960	)	 	 	—	 	 	
Other income (loss), net	 	 	858	 	 	 	(1,019	)	 	 	2,450	 	 	
Homebuilding income (loss) from continuing operations before taxes	 	 	317,200	 	 	 	127,989	 	 	 	(237,454	)	 	
Financial Services:	 	 	 	 	 	 	 	 	 	 	 	 	 	
Revenues	 	 	1,010	 	 	 	—	 	 	 	—	 	 	
Expenses	 	 	181	 	 	 	15	 	 	 	—	 	 	
Equity in income (loss) of unconsolidated entities	 	 	1,231	 	 	 	(10	)	 	 	—	 	 	
Financial services income (loss) from continuing operations before taxes	 	 	2,060	 	 	 	(25	)	 	 	—	 	 	
Income (loss) from continuing operations before taxes	 	 	319,260	 	 	 	127,964	 	 	 	(237,454	)	 	
(Provision) benefit for income taxes	 	 	(112,079	)	 	 	(43,767	)	 	 	86,161	 	(2)	
Income (loss) from continuing operations	 	 	207,181	 	 	 	84,197	 	 	 	(151,293	)	 	
Discontinued operations, net of income taxes	 	 	—	 	 	 	—	 	 	 	1,838	 	 	
Net income (loss)	 	 	207,181	 	 	 	84,197	 	 	 	(149,455	)	 	
Net income attributable to noncontrolling interests	 	 	(1,720	)	 	 	—	 	 	 	—	 	 	
Net income (loss) available to common stockholders	 	$	205,461	 	 	$	84,197	 	 	$	(149,455	)	 	
 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Amounts attributable to TRI Pointe Group, Inc. common stockholders:	 	 	 	 	 	 	 	 	 	 	 	 	 	
Income (loss) from continuing operations	 	$	205,461	 	 	$	84,197	 	 	$	(151,293	)	 	
Income from discontinued operations	 	 	—	 	 	 	—	 	 	 	1,838	 	 	
Net income (loss) available to common stockholders	 	$	205,461	 	 	$	84,197	 	 	$	(149,455	)	 	
 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Earnings (loss) per share	 	 	 	 	 	 	 	 	 	 	 	 	 	
Basic	 	 	 	 	 	 	 	 	 	 	 	 	 	
Continuing operations	 	$	1.27	 	 	$	0.58	 	 	$	(1.17	)	 	
Discontinued operations	 	 	—	 	 	 	—	 	 	 	0.02	 	 	
Net earnings (loss) per share	 	$	1.27	 	 	$	0.58	 	 	$	(1.15	)	 	
Diluted	 	 	 	 	 	 	 	 	 	 	 	 	 	
Continuing operations	 	$	1.27	 	 	$	0.58	 	 	$	(1.17	)	 	
Discontinued operations	 	 	—	 	 	 	—	 	 	 	0.02	 	 	
Net earnings (loss) per share	 	$	1.27	 	 	$	0.58	 	 	$	(1.15	)	 	
 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Weighted average shares outstanding	 	 	 	 	 	 	 	 	 	 	 	 	 	
Basic	 	 	161,692,152	 	 	 	145,044,351	 	 	 	129,700,000	 	 	
Diluted	 	 	162,319,758	 	 	 	145,531,289	 	 	 	129,700,000	 	 	

 	( 1)	Includes $343.3 million of impairment and related charges for Coyote Springs, a large master planned community north of Las Vegas, Nevada that was owned by Pardee Homes and excluded under the Transaction Agreement.	
 	(2)	The tax benefit was primarily the result of a loss from continuing operations due to the Coyote Springs impairment.	
 
- 46 -

Year Ended December 31, 2015 Compared to Year Ended December 31, 2014
Net New Home Orders, Average Selling Communities and Monthly Absorption Rates by Segment
 
 	 	Year Ended December 31, 2015	 	 	Year Ended December 31, 2014	 	 	Percentage Change	 	
 	 	Net   New	 	 	Average	 	 	Monthly	 	 	Net New	 	 	Average	 	 	Monthly	 	 	Net New	 	 	Average	 	 	Monthly	 	
 	 	Home	 	 	Selling	 	 	Absorption	 	 	Home	 	 	Selling	 	 	Absorption	 	 	Home	 	 	Selling	 	 	Absorption	 	
 	 	Orders	 	 	Communities	 	 	Rates	 	 	Orders	 	 	Communities	 	 	Rates	 	 	Orders	 	 	Communities	 	 	Rates	 	
Maracay Homes	 	 	578	 	 	 	16.6	 	 	 	2.9	 	 	 	385	 	 	 	16.4	 	 	 	2.0	 	 	 	50	%	 	 	1	%	 	 	48	%	
Pardee Homes	 	 	1,186	 	 	 	23.1	 	 	 	4.3	 	 	 	970	 	 	 	20.2	 	 	 	4.0	 	 	 	22	%	 	 	14	%	 	 	7	%	
Quadrant   Homes	 	 	441	 	 	 	10.7	 	 	 	3.4	 	 	 	337	 	 	 	12.2	 	 	 	2.3	 	 	 	31	%	 	 	(12	)%	 	 	49	%	
Trendmaker Homes	 	 	457	 	 	 	25.1	 	 	 	1.5	 	 	 	557	 	 	 	24.0	 	 	 	1.9	 	 	 	(18	)%	 	 	5	%	 	 	(20	)%	
TRI Pointe Homes	 	 	1,107	 	 	 	26.9	 	 	 	3.4	 	 	 	359	 	 	 	9.2	 	 	 	3.3	 	 	 	208	%	 	 	192	%	 	 	4	%	
Winchester Homes	 	 	412	 	 	 	13.5	 	 	 	2.5	 	 	 	339	 	 	 	17.1	 	 	 	1.7	 	 	 	22	%	 	 	(21	)%	 	 	50	%	
Total	 	 	4,181	 	 	 	115.9	 	 	 	3.0	 	 	 	2,947	 	 	 	99.1	 	 	 	2.5	 	 	 	42	%	 	 	17	%	 	 	20	%	
 
Net new home orders for the year ended December 31, 2015 increased 42% to 4,181, compared to 2,947 during the prior year.  The increase in net new home orders was due to a 20% increase in absorption rates and a 17% increase in average selling communities. Net new home orders increased at all but one of our reporting segments, highlighted by the addition of TRI Pointe Homes for the full year ended December 31, 2015 resulting in 1,107 net new home orders compared to 359 in the prior year period. Trendmaker Homes in Houston reported an 18% decline in net new home orders compared to the prior year period resulting from a slowdown in the premium housing market in Houston as a result of uncertainty around the oil and gas industry.
Backlog Units, Dollar Value and Average Sales Price by Segment (dollars in thousands)
 
 	 	As of December 31, 2015	 	 	As of December 31, 2014	 	 	Percentage Change	 	
 	 	 	 	 	 	Backlog	 	 	Average	 	 	 	 	 	 	Backlog	 	 	Average	 	 	 	 	 	 	Backlog	 	 	Average	 	
 	 	Backlog	 	 	Dollar	 	 	Sales	 	 	Backlog	 	 	Dollar	 	 	Sales	 	 	Backlog	 	 	Dollar	 	 	Sales	 	
 	 	Units	 	 	Value	 	 	Price	 	 	Units	 	 	Value	 	 	Price	 	 	Units	 	 	Value	 	 	Price	 	
Maracay Homes	 	 	203	 	 	$	82,171	 	 	$	405	 	 	 	105	 	 	$	40,801	 	 	$	389	 	 	 	93	%	 	 	101	%	 	 	4	%	
Pardee Homes	 	 	274	 	 	 	200,588	 	 	 	732	 	 	 	218	 	 	 	147,044	 	 	 	675	 	 	 	26	%	 	 	36	%	 	 	9	%	
Quadrant Homes	 	 	143	 	 	 	72,249	 	 	 	505	 	 	 	113	 	 	 	51,568	 	 	 	456	 	 	 	27	%	 	 	40	%	 	 	11	%	
Trendmaker Homes	 	 	136	 	 	 	72,604	 	 	 	534	 	 	 	218	 	 	 	114,948	 	 	 	527	 	 	 	(38	)%	 	 	(37	)%	 	 	1	%	
TRI Pointe Homes	 	 	290	 	 	 	192,097	 	 	 	662	 	 	 	243	 	 	 	192,802	 	 	 	793	 	 	 	19	%	 	 	(0	)%	 	 	(17	)%	
Winchester Homes	 	 	110	 	 	 	77,625	 	 	 	706	 	 	 	135	 	 	 	105,933	 	 	 	785	 	 	 	(19	)%	 	 	(27	)%	 	 	(10	)%	
Total	 	 	1,156	 	 	$	697,334	 	 	$	603	 	 	 	1,032	 	 	$	653,096	 	 	$	633	 	 	 	12	%	 	 	7	%	 	 	(5	)%	
 
Backlog units reflect the number of homes, net of actual cancellations experienced during the period, for which we have entered into a sales contract with a homebuyer but for which we have not yet delivered the home. Homes in backlog are generally delivered within three to nine months, although we may experience cancellations of sales contracts prior to delivery. Our cancellation rate of homebuyers who contracted to buy a home but did not close escrow (as a percentage of overall orders) was consistent at 16% for each of the years ended December 31, 2015 and 2014. The dollar value of backlog was approximately $697.3 million as of December 31, 2015, an increase of $44.2 million, or 7%, compared to $653.1 million as of December 31, 2014.  This increase is due to an increase in the number of homes in backlog of 124, or 12%, to 1,156 homes as of December 31, 2015 from 1,032 homes as of December 31, 2014.  The increase in backlog units was slightly offset by a decrease in the average sales price of homes in backlog of $30,000, or 5%, to $603,000 as of December 31, 2015.  
 
- 47 -

New Homes Delivered, Homes Sales Revenue and Average Sales Price by Segment (dollars in thousands)
 
 	 	Year Ended December 31, 2015	 	 	Year Ended December 31, 2014	 	 	Percentage Change	 	
 	 	New	 	 	Home	 	 	Average	 	 	New	 	 	Home	 	 	Average	 	 	New	 	 	Home	 	 	Average	 	
 	 	Homes	 	 	Sales	 	 	Sales	 	 	Homes	 	 	Sales	 	 	Sales	 	 	Homes	 	 	Sales	 	 	Sales	 	
 	 	Delivered	 	 	Revenue	 	 	Price	 	 	Delivered	 	 	Revenue	 	 	Price	 	 	Delivered	 	 	Revenue	 	 	Price	 	
Maracay Homes	 	 	480	 	 	$	185,645	 	 	$	387	 	 	 	396	 	 	$	150,689	 	 	$	381	 	 	 	21	%	 	 	23	%	 	 	2	%	
Pardee Homes	 	 	1,130	 	 	 	606,161	 	 	 	536	 	 	 	1,032	 	 	 	486,176	 	 	 	471	 	 	 	10	%	 	 	25	%	 	 	14	%	
Quadrant Homes	 	 	411	 	 	 	180,772	 	 	 	440	 	 	 	320	 	 	 	134,304	 	 	 	420	 	 	 	28	%	 	 	35	%	 	 	5	%	
Trendmaker Homes	 	 	539	 	 	 	275,658	 	 	 	511	 	 	 	561	 	 	 	278,038	 	 	 	496	 	 	 	(4	)%	 	 	(1	)%	 	 	3	%	
TRI Pointe Homes	 	 	1,060	 	 	 	774,005	 	 	 	730	 	 	 	404	 	 	 	324,219	 	 	 	803	 	 	 	162	%	 	 	139	%	 	 	(9	)%	
Winchester Homes	 	 	437	 	 	 	269,023	 	 	 	616	 	 	 	387	 	 	 	272,848	 	 	 	705	 	 	 	13	%	 	 	(1	)%	 	 	(13	)%	
Total	 	 	4,057	 	 	$	2,291,264	 	 	$	565	 	 	 	3,100	 	 	$	1,646,274	 	 	$	531	 	 	 	31	%	 	 	39	%	 	 	6	%	
 
Home sales revenue increased $645.0 million, or 39%, to $2.3 billion for the year ended December 31, 2015 from $1.6 billion for the prior year period. The increase was comprised of: (i) $508.2 million related to an increase in homes delivered to 4,057 for the year ended December 31, 2015 from 3,100 in the prior year; and (ii) $136.8 million due to a 6% increase in the average sales price of homes delivered to $565,000 for the year ended December 31, 2015 from $531,000 in the prior year. Home sales revenue was either up or relatively flat at all six of our homebuilding brands for the year ended December 31, 2015 compared to the prior year period.  The increase in new home deliveries was primarily attributable to the addition of legacy TRI Pointe Homes for the full year ended December 31, 2015 compared to partial prior year activity due to the timing of the Merger in July, 2014.  The addition of full year legacy TRI Pointe Homes resulted in a 656 increase in new homes delivered and a $450 million increase in home sales revenue, a 162% and 139% increase, respectively, compared to the same prior year period.
Homebuilding Gross Margins (dollars in thousands)
 
 	 	Year Ended December 31,	 	
 	 	2015	 	 	%	 	 	2014	 	 	%	 	
Home sales revenue	 	$	2,291,264	 	 	 	100.0	%	 	$	1,646,274	 	 	 	100.0	%	
Cost of home sales	 	 	1,807,091	 	 	 	78.9	%	 	 	1,316,470	 	 	 	80.0	%	
Homebuilding impairments and lot option abandonments	 	 	1,685	 	 	 	0.1	%	 	 	2,147	 	 	 	0.1	%	
Homebuilding gross margin	 	 	482,488	 	 	 	21.1	%	 	 	327,657	 	 	 	19.9	%	
Add:  interest in cost of home sales	 	 	44,299	 	 	 	1.9	%	 	 	28,354	 	 	 	1.7	%	
Add:  impairments and lot option abandonments	 	 	1,685	 	 	 	0.1	%	 	 	2,147	 	 	 	0.1	%	
Adjusted homebuilding gross margin (1)	 	$	528,472	 	 	 	23.1	%	 	$	358,158	 	 	 	21.8	%	
Homebuilding gross margin percentage	 	 	21.1	%	 	 	 	 	 	 	19.9	%	 	 	 	 	
Adjusted homebuilding gross margin percentage (1)	 	 	23.1	%	 	 	 	 	 	 	21.8	%	 	 	 	 	

 	(1)	Non-GAAP financial measure (as discussed below).	
Our homebuilding gross margin percentage increased to 21.1% for the year ended December 31, 2015 as compared to 19.9% for the prior year period. The prior year margin was impacted by a $17.2 million or 100 basis point noncash purchase accounting adjustment related to the fair value increase to legacy TRI Pointe’s inventory as a result of the Merger.  Excluding interest and impairment and lot option abandonments in cost of home sales, adjusted homebuilding gross margin percentage was 23.1% for the year ended December 31, 2015 compared to 21.8% for the prior year period.  The increase in the adjusted homebuilding gross margin was consistent with the change in homebuilding gross margin described above.
Adjusted homebuilding gross margin is a non-GAAP financial measure. We believe this information is meaningful as it isolates the impact that leverage and non-cash charges have on homebuilding gross margin and permits investors to make better comparisons with our competitors, who adjust gross margins in a similar fashion. See the table above reconciling this non-GAAP financial measure to homebuilding gross margin, the nearest GAAP equivalent.
 
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Land and Lot Gross Margins (dollars in thousands)
 
 	 	Year Ended December 31,	 	
 	 	2015	 	 	%	 	 	2014	 	 	%	 	
Land and lot sales revenue	 	$	101,284	 	 	 	100.0	%	 	$	47,660	 	 	 	100.0	%	
Cost of land and lot sales	 	 	34,844	 	 	 	34.4	%	 	 	37,560	 	 	 	78.8	%	
Land and lot impairments and lot options abandonments	 	 	245	 	 	 	0.2	%	 	 	346	 	 	 	0.7	%	
Land and lot gross margin	 	 	66,195	 	 	 	65.4	%	 	 	9,754	 	 	 	20.5	%	
Add:  interest in cost of land and lot sales	 	 	816	 	 	 	0.8	%	 	 	23,791	 	 	 	49.9	%	
Add:  impairments and land and lot assets	 	 	245	 	 	 	0.2	%	 	 	346	 	 	 	0.7	%	
Adjusted land and lot gross margin (1)	 	$	67,256	 	 	 	66.4	%	 	$	33,891	 	 	 	71.1	%	
Land and lot gross margin percentage	 	 	65.4	%	 	 	 	 	 	 	20.5	%	 	 	 	 	
Adjusted land and lot gross margin percentage (1)	 	 	66.4	%	 	 	 	 	 	 	71.1	%	 	 	 	 	

 	(1)	Non-GAAP financial measure (as discussed below).	
Our land and lot gross margin percentage increased to 65.4% for the year ended December 31, 2015 as compared to 20.5% for the prior year period.  The increase in land and lot sales revenue and gross margin percentage were mainly due to the sale of a 15.72 acre employment center located in the Pacific Highlands Ranch community in the San Diego, California division of our Pardee Homes reporting segment.  The sale was completed in June for $53 million in cash.  The transaction included significant gross margins due to the low land basis of the Pacific Highlands Ranch community which was acquired in 1981.
Adjusted land and lot gross margin is a non-GAAP financial measure. We believe this information is meaningful as it isolates the impact that leverage and non-cash charges have on land and lot gross margin and permits investors to make better comparisons with our competitors, who adjust gross margins in a similar fashion. See the table above reconciling this non-GAAP financial measure to land and lot gross margin, the nearest GAAP equivalent.
Sales and Marketing, General and Administrative Expense (dollars in thousands)
 
 	 	Year Ended	 	 	As a Percentage of	 	
 	 	December 31,	 	 	Home Sales Revenue	 	
 	 	2015	 	 	2014	 	 	2015	 	 	2014	 	
Sales and marketing	 	$	116,217	 	 	$	103,600	 	 	 	5.1	%	 	 	6.3	%	
General and administrative (G&A)	 	 	117,496	 	 	 	82,358	 	 	 	5.1	%	 	 	5.0	%	
Total sales and marketing and G&A	 	$	233,713	 	 	$	185,958	 	 	 	10.2	%	 	 	11.3	%	
 
Sales and marketing expense decreased to 5.1% of home sales revenue for the year ended December 31, 2015 from 6.3% of home sales revenue for the year ended December 31, 2014 mainly due to the addition of full year TRI Pointe Homes which has a lower sales and marketing expense as a percentage of home sales revenue due primarily to higher average sales prices per community.  In addition, we experienced efficiencies in our sales and marketing spending due to the 20% increase in our absorption rates. Sales and marketing expense increased $12.6 million, or 12%, to $116.2 million for the year ended December 31, 2015 from $103.6 million for the prior year period. The increase in sales and marketing expense was related primarily to the increase in new home deliveries compared to the prior year and the addition of TRI Pointe Homes for the full year compared to the prior year with no comparable amounts before the Merger.
General and administrative expense increased by $35.1 million to $117.5 million for the year ended December 31, 2015 from $82.4 million for the prior year ended December 31, 2014.  General and administrative expense increased slightly to 5.1% of home sales revenue for the year ended December 31, 2015 from 5.0% of home sales revenue for the same period in the prior year. The increase in general and administrative expenses is primarily related to the addition of TRI Pointe Homes with no comparable amounts in the prior year before the Merger.
Total sales and marketing and G&A (“SG&A”) expense increased $47.7 million, or 26%, to $233.7 million for the year ended December 31, 2015 from $186.0 million in the prior year period, but improved to 10.2% of home sales revenue from 11.3% for the years ended December 31, 2015 and 2014, respectively.
 
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Restructuring Charges
Restructuring charges decreased to $3.3 million for the year ended December 31, 2015 compared to $10.5 million in the same period in the prior year.  The decrease was mainly due to higher employee-related restructuring costs in 2014 related to retention, severance and related costs in connection with the Merger.    
Transaction Expenses
As a result of the Merger, the Company has incurred advisory, financing, integration and other transaction expenses during the year ended December 31, 2014 of $18.0 million. We did not incur any transaction related expenses during the years ended December 31, 2013 and 2015.
Interest
Interest, which was incurred principally to finance the Merger, land acquisitions, land development and home construction, totaled $61.0 million and $41.7 million for the years ended December 31, 2015 and 2014, respectively. The capitalized portion of interest incurred was $61.0 million and $39.0 million for the years ended December 31, 2015 and 2014, respectively. The increase in interest incurred during the year ended December 31, 2015 as compared to the prior year period was primarily attributable to an increase in our outstanding debt for the full year in 2015 compared to a partial prior year period, as the senior note debt was issued in June of 2014.
All interest incurred in 2015 was capitalized.  Interest expense was $2.7 million for the year ended December 31, 2014.  Interest expense is included in other income (loss), net on the consolidated statements of operations.
Income Tax
For the year ended December 31, 2015, we have recorded a tax provision of $112.1 million based on an effective tax rate of 35.1%. For the year ended December 31, 2014, we recorded a tax provision of $43.8 million based on an effective tax rate of 34.2%. The increase in our provision for income tax was primarily the result of the increase in income from operations for the year ended December 31, 2015.
Financial Services Segment
Income from our financial services operations increased to $2.1 million for the year ended December 31, 2015 compared to a loss of $25,000 in the same period in the prior year.  The increase in financial services income for the year ended December 31, 2015 primarily relates to the growth of our mortgage financing and title services operations.  Both our mortgage financing and title service operations were started in late 2014 and therefore had minimal activity in 2014.
 
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Lots Owned or Controlled by Segment
Excluded from owned or controlled lots are those related to Note 8, Investments in Unconsolidated Entities, of the notes to our consolidated financial statements included elsewhere in this annual report on Form 10-K.  The table below summarizes our lots owned or controlled by segment as of the dates presented:
 
 	 	 	 	 	 	 	 	 	 	Increase	 	
 	 	December 31,	 	 	(Decrease)	 	
 	 	2015	 	 	2014	 	 	Amount	 	 	%	 	
Lots Owned	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Maracay Homes	 	 	1,566	 	 	 	1,280	 	 	 	286	 	 	 	22	%	
Pardee Homes	 	 	16,314	 	 	 	17,354	 	 	 	(1,040	)	 	 	(6	)%	
Quadrant Homes	 	 	1,027	 	 	 	973	 	 	 	54	 	 	 	6	%	
Trendmaker Homes	 	 	1,367	 	 	 	805	 	 	 	562	 	 	 	70	%	
TRI Pointe Homes	 	 	2,504	 	 	 	2,868	 	 	 	(364	)	 	 	(13	)%	
Winchester Homes	 	 	1,955	 	 	 	2,255	 	 	 	(300	)	 	 	(13	)%	
Total	 	 	24,733	 	 	 	25,535	 	 	 	(802	)	 	 	(3	)%	
Lots Controlled (1)	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Maracay Homes	 	 	245	 	 	 	705	 	 	 	(460	)	 	 	(65	)%	
Pardee Homes	 	 	365	 	 	 	285	 	 	 	80	 	 	 	28	%	
Quadrant Homes	 	 	247	 	 	 	571	 	 	 	(324	)	 	 	(57	)%	
Trendmaker Homes	 	 	491	 	 	 	1,268	 	 	 	(777	)	 	 	(61	)%	
TRI Pointe Homes	 	 	1,124	 	 	 	858	 	 	 	266	 	 	 	31	%	
Winchester Homes	 	 	397	 	 	 	496	 	 	 	(99	)	 	 	(20	)%	
Total	 	 	2,869	 	 	 	4,183	 	 	 	(1,314	)	 	 	(31	)%	
Total Lots Owned or Controlled (1)	 	 	27,602	 	 	 	29,718	 	 	 	(2,116	)	 	 	(7	)%	

 	(1)	As of December 31, 2015 and 2014, lots controlled included lots that were under land option contracts or purchase contracts.  	

Year Ended December 31, 2014 Compared to Year Ended December 31, 2013
Net New Home Orders, Average Selling Communities and Monthly Absorption Rates by Segment
 
 	 	Year Ended December 31, 2014	 	 	Year Ended December 31, 2013	 	 	Percentage Change	 	
 	 	Net   New	 	 	Average	 	 	Monthly	 	 	Net New	 	 	Average	 	 	Monthly	 	 	Net New	 	 	Average	 	 	Monthly	 	
 	 	Home	 	 	Selling	 	 	Absorption	 	 	Home	 	 	Selling	 	 	Absorption	 	 	Home	 	 	Selling	 	 	Absorption	 	
 	 	Orders	 	 	Communities	 	 	Rates	 	 	Orders	 	 	Communities	 	 	Rates	 	 	Orders	 	 	Communities	 	 	Rates	 	
Maracay   Homes	 	 	385	 	 	 	16.4	 	 	 	2.0	 	 	 	488	 	 	 	12.8	 	 	 	3.2	 	 	 	(21	)%	 	 	28	%	 	 	(38	)%	
Pardee Homes	 	 	970	 	 	 	20.2	 	 	 	4.0	 	 	 	1,152	 	 	 	17.9	 	 	 	5.4	 	 	 	(16	)%	 	 	13	%	 	 	(25	)%	
Quadrant Homes	 	 	337	 	 	 	12.2	 	 	 	2.3	 	 	 	354	 	 	 	12.2	 	 	 	2.4	 	 	 	(5	)%	 	 	0	%	 	 	(5	)%	
Trendmaker Homes	 	 	557	 	 	 	24.0	 	 	 	1.9	 	 	 	649	 	 	 	22.0	 	 	 	2.5	 	 	 	(14	)%	 	 	9	%	 	 	(21	)%	
TRI Pointe Homes	 	 	359	 	 	 	9.2	 	 	 	3.3	 	 	 	—	 	 	 	—	 	 	 	—	 	 	N/A	 	 	N/A	 	 	N/A	 	
Winchester Homes	 	 	339	 	 	 	17.1	 	 	 	1.7	 	 	 	412	 	 	 	20.6	 	 	 	1.7	 	 	 	(18	)%	 	 	(17	)%	 	 	(1	)%	
Total	 	 	2,947	 	 	 	99.1	 	 	 	2.5	 	 	 	3,055	 	 	 	85.5	 	 	 	3.0	 	 	 	(4	)%	 	 	16	%	 	 	(17	)%	
 
Net new home orders for the year ended December 31, 2014 decreased 4% to 2,947, compared to 3,055 during the prior year.  The decrease in net new home orders was due to a decrease in our monthly absorption rate in each of our segments which reported in the comparable prior year.  Our overall absorption rate for the year ended December 31, 2014 was 29.7 per average selling community (2.5 monthly), compared to 35.7 per average selling community (3.0 monthly) during the prior year period.  Net new home orders decreased at Maracay Homes and Winchester Homes due to the overall softening market conditions in the Arizona, Maryland and Virginia markets compared to the prior year. Trendmaker’s net new home orders and absorption pace declined mainly due to a focus on margin and selling price over sales pace and a slowdown in the premium housing market in Houston that was driven by falling oil prices.  Pardee’s absorption rate decreased compared to the prior year but remained strong overall at 4.0 orders per month per community.  
 
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Backlog Units, Dollar Value and Average Sales Price by Segment (dollars in thousands )
 
 	 	As of December 31, 2014	 	 	As of December 31, 2013	 	 	Percentage Change	 	
 	 	 	 	 	 	Backlog	 	 	Average	 	 	 	 	 	 	Backlog	 	 	Average	 	 	 	 	 	 	Backlog	 	 	Average	 	
 	 	Backlog	 	 	Dollar	 	 	Sales	 	 	Backlog	 	 	Dollar	 	 	Sales	 	 	Backlog	 	 	Dollar	 	 	Sales	 	
 	 	Units	 	 	Value	 	 	Price	 	 	Units	 	 	Value	 	 	Price	 	 	Units	 	 	Value	 	 	Price	 	
Maracay Homes	 	 	105	 	 	$	40,801	 	 	$	389	 	 	 	116	 	 	$	42,068	 	 	$	363	 	 	 	(10	)%	 	 	(3	)%	 	 	7	%	
Pardee Homes	 	 	218	 	 	 	147,044	 	 	 	675	 	 	 	280	 	 	 	171,077	 	 	 	611	 	 	 	(22	)%	 	 	(14	)%	 	 	10	%	
Quadrant Homes	 	 	113	 	 	 	51,568	 	 	 	456	 	 	 	96	 	 	 	44,262	 	 	 	461	 	 	 	18	%	 	 	17	%	 	 	(1	)%	
Trendmaker Homes	 	 	218	 	 	 	114,948	 	 	 	527	 	 	 	222	 	 	 	108,491	 	 	 	489	 	 	 	(2	)%	 	 	6	%	 	 	8	%	
TRI Pointe Homes	 	 	243	 	 	 	192,802	 	 	 	793	 	 	 	—	 	 	 	—	 	 	 	—	 	 	N/A	 	 	N/A	 	 	N/A	 	
Winchester Homes	 	 	135	 	 	 	105,933	 	 	 	785	 	 	 	183	 	 	 	141,166	 	 	 	771	 	 	 	(26	)%	 	 	(25	)%	 	 	2	%	
Total	 	 	1,032	 	 	$	653,096	 	 	$	633	 	 	 	897	 	 	$	507,064	 	 	$	565	 	 	 	15	%	 	 	29	%	 	 	12	%	
 
Backlog units reflects the number of homes, net of actual cancellations experienced during the period, for which we have entered into a sales contract with a homebuyer but for which we have not yet delivered the home. Homes in backlog are generally delivered within three to nine months, although we may experience cancellations of sales contracts prior to delivery. Our cancellation rate of homebuyers who contracted to buy a home but did not close escrow (as a percentage of overall orders) was 16% for the year ended December 31, 2014 as compared to 15% during the prior year period. The dollar value of backlog was approximately $653.1 million as of December 31, 2014, an increase of $146.0 million, or 29%, compared to $507.1 million as of December 31, 2013.  This increase is due to an increase in the number of homes in backlog of 135, or 15%, to 1,032 homes as of December 31, 2014 from 897 homes as of December 31, 2013, in addition to an increase in the average sales price of homes in backlog of $68,000, or 12%, to $633,000 as of December 31, 2014 compared to $565,000 as of December 31, 2013.  The increase in the number of homes in backlog and the average sales price of homes in backlog was mainly the result of the addition of TRI Pointe Homes, which had 243 homes in backlog and an average sales price in backlog of $793,000 as of December 31, 2014.  The increase associated with the addition of TRI Pointe Homes in the current year was partially offset by decreases in backlog at Maracay Homes, Pardee Homes, Trendmaker Homes and Winchester Homes.  These decreases were in line with the new home order decreases discussed above and the result of the same market conditions.
New Homes Delivered, Homes Sales Revenue and Average Sales Price by Segment (dollars in thousands)
 
 	 	Year Ended December 31, 2014	 	 	Year Ended December 31, 2013	 	 	Percentage Change	 	
 	 	New	 	 	Home	 	 	Average	 	 	New	 	 	Home	 	 	Average	 	 	New	 	 	Home	 	 	Average	 	
 	 	Homes	 	 	Sales	 	 	Sales	 	 	Homes	 	 	Sales	 	 	Sales	 	 	Homes	 	 	Sales	 	 	Sales	 	
 	 	Delivered	 	 	Revenue	 	 	Price	 	 	Delivered	 	 	Revenue	 	 	Price	 	 	Delivered	 	 	Revenue	 	 	Price	 	
Maracay Homes	 	 	396	 	 	$	150,689	 	 	$	381	 	 	 	463	 	 	$	145,822	 	 	$	315	 	 	 	(15	)%	 	 	3	%	 	 	21	%	
Pardee Homes	 	 	1,032	 	 	 	486,176	 	 	 	471	 	 	 	1,183	 	 	 	477,956	 	 	 	404	 	 	 	(13	)%	 	 	2	%	 	 	17	%	
Quadrant Homes	 	 	320	 	 	 	134,304	 	 	 	420	 	 	 	363	 	 	 	116,270	 	 	 	320	 	 	 	(12	)%	 	 	16	%	 	 	31	%	
Trendmaker Homes	 	 	561	 	 	 	278,038	 	 	 	496	 	 	 	585	 	 	 	260,566	 	 	 	445	 	 	 	(4	)%	 	 	7	%	 	 	11	%	
TRI Pointe Homes	 	 	404	 	 	 	324,219	 	 	 	803	 	 	 	—	 	 	 	—	 	 	 	—	 	 	N/A	 	 	N/A	 	 	N/A	 	
Winchester Homes	 	 	387	 	 	 	272,848	 	 	 	705	 	 	 	345	 	 	 	217,816	 	 	 	631	 	 	 	12	%	 	 	25	%	 	 	12	%	
Total	 	 	3,100	 	 	$	1,646,274	 	 	$	531	 	 	 	2,939	 	 	$	1,218,430	 	 	$	415	 	 	 	6	%	 	 	35	%	 	 	28	%	
 
Home sales revenue increased $427.8 million, or 35%, to $1.6 billion for the year ended December 31, 2014 from $1.2 billion for the prior year period. The increase was comprised of: (i) $342.3 million related to an increase in average sales price of $116,000 per home to $531,000 for the year ended December 31, 2014 from $415,000 in the prior year; and (ii) $85.5 million due to a 6% increase in homes delivered to 3,100 for the year ended December 31, 2014 from 2,939 in the prior year. The increase in the average sales price and new home deliveries was primarily attributable to the addition of legacy TRI Pointe Homes with no comparable amounts in the prior year period. In addition, the average sales price of homes delivered increased at all of our reporting segments due to a change in product mix with a shift to a more move-up product in certain markets and price increases in certain markets.
 
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Homebuilding Gross Margins (dollars in thousands)
 
 	 	Year Ended December 31,	 	
 	 	2014	 	 	%	 	 	2013	 	 	%	 	
Home sales revenue	 	$	1,646,274	 	 	 	100.0	%	 	$	1,218,430	 	 	 	100.0	%	
Cost of home sales	 	 	1,316,470	 	 	 	80.0	%	 	 	948,561	 	 	 	77.9	%	
Homebuilding impairments and lot option abandonments	 	 	2,147	 	 	 	0.1	%	 	 	1,719	 	 	 	0.1	%	
Homebuilding gross margin	 	 	327,657	 	 	 	19.9	%	 	 	268,150	 	 	 	22.0	%	
Add:  interest in cost of home sales	 	 	28,354	 	 	 	1.2	%	 	 	25,584	 	 	 	2.1	%	
Add:  impairments and lot option abandonments	 	 	2,147	 	 	 	0.1	%	 	 	1,719	 	 	 	0.1	%	
Adjusted homebuilding gross margin (1)	 	$	358,158	 	 	 	21.8	%	 	$	295,453	 	 	 	24.2	%	
Homebuilding gross margin percentage	 	 	19.9	%	 	 	 	 	 	 	22.0	%	 	 	 	 	
Adjusted homebuilding gross margin percentage (1)	 	 	21.8	%	 	 	 	 	 	 	24.2	%	 	 	 	 	

 	(1)	Non-GAAP financial measure (as discussed below).	
Our homebuilding gross margin percentage decreased to 19.9% for the year ended December 31, 2014 as compared to 22.0% for the prior year period. This decrease was primarily due to a $17.2 million or 100 basis point non-cash purchase accounting adjustment related to the fair value increase to legacy TRI Pointe Homes’ inventory as result of the Merger. Excluding interest in cost of home sales and homebuilding impairment charges, adjusted homebuilding gross margin percentage was 21.8% for the year ended December 31, 2014, compared to 24.2% for the prior year period. The decrease in the adjusted homebuilding gross margin was due to price incentives in some of our markets that have experienced softening market conditions as discussed above.
Adjusted homebuilding gross margin is a non-GAAP financial measure. We believe this information is meaningful as it isolates the impact that leverage and non-cash charges have on homebuilding gross margin and permits investors to make better comparisons with our competitors, who adjust gross margins in a similar fashion. See the table above reconciling this non-GAAP financial measure to homebuilding gross margin, the nearest GAAP equivalent.
Land and Lot Gross Margins (dollars in thousands)
 
 	 	Year Ended December 31,	 	
 	 	2014	 	 	%	 	 	2013	 	 	%	 	
Land and lot sales revenue	 	$	47,660	 	 	 	100.0	%	 	$	52,261	 	 	 	100.0	%	
Cost of land and lot sales	 	 	37,560	 	 	 	78.8	%	 	 	38,052	 	 	 	72.8	%	
Land and lot impairments and lot options abandonments	 	 	346	 	 	 	0.7	%	 	 	343,660	 	 	 	657.6	%	
Land and lot gross margin	 	 	9,754	 	 	 	20.5	%	 	 	(329,451	)	 	 	(630.4	)%	
Add:  interest in cost of land and lot sales	 	 	23,791	 	 	 	49.9	%	 	 	11,087	 	 	 	21.2	%	
Add:  impairments and lot option abandonments	 	 	346	 	 	 	0.7	%	 	 	343,660	 	 	 	657.6	%	
Adjusted land and lot gross margin (1)	 	$	33,891	 	 	 	71.1	%	 	$	25,296	 	 	 	48.4	%	
Land and lot gross margin percentage	 	 	20.5	%	 	 	 	 	 	 	(630.4	)%	 	 	 	 	
Adjusted land and lot gross margin percentage (1)	 	 	71.1	%	 	 	 	 	 	 	48.4	%	 	 	 	 	

 	(1)	Non-GAAP financial measure (as discussed below).	
Our land and lot gross margin percentage increased to 20.5% for the year ended December 31, 2014 as compared to (630.4)% for the prior year period.  Results for the year ended December 31, 2013 include $343.3 million of impairment and related charges for Coyote Springs, a large master planned community north of Las Vegas, Nevada.  Under the terms of the Transaction Agreement, certain assets and liabilities of WRECO and its subsidiaries were excluded from the transaction and retained by Weyerhaeuser, including assets and liabilities relating to the Coyote Springs Property.  Excluding interest in cost of land and lot sales and land and lot impairment charges, adjusted land and lot gross margin percentage was 71.1% for the year ended December 31, 2014, compared to 48.4% for the prior year period.
Adjusted land and lot gross margin is a non-GAAP financial measure. We believe this information is meaningful as it isolates the impact that leverage and non-cash charges have on land and lot gross margin and permits investors to make better comparisons with our competitors, who adjust gross margins in a similar fashion. See the table above reconciling this non-GAAP financial measure to land and lot gross margin, the nearest GAAP equivalent.
 
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Sales and Marketing, General and Administrative Expense (dollars in thousands)
 
 	 	Year Ended	 	 	As a Percentage of	 	
 	 	December 31,	 	 	Home Sales Revenue	 	
 	 	2014	 	 	2013	 	 	2014	 	 	2013	 	
Sales and marketing	 	$	103,600	 	 	$	94,521	 	 	 	6.3	%	 	 	7.8	%	
General and administrative (G&A)	 	 	82,358	 	 	 	74,244	 	 	 	5.0	%	 	 	6.1	%	
Total sales and marketing and G&A	 	$	185,958	 	 	$	168,765	 	 	 	11.3	%	 	 	13.9	%	
 
Sales and marketing expense decreased to 6.3% of home sales revenue for the year ended December 31, 2014 from 7.8% of home sales revenue for the year ended December 31, 2013 mainly due to the addition of TRI Pointe which has a lower sales and marketing expense as a percentage of home sales revenue due primarily to higher average sales prices per community. Sales and marketing expense increased $9.1 million, or 10%, to $103.6 million for the year ended December 31, 2014 from $94.5 million for the prior year period. The increase in sales and marketing expense was related primarily to the addition of the homebuilding operations conducted directly by TRI Pointe for the period from July 7, 2014 through December 31, 2014, representing $9.7 million of sales and marketing expenses, with no comparable amounts in the prior year period.
General and administrative expense decreased to 5.0% of home sales revenue for the year ended December 31, 2014 from 6.1% of home sales revenue for the same period in the prior year. The decrease was mainly due to greater operating leverage as a result of the 28% increase in the average sales prices of homes delivered during the year ended December 31, 2014, primarily as a result of the addition of legacy TRI Pointe, along with higher average selling prices across all of our existing segments. General and administrative expenses increased $8.2 million, or 11%, to $82.4 million for the year ended December 31, 2014 from $74.2 million for the prior year.  This increase was due primarily to the addition of TRI Pointe for the period from July 7, 2014 through December 31, 2014, representing $16.5 million of general and administrative expenses, offset by cost savings initiatives to reduce duplicate corporate and divisional overhead costs and expenses during the year.   Prior to the Merger, a portion of G&A expenses was based on an allocation from Weyerhaeuser, which may not have been indicative of the actual levels of G&A that would have been incurred by WRECO had it operated independently, or of expenses to be incurred in the future.
Total sales and marketing and G&A (“SG&A”) expense increased $17.3 million, or 10%, to $186.0 million for the year ended December 31, 2014 from $168.7 million in the prior year period, but improved to 11.3% of home sales revenue from 13.9% for the years ended December 31, 2014 and 2013, respectively.
Restructuring Charges
Restructuring charges decreased to $10.5 million for the year ended December 31, 2014 compared to $10.9 million in the same period in the prior year. The restructuring charges for the year ended December 31, 2014 primarily relate to  a plan initiated to reduce duplicate corporate and divisional overhead costs and expenses as a result of the Merger. Employee-related costs incurred during the year ended December 31, 2014 included employee retention and severance-related expenses of $8.3 million and stock-based compensation expense of $947,000 for employees terminated during the period. Lease termination costs of $1.3 million for the year ended December 31, 2014 relate to contract terminations in both the current and prior years related to general cost reduction initiatives.  The restructuring charges for the year ended December 31, 2013 relate to $5.7 million of employee-related costs incurred in connection with the expected Merger and $5.2 million of lease termination costs as a result of general cost reduction initiatives.  
Transaction Expenses
As a result of the Merger, the Company has incurred advisory, financing, integration and other transaction costs during the year ended December 31, 2014 of $18.0 million. We did not incur any transaction related expenses during the years ended December 31, 2013 and 2015.
Interest
Interest, which was incurred principally to finance the Merger, land acquisitions, land development and home construction, totaled $41.7 million and $22.7 million for the years ended December 31, 2014 and 2013, respectively. The capitalized portion of interest incurred was $39.0 million and $19.1 million for the years ended December 31, 2014 and 2013, respectively. The increase in interest incurred during the year ended December 31, 2014 as compared to the prior year period was primarily attributable to an increase in our outstanding debt and higher interest rates as a result of the issuance of the senior notes in connection with the Merger.
 
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Interest expense was $2.7 million and $3.6 million during the years ended December 31, 2014 and 2013, respectively. I nterest expense is included in other income (loss), net on the consolidated statements of operations.
Income Tax
For the year ended December 31, 2014, we recorded a tax provision of $43.8 million based on an effective tax rate of 34.2%. For the year ended December 31, 2013, we recorded a tax benefit of $86.2 million based on an effective tax rate of 36.3%. The increase in our provision for income tax was primarily the result of the increase in income from operations for the year ended December 31, 2014.  Loss from operations for the year ended December 31, 2013 included a $343.3 million impairment charge related to Coyote Springs which was an excluded asset per the Transaction Agreement.  
Lots Owned or Controlled by Segment
Excluded from owned or controlled lots are those related to Note 8, Investments in Unconsolidated Entities, of the notes to our consolidated financial statements included elsewhere in this annual report on Form 10-K.  The table below summarizes our lots owned or controlled by segment as of the dates presented:
 
 	 	 	 	 	 	 	 	 	 	Increase	 	
 	 	December 31,	 	 	(Decrease)	 	
 	 	2014	 	 	2013	 	 	Amount	 	 	%	 	
 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Lots Owned	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Maracay Homes	 	 	1,280	 	 	 	1,118	 	 	 	162	 	 	 	14	%	
Pardee Homes (2)	 	 	17,354	 	 	 	17,950	 	 	 	(596	)	 	 	(3	)%	
Quadrant Homes	 	 	973	 	 	 	864	 	 	 	109	 	 	 	13	%	
Trendmaker Homes	 	 	805	 	 	 	679	 	 	 	126	 	 	 	19	%	
TRI Pointe Homes	 	 	2,868	 	 	 	—	 	 	 	2,868	 	 	N/A	 	
Winchester Homes	 	 	2,255	 	 	 	2,105	 	 	 	150	 	 	 	7	%	
Total	 	 	25,535	 	 	 	22,716	 	 	 	2,819	 	 	 	12	%	
Lots Controlled (1)	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Maracay Homes	 	 	705	 	 	 	1,189	 	 	 	(484	)	 	 	(41	)%	
Pardee Homes (2)	 	 	285	 	 	 	1,026	 	 	 	(741	)	 	 	(72	)%	
Quadrant Homes	 	 	571	 	 	 	520	 	 	 	51	 	 	 	10	%	
Trendmaker Homes	 	 	1,268	 	 	 	1,074	 	 	 	194	 	 	 	18	%	
TRI Pointe Homes	 	 	858	 	 	 	—	 	 	 	858	 	 	N/A	 	
Winchester Homes	 	 	496	 	 	 	1,088	 	 	 	(592	)	 	 	(54	)%	
Total	 	 	4,183	 	 	 	4,897	 	 	 	(714	)	 	 	(15	)%	
Total Lots Owned or Controlled (1)	 	 	29,718	 	 	 	27,613	 	 	 	2,105	 	 	 	8	%	

 	(1)	As of December 31, 2014 and 2013, lots controlled included lots that were under land option contracts or purchase contracts.	
 	(2)	As of December 31, 2013, excludes 10,686 lots owned and 56,413 lots controlled relating to Coyote Springs, which were   excluded assets per the Transaction Agreement.	

Liquidity and Capital Resources
Overview
Our principal uses of capital for the year ended December 31, 2015 were operating expenses, land purchases, land development and home construction. We used funds generated by our operations and available borrowings to meet our short-term working capital requirements. We remain focused on generating positive margins in our homebuilding operations and acquiring desirable land positions in order to maintain a strong balance sheet and keep us poised for growth. As of December 31, 2015, we had $214.5 million of cash and cash equivalents. We believe we have sufficient cash and sources of financing for at least the next twelve months.
 Our board of directors will consider a number of factors when evaluating our level of indebtedness and when making decisions regarding the incurrence of new indebtedness, including the purchase price of assets to be acquired with debt financing, the estimated market value of our assets and the ability of particular assets, and our company as a whole, to generate cash flow to cover the expected
 
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debt service. Our charter does not contain a limitation on the amount of debt we may incur and our board of directors may change our target debt levels at any time without the approval of our stockholders.
Assumption of Senior Notes
On the Closing Date, TRI Pointe assumed WRECO’s obligations as issuer of $450 million aggregate principal amount of its 4.375% Senior Notes due 2019 (“2019 Notes”) and $450 million aggregate principal amount of its 5.875% Senior Notes due 2024 (“2024 Notes” and together with the 2019 Notes, the “Senior Notes”). The 2019 Notes were issued at 98.89% of their aggregate principal amount and the 2024 Notes were issued at 98.15% of their aggregate principal amount. The net proceeds of approximately $861.3 million, after debt issuance costs and discounts, from the offering were deposited into two separate escrow accounts following the closing of the offering on June 13, 2014. Upon release of the escrowed funds on the Closing Date, and prior to the consummation of the Merger, WRECO paid approximately $743.7 million in cash to the former direct parent entity of WRECO, which cash was retained by Weyerhaeuser and its subsidiaries (other than WRECO and its subsidiaries). The payment consisted of the $739 million Payment Amount (as defined in the Transaction Agreement) as well as approximately $4.7 million in payment of all unpaid interest on the debt payable to Weyerhaeuser that accrued from November 3, 2013 to the Closing Date. The remaining $117.6 million of proceeds was retained by TRI Pointe and used for general corporate purposes.
The 2019 Notes and 2024 Notes mature on June 15, 2019 and June 15, 2024, respectively. Interest is payable semiannually in arrears on June 15 and December 15.  As of December 31, 2015, $19.7 million and $26.4 million of interest was paid on the 2019 Notes and the 2024 Notes, respectively.  As of December 31, 2015, no principal has been paid on the Senior Notes, and there was $20.4 million of capitalized debt financing costs related to the Senior Notes on our consolidated balance sheet. These costs will amortize over the respective lives of the Senior Notes.
Unsecured Revolving Credit Facility
In May 2015, the Company amended its unsecured revolving credit facility (the “Credit Facility”) to increase the aggregate commitment amount from $425 million to $550 million.  The Credit Facility matures on May 18, 2019, and contains a sublimit of $75 million for letters of credit. The Company may borrow under the Credit Facility in the ordinary course of business to fund its operations, including its land development and homebuilding activities. Borrowings under the Credit Facility will be governed by, among other things, a borrowing base. The Credit Facility contains customary affirmative and negative covenants, including financial covenants relating to consolidated tangible net worth, leverage, and liquidity or interest coverage. Interest rates on borrowings will be based on either a daily Eurocurrency base rate or a Eurocurrency rate, in either case, plus a spread ranging from 1.45% to 2.20% depending on the Company’s leverage ratio.
As of December 31, 2015, the outstanding balance under the Credit Facility was $299.4 million with an interest rate 2.35% per annum and $242.2 million of availability after considering the borrowing base provisions and outstanding letters of credit.  At December 31, 2015, we had outstanding letters of credit of $8.4 million.  These letters of credit were issued to secure various financial obligations.  We believe it is not probable that any outstanding letters of credit will be drawn upon.
Seller Financed Loans
As of December 31, 2015, the Company had $2.4 million outstanding related to seller financed loans to acquire lots for the construction of homes.  Principal and interest payments on these loans are due at various maturity dates, including at the time individual homes associated with the acquired land are delivered.  The seller financed loans will accrue interest at a weighted average rate of 6.84% per annum, with interest calculated on a daily basis. Any remaining unpaid balance on these loans is due in May 2016.  
 
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Covenant Compliance
Under our Facility, we are required to comply with certain financial covenants, including, but not limited to, those set forth in the table below (dollars in thousands):
 
 	 	 	 	 	 	Covenant	 	
 	 	Actual at	 	 	Requirement at	 	
 	 	December 31,	 	 	December 31,	 	
Financial Covenants	 	2015	 	 	2015	 	
Consolidated Tangible Net Worth	 	$	1,502,654	 	 	$	970,967	 	
(Not less than $875.9 million plus 50% of net income and 50% of the net
   proceeds from equity offerings after March 31, 2015)	 	 	 	 	 	 	 	 	
Leverage Test	 	 	39.5	%	 	<55%	 	
(Not to exceed 55%)	 	 	 	 	 	 	 	 	
Interest Coverage Test	 	 	6.4	 	 	>1.5	 	
(Not less than 1.5:1.0)	 	 	 	 	 	 	 	 	
 
As of December 31, 2015 we were in compliance with all of the above financial covenants.
Leverage Ratios
We believe that our leverage ratios provide useful information to the users of our financial statements regarding our financial position and cash and debt management. The ratio of debt-to-capital and the ratio of net debt-to-capital are calculated as follows (dollars in thousands):
 
 	 	December 31,	 	 	December 31,	 	
 	 	2015	 	 	2014	 	
Unsecured revolving credit facility	 	$	299,392	 	 	$	260,000	 	
Seller financed loans	 	 	2,434	 	 	 	14,677	 	
Senior Notes	 	 	868,679	 	 	 	863,816	 	
Total debt	 	 	1,170,505	 	 	 	1,138,493	 	
Stockholders’ equity	 	 	1,664,683	 	 	 	1,454,180	 	
Total capital	 	$	2,835,188	 	 	$	2,592,673	 	
Ratio of debt-to-capital (1)	 	 	41.3	%	 	 	43.9	%	
 	 	 	 	 	 	 	 	 	
Total debt	 	$	1,170,505	 	 	$	1,138,493	 	
Less: Cash and cash equivalents	 	 	(214,485	)	 	 	(170,629	)	
Net debt	 	 	956,020	 	 	 	967,864	 	
Stockholders’ equity	 	 	1,664,683	 	 	 	1,454,180	 	
Total capital	 	$	2,620,703	 	 	$	2,422,044	 	
Ratio of net debt-to-capital (2)	 	 	36.5	%	 	 	40.0	%	

 	(1)	The ratio of debt-to-capital is computed as the quotient obtained by dividing debt by the sum of total debt plus equity.	
 	(2)	The ratio of net debt-to-capital is computed as the quotient obtained by dividing net debt (which is debt less cash and cash equivalents) by the sum of net debt plus equity. The most directly comparable GAAP financial measure is the ratio of debt-to-capital. We believe the ratio of net debt-to-capital is a relevant financial measure for investors to understand the leverage employed in our operations and as an indicator of our ability to obtain financing. See the table above reconciling this non-GAAP financial measure to the ratio of debt-to-capital.	
 
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Cash Flows—Year Ended December 31, 2015 Compared to Year Ended December 31, 2014
The comparison of cash flows for the years ended December 31, 2015 and 2014 is as follows:
 	·	Net cash provided by operating activities increased by $144.4 million to $31.0 million in 2015 from a use of $113.4 million in 2014. The change was primarily comprised of net income of $207.2 million in 2015 compared to $84.2 million in 2014.  Other activity included, (i) a decrease in the new cash outflow related to real estate inventories of $235.0 million in 2015 compared to $276.3 million in 2014 and (ii) other offsetting activity included changes in other assets, receivables and deferred income taxes.  	
 	·	Net cash used in investing activities was $862,000 in 2015 compared to cash provided of $44.7 million in 2014. Cash provided by investing activities for 2014 was primarily related to cash acquired in the Merger.	
 	·	Net cash provided by financing activities decreased to $13.7 million in 2015 from $234.8 million in 2014. The change was primarily a result of prior year activity associated with proceeds from the issuance of senior notes of $886.7 million, offset by payments of debt payable to Weyerhaeuser of $623.6 million.	
As of December 31, 2015, our cash and cash equivalents balance was $214.5 million.
Cash Flows—Year Ended December 31, 2014 Compared to Year Ended December 31, 2013
The comparison of cash flows for the years ended December 31, 2014 and 2013 is as follows:  
 	·	Net cash used in operating activities increased by $92.4 million to $113.4 million in 2014 from a use of $21.0 million in 2013. The change was primarily comprised of an increase in real estate inventories of $276.3 million in 2014 compared to an increase of $165.5 million in 2013.  Other offsetting activity included net income of $84.2 million in 2014 compared to a net loss of $149.5 million in 2013.  The net loss in 2013 was due primarily to $345.5 million of non-cash impairment and related charges, offset by a deferred tax benefit of $108.9 million which was primarily related to the impairment charge.  	
 	·	Net cash provided by investing activities was $44.7 million in 2014 compared to $8.3 million of cash used in 2013. Cash provided by investing activities for 2014 was primarily related to cash acquired in the Merger.	
 	·	Net cash provided by financing activities increased to $234.8 million in 2014 from $28.6 million in 2013. The change was primarily a result of (i) proceeds from the issuance of Senior Notes, and (ii) borrowings from notes payable, offset by (iii) payments on debt payable to Weyerhaeuser.	
As of December 31, 2014, our cash and cash equivalents balance was $170.6 million.
Off-Balance Sheet Arrangements
In the ordinary course of business, we enter into land option contracts in order to procure lots for the construction of our homes. We are subject to customary obligations associated with entering into contracts for the purchase of land and improved lots. These purchase contracts typically require a cash deposit and the purchase of properties under these contracts is generally contingent upon satisfaction of certain requirements by the sellers, including obtaining applicable property and development entitlements. We also utilize option contracts with land sellers as a method of acquiring land in staged takedowns, to help us manage the financial and market risk associated with land holdings, and to reduce the use of funds from our corporate financing sources. Option contracts generally require a non-refundable deposit for the right to acquire lots over a specified period of time at pre-determined prices. We generally have the right at our discretion to terminate our obligations under both purchase contracts and option contracts by forfeiting our cash deposit with no further financial responsibility to the land seller.  When market conditions are such that land values are not appreciating, existing option agreements may become less desirable, at which time we may elect to forfeit deposits and pre-acquisition costs and terminate the agreements.  As of December 31, 2015, we had $42.1 million of non-refundable cash deposits pertaining to land option contracts and purchase contracts with an aggregate remaining purchase price of approximately $377.4 million (net of deposits).
Our utilization of land option contracts is dependent on, among other things, the availability of land sellers willing to enter into option takedown arrangements, the availability of capital to financial intermediaries to finance the development of optioned lots, general housing market conditions, and local market dynamics. Options may be more difficult to procure from land sellers in strong housing markets and are more prevalent in certain geographic regions.
As of December 31, 2015, we had $242.2 million of availability under our secured revolving credit facilities after considering the borrowing base provisions and outstanding letters of credit.
 
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Contractual Obligations Table
The following table summarizes our future estimated cash payments under existing contractual obligations as of December 31, 2015, including estimated cash payments due by period. Our purchase obligations primarily represent commitments for land purchases under land purchase and land option contracts with non-refundable deposits.
 
 	 	Payments Due by Period	 	
Contractual Obligations	 	Total	 	 	Less Than 1   Year	 	 	1-3 Years	 	 	4-5 Years	 	 	After 5 Years	 	
 	 	(in thousands)	 	
Long-term debt principal payments (1)	 	$	1,201,826	 	 	$	2,434	 	 	$	—	 	 	$	749,392	 	 	$	450,000	 	
Long-term debt interest payments	 	 	313,986	 	 	 	53,327	 	 	 	106,321	 	 	 	64,010	 	 	 	90,328	 	
Operating leases (2)	 	 	35,643	 	 	 	7,448	 	 	 	12,095	 	 	 	9,057	 	 	 	7,043	 	
Purchase obligations (3)	 	 	377,441	 	 	 	219,402	 	 	 	158,039	 	 	 	—	 	 	 	—	 	
Total	 	$	1,928,896	 	 	$	282,611	 	 	$	276,455	 	 	$	822,459	 	 	$	547,371	 	

 	(1)	For a more detailed description of our long-term debt, please see Note 13, Senior Notes and Notes Payable and Other Borrowings, of the notes to our consolidated financial statements included elsewhere in this annual report on Form 10-K.	
 	(2)	For a more detailed description of our operating leases, please see Note 15, Commitments and Contingencies, of the notes to our consolidated financial statements included elsewhere in this annual report on Form 10-K.	
 	(3)	Includes $377.4 million (net of deposits) of the remaining purchase price for all land options contracts and purchase contracts as of December 31, 2015. For a more detailed description of our land purchase and option contracts, please see the discussion set forth above in the section entitled “—Off-Balance Sheet Arrangements.”	
Inflation
Our homebuilding operations can be adversely impacted by inflation, primarily from higher land, financing, labor, material and construction costs. In addition, inflation can lead to higher mortgage rates, which can significantly affect the affordability of mortgage financing to homebuyers. While we attempt to pass on cost increases to homebuyers through increased prices, when weak housing market conditions exist, we are often unable to offset cost increases with higher selling prices.  In addition, inflation can lead to higher mortgage rates, which can significantly affect the affordability of mortgage financing to homebuyers.
Seasonality
Historically, the homebuilding industry experiences seasonal fluctuations in quarterly operating results and capital requirements. We typically experience the highest new home order activity during the first and second quarters of our fiscal year, although this activity is also highly dependent on the number of active selling communities, timing of new community openings and other market factors. Since it typically takes four to six months to construct a new home, the number of homes delivered and associated home sales revenue typically increases in the third and fourth quarters of our fiscal year as new home orders sold earlier in the year convert to home deliveries. Because of this seasonality, home starts, construction costs and related cash outflows have historically been highest in the second and third quarters of our fiscal year, and the majority of cash receipts from home deliveries occur during the second half of the year. We expect this seasonal pattern to continue over the long-term, although it may be affected by volatility in the homebuilding industry.
Critical Accounting Policies
Our financial statements have been prepared in accordance with GAAP. The preparation of these financial statements requires our management to make estimates and judgments that affect the reported amounts of assets and liabilities at the date of the financial statements and the reported amounts of costs and expenses during the reporting period. On an ongoing basis, our management evaluates its estimates and judgments, including those which impact our most critical accounting policies. Our management bases its estimates and judgments on historical experience and on various other factors that we believe to be reasonable under the circumstances. Actual results may differ from our estimates under different assumptions or conditions. Our management believes that the following accounting policies are among the most important to the portrayal of our financial condition and results of operations and require among the most difficult, subjective or complex judgments:
Real Estate Inventories and Cost of Sales
 Real estate inventories consist of land, land under development, homes under construction, completed homes and model homes and are stated at cost, net of impairment losses. We capitalize direct carrying costs, including interest, property taxes and related development
 
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costs to inventories. Field construction supervision and related direct overhead are also included in the capitalized cost of inventories. Direct construction costs are specifically identified and allocated to homes while other common costs, such as land, land improvements and carrying costs, are allocated to homes within a community based upon their anticipated relative sales or fair value. In accordance with ASC Topic 835, Interest (“ASC 835”), homebuilding interest capitalized as a cost of inventories owned is included in costs of sales as related units or lots are sold. To the extent our debt exceeds our qualified asse ts as defined in ASC 835, we expense a portion of the interest incurred by us. Qualified assets represent projects that are actively under development. Homebuilding cost of sales is recognized at the same time revenue is recognized and is recorded based up on total estimated costs to be allocated to each home within a community. Any changes to the estimated costs are allocated to the remaining undelivered lots and homes within their respective community. The estimation and allocation of these costs require a substantial degree of judgment by management.
The estimation process involved in determining relative sales or fair values is inherently uncertain because it involves estimating future sales values of homes before delivery. Additionally, in determining the allocation of costs to a particular land parcel or individual home, we rely on project budgets that are based on a variety of assumptions, including assumptions about construction schedules and future costs to be incurred. It is common that actual results differ from budgeted amounts for various reasons, including construction delays, increases in costs that have not been committed or unforeseen issues encountered during construction that fall outside the scope of existing contracts, or costs that come in less than originally anticipated. While the actual results for a particular construction project are accurately reported over time, a variance between the budget and actual costs could result in the understatement or overstatement of costs and have a related impact on gross margins between reporting periods. To reduce the potential for such variances, we have procedures that have been applied on a consistent basis, including assessing and revising project budgets on a periodic basis, obtaining commitments from subcontractors and vendors for future costs to be incurred and utilizing the most recent information available to estimate costs.
If there are indications of impairment, we perform a detailed budget and cash flow review of our real estate assets to determine whether the estimated remaining undiscounted future cash flows of the community are more or less than the asset’s carrying value. If the undiscounted cash flows are more than the asset’s carrying value, no impairment adjustment is required. However, if the undiscounted cash flows are less than the asset’s carrying value, the asset is deemed impaired and is written down to fair value. These impairment evaluations require us to make estimates and assumptions regarding future conditions, including timing and amounts of development costs and sales prices of real estate assets, to determine if expected future undiscounted cash flows will be sufficient to recover the asset’s carrying value.
When estimating undiscounted cash flows of a community, we make various assumptions, including: (i) expected sales prices and sales incentives to be offered, including the number of homes available, pricing and incentives being offered by us or other builders in other communities, and future sales price adjustments based on market and economic trends; (ii) expected sales pace and cancellation rates based on local housing market conditions, competition and historical trends; (iii) costs expended to date and expected to be incurred including, but not limited to, land and land development costs, home construction costs, interest costs, indirect construction and overhead costs, and selling and marketing costs; (iv) alternative product offerings that may be offered that could have an impact on sales pace, sales price and/or building costs; and (v) alternative uses for the property.
Many assumptions are interdependent and a change in one may require a corresponding change to other assumptions. For example, increasing or decreasing sales absorption rates has a direct impact on the estimated per unit sales price of a home, the level of time sensitive costs (such as indirect construction, overhead and carrying costs), and selling and marketing costs (such as model maintenance costs and advertising costs). Depending on the underlying objective of the community, assumptions could have a significant impact on the projected cash flow analysis. For example, if our objective is to preserve operating margins, our cash flow analysis will be different than if the objective is to increase sales. These objectives may vary significantly from community to community and over time. If assets are considered impaired, impairment is determined by the amount the asset’s carrying value exceeds its fair value. Fair value is determined based on estimated future cash flows discounted for inherent risks associated with real estate assets. These discounted cash flows are impacted by expected risk based on estimated land development, construction and delivery timelines; market risk of price erosion; uncertainty of development or construction cost increases; and other risks specific to the asset or market conditions where the asset is located when assessment is made. These factors are specific to each community and may vary among communities. We perform a quarterly review for indicators of impairment. For the years ended December 31, 2015, 2014 and 2013 we recorded real estate inventory impairment charges of $1.2 million, $931,000 and $341.1 million, respectively.  The impairment charge in 2013 is primarily related to the impairment of Coyote Springs, which was an excluded asset per the Transaction Agreement.  
Revenue Recognition
 In accordance with ASC 360,  Property, Plant, and Equipment , revenues from home sales and other real estate sales are recorded and a profit is recognized when the respective units are delivered. Home sales and other real estate sales are delivered when all conditions of escrow are met, including delivery of the home or other real estate asset, title passage, appropriate consideration is received and collection
 
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of associated receivables, if any, is reasonably assured. Sales incentives are a reduction of revenues when the respective unit is delivered. When it is dete rmined that the earnings process is not complete, the sale and/or the related profit are deferred for recognition in future periods. The profit we record is based on the calculation of cost of sales, which is dependent on our allocation of costs, as descri bed in more detail above in the section entitled “Real Estate Inventories and Cost of Sales.”
Warranty Reserves
In the normal course of business, we incur warranty-related costs associated with homes that have been delivered to homebuyers. Estimated future direct warranty costs are accrued and charged to cost of sales in the period when the related home sales revenues are recognized while indirect warranty overhead salaries and related costs are charged to cost of sales in the period incurred.  Factors that affect the warranty accruals include the number of homes delivered, historical and anticipated rates of warranty claims and cost per claim.   Our primary assumption in estimating the amounts we accrue for warranty costs is that historical claims experience is a strong indicator of future claims experience.   In addition, we maintain general liability insurance designed to protect us against a portion of our risk of loss from construction-related claims.  Included in our warranty reserve accrual are allowances to cover our estimated costs of self-insured retentions and deductible amounts under these policies and estimated costs for claims that may not be covered by applicable insurance or indemnities.  Estimation of these accruals include consideration of our claims history, including current claims and estimates of claims incurred but not yet reported. In 2015, we engaged a third-party actuary to analyze our warranty reserves and allowances to cover any current or future construction-related claims.  The third-party actuary used our historical expense and claim data, as well as industry data, to estimate a reserve amount.  As result of this analysis, we increased our warranty liability by $6.0 million during the fourth quarter of 2015.  Although we consider the warranty accruals reflected in our consolidated balance sheet to be adequate, actual future costs could differ significantly from our currently estimated amounts. Our warranty accrual is included in accrued expenses and other liabilities in the accompanying consolidated balance sheets.
Stock-Based Compensation
We account for share-based awards in accordance with ASC 718,  Compensation-Stock Compensation  (“ASC 718”). ASC 718 requires that the cost resulting from all share-based payment transactions be recognized in the financial statements. ASC 718 requires all entities to apply a fair-value-based measurement method in accounting for share-based payment transactions with employees. Share-based awards are expensed on a straight-line basis over the expected vesting period.
Income Taxes
We account for income taxes in accordance with ASC Topic 740, Income Taxes (“ASC 740”) .  Deferred tax assets and liabilities are recorded based on future tax consequences of both temporary differences between the amounts reported for financial reporting purposes and the amounts deductible for income tax purposes, and are measured using enacted tax rates expected to apply in the years in which the temporary differences are expected to be recovered or settled. The effect on deferred tax assets and liabilities of a change in tax rates is recognized in earnings in the period when the changes are enacted.
Each quarter we assess our deferred tax assets to determine whether all or any portion of the assets is more likely than not unrealizable under ASC 740. We are required to establish a valuation allowance for any portion of the asset we conclude is more likely than not to be unrealizable. Our assessment considers, among other things, the nature, frequency and severity of our current and cumulative losses, forecasts of our future taxable income, the duration of statutory carryforward periods and tax planning alternatives. Due to uncertainties inherent in the estimation process, it is possible that actual results may vary from estimates.
We classify any interest and penalties related to income taxes as part of income tax expense. As of December 31, 2015 and 2014, the Company had liabilities for gross unrecognized tax benefits of $272,000 and $14.9 million, respectively, the majority of which were assumed in connection with the Merger.
Goodwill
In accordance with ASC Topic 350,   Intangibles-Goodwill   and Other (“ASC 350”), we will evaluate   goodwill   for possible impairment annually or more frequently if events or changes in circumstances indicate that the carrying amount of such assets may not be recoverable.  Based on our qualitative analysis, we have concluded as of December 31, 2015, our   goodwill   was not impaired.  For further details on the goodwill, see Note 2,  Merger with Weyerhaeuser Real Estate Company, of the notes to our consolidated financial statements included elsewhere in this annual report on Form 10-K.
 
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Related Party Transactions
In June of 2014, TRI Pointe acquired 46 lots located in Castle Rock, Colorado, for a purchase price of approximately $2.7 million from an entity managed by an affiliate of the Starwood Capital Group. In January of 2015, TRI Pointe acquired an additional 46 lots located in Castle Rock, Colorado, for a purchase price of approximately $2.8 million from an entity managed by an affiliate of the Starwood Capital Group. The chairman of the Company’s board of directors is Barry Sternlicht who is also the chairman of the Starwood Capital Group.  This acquisition was approved by TRI Pointe’s independent directors.
In October of 2015, we entered into an agreement with an affiliate of BlackRock, Inc. to acquire 161 lots located in Dublin, California, for a purchase price of approximately $60 million.  BlackRock, Inc. is a greater than five percent holder of our common stock.  This acquisition was approved by the Executive Land Committee, which is comprised of independent directors.
Prior to the Merger, WRECO was a wholly-owned subsidiary of Weyerhaeuser. Weyerhaeuser provided certain services including payroll processing and related employee benefits, other corporate services such as corporate governance, cash management and other treasury services, administrative services such as government relations, tax, internal audit, legal, accounting, human resources and equity-based compensation plan administration, lease of office space, aviation services and insurance coverage. WRECO was allocated a portion of Weyerhaeuser corporate general and administrative costs on either a proportional cost or usage basis.
During the year ended December 31, 2014 and prior to the Merger, WRECO sold $4.8 million of mineral rights and $21.2 million of land to Weyerhaeuser.
Recently Issued Accounting Standards
In April 2014, the FASB issued amendments to Accounting Standards Update 2014-08, Reporting Discontinued Operations and Disclosures of Disposals of Components of an Entity. The update requires that a disposal representing a strategic shift that has (or will have) a major effect on an entity’s financial results or a business activity classified as held for sale should be reported as discontinued operations. The amendments also expand the disclosure requirements for discontinued operations and add new disclosures for individually significant dispositions that do not qualify as discontinued operations. We adopted ASU 2014-08 on January 1, 2015 and the adoption had no impact on our current or prior year financial statements.
In May 2014, the FASB issued Accounting Standards Update 2014-09, Revenue from Contracts with Customers (“ASU 2014-09”). The core principle of ASU 2014-09 is that an entity should recognize revenue to depict the transfer of promised goods or services to customers in an amount that reflects the consideration to which the entity expects to be entitled in exchange for those goods or services. To achieve that core principle, an entity should apply the following steps: identify the contract(s) with a customer; identify the performance obligations in the contract; determine the transaction price; allocate the transaction price to the performance obligations in the contract; and recognize revenue when (or as) the entity satisfies a performance obligation. ASU 2014-09 supersedes the revenue-recognition requirements in ASC Topic 605, Revenue Recognition , most industry-specific guidance throughout the industry topics of the accounting standards codification, and some cost guidance related to construction-type and production-type contracts. On July 9, 2015, the FASB voted to defer the effective date of ASU No. 2014-09 by one year and it is now effective for public entities for the annual periods ending after December 15, 2017, and for annual and interim periods thereafter.  Companies may use either a full retrospective or a modified retrospective approach to adopt ASU 2014-09.  Early adoption is permitted, but can be no earlier than the original public entity effective date of fiscal years, and the interim periods within those years, beginning after December 15, 2016.  We are currently evaluating the approach for implementation and the potential impact of adopting this guidance on our consolidated financial statements.
In August 2014, the FASB issued Accounting Standards Update No. 2014-15 (“ASU 2014-15”), Presentation of Financial Statements — Going Concern (Subtopic 205-40): Disclosure of Uncertainties about an Entity’s Ability to Continue as a Going Concern , which requires management to evaluate, in connection with preparing financial statements for each annual and interim reporting period, whether there are conditions or events, considered in the aggregate, that raise substantial doubt about an entity’s ability to continue as a going concern within one year after the date that the financial statements are issued (or within one year after the date that the financial statements are available to be issued when applicable) and provide related disclosures. ASU 2014-15 is effective for the annual period ending after December 15, 2016, and for annual and interim periods thereafter. Early adoption is permitted. We believe the adoption of this guidance will not have a material effect on our consolidated financial statements.
 
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In February 2015, the FASB issued Accounting Standards Update No. 2015-02, (“ASU 2015-02”), Consolidation (Topic 810): Amendments to the Consolidation Analysis.   ASU 2015-02 changes the analysis that a reporting entity must perform to determine whether it should consolidate certain types of legal entities. ASU 2015-02 is effective for fiscal years, and interim periods within those years, beginning after December 1 5, 2015. We believe the adoption of ASU 2015-02 will not have a material effect on our consolidated financial statements.
In April 2015 and August 2015, the FASB issued Accounting Standards Update No. 2015-03, (“ASU 2015-03”), Interest - Imputation of Interest (Subtopic 835-30) and Accounting Standards Update No. 2015-15, Presentation and Subsequent Measurement of Debt Issuance Costs Associated with Line-of-Credit Arrangements , which changes the presentation of debt issuance costs related to a recognized debt liability in financial statements. Under ASU 2015-03, an entity presents such costs in the balance sheet as a direct deduction from the related debt liability rather than as an asset. The FASB will permit debt issuance costs related to line-of-credit agreements to be deferred and presented as an asset, regardless of whether there are any outstanding borrowings on the line-of-credit arrangement.  Amortization of the costs is reported as interest expense.  We adopted ASU 2015-03 on December 31, 2015 and applied the new guidance retrospectively to all prior periods presented in the financial statements. As a result of the adoption of ASU 2015-03, $20.4 million and $23.7 million of deferred loan costs at December 31, 2015 and 2014, respectively, were reclassified from “Other assets” to “Senior notes” in our Consolidated Balance Sheets.  See Note 13, Senior Notes and Notes Payable and Other Borrowings, of the notes to our consolidated financial statements included elsewhere in this annual report on Form 10-K for additional information.  
In November 2015, the FASB issued Accounting Standards Update No. 2015-17, (“ASU 2015-17”), Income Taxes (Topic 740): Balance Sheet Classification of Deferred Taxes , which requires deferred tax liabilities and assets be classified as noncurrent in a classified statement of position.  ASU 2015-17 is effective for fiscal years, and interim periods within those years, beginning after December 15, 2017.  The adoption of ASU 2015-17 will not have a material effect on our consolidated financial statements.

 
 
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Item 7A.	 Quantitative and Qualitat ive Disclosures About Market Risk  	
We are exposed to market risks related to fluctuations in interest rates on our outstanding debt. We did not utilize swaps, forward or option contracts on interest rates or commodities, or other types of derivative financial instruments as of or during the year ended December 31, 2015. We have not entered into and currently do not hold derivatives for trading or speculative purposes. Many of the statements contained in this section are forward looking and should be read in conjunction with our disclosures under the heading “Cautionary Note Concerning Forward-Looking Statements.”
The table below details the principal amount and the average interest rates for the outstanding debt for each category based upon the expected maturity or disposition dates. The fair value of our debt, which consists of our unsecured revolving credit facility, seller financed loans and Senior Notes, is based on quoted market prices for the same or similar instruments as of December 31, 2015.
 
 	 	Expected Maturity Date	 	 	 	 	 	
 	 	 	 	 	 	 	 	 	 	 	 	 	Estimated	 	
December 31,	 	2016	 	 	2017	 	 	2018	 	 	2019	 	 	2020	 	 	Thereafter	 	 	Total	 	 	Fair Value	 	
 	 	(dollars in thousands)	 	
Liabilities :	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Variable rate debt	 	$	—	 	 	$	—	 	 	$	—	 	 	$	299,392	 	 	$	—	 	 	$	—	 	 	$	299,392	 	 	$	299,392	 	
Weighted average interest rate	 	 	0.0	%	 	 	0.0	%	 	 	0.0	%	 	 	2.4	%	 	 	0.0	%	 	 	0.0	%	 	 	2.4	%	 	 	2.4	%	
 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Fixed rate debt	 	$	2,434	 	 	$	—	 	 	$	—	 	 	$	450,000	 	 	$	—	 	 	$	450,000	 	 	$	902,434	 	 	$	883,828	 	
Weighted average interest rate	 	 	6.8	%	 	 	0.0	%	 	 	0.0	%	 	 	4.4	%	 	 	0.0	%	 	 	5.9	%	 	 	5.1	%	 	 	5.1	%	
 
Based on the current interest rate management policies we have in place with respect to our outstanding debt, we do not believe that the future market rate risks related to the above securities will have a material adverse impact on our financial position, results of operations or liquidity. For a more detailed description of our long-term debt, please see Note 13, Senior Notes and Notes Payable and Other Borrowings, of the notes to our consolidated financial statements included elsewhere in this annual report on Form 10-K.
Item 8.	 Financial Statements and Supplementary Data	
See Item 15 included in this report.
Item 9.	 Changes in and Disagreements with Accountants on Accounting and Financial Disclosure.	
None.
Item 9A.	 Controls and Procedures	
Disclosure Controls and Procedures
We have established disclosure controls and procedures to ensure that information we are required to disclose in the reports we file or submit under the Exchange Act, is recorded, processed, summarized and reported within the time periods specified in the SEC’s rules and forms, and accumulated and communicated to management, including the Chief Executive Officer (the “Principal Executive Officer”) and Chief Financial Officer (the “Principal Financial Officer”), as appropriate, to allow timely decisions regarding required disclosure. Under the supervision and with the participation of senior management, including our Principal Executive Officer and Principal Financial Officer, we evaluated our disclosure controls and procedures, as such term is defined under Rule 13a-15(e) promulgated under the Exchange Act. Based on this evaluation, our Principal Executive Officer and Principal Financial Officer concluded that our disclosure controls and procedures were effective as of December 31, 2015.
Management's Annual Report on Internal Control Over Financial Reporting
Our management is responsible for establishing and maintaining adequate internal control over financial reporting, as such term is defined in Exchange Act Rules 13a-15(f) and 15d-15(f). Our internal control over financial reporting is a process designed to provide reasonable assurance regarding the reliability of financial reporting and the preparation of our financial statements for external purposes in accordance with GAAP. Because of its inherent limitations, internal control over financial reporting may not prevent or detect misstatements. Also, projections of any evaluation of effectiveness to future periods are subject to the risk that controls may become inadequate because of changes in conditions, or that the degree of compliance with the policies or procedures may deteriorate.
 
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Under the supervision and with the participation of our management, including our Chief Executive Officer and Chief Financial Officer, we conducted an evaluation of the effectiveness of our internal control over financial reporting based on the criteria in Internal Control-Integrated Framework (2013 framework) issued by the Committee of Sponsoring Organizations of the Treadway Commission. Based on our evaluation unde r the framework in Internal Control-Integrated Framework, our management concluded that our internal control over financial reporting was effective as of December 31, 2015.
The effectiveness of our internal control over financial reporting as of December 31, 2015 has been audited by Ernst & Young LLP, our independent registered public accounting firm, as stated in its attestation report which is included herein.
Report of Independent Registered Public Accounting Firm
The Board of Directors and Stockholders of TRI Pointe Group, Inc.
We have audited TRI Pointe Group, Inc.’s internal control over financial reporting as of December 31, 2015, based on criteria established in Internal Control—Integrated Framework issued by the Committee of Sponsoring Organizations of the Treadway Commission (2013 framework) (the COSO criteria). TRI Pointe Group, Inc.’s management is responsible for maintaining effective internal control over financial reporting, and for its assessment of the effectiveness of internal control over financial reporting included in the accompanying Management's Annual Report on Internal Control Over Financial Reporting. Our responsibility is to express an opinion on the company’s internal control over financial reporting based on our audit.
We conducted our audit in accordance with the standards of the Public Company Accounting Oversight Board (United States). Those standards require that we plan and perform the audit to obtain reasonable assurance about whether effective internal control over financial reporting was maintained in all material respects. Our audit included obtaining an understanding of internal control over financial reporting, assessing the risk that a material weakness exists, testing and evaluating the design and operating effectiveness of internal control based on the assessed risk, and performing such other procedures as we considered necessary in the circumstances. We believe that our audit provides a reasonable basis for our opinion.
A company’s internal control over financial reporting is a process designed to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles. A company’s internal control over financial reporting includes those policies and procedures that (1) pertain to the maintenance of records that, in reasonable detail, accurately and fairly reflect the transactions and dispositions of the assets of the company; (2) provide reasonable assurance that transactions are recorded as necessary to permit preparation of financial statements in accordance with generally accepted accounting principles, and that receipts and expenditures of the company are being made only in accordance with authorizations of management and directors of the company; and (3) provide reasonable assurance regarding prevention or timely detection of unauthorized acquisition, use, or disposition of the company’s assets that could have a material effect on the financial statements.
Because of its inherent limitations, internal control over financial reporting may not prevent or detect misstatements. Also, projections of any evaluation of effectiveness to future periods are subject to the risk that controls may become inadequate because of changes in conditions, or that the degree of compliance with the policies or procedures may deteriorate.
In our opinion, TRI Pointe Group, Inc. maintained, in all material respects, effective internal control over financial reporting as of December 31, 2015, based on the COSO criteria.
We also have audited, in accordance with the standards of the Public Company Accounting Oversight Board (United States), the consolidated balance sheets of TRI Pointe Group, Inc. as of December 31, 2015 and 2014, and the related consolidated statement of operations, equity, and cash flows for each of the two years in the period ended December 31, 2015 of TRI Pointe Group, Inc. and our report dated February 26, 2016 expressed an unqualified opinion thereon. 
/s/ Ernst & Young LLP
 
Irvine, California
February 26, 2016
 
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Changes in Internal Control Over Financial Reporting
Our management, including our Chief Executive Officer and Chief Financial Officer, has evaluated our internal control over financial reporting to determine whether any change occurred during the fourth quarter of the year ended December 31, 2015 that has materially affected, or is reasonably likely to materially affect, our internal control over financial reporting. Based on that evaluation, there has been no such change during the fourth quarter of the period covered by this report.
Item 9B.	Other Information	
None.

 
 
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PART III
Item 10.	Directors, Executive Officers and Corporate Governance	
The information required in response to this item is incorporated by reference from the information contained in our 2016 Proxy Statement under the captions “Board of Directors,” “Management,” “Section 16(a) Beneficial Ownership Reporting Compliance,” and “Corporate Governance.”
Item 11.	Executive Compensation	
The information required in response to this item is incorporated by reference to our 2016 Proxy Statement under the captions “Executive Compensation,” “Compensation Committee Report,” and “Corporate Governance – Compensation Committee Interlocks and Insider Participation.”
Item 12.	Security Ownership of Certain Beneficial Owners and Management and Related Stockholders	
The information required in response to this item is incorporated by reference to our 2016 Proxy Statement under the captions “Ownership of Our Common Stock” and “Equity Compensation Plan Information.”
Item 13.	Certain Relationships and Related Party Transactions, and Director Independence	
The information required in response to this item is incorporated by reference to our 2016 Proxy Statement under the captions “Corporate Governance” and “Certain Relationships and Related Party Transactions.”
Item 14.	Principal Accountant Fees and Services	
The information required in response to this item is incorporated by reference to our 2016 Proxy Statement under the caption “Audit Committee Matters.”

 
 
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PART IV
 
Item 15.	Exhibits, Financial Stat  ements and Financial Statement Schedules	
(a)	The following documents are filed as part of this annual report on Form 10-K:	
 
 	(1)	Financial Statements:	
 
 	 	Page:	 	
 	 	 	 	
Reports of Independent Registered Public Accounting Firms	 	69	 	
 
Consolidated Balance Sheets as of December 31, 2015 and 2014	 	71	 	
 
Consolidated Statements of Operations for the years ended December 31, 2015, 2014 and 2013	 	72	 	
 
Consolidated Statements of Equity for the years ended December 31, 2015, 2014 and 2013	 	73	 	
 
Consolidated Statements of Cash Flows the years ended December 31, 2015, 2014 and 2013	 	74	 	
 
Notes to Consolidated Financial Statements	 	75	 	
 
 	(2)	Financial Statement Schedules	
All other schedules have been omitted since the required information is presented in the financial statements and the related notes or is not applicable.
 	(3)	Exhibits	
The exhibits filed or furnished as part of this annual report on Form 10-K are listed in the Index to Exhibits immediately preceding those exhibits, which Index is incorporated in this Item by reference.
 
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REPORT OF INDEPENDENT REGISTERED PUBLIC ACCOUNTING FIRM
To the Board of Directors and Stockholders of
TRI Pointe Group, Inc.
We have audited the accompanying consolidated balance sheets of TRI Pointe Group, Inc. (formerly TRI Pointe Homes, Inc.) as of December 31, 2015 and 2014, and the related consolidated statements of operations, equity, and cash flows for each of the two years in the period ended December 31, 2015. These financial statements are the responsibility of the Company’s management. Our responsibility is to express an opinion on these financial statements based on our audits.
We conducted our audits in accordance with the standards of the Public Company Accounting Oversight Board (United States). Those standards require that we plan and perform the audit to obtain reasonable assurance about whether the financial statements are free of material misstatement. An audit includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements. An audit also includes assessing the accounting principles used and significant estimates made by management, as well as evaluating the overall financial statement presentation. We believe that our audits provide a reasonable basis for our opinion.
In our opinion, the financial statements referred to above present fairly, in all material respects, the consolidated financial position of TRI Pointe Group, Inc. at December 31, 2015 and 2014, and the consolidated results of its operations and cash flows for each of the two years in the period ended December 31, 2015, in conformity with U.S. generally accepted accounting principles.
As discussed in Note 1 to the consolidated financial statements, the Company changed its reporting of debt issuance costs as a result of the adoption of the amendments to the FASB Accounting Standards Codification resulting from Accounting Standards Update No. 2015-03, “Interest – Imputation of Interest (Subtopic 835-30): Simplifying the Presentation of Debt Issuance Costs.”
We also have audited, in accordance with the standards of the Public Company Accounting Oversight Board (United States), TRI Pointe Group’s internal control over financial reporting as of December 31, 2015, based on criteria established in Internal Control — Integrated Framework issued by the Committee of Sponsoring Organizations of the Treadway Commission (2013 Framework) and our report dated February 26, 2016 expressed an unqualified opinion thereon.
/s/ Ernst & Young LLP
Irvine, California
February 26, 2016
 
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REPORT OF INDEPENDENT REGISTERED PUBLIC ACCOUNTING FIRM
The Board of Directors and Shareholder
Weyerhaeuser Real Estate Company:
We have audited the accompanying consolidated statements of operations, changes in equity, and cash flows for the year ended December 31, 2013 of Weyerhaeuser Real Estate Company and subsidiaries as of December 31, 2013. These consolidated financial statements are the responsibility of the Company’s management. Our responsibility is to express an opinion on these consolidated financial statements based on our audit.
We conducted our audit in accordance with the standards of the Public Company Accounting Oversight Board (United States). Those standards require that we plan and perform the audit to obtain reasonable assurance about whether the financial statements are free of material misstatement. An audit includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements. An audit also includes assessing the accounting principles used and significant estimates made by management, as well as evaluating the overall financial statement presentation. We believe that our audit provides a reasonable basis for our opinion.
In our opinion, the consolidated financial statements referred to above present fairly, in all material respects, the results of operations and cash flows of Weyerhaeuser Real Estate Company and subsidiaries for the year ended December 31, 2013, in conformity with U.S. generally accepted accounting principles.
/s/ KPMG LLP
Seattle, WA
February 18, 2014

 
 
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TRI POINTE GROUP, INC.
 CONSOLIDATED BALANCE SHEETS
(in thousands, except share amounts)
 
 	 	December 31,	 	 	December 31,	 	
 	 	2015	 	 	2014	 	
Assets	 	 	 	 	 	 	 	 	
Cash and cash equivalents	 	$	214,485	 	 	$	170,629	 	
Receivables	 	 	43,710	 	 	 	20,118	 	
Real estate inventories	 	 	2,519,273	 	 	 	2,280,183	 	
Investments in unconsolidated entities	 	 	18,999	 	 	 	16,805	 	
Goodwill and other intangible assets, net	 	 	162,029	 	 	 	162,563	 	
Deferred tax assets, net	 	 	130,657	 	 	 	157,821	 	
Other assets	 	 	48,918	 	 	 	81,719	 	
Total assets	 	$	3,138,071	 	 	$	2,889,838	 	
Liabilities	 	 	 	 	 	 	 	 	
Accounts payable	 	$	64,840	 	 	$	68,860	 	
Accrued expenses and other liabilities	 	 	216,263	 	 	 	210,009	 	
Unsecured revolving credit facility	 	 	299,392	 	 	 	260,000	 	
Seller financed loans	 	 	2,434	 	 	 	14,677	 	
Senior notes, net	 	 	868,679	 	 	 	863,816	 	
Total liabilities	 	 	1,451,608	 	 	 	1,417,362	 	
 	 	 	 	 	 	 	 	 	
Commitments and contingencies (Note 15)	 	 	 	 	 	 	 	 	
 	 	 	 	 	 	 	 	 	
Equity	 	 	 	 	 	 	 	 	
Stockholders’ Equity:	 	 	 	 	 	 	 	 	
Preferred stock, $0.01 par value, 50,000,000 shares authorized; no shares
   issued and outstanding as of December 31, 2015 and 2014, respectively	 	 	—	 	 	 	—	 	
Common stock, $0.01 par value, 500,000,000 shares authorized;
   161,813,750 and 161,355,490 shares issued and outstanding at
   December 31, 2015 and 2014, respectively	 	 	1,618	 	 	 	1,614	 	
Additional paid-in capital	 	 	911,197	 	 	 	906,159	 	
Retained earnings	 	 	751,868	 	 	 	546,407	 	
Total stockholders’ equity	 	 	1,664,683	 	 	 	1,454,180	 	
Noncontrolling interests	 	 	21,780	 	 	 	18,296	 	
Total equity	 	 	1,686,463	 	 	 	1,472,476	 	
Total liabilities and equity	 	$	3,138,071	 	 	$	2,889,838	 	
 
  See accompanying notes.
 
- 71 -

TRI POINTE GROUP, INC.
 CONSOLIDATED STATEMENTS OF OPERATIONS
(in thousands, except share and per share amounts)
 
 	 	Year Ended December 31,	 	
 	 	2015	 	 	2014	 	 	2013	 	
Homebuilding:	 	 	 	 	 	 	 	 	 	 	 	 	
Home sales revenue	 	$	2,291,264	 	 	$	1,646,274	 	 	$	1,218,430	 	
Land and lot sales revenue	 	 	101,284	 	 	 	47,660	 	 	 	52,261	 	
Other operations	 	 	7,601	 	 	 	9,682	 	 	 	4,021	 	
Total revenues	 	 	2,400,149	 	 	 	1,703,616	 	 	 	1,274,712	 	
Cost of home sales	 	 	1,807,091	 	 	 	1,316,470	 	 	 	948,561	 	
Cost of land and lot sales	 	 	34,844	 	 	 	37,560	 	 	 	38,052	 	
Other operations	 	 	4,360	 	 	 	3,324	 	 	 	2,854	 	
Impairments and lot option abandonments	 	 	1,930	 	 	 	2,515	 	 	 	345,448	 	
Sales and marketing	 	 	116,217	 	 	 	103,600	 	 	 	94,521	 	
General and administrative	 	 	117,496	 	 	 	82,358	 	 	 	74,244	 	
Restructuring charges	 	 	3,329	 	 	 	10,543	 	 	 	10,938	 	
Homebuilding income (loss) from operations	 	 	314,882	 	 	 	147,246	 	 	 	(239,906	)	
Equity in income (loss) of unconsolidated entities	 	 	1,460	 	 	 	(278	)	 	 	2	 	
Transaction expenses	 	 	—	 	 	 	(17,960	)	 	 	—	 	
Other income (loss), net	 	 	858	 	 	 	(1,019	)	 	 	2,450	 	
Homebuilding income (loss) from continuing operations before taxes	 	 	317,200	 	 	 	127,989	 	 	 	(237,454	)	
Financial Services:	 	 	 	 	 	 	 	 	 	 	 	 	
Revenues	 	 	1,010	 	 	 	—	 	 	 	—	 	
Expenses	 	 	181	 	 	 	15	 	 	 	—	 	
Equity in income (loss) of unconsolidated entities	 	 	1,231	 	 	 	(10	)	 	 	—	 	
Financial services income (loss) from continuing operations before
   taxes	 	 	2,060	 	 	 	(25	)	 	 	—	 	
Income (loss) from continuing operations before taxes	 	 	319,260	 	 	 	127,964	 	 	 	(237,454	)	
(Provision) benefit for income taxes	 	 	(112,079	)	 	 	(43,767	)	 	 	86,161	 	
Income (loss) from continuing operations	 	 	207,181	 	 	 	84,197	 	 	 	(151,293	)	
Discontinued operations, net of income taxes	 	 	—	 	 	 	—	 	 	 	1,838	 	
Net income (loss)	 	 	207,181	 	 	 	84,197	 	 	 	(149,455	)	
Net income attributable to noncontrolling interests	 	 	(1,720	)	 	 	—	 	 	 	—	 	
Net income (loss) available to common stockholders	 	$	205,461	 	 	$	84,197	 	 	$	(149,455	)	
 	 	 	 	 	 	 	 	 	 	 	 	 	
Amounts attributable to TRI Pointe Group, Inc. common stockholders:	 	 	 	 	 	 	 	 	 	 	 	 	
Income (loss) from continuing operations	 	$	205,461	 	 	$	84,197	 	 	$	(151,293	)	
Income from discontinued operations	 	 	—	 	 	 	—	 	 	 	1,838	 	
Net income (loss) available to common stockholders	 	$	205,461	 	 	$	84,197	 	 	$	(149,455	)	
 	 	 	 	 	 	 	 	 	 	 	 	 	
Earnings (loss) per share	 	 	 	 	 	 	 	 	 	 	 	 	
Basic	 	 	 	 	 	 	 	 	 	 	 	 	
Continuing operations	 	$	1.27	 	 	$	0.58	 	 	$	(1.17	)	
Discontinued operations	 	 	—	 	 	 	—	 	 	 	0.02	 	
Net earnings (loss) per share	 	$	1.27	 	 	$	0.58	 	 	$	(1.15	)	
Diluted	 	 	 	 	 	 	 	 	 	 	 	 	
Continuing operations	 	$	1.27	 	 	$	0.58	 	 	$	(1.17	)	
Discontinued operations	 	 	—	 	 	 	—	 	 	 	0.02	 	
Net earnings (loss) per share	 	$	1.27	 	 	$	0.58	 	 	$	(1.15	)	
 	 	 	 	 	 	 	 	 	 	 	 	 	
Weighted average shares outstanding	 	 	 	 	 	 	 	 	 	 	 	 	
Basic	 	 	161,692,152	 	 	 	145,044,351	 	 	 	129,700,000	 	
Diluted	 	 	162,319,758	 	 	 	145,531,289	 	 	 	129,700,000	 	
 
See accompanying notes.
 
- 72 -

TRI POINTE GROUP, INC.
 CONSOLIDATED STATEMENTS OF EQUITY
(in thousands, except share amounts)
 
 	 	Number of	 	 	 	 	 	 	Additional	 	 	 	 	 	 	Total	 	 	 	 	 	 	 	 	 	
 	 	Common	 	 	Common	 	 	Paid-in	 	 	Retained	 	 	Stockholders'	 	 	Noncontrolling	 	 	Total	 	
 	 	Shares   (Note 1)	 	 	Stock	 	 	Capital	 	 	Earnings	 	 	Equity	 	 	Interests	 	 	Equity	 	
Balance at December 31, 2012	 	 	129,700,000	 	 	$	1,297	 	 	$	340,817	 	 	$	611,665	 	 	$	953,779	 	 	$	39,948	 	 	$	993,727	 	
Net loss	 	 	—	 	 	 	—	 	 	 	—	 	 	 	(149,455	)	 	 	(149,455	)	 	 	—	 	 	 	(149,455	)	
Return of capital to Weyerhaeuser	 	 	—	 	 	 	—	 	 	 	(13,920	)	 	 	—	 	 	 	(13,920	)	 	 	—	 	 	 	(13,920	)	
Excess tax benefit of share-based
   awards, net	 	 	—	 	 	 	—	 	 	 	1,690	 	 	 	—	 	 	 	1,690	 	 	 	—	 	 	 	1,690	 	
Stock-based compensation expense	 	 	—	 	 	 	—	 	 	 	5,002	 	 	 	—	 	 	 	5,002	 	 	 	—	 	 	 	5,002	 	
Distributions to noncontrolling
   interests, net	 	 	—	 	 	 	—	 	 	 	—	 	 	 	—	 	 	 	—	 	 	 	(7,121	)	 	 	(7,121	)	
Net effect of consolidations,
   de-consolidations and other
   transactions	 	 	—	 	 	 	—	 	 	 	—	 	 	 	—	 	 	 	—	 	 	 	(4,406	)	 	 	(4,406	)	
Balance at December 31, 2013	 	 	129,700,000	 	 	 	1,297	 	 	 	333,589	 	 	 	462,210	 	 	 	797,096	 	 	 	28,421	 	 	 	825,517	 	
Net income	 	 	—	 	 	 	—	 	 	 	—	 	 	 	84,197	 	 	 	84,197	 	 	 	—	 	 	 	84,197	 	
Capital contribution by Weyerhaeuser,
   net	 	 	—	 	 	 	—	 	 	 	63,355	 	 	 	—	 	 	 	63,355	 	 	 	—	 	 	 	63,355	 	
Common shares issued in connection
   with the Merger (Note 2)	 	 	31,632,533	 	 	 	317	 	 	 	498,656	 	 	 	—	 	 	 	498,973	 	 	 	—	 	 	 	498,973	 	
Shares issued under share-based
   awards	 	 	22,957	 	 	 	—	 	 	 	176	 	 	 	—	 	 	 	176	 	 	 	—	 	 	 	176	 	
Excess tax benefit of share-based
   awards, net	 	 	—	 	 	 	—	 	 	 	1,757	 	 	 	—	 	 	 	1,757	 	 	 	—	 	 	 	1,757	 	
Stock-based compensation expense	 	 	—	 	 	 	—	 	 	 	8,626	 	 	 	—	 	 	 	8,626	 	 	 	—	 	 	 	8,626	 	
Distributions to noncontrolling
   interests, net	 	 	—	 	 	 	—	 	 	 	—	 	 	 	—	 	 	 	—	 	 	 	(17,248	)	 	 	(17,248	)	
Net effect of consolidations,
   de-consolidations and other
   transactions	 	 	—	 	 	 	—	 	 	 	—	 	 	 	—	 	 	 	—	 	 	 	7,123	 	 	 	7,123	 	
Balance at December 31, 2014	 	 	161,355,490	 	 	 	1,614	 	 	 	906,159	 	 	 	546,407	 	 	 	1,454,180	 	 	 	18,296	 	 	 	1,472,476	 	
Net income	 	 	—	 	 	 	—	 	 	 	—	 	 	 	205,461	 	 	 	205,461	 	 	 	1,720	 	 	 	207,181	 	
Adjustment to capital contribution by
   Weyerhaeuser, net	 	 	—	 	 	 	—	 	 	 	(6,747	)	 	 	—	 	 	 	(6,747	)	 	 	—	 	 	 	(6,747	)	
Shares issued under share-based
   awards	 	 	458,260	 	 	 	4	 	 	 	1,612	 	 	 	—	 	 	 	1,616	 	 	 	—	 	 	 	1,616	 	
Excess tax benefit of share-based
   awards, net	 	 	—	 	 	 	—	 	 	 	428	 	 	 	—	 	 	 	428	 	 	 	—	 	 	 	428	 	
Minimum tax withholding paid on
   behalf of employees for restricted
   stock units	 	 	—	 	 	 	—	 	 	 	(2,190	)	 	 	—	 	 	 	(2,190	)	 	 	—	 	 	 	(2,190	)	
Stock-based compensation expense	 	 	—	 	 	 	—	 	 	 	11,935	 	 	 	—	 	 	 	11,935	 	 	 	—	 	 	 	11,935	 	
Distributions to noncontrolling
   interests, net	 	 	—	 	 	 	—	 	 	 	—	 	 	 	—	 	 	 	—	 	 	 	(3,833	)	 	 	(3,833	)	
Net effect of consolidations,
   de-consolidations and other
   transactions	 	 	—	 	 	 	—	 	 	 	—	 	 	 	—	 	 	 	—	 	 	 	5,597	 	 	 	5,597	 	
Balance at December 31, 2015	 	 	161,813,750	 	 	$	1,618	 	 	$	911,197	 	 	$	751,868	 	 	$	1,664,683	 	 	$	21,780	 	 	$	1,686,463	 	
 
See accompanying notes.
 
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TRI POINTE GROUP, INC.
 CONSOLIDATED STATEMENTS OF CASH FLOWS
(in thousands)
 
 	 	Year Ended December 31,	 	
 	 	2015	 	 	2014	 	 	2013	 	
Cash flows from operating activities	 	 	 	 	 	 	 	 	 	 	 	 	
Net income (loss)	 	$	207,181	 	 	$	84,197	 	 	$	(149,455	)	
Adjustments to reconcile net income to net cash used in operating
   activities:	 	 	 	 	 	 	 	 	 	 	 	 	
Depreciation and amortization	 	 	8,274	 	 	 	11,423	 	 	 	13,489	 	
Equity in (income) loss of unconsolidated entities, net	 	 	(2,691	)	 	 	288	 	 	 	(2	)	
Deferred income taxes, net	 	 	27,164	 	 	 	5,716	 	 	 	(108,869	)	
Amortization of stock-based compensation	 	 	11,935	 	 	 	8,626	 	 	 	5,002	 	
Charges for impairments and lot option abandonments	 	 	1,930	 	 	 	2,515	 	 	 	345,448	 	
Net gain on sale of discontinued operations	 	 	—	 	 	 	—	 	 	 	(1,946	)	
Charge for early extinguishment of debt	 	 	—	 	 	 	—	 	 	 	645	 	
Bridge commitment fee	 	 	—	 	 	 	10,322	 	 	 	—	 	
Changes in assets and liabilities:	 	 	 	 	 	 	 	 	 	 	 	 	
Real estate inventories	 	 	(235,030	)	 	 	(276,315	)	 	 	(165,471	)	
Receivables	 	 	(23,592	)	 	 	40,933	 	 	 	44,689	 	
Other assets	 	 	35,360	 	 	 	(6,680	)	 	 	(19,391	)	
Accounts payable	 	 	(4,020	)	 	 	5,571	 	 	 	(6,538	)	
Accrued expenses and other liabilities	 	 	4,494	 	 	 	(46	)	 	 	20,200	 	
Returns on investments in unconsolidated entities, net	 	 	—	 	 	 	80	 	 	 	1,111	 	
Other operating cash flows	 	 	—	 	 	 	—	 	 	 	84	 	
Net cash provided by (used in) operating activities	 	 	31,005	 	 	 	(113,370	)	 	 	(21,004	)	
Cash flows from investing activities:	 	 	 	 	 	 	 	 	 	 	 	 	
Purchases of property and equipment	 	 	(809	)	 	 	(7,850	)	 	 	(10,350	)	
Cash acquired in the Merger	 	 	—	 	 	 	53,800	 	 	 	—	 	
Proceeds from sale of property and equipment	 	 	—	 	 	 	23	 	 	 	5	 	
Investments in unconsolidated entities	 	 	(1,468	)	 	 	(1,311	)	 	 	(1,571	)	
Proceeds from the sale of discontinued operations	 	 	—	 	 	 	—	 	 	 	3,623	 	
Distributions from unconsolidated entities	 	 	1,415	 	 	 	—	 	 	 	—	 	
Net cash (used in) provided by investing activities	 	 	(862	)	 	 	44,662	 	 	 	(8,293	)	
Cash flows from financing activities:	 	 	 	 	 	 	 	 	 	 	 	 	
Borrowings from debt	 	 	140,000	 	 	 	100,600	 	 	 	—	 	
Repayment of debt	 	 	(112,851	)	 	 	(53,051	)	 	 	(109,900	)	
Debt issuance costs	 	 	(2,688	)	 	 	(23,000	)	 	 	—	 	
Proceeds from issuance of senior notes	 	 	—	 	 	 	886,698	 	 	 	—	 	
Bridge commitment fee	 	 	—	 	 	 	(10,322	)	 	 	—	 	
Repayment of debt payable to Weyerhaeuser	 	 	—	 	 	 	(623,589	)	 	 	145,036	 	
Decrease in book overdrafts	 	 	—	 	 	 	(22,491	)	 	 	6,821	 	
Distributions to Weyerhaeuser	 	 	—	 	 	 	(8,606	)	 	 	(13,920	)	
Net (repayments) proceeds of debt held by variable interest entities	 	 	(6,769	)	 	 	3,903	 	 	 	5,582	 	
Contributions from noncontrolling interests	 	 	5,990	 	 	 	1,895	 	 	 	925	 	
Distributions to noncontrolling interests	 	 	(9,823	)	 	 	(19,143	)	 	 	(8,046	)	
Proceeds from issuance of common stock under share-based
   awards	 	 	1,616	 	 	 	176	 	 	 	—	 	
Excess tax benefits of share-based awards	 	 	428	 	 	 	1,757	 	 	 	2,097	 	
Minimum tax withholding paid on behalf of employees for
   share-based awards	 	 	(2,190	)	 	 	—	 	 	 	—	 	
Net cash provided by financing activities	 	 	13,713	 	 	 	234,827	 	 	 	28,595	 	
Net increase (decrease) in cash and cash equivalents	 	 	43,856	 	 	 	166,119	 	 	 	(702	)	
Cash and cash equivalents - beginning of year	 	 	170,629	 	 	 	4,510	 	 	 	5,212	 	
Cash and cash equivalents - end of year	 	$	214,485	 	 	$	170,629	 	 	$	4,510	 	
 
See accompanying notes.

 
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TRI POINTE GROUP, INC.
 NOTES TO CONSOLIDATED FINANCIAL STATEMENTS
 
1.	Organization and Summary of Significant Accounting Policies	
Organization
TRI Pointe Group, Inc. is engaged in the design, construction and sale of innovative single-family attached and detached homes through its portfolio of six quality brands across eight states, including Maracay Homes in Arizona, Pardee Homes in California and Nevada, Quadrant Homes in Washington, Trendmaker Homes in Texas, TRI Pointe Homes in California and Colorado and Winchester Homes in Maryland and Virginia.
Formation of TRI Pointe Group
On July 7, 2015, TRI Pointe Homes reorganized its corporate structure (the “Reorganization”) whereby TRI Pointe Homes became a direct, wholly-owned subsidiary of TRI Pointe Group.  As a result of the reorganization, each share of common stock, par value $0.01 per share, of TRI Pointe Homes (“Homes Common Stock”) was cancelled and converted automatically into the right to receive one validly issued, fully paid and non-assessable share of common stock, par value $0.01 per share, of TRI Pointe Group (“Group Common Stock”), each share having the same designations, rights, powers and preferences, and the qualifications, limitations and restrictions thereof as the shares of Homes Common Stock being so converted.  TRI Pointe Group, as the successor issuer to TRI Pointe Homes (pursuant to Rule 12g-3(a) under the Securities Exchange Act of 1934, as amended (the “Exchange Act”)), began making filings under the Securities Act of 1933, as amended, and the Exchange Act on July 7, 2015.
In connection with the Reorganization, TRI Pointe Group (i) became a co-issuer of TRI Pointe Homes’ 4.375% Senior Notes due 2019 and TRI Pointe Homes' 5.875% Senior Notes due 2024; and (ii) replaced TRI Pointe Homes as the borrower under TRI Pointe Homes’ existing unsecured revolving credit facility.
The business, executive officers and directors of TRI Pointe Group, and the rights and limitations of the holders of Group Common Stock immediately following the Reorganization were identical to the business, executive officers and directors of TRI Pointe Homes, and the rights and limitations of holders of Homes Common Stock immediately prior to the Reorganization.
Basis of Presentation
The accompanying financial statements have been prepared in accordance with U.S. generally accepted accounting principles (“GAAP”) as contained within the Financial Accounting Standards Board (“FASB”) Accounting Standards Codification (“ASC”).
The consolidated financial statements include the accounts of the Company and its wholly-owned subsidiaries as described in “Reverse Acquisition” below, as well as other entities in which the Company has a controlling interest and variable interest entities (“VIEs”) in which the Company is the primary beneficiary.  The noncontrolling interests as of December 31, 2015 and 2014 represent the outside owners’ interests in the Company’s consolidated entities and the net equity of the VIE owners.  All significant intercompany accounts have been eliminated upon consolidation.
As a result of the adoption of ASU 2015-03, $20.4 million and $23.7 million of deferred loan costs at December 31, 2015 and 2014, respectively, were reclassified from “Other assets” to “Senior notes” in our Consolidated Balance Sheets.  See Note 13, Senior Notes and Notes Payable and Other Borrowings, for additional information.    
Unless the context otherwise requires, the terms “we”, “us”, “our” and “the Company” have the following meanings:
 	·	For periods prior to July 7, 2015: TRI Pointe Homes (and its consolidated subsidiaries)	
 	·	For periods from and after July 7, 2015: TRI Pointe Group (and its consolidated subsidiaries)	
Reverse Acquisition
 On July 7, 2014 (the “Closing Date”), TRI Pointe Homes, Inc. consummated the previously announced merger (the “Merger”) of our wholly-owned subsidiary, Topaz Acquisition, Inc. (“Merger Sub”), with and into Weyerhaeuser Real Estate Company (“WRECO”), with WRECO surviving the Merger and becoming our wholly-owned subsidiary, as contemplated by the Transaction Agreement, dated as of November 3, 2013 (the “Transaction Agreement”), by and among us, Weyerhaeuser Company (“Weyerhaeuser”), the Company, WRECO
 
- 75 -

and Merger Sub. The Merger is accounted for in accordance with ASC Topic 805, Business Combinations (“ASC 805”). For accounting purposes, the Merger is treated as a “reverse acquisition” and WRECO is considered the accounting ac quirer. Accordingly, WRECO is reflected as the predecessor and acquirer and therefore the accompanying consolidated financial statements reflect the historical consolidated financial statements of WRECO for all periods presented and do not include the hist orical financial statements of TRI Pointe prior to the Closing Date. Subsequent to the Closing Date, the consolidated financial statements reflect the results of the combined company.
See Note 2, Merger with Weyerhaeuser Real Estate Company, for further information on the Merger. In the Merger, each issued and outstanding WRECO common share was converted into 1.297 shares of TRI Pointe common stock. The historical issued and outstanding WRECO common shares (100,000,000 common shares for all periods presented prior to the Merger) have been recast (as 129,700,000 common shares of the Company for all periods prior to the Merger) in all periods presented to reflect this conversion.
Reclassifications
Certain amounts in our consolidated financial statements for prior years have been reclassified to conform to the current period presentation.
Financial Services Reporting Segment
During the three months ended December 31, 2015, we revised our comparative segment information to reflect our new reportable segment structure.  The adjusted segment information constitutes a reclassification for our financial services revenues, expenses and equity in income (loss) of unconsolidated entities previously reported in other operations and has no impact on reported net income (loss) or earnings (loss) per share for preceding periods. This change does not restate information previously reported in the consolidated balance sheets, consolidated statements of equity or consolidated statements of cash flows for the preceding periods. See Note 4. Segment Information , for additional information.
Use of Estimates
Our financial statements have been prepared in accordance with GAAP. The preparation of these financial statements requires our management to make estimates and judgments that affect the reported amounts of assets and liabilities and the disclosures of contingent liabilities at the date of the financial statements and the reported amounts of revenues and expenses during the reporting periods. Actual results could differ from our estimates.
Cash and Cash Equivalents and Concentration of Credit Risk
We define cash and cash equivalents as cash on hand, demand deposits with financial institutions, and short-term liquid investments with an initial maturity date of less than three months. The Company’s cash balances exceed federally insurable limits. The Company monitors the cash balances in its operating accounts and adjusts the cash balances as appropriate; however, these cash balances could be impacted if the underlying financial institutions fail or are subject to other adverse conditions in the financial markets. To date, the Company has experienced no loss or lack of access to cash in its operating accounts.
Real Estate Inventories and Cost of Sales
Real estate inventories consist of land, land under development, homes under construction, completed homes and model homes and are stated at cost, net of impairment losses. We capitalize direct carrying costs, including interest, property taxes and related development costs to inventories. Field construction supervision and related direct overhead are also included in the capitalized cost of inventories. Direct construction costs are specifically identified and allocated to homes while other common costs, such as land, land improvements and carrying costs, are allocated to homes within a community based upon their anticipated relative sales or fair value. In accordance with ASC Topic 835, Interest (“ASC 835”), homebuilding interest capitalized as a cost of inventories owned is included in costs of sales as related units or lots are sold. To the extent our debt exceeds our qualified assets as defined in ASC 835, we expense a portion of the interest incurred by us. Qualified assets represent projects that are actively under development. Homebuilding cost of sales is recognized at the same time revenue is recognized and is recorded based upon total estimated costs to be allocated to each home within a community. Any changes to the estimated costs are allocated to the remaining undelivered lots and homes within their respective community. The estimation and allocation of these costs require a substantial degree of judgment by management.
 The estimation process involved in determining relative sales or fair values is inherently uncertain because it involves estimating future sales values of homes before delivery. Additionally, in determining the allocation of costs to a particular land parcel or individual
 
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home, we rely on project budgets that are based on a variety of assumptions, including a ssumptions about construction schedules and future costs to be incurred. It is common that actual results differ from budgeted amounts for various reasons, including construction delays, increases in costs that have not been committed or unforeseen issues encountered during construction that fall outside the scope of existing contracts, or costs that come in less than originally anticipated. While the actual results for a particular construction project are accurately reported over time, a variance between the budget and actual costs could result in the understatement or overstatement of costs and have a related impact on gross margins between reporting periods. To reduce the potential for such variances, we have procedures that have been applied on a consis tent basis, including assessing and revising project budgets on a periodic basis, obtaining commitments from subcontractors and vendors for future costs to be incurred and utilizing the most recent information available to estimate costs.
If there are indications of impairment, we perform a detailed budget and cash flow review of our real estate assets to determine whether the estimated remaining undiscounted future cash flows of the community are more or less than the asset’s carrying value. If the undiscounted cash flows are more than the asset’s carrying value, no impairment adjustment is required. However, if the undiscounted cash flows are less than the asset’s carrying value, the asset is deemed impaired and is written down to fair value. These impairment evaluations require us to make estimates and assumptions regarding future conditions, including timing and amounts of development costs and sales prices of real estate assets, to determine if expected future undiscounted cash flows will be sufficient to recover the asset’s carrying value.
When estimating undiscounted cash flows of a community, we make various assumptions, including: (i) expected sales prices and sales incentives to be offered, including the number of homes available, pricing and incentives being offered by us or other builders in other communities, and future sales price adjustments based on market and economic trends; (ii) expected sales pace and cancellation rates based on local housing market conditions, competition and historical trends; (iii) costs expended to date and expected to be incurred including, but not limited to, land and land development costs, home construction costs, interest costs, indirect construction and overhead costs, and selling and marketing costs; (iv) alternative product offerings that may be offered that could have an impact on sales pace, sales price and/or building costs; and (v) alternative uses for the property.
Many assumptions are interdependent and a change in one may require a corresponding change to other assumptions. For example, increasing or decreasing sales absorption rates has a direct impact on the estimated per unit sales price of a home, the level of time sensitive costs (such as indirect construction, overhead and carrying costs), and selling and marketing costs (such as model maintenance costs and advertising costs). Depending on the underlying objective of the community, assumptions could have a significant impact on the projected cash flow analysis. For example, if our objective is to preserve operating margins, our cash flow analysis will be different than if the objective is to increase sales. These objectives may vary significantly from community to community and over time. If assets are considered impaired, impairment is determined by the amount the asset’s carrying value exceeds its fair value. Fair value is determined based on estimated future cash flows discounted for inherent risks associated with real estate assets. These discounted cash flows are impacted by expected risk based on estimated land development, construction and delivery timelines; market risk of price erosion; uncertainty of development or construction cost increases; and other risks specific to the asset or market conditions where the asset is located when assessment is made. These factors are specific to each community and may vary among communities. We perform a quarterly review for indicators of impairment. For the years ended December 31, 2015, 2014 and 2013 we recorded impairment charges of $1.2 million, $931,000 and $341.1 million, respectively.  The impairment charge in 2013 was primarily related to the impairment of the Coyote Springs Property, which was an excluded asset per the Transaction Agreement.  
Revenue Recognition
In accordance with ASC Topic 360, Property, Plant, and Equipment , revenues from home sales and other real estate sales are recorded and a profit is recognized when the respective units are delivered. Home sales and other real estate sales are delivered when all conditions of escrow are met, including delivery of the home or other real estate asset, title passage, appropriate consideration is received and collection of associated receivables, if any, is reasonably assured. Sales incentives are a reduction of revenues when the respective unit is delivered. When it is determined that the earnings process is not complete, the sale and/or the related profit are deferred for recognition in future periods. The profit we record is based on the calculation of cost of sales, which is dependent on our allocation of costs, as described in more detail above in the section entitled “Real Estate Inventories and Cost of Sales.”
Warranty Reserves
 In the normal course of business, we incur warranty-related costs associated with homes that have been delivered to homebuyers. Estimated future direct warranty costs are accrued and charged to cost of sales in the period when the related home sales revenues are recognized while indirect warranty overhead salaries and related costs are charged to cost of sales in the period incurred.  Factors that affect the warranty accruals include the number of homes delivered, historical and anticipated rates of warranty claims and cost per claim.   Our primary assumption in estimating the amounts we accrue for warranty costs is that historical claims experience is a strong indicator of
 
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future claims experience.   In addition, we maintain general liability insurance designed to protect us against a portion of our risk of loss from construction-related claims.  Included in our warran ty reserve accrual are allowances to cover our estimated costs of self-insured retentions and deductible amounts under these policies and estimated costs for claims that may not be covered by applicable insurance or indemnities.  Estimation of these accrua ls include consideration of our claims history, including current claims and estimates of claims incurred but not yet reported. In 2015, we engaged a third-party actuary to analyze our warranty reserves and allowances to cover any current or future constru ction-related claims.  The third-party actuary used our historical expense and claim data, as well as industry data, to estimate a reserve amount.  As result of this analysis, we increased our warranty liability by $6.0 million during the fourth quarter of 2015.  Although we consider the warranty accruals reflected in our consolidated balance sheet to be adequate, actual future costs could differ significantly from our currently estimated amounts. Our warranty accrual is included in accrued expenses and oth er liabilities in the accompanying consolidated balance sheets.
 
Investments in Unconsolidated Entities
We have investments in unconsolidated entities over which we have significant influence that we account for using the equity method with taxes provided on undistributed earnings. We record earnings and accrue taxes in the period that the earnings are recorded by our affiliates. Under the equity method, our share of the unconsolidated entities’ earnings or loss is included in equity in income (loss) of unconsolidated entities in the accompanying consolidated statement of operations. We evaluate our investments in unconsolidated entities for impairment when events and circumstances indicate that the carrying value of the investment may not be recoverable.
Variable Interest Entities
The Company accounts for variable interest entities in accordance with ASC Topic 810, Consolidation (“ASC 810”). Under ASC 810, a variable interest entity (“VIE”) is created when: (a) the equity investment at risk in the entity is not sufficient to permit the entity to finance its activities without additional subordinated financial support provided by other parties, including the equity holders; (b) the entity’s equity holders as a group (i) lack the direct or indirect ability to make decisions about the entity, (ii) are not obligated to absorb expected losses of the entity or (iii) do not have the right to receive expected residual returns of the entity; or (c) the entity’s equity holders have voting rights that are not proportionate to their economic interests, and the activities of the entity involve, or are conducted on behalf of, the equity holder with disproportionately few voting rights. If an entity is deemed to be a VIE pursuant to ASC 810, the enterprise that has both (a) the power to direct the activities of a VIE that most significantly impact the entity’s economic performance and (b) the obligation to absorb the expected losses of the entity or right to receive benefits from the entity that could be potentially significant to the VIE is considered the primary beneficiary and must consolidate the VIE.
Under ASC 810, a non-refundable deposit paid to an entity is deemed to be a variable interest that will absorb some or all of the entity’s expected losses if they occur. Our land purchase and lot option deposits generally represent our maximum exposure to the land seller if we elect not to purchase the optioned property. In some instances, we may also expend funds for due diligence, development and construction activities with respect to optioned land prior to takedown. Such costs are classified as inventories owned, which we would have to write off should we not exercise the option. Therefore, whenever we enter into a land option or purchase contract with an entity and make a non-refundable deposit, a VIE may have been created. In accordance with ASC 810, we perform ongoing reassessments of whether we are the primary beneficiary of a VIE.
Stock-Based Compensation
We account for share-based awards in accordance with ASC Topic 718,  Compensation-Stock Compensation (“ASC 718”). ASC 718 requires that the cost resulting from all share-based payment transactions be recognized in the financial statements. ASC 718 requires all entities to apply a fair-value-based measurement method in accounting for share-based payment transactions with employees.  Share-based awards are expensed on a straight-line basis over the expected vesting period.
Sales and Marketing Expense
Sales and marketing costs incurred to sell real estate projects are capitalized if they are reasonably expected to be recovered from the sale of the project or from incidental operations and are incurred for tangible assets that are used directly through the selling period to aid in the sale of the project or services that have been performed to obtain regulatory approval of sales. All other selling expenses and other marketing costs are expensed in the period incurred.
 
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Restructuring Charges
Restructuring charges are incurred related to the Merger in addition to general cost reduction initiatives.   These charges are comprised of employee retention and severance-related expenses and lease termination costs.  We account for restructuring charges in accordance with ASC Topic 420, Exit or Disposal Cost Obligations or ASC Topic 712 – Compensation – Nonretirement Postemployment Benefits.  
Income Taxes
We account for income taxes in accordance with ASC Topic 740, Income Taxes (“ASC 740”) .  Deferred tax assets and liabilities are recorded based on future tax consequences of both temporary differences between the amounts reported for financial reporting purposes and the amounts deductible for income tax purposes, and are measured using enacted tax rates expected to apply in the years in which the temporary differences are expected to be recovered or settled. The effect on deferred tax assets and liabilities of a change in tax rates is recognized in earnings in the period when the changes are enacted.
Each quarter we assess our deferred tax assets to determine whether all or any portion of the assets is more likely than not unrealizable under ASC 740. We are required to establish a valuation allowance for any portion of the asset we conclude is more likely than not to be unrealizable. Our assessment considers, among other things, the nature, frequency and severity of our current and cumulative losses, forecasts of our future taxable income, the duration of statutory carryforward periods and tax planning alternatives. Due to uncertainties inherent in the estimation process, it is possible that actual results may vary from estimates.
We classify any interest and penalties related to income taxes as part of income tax expense. As of December 31, 2015 and 2014 the Company had liabilities for gross unrecognized tax benefits of $272,000 and $14.9 million, respectively, the majority of which were assumed in connection with the Merger.
Goodwill
In accordance with ASC Topic 350,   Intangibles-Goodwill   and Other (“ASC 350”), we evaluate   goodwill   for possible impairment annually or more frequently if events or changes in circumstances indicate that the carrying amount of such assets may not be recoverable.  Based on our qualitative analysis, we have concluded as of December 31, 2015, our   goodwill   was not impaired.
Recently Issued Accounting Standards
In April 2014, the FASB issued amendments to Accounting Standards Update 2014-08, Reporting Discontinued Operations and Disclosures of Disposals of Components of an Entity. The update requires that a disposal representing a strategic shift that has (or will have) a major effect on an entity’s financial results or a business activity classified as held for sale should be reported as discontinued operations. The amendments also expand the disclosure requirements for discontinued operations and add new disclosures for individually significant dispositions that do not qualify as discontinued operations. We adopted ASU 2014-08 on January 1, 2015 and the adoption had no impact on our current or prior year financial statements.
In May 2014, the FASB issued Accounting Standards Update 2014-09, Revenue from Contracts with Customers (“ASU 2014-09”). The core principle of ASU 2014-09 is that an entity should recognize revenue to depict the transfer of promised goods or services to customers in an amount that reflects the consideration to which the entity expects to be entitled in exchange for those goods or services. To achieve that core principle, an entity should apply the following steps: identify the contract(s) with a customer; identify the performance obligations in the contract; determine the transaction price; allocate the transaction price to the performance obligations in the contract; and recognize revenue when (or as) the entity satisfies a performance obligation. ASU 2014-09 supersedes the revenue-recognition requirements in ASC Topic 605, Revenue Recognition , most industry-specific guidance throughout the industry topics of the accounting standards codification, and some cost guidance related to construction-type and production-type contracts. On July 9, 2015, the FASB voted to defer the effective date of ASU No. 2014-09 by one year and it is now effective for public entities for the annual periods ending after December 15, 2017, and for annual and interim periods thereafter.  Companies may use either a full retrospective or a modified retrospective approach to adopt ASU 2014-09.  Early adoption is permitted, but can be no earlier than the original public entity effective date of fiscal years, and the interim periods within those years, beginning after December 15, 2016.  We are currently evaluating the approach for implementation and the potential impact of adopting this guidance on our consolidated financial statements.
 In August 2014, the FASB issued Accounting Standards Update No. 2014-15 (“ASU 2014-15”), Presentation of Financial Statements — Going Concern (Subtopic 205-40): Disclosure of Uncertainties about an Entity’s Ability to Continue as a Going Concern , which requires management to evaluate, in connection with preparing financial statements for each annual and interim reporting period,
 
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whether there are conditions or events, considered in the aggregate, that raise substantial doubt about an entity’s ability to continue a s a going concern within one year after the date that the financial statements are issued (or within one year after the date that the financial statements are available to be issued when applicable) and provide related disclosures. ASU 2014-15 is effective for the annual period ending after December 15, 2016, and for annual and interim periods thereafter. Early adoption is permitted. We believe the adoption of this guidance will not have a material effect on our consolidated financial statements.
In February 2015, the FASB issued Accounting Standards Update No. 2015-02, (“ASU 2015-02”), Consolidation (Topic 810): Amendments to the Consolidation Analysis.   ASU 2015-02 changes the analysis that a reporting entity must perform to determine whether it should consolidate certain types of legal entities. ASU 2015-02 is effective for fiscal years, and interim periods within those years, beginning after December 15, 2015. We believe the adoption of ASU 2015-02 will not have a material effect on our consolidated financial statements.
In April 2015 and August 2015, the FASB issued Accounting Standards Update No. 2015-03, (“ASU 2015-03”), Interest - Imputation of Interest (Subtopic 835-30) and Accounting Standards Update No. 2015-15, Presentation and Subsequent Measurement of Debt Issuance Costs Associated with Line-of-Credit Arrangements , which changes the presentation of debt issuance costs related to a recognized debt liability in financial statements. Under ASU 2015-03, an entity presents such costs in the balance sheet as a direct deduction from the related debt liability rather than as an asset. The FASB will permit debt issuance costs related to line-of-credit agreements to be deferred and presented as an asset, regardless of whether there are any outstanding borrowings on the line-of-credit arrangement.  Amortization of the costs is reported as interest expense.  We adopted ASU 2015-03 on December 31, 2015 and applied the new guidance retrospectively to all prior periods presented in the financial statements. As a result of the adoption of ASU 2015-03, $20.4 million and $23.7 million of deferred loan costs at December 31, 2015 and 2014, respectively, were reclassified from “Other assets” to “Senior notes” in our Consolidated Balance Sheets.  See Note 13, Senior Notes and Notes Payable and Other Borrowings, for additional information.  
In November 2015, the FASB issued Accounting Standards Update No. 2015-17, (“ASU 2015-17”), Income Taxes (Topic 740): Balance Sheet Classification of Deferred Taxes , which requires deferred tax liabilities and assets be classified as noncurrent in a classified statement of position.  ASU 2015-17 is effective for fiscal years, and interim periods within those years, beginning after December 15, 2017.  The adoption of ASU 2015-17 will not have a material effect on our consolidated financial statements.

2.	Merger with Weyerhaeuser Real Estate Company	
In the Merger, TRI Pointe issued 129,700,000 shares of TRI Pointe common stock to the former holders of WRECO common shares, together with cash in lieu of any fractional shares. On the Closing Date, WRECO became a wholly-owned subsidiary of TRI Pointe. Immediately following the consummation of the Merger, the ownership of TRI Pointe common stock on a fully diluted basis was as follows: (i) the WRECO common shares held by former Weyerhaeuser shareholders were converted into the right to receive, in the aggregate, approximately 79.6% of the then outstanding TRI Pointe common stock, (ii) the TRI Pointe common stock outstanding immediately prior to the consummation of the Merger represented approximately 19.4% of the then outstanding TRI Pointe common stock, and (iii) the outstanding equity awards of WRECO and TRI Pointe employees represented the remaining 1.0% of the then outstanding TRI Pointe common stock. On the Closing Date, the former direct parent entity of WRECO paid TRI Pointe $31.5 million in cash in accordance with the Transaction Agreement.  Following the Merger, WRECO changed its name to TRI Pointe Holdings, Inc.
Assumption of Senior Notes
On the Closing Date, TRI Pointe Homes assumed WRECO’s obligations as issuer of $450 million aggregate principal amount of its 4.375% Senior Notes due 2019 (the “2019 Notes”) and $450 million aggregate principal amount of its 5.875% Senior Notes due 2024 (the “2024 Notes” and together with the 2019 Notes, the “Senior Notes”). Additionally, WRECO and certain of its subsidiaries (collectively, the “Guarantors”) entered into supplemental indentures pursuant to which they guaranteed TRI Pointe’s obligations with respect to the Senior Notes. The Guarantors also entered into a joinder agreement to the Purchase Agreement, dated as of June 4, 2014, among WRECO, TRI Pointe, and the initial purchasers of the Senior Notes (collectively, the “Initial Purchasers”), pursuant to which the Guarantors became parties to the Purchase Agreement. Additionally, TRI Pointe and the Guarantors entered into joinder agreements to the Registration Rights Agreements, dated as of June 13, 2014, among WRECO and the Initial Purchasers with respect to the Senior Notes, pursuant to which TRI Pointe and the Guarantors were joined as parties to the Registration Rights Agreements. In connection with the Reorganization, TRI Pointe Group became a co-issuer with TRI Pointe Homes of the Senior Notes.
 The net proceeds of $861.3 million from the offering of the Senior Notes were deposited into two separate escrow accounts following the closing of the offering on June 13, 2014. Upon release of the escrowed funds on the Closing Date and prior to the consummation of the Merger, WRECO paid $743.7 million in cash to its former direct parent, which cash was retained by Weyerhaeuser
 
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and its subsidiaries (other than WRECO and its subsidiaries). The payment consisted of the $739.0 million Payment Amount (as defined in the Transaction Agreement) as well as $4.7 million in payment of all unpaid interest on the debt payable to Weyerhaeuser that accrued from November 3, 2013 to the Closing Date. The remaining $117.6 million of proceeds was retained by TRI Pointe .
Transaction Expenses
Advisory, financing, integration and other transaction costs directly related to the Merger, excluding the impact of restructuring costs and purchase accounting adjustments, totaled $18.0 million for the year ended December 31, 2014. No additional transaction-related costs were incurred in 2015.
Fair Value of Assets Acquired and Liabilities Assumed
The following table summarizes the calculation of the fair value of the total consideration transferred and the provisional amounts recognized as of the Closing Date (in thousands, except shares and closing stock price):
 
Calculation of consideration transferred	 	 	 	 	
TRI Pointe shares outstanding	 	 	31,632,533	 	
TRI Pointe closing stock price on July 7, 2014	 	$	15.85	 	
Consideration attributable to common stock	 	$	501,376	 	
Consideration attributable to TRI Pointe share-based equity awards	 	 	1,072	 	
Total consideration transferred	 	$	502,448	 	
Assets acquired and liabilities assumed	 	 	 	 	
Cash and cash equivalents	 	$	53,800	 	
Accounts receivable	 	 	654	 	
Real estate inventories	 	 	539,677	 	
Intangible asset	 	 	17,300	 	
Goodwill	 	 	139,304	 	
Other assets	 	 	28,060	 	
Total assets acquired	 	 	778,795	 	
Accounts payable	 	 	(26,105	)	
Accrued expenses and other liabilities	 	 	(23,114	)	
Notes payable and other borrowings	 	 	(227,128	)	
Total liabilities assumed	 	 	(276,347	)	
Total net assets acquired	 	$	502,448	 	
 
Cash and cash equivalents, accounts receivable, other assets, accounts payable, accrued payroll liabilities, and accrued expenses and other liabilities were generally stated at historical carrying values given the short-term nature of these assets and liabilities. Notes payable and other borrowings are stated at carrying value due to the limited amount of time since the notes payable and other borrowings were entered into prior to the Closing Date.
The Company determined the fair value of real estate inventories on a community-by-community basis primarily using a combination of market-comparable land transactions, land residual analysis and discounted cash flow models. The estimated fair value is significantly impacted by estimates related to expected average selling prices, sales pace, cancellation rates and construction and overhead costs. Such estimates must be made for each individual community and may vary significantly between communities.
The fair value of the acquired intangible asset was determined based on a valuation performed by an independent valuation specialist. The $17.3 million intangible asset is related to the TRI Pointe Homes trade name which is deemed to have an indefinite useful life.
 Goodwill is primarily attributed to expected synergies from combining WRECO’s and TRI Pointe’s existing businesses, including, but not limited to, expected cost synergies from overhead savings resulting from streamlining certain redundant corporate functions, improved operating efficiencies, including provision of certain corporate level administrative and support functions at a lower cost than was historically allocated to WRECO for such services by its former direct parent, and growth of ancillary operations in various markets as permitted under applicable law, including a mortgage business, a title company and other ancillary operations. The Company also
 
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anticipates opportunities for growth through expanded geographic and homebuyer segment diversity and the ability to leverage additional brands.  The acqu ired goodwill is not deductible for income tax purposes.
The Company completed its business combination accounting during the first quarter of 2015.
Supplemental Pro Forma Information (Unaudited)
The following represents unaudited pro forma operating results as if the acquisition had been completed as of January 1, 2013 (in thousands, except per share amounts):
 
 	 	Year Ended December 31,	 	
 	 	2014	 	 	2013	 	
Total revenues	 	$	1,865,723	 	 	$	1,532,667	 	
Net income	 	$	88,416	 	 	$	91,028	 	
Earnings per share – basic	 	$	0.55	 	 	$	0.56	 	
Earnings per share – diluted	 	$	0.55	 	 	$	0.56	 	
 
The unaudited pro forma operating results have been determined after adjusting the operating results of TRI Pointe to reflect the purchase accounting and other acquisition adjustments including interest expense associated with the debt used to fund a portion of the Merger. The unaudited pro forma results do not reflect any cost savings, operating synergies or other enhancements that we may achieve as a result of the Merger or the costs necessary to integrate the operations to achieve these cost savings and synergies. Accordingly, the unaudited pro forma amounts are for comparative purposes only and may not necessarily reflect the results of operations had the Merger been completed at the beginning of the period or be indicative of the results we will achieve in the future.

3.	Restructuring Charges	
In connection with the Merger, the Company initiated a restructuring plan to reduce duplicate corporate and divisional overhead costs and expenses. In addition, WRECO previously recognized restructuring expenses related to general cost reduction initiatives. Restructuring costs were comprised of the following (in thousands):
 
 	 	Year Ended December 31,	 	
 	 	2015	 	 	2014	 	 	2013	 	
Employee-related costs	 	$	1,546	 	 	$	9,211	 	 	$	5,736	 	
Lease termination costs	 	 	1,783	 	 	 	1,332	 	 	 	5,202	 	
Total	 	$	3,329	 	 	$	10,543	 	 	$	10,938	 	
 
Employee-related costs incurred during the year ended December 31, 2015 included severance-related expenses of $1.5 million.  Employee-related costs incurred during the year ended December 31, 2014 included employee retention and severance-related expenses of $8.3 million and stock-based compensation expense of $947,000 for employees terminated during the period.  Employee retention and severance-related expenses were $5.7 million for the year ended December 31, 2013. Lease termination costs of $1.8 million, $1.3 million and $5.2 million during the years ended December 31, 2015, 2014 and 2013, respectively, relate to contract terminations as a result of general cost reduction initiatives.
Changes in employee-related restructuring reserves were as follows (in thousands):
 
 	 	Year Ended December 31,	 	
 	 	2015	 	 	2014	 	 	2013	 	
Accrued employee-related costs, beginning of period	 	$	3,844	 	 	$	4,336	 	 	$	28	 	
Current year charges	 	 	1,546	 	 	 	8,264	 	 	 	5,736	 	
Payments	 	 	(5,170	)	 	 	(8,756	)	 	 	(1,428	)	
Accrued employee-related costs, end of period	 	$	220	 	 	$	3,844	 	 	$	4,336	 	

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Changes in lease termination related restructuring reserves were as follows (in thousands):
 
 	 	Year Ended December 31,	 	
 	 	2015	 	 	2014	 	 	2013	 	
Accrued lease termination costs, beginning of period	 	$	1,394	 	 	$	3,506	 	 	$	2,335	 	
Current year charges	 	 	1,783	 	 	 	1,332	 	 	 	5,202	 	
Payments	 	 	(2,410	)	 	 	(3,444	)	 	 	(4,031	)	
Accrued lease termination costs, end of period	 	$	767	 	 	$	1,394	 	 	$	3,506	 	
 
Employee and lease termination restructuring reserves are included in accrued expenses and other liabilities on our consolidated balance sheets.

4.	Segment Information	
We operate two principal businesses: homebuilding and financial services.
Our homebuilding operations consist of six homebuilding companies where we acquire and develop land and construct and sell single-family detached and attached homes. In accordance with ASC Topic 280, Segment Reporting , in determining the most appropriate reportable segments, we considered similar economic and other characteristics, including product types, average selling prices, gross profits, production processes, suppliers, subcontractors, regulatory environments, land acquisition results, and underlying demand and supply. Based upon the above factors, our homebuilding operations are comprised of the following six reportable segments: Maracay Homes, consisting of operations in Arizona; Pardee Homes, consisting of operations in California and Nevada; Quadrant Homes, consisting of operations in Washington; Trendmaker Homes, consisting of operations in Texas; TRI Pointe Homes, consisting of operations in California and Colorado; and Winchester Homes, consisting of operations in Maryland and Virginia.
Our financial services operation (“TRI Pointe Solutions”) is comprised of mortgage financing operations and title services operations.  Our mortgage financing operation (“TRI Pointe Connect”) provides mortgage financing to our homebuyers in all of the markets in which we operate.  TRI Pointe Connect was formed as a joint venture with imortgage and is accounted for under the equity method of accounting.  Our title services operation (“TRI Pointe Assurance”) provides title examinations for our homebuyers in our Trendmaker Homes and Winchester Homes brands.  TRI Pointe Assurance is a wholly-owned subsidiary of TRI Pointe Group and acts as a title agency for First American Title Insurance Company.
Corporate is a non-operating segment that develops and implements company-wide strategic initiatives and provides support to our homebuilding reporting segments by centralizing certain administrative functions, such as marketing, legal, accounting, treasury, insurance, internal audit and risk management, information technology and human resources, to benefit from economies of scale. Our Corporate non-operating segment also includes general and administrative expenses related to operating our corporate headquarters. A portion of the expenses incurred by Corporate is allocated to the homebuilding reporting segments.
The reportable segments follow the same accounting policies as our consolidated financial statements described in Note 1. Operational results of each reportable segment are not necessarily indicative of the results that would have been achieved had the reportable segment been an independent, stand-alone entity during the periods presented.
 
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Total revenues and income from continuing operations before income taxes for each of our reportable segments were as follows (in thousands):
 
 	 	Year Ended December 31,	 	 	
 	 	2015	 	 	2014	 	 	2013	 	 	
Revenues	 	 	 	 	 	 	 	 	 	 	 	 	 	
Maracay Homes	 	$	185,645	 	 	$	150,689	 	 	$	145,822	 	 	
Pardee Homes	 	 	670,063	 	 	 	525,381	 	 	 	519,074	 	 	
Quadrant Homes	 	 	189,401	 	 	 	145,377	 	 	 	127,237	 	 	
Trendmaker Homes	 	 	278,759	 	 	 	281,270	 	 	 	260,566	 	 	
TRI Pointe Homes	 	 	774,005	 	 	 	324,208	 	 	 	—	 	 	
Winchester Homes	 	 	302,276	 	 	 	276,691	 	 	 	222,013	 	 	
Total homebuilding revenues	 	 	2,400,149	 	 	 	1,703,616	 	 	 	1,274,712	 	 	
Financial services	 	 	1,010	 	 	 	—	 	 	 	—	 	 	
Total	 	$	2,401,159	 	 	$	1,703,616	 	 	$	1,274,712	 	 	

Income (loss) before taxes	 	 	 	 	 	 	 	 	 	 	 	 	 	
Maracay Homes	 	$	9,849	 	 	$	10,845	 	 	$	10,438	 	 	
Pardee Homes	 	 	183,077	 	 	 	74,898	 	 	 	(258,138	)	 	
Quadrant Homes	 	 	10,478	 	 	 	9,028	 	 	 	1,504	 	 	
Trendmaker Homes	 	 	25,004	 	 	 	31,684	 	 	 	28,452	 	 	
TRI Pointe Homes	 	 	104,970	 	 	 	19,272	 	 	 	—	 	 	
Winchester Homes	 	 	22,411	 	 	 	24,612	 	 	 	24,561	 	 	
Corporate (1)	 	 	(38,589	)	 	 	(42,350	)	 	 	(44,271	)	 	
Total homebuilding income (loss) before taxes	 	 	317,200	 	 	 	127,989	 	 	 	(237,454	)	 	
Financial services	 	 	2,060	 	 	 	(25	)	 	 	—	 	 	
Total	 	$	319,260	 	 	$	127,964	 	 	$	(237,454	)	 	

Impairments and lot option abandonments	 	 	 	 	 	 	 	 	 	 	 	 	 	
Maracay Homes	 	$	86	 	 	$	443	 	 	$	203	 	 	
Pardee Homes	 	 	35	 	 	 	306	 	 	 	343,661	 	(2)	
Quadrant Homes	 	 	25	 	 	 	1,059	 	 	 	1,146	 	 	
Trendmaker Homes	 	 	118	 	 	 	45	 	 	 	7	 	 	
TRI Pointe Homes	 	 	460	 	 	 	49	 	 	 	—	 	 	
Winchester Homes	 	 	1,206	 	 	 	613	 	 	 	431	 	 	
Total	 	$	1,930	 	 	$	2,515	 	 	$	345,448	 	 	
 
 	(1)	Includes $18.0 million of Merger related transaction costs and $5.5 million of restructuring charges for the year ended December 31, 2014.  No similar costs were incurred for the year ended December 31, 2015.	
 	(2)	Includes $343.3 million of impairment and related charges for Coyote Springs, a large master planned community north of Las Vegas, Nevada that was owned by Pardee Homes and excluded under the Transaction Agreement.	
 
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Total real estate inventories and total assets for each of our reportable segments, as of the date indicated, were as follows (in thousands):
 
 	 	December 31,	 	 	December 31,	 	
 	 	2015	 	 	2014	 	
Real estate inventories	 	 	 	 	 	 	 	 	
Maracay Homes	 	$	206,912	 	 	$	153,577	 	
Pardee Homes	 	 	1,011,982	 	 	 	924,362	 	
Quadrant Homes	 	 	190,038	 	 	 	153,493	 	
Trendmaker Homes	 	 	199,398	 	 	 	176,696	 	
TRI Pointe Homes	 	 	659,130	 	 	 	613,666	 	
Winchester Homes	 	 	251,813	 	 	 	258,389	 	
Total	 	$	2,519,273	 	 	$	2,280,183	 	

Total assets	 	 	 	 	 	 	 	 	
Maracay Homes	 	$	227,857	 	 	$	170,932	 	
Pardee Homes	 	 	1,089,586	 	 	 	1,000,489	 	
Quadrant Homes	 	 	202,024	 	 	 	167,796	 	
Trendmaker Homes	 	 	213,562	 	 	 	195,829	 	
TRI Pointe Homes	 	 	832,423	 	 	 	781,301	 	
Winchester Homes	 	 	278,374	 	 	 	281,547	 	
Corporate	 	 	292,169	 	 	 	291,944	 	
Total homebuilding assets	 	 	3,135,995	 	 	 	2,889,838	 	
Financial services	 	 	2,076	 	 	 	—	 	
Total	 	$	3,138,071	 	 	$	2,889,838	 	

 
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5.	Earnings Per Share  	
The following table sets forth the components used in the computation of basic and diluted earnings per share (in thousands, except share and per share amounts):
 
 	 	Year Ended December 31,	 	
 	 	2015	 	 	2014	 	 	2013	 	
Numerator:	 	 	 	 	 	 	 	 	 	 	 	 	
Income (loss) from continuing operations	 	$	205,461	 	 	$	84,197	 	 	$	(151,293	)	
Income from discontinued operations	 	 	—	 	 	 	—	 	 	 	1,838	 	
Net income (loss) available to common stockholders	 	$	205,461	 	 	$	84,197	 	 	$	(149,455	)	
Denominator:	 	 	 	 	 	 	 	 	 	 	 	 	
Basic weighted-average shares outstanding	 	 	161,692,152	 	 	 	145,044,351	 	 	 	129,700,000	 	
Effect of dilutive shares:	 	 	 	 	 	 	 	 	 	 	 	 	
Stock options and unvested restricted stock units	 	 	627,606	 	 	 	486,938	 	 	 	—	 	
Diluted weighted-average shares outstanding	 	 	162,319,758	 	 	 	145,531,289	 	 	 	129,700,000	 	
Earnings per share	 	 	 	 	 	 	 	 	 	 	 	 	
Basic	 	 	 	 	 	 	 	 	 	 	 	 	
Continuing operations	 	$	1.27	 	 	$	0.58	 	 	$	(1.17	)	
Discontinued operations	 	 	—	 	 	 	—	 	 	 	0.02	 	
Net earnings (loss) per share	 	$	1.27	 	 	$	0.58	 	 	$	(1.15	)	
Diluted	 	 	 	 	 	 	 	 	 	 	 	 	
Continuing operations	 	$	1.27	 	 	$	0.58	 	 	$	(1.17	)	
Discontinued operations	 	 	—	 	 	 	—	 	 	 	0.02	 	
Net earnings (loss) per share	 	$	1.27	 	 	$	0.58	 	 	$	(1.15	)	
 	 	 	 	 	 	 	 	 	 	 	 	 	
Antidilutive stock options not included in diluted earnings per share	 	 	2,622,391	 	 	 	1,295,280	 	 	 	—	 	
 
In the Merger, each issued and outstanding WRECO common share was converted into 1.297 shares of TRI Pointe common stock. The historical issued and outstanding WRECO common shares (100,000,000 common shares for all periods presented prior to the Merger) have been recast (as 129,700,000 common shares of the Company for all periods prior to the Merger) in all periods presented to reflect this conversion.  See Note 2, Merger with Weyerhaeuser Real Estate Company, for further information on the Merger.

6.	Receivables, Net	
Receivables, net consisted of the following (in thousands):
 
 	 	December 31,	 	 	December 31,	 	
 	 	2015	 	 	2014	 	
Escrow proceeds and other accounts receivable, net	 	$	32,917	 	 	$	9,771	 	
Warranty insurance receivable (Note 15)	 	 	10,493	 	 	 	10,047	 	
Notes and contracts receivable	 	 	300	 	 	 	300	 	
Total receivables	 	$	43,710	 	 	$	20,118	 	
 
Each receivable is evaluated for collectability at least quarterly, and allowances for potential losses are established or maintained on applicable receivables when collection becomes doubtful.  Receivables were net of allowances for doubtful accounts of $1.7 million in 2015 and $1.4 million in 2014 .

 
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7.	Real Estate Inventories  	
Real estate inventories consisted of the following (in thousands):
 
	 	December 31,	 	 	December 31,	 	
 	 	2015	 	 	2014	 	
Real estate inventories owned:	 	 	 	 	 	 	 	 	
Homes completed or under construction	 	$	575,076	 	 	$	461,712	 	
Land under development	 	 	1,443,461	 	 	 	1,391,303	 	
Land held for future development	 	 	295,241	 	 	 	245,673	 	
Model homes	 	 	140,232	 	 	 	103,270	 	
Total real estate inventories owned	 	 	2,454,010	 	 	 	2,201,958	 	
Real estate inventories not owned:	 	 	 	 	 	 	 	 	
Land purchase and land option deposits	 	 	39,055	 	 	 	44,155	 	
Consolidated inventory held by VIEs	 	 	26,208	 	 	 	34,070	 	
Total real estate inventories not owned	 	 	65,263	 	 	 	78,225	 	
Total real estate inventories	 	$	2,519,273	 	 	$	2,280,183	 	
 
Homes completed or under construction is comprised of costs associated with homes in various stages of construction and includes direct construction and related land acquisition and land development costs. Land under development primarily consists of land acquisition and land development costs, which include capitalized interest and real estate taxes, associated with land undergoing improvement activity. Land held for future development principally reflects land acquisition and land development costs related to land where development activity has not yet begun or has been suspended, but is expected to occur in the future.
Real estate inventories not owned represents deposits related to land purchase and land option agreements as well as consolidated inventory held by a VIE. For further details, see Note 9, Variable Interest Entities .
Interest incurred, capitalized and expensed were as follows (in thousands):
 
	 	Year Ended December 31,	 	
 	 	2015	 	 	2014	 	 	2013	 	
Interest incurred	 	$	60,964	 	 	$	41,706	 	 	$	22,674	 	
Interest capitalized	 	 	(60,964	)	 	 	(38,975	)	 	 	(19,081	)	
Interest expensed	 	$	—	 	 	$	2,731	 	 	$	3,593	 	
Capitalized interest in beginning inventory	 	$	124,461	 	 	$	138,233	 	 	$	155,823	 	
Interest capitalized as a cost of inventory	 	 	60,964	 	 	 	38,975	 	 	 	19,081	 	
Interest previously capitalized as a cost of inventory, included in
   cost of sales	 	 	(45,114	)	 	 	(52,747	)	 	 	(36,671	)	
Capitalized interest in ending inventory	 	$	140,311	 	 	$	124,461	 	 	$	138,233	 	
 
Interest is capitalized to real estate inventory during development and other qualifying activities. Interest that is capitalized to real estate inventory is included in cost of home sales as related units are delivered. Interest that is expensed as incurred is included in other income (loss), net on the consolidated statements of operations.
Real estate inventory impairments and land option abandonments
Real estate inventory impairments and land option abandonments consisted of the following (in thousands):
 
 	 	Year Ended December 31,	 	
 	 	2015	 	 	2014	 	 	2013	 	
Real estate inventory impairments	 	$	1,167	 	 	$	931	 	 	$	341,086	 	
Land and lot option abandonments and pre-acquisition costs	 	 	763	 	 	 	1,584	 	 	 	4,362	 	
Total	 	$	1,930	 	 	$	2,515	 	 	$	345,448	 	
 
 Impairments of real estate inventory relate primarily to projects or communities that include homes completed or under construction. Within a project or community, there may be individual homes or parcels of land that are currently held for sale. Impairment charges
 
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recognized as a result of adjusting individual held-for-sale assets within a community to estimated fair value less cost to sell are also included in the total impairment charges above.  
In addition to owning land and residential lots, we also have option agreements to purchase land and lots at a future date. We have option deposits and capitalized pre-acquisition costs associated with the optioned land and lots. When the economics of a project no longer support acquisition of the land or lots under option, we may elect not to move forward with the acquisition. Option deposits and capitalized pre-acquisition costs associated with the assets under option may be forfeited at that time.
The real estate inventory impairment charge in 2013 is primarily related to the $340.3 million impairment of the Coyote Springs Property in December 2013. Under the terms of the Transaction Agreement, certain assets and liabilities of WRECO and its subsidiaries were excluded from the transaction and retained by Weyerhaeuser, including assets and liabilities relating to the Coyote Springs Property.

8.	Investments in Unconsolidated Entities	
As of December 31, 2015, we held equity investments in six active homebuilding partnerships or limited liability companies and one financial services limited liability company. Our participation in these entities may be as a developer, a builder, or an investment partner. Our ownership percentage varies from 7% to 55%, depending on the investment, with no controlling interest held in any of these investments.
Investments Held
Our cumulative investment in entities accounted for on the equity method, including our share of earnings and losses, consisted of the following (in thousands):
 
 	 	December 31,	 	
 	 	2015	 	 	2014	 	
Limited liability company interests	 	$	15,739	 	 	$	13,710	 	
General partnership interests	 	 	3,260	 	 	 	3,095	 	
Total	 	$	18,999	 	 	$	16,805	 	
 
Unconsolidated Financial Information
Aggregated assets, liabilities and operating results of the entities we account for as equity-method investments are provided below. Because our ownership interest in these entities varies, a direct relationship does not exist between the information presented below and the amounts that are reflected on our consolidated balance sheets as our investment in unconsolidated entities or on our consolidated statement of operations as equity in income (loss) of unconsolidated entities.
Assets and liabilities of unconsolidated entities (in thousands):
 
 	 	December 31,	 	
 	 	2015	 	 	2014	 	
Assets	 	 	 	 	 	 	 	 	
Cash	 	$	18,641	 	 	$	17,154	 	
Receivables	 	 	13,108	 	 	 	9,550	 	
Real estate inventories	 	 	92,881	 	 	 	95,500	 	
Other assets	 	 	1,180	 	 	 	620	 	
Total assets	 	$	125,810	 	 	$	122,824	 	
Liabilities and equity	 	 	 	 	 	 	 	 	
Accounts payable and other liabilities	 	$	14,443	 	 	$	10,914	 	
Company’s equity	 	 	18,999	 	 	 	16,805	 	
Outside interests' equity	 	 	92,368	 	 	 	95,105	 	
Total liabilities and equity	 	$	125,810	 	 	$	122,824	 	

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Results of operations from unconsolidated entities (in thousands):
 
 	 	Year Ended December 31,	 	
 	 	2015	 	 	2014	 	 	2013	 	
Net sales	 	$	7,326	 	 	$	606	 	 	$	6,271	 	
Other operating expense	 	 	(6,690	)	 	 	(4,290	)	 	 	(7,521	)	
Other expense	 	 	(279	)	 	 	(2	)	 	 	(18	)	
Net income (loss)	 	$	357	 	 	$	(3,686	)	 	$	(1,268	)	
Company’s equity in income (loss) of unconsolidated entities	 	$	2,691	 	 	$	(288	)	 	$	2	 	

 
9.	Variable Interest Entities	
In the ordinary course of business, we enter into land option agreements in order to procure land and residential lots for future development and the construction of homes. The use of such land option agreements generally allows us to reduce the risks associated with direct land ownership and development, and reduces our capital and financial commitments. Pursuant to these land option agreements, we generally provide a deposit to the seller as consideration for the right to purchase land at different times in the future, usually at predetermined prices. Such deposits are recorded as land purchase and land option deposits under real estate inventories not owned in the accompanying consolidated balance sheets.
We analyze each of our land option agreements and other similar contracts under the provisions of ASC 810 to determine whether the land seller is a VIE and, if so, whether we are the primary beneficiary. Although we do not have legal title to the underlying land, if we are determined to be the primary beneficiary of the VIE, we will consolidate the VIE in our financial statements and reflect its assets as real estate inventory not owned included in our real estate inventories, its liabilities as debt (nonrecourse) held by VIEs in accrued expenses and other liabilities and the net equity of the VIE owners as noncontrolling interests on our consolidated balance sheets. In determining whether we are the primary beneficiary, we consider, among other things, whether we have the power to direct the activities of the VIE that most significantly impact the VIE’s economic performance. Such activities would include, among other things, determining or limiting the scope or purpose of the VIE, selling or transferring property owned or controlled by the VIE, or arranging financing for the VIE.
Creditors of the entities with which we have land option agreements have no recourse against us. The maximum exposure to loss under our land option agreements is limited to non-refundable option deposits and any capitalized pre-acquisition costs. In some cases, we have also contracted to complete development work at a fixed cost on behalf of the land owner and budget shortfalls and savings will be borne by us.
The following provides a summary of our interests in land option agreements (in thousands):
 
 	 	December 31, 2015	 	 	December 31, 2014	 	
 	 	 	 	 	 	Remaining	 	 	Consolidated	 	 	 	 	 	 	Remaining	 	 	Consolidated	 	
 	 	 	 	 	 	Purchase	 	 	Inventory	 	 	 	 	 	 	Purchase	 	 	Inventory	 	
 	 	Deposits	 	 	Price	 	 	Held by VIEs	 	 	Deposits	 	 	Price	 	 	Held by VIEs	 	
Consolidated VIEs	 	$	3,003	 	 	$	23,239	 	 	$	26,208	 	 	$	8,071	 	 	$	43,432	 	 	$	34,070	 	
Unconsolidated VIEs	 	 	11,615	 	 	 	74,590	 	 	N/A	 	 	 	13,309	 	 	 	129,637	 	 	N/A	 	
Other land option agreements	 	 	27,440	 	 	 	279,612	 	 	N/A	 	 	 	30,846	 	 	 	284,819	 	 	N/A	 	
Total	 	$	42,058	 	 	$	377,441	 	 	$	26,208	 	 	$	52,226	 	 	$	457,888	 	 	$	34,070	 	
 
Unconsolidated VIEs represent land option agreements that were not consolidated because we were not the primary beneficiary. Other land option agreements were not considered VIEs.
In addition to the deposits presented in the table above, our exposure to loss related to our land option contracts consisted of capitalized pre-acquisition costs of $5.0 million and $5.3 million as of December 31, 2015 and 2014, respectively. These pre-acquisition costs were included in real estate inventories as land under development on our consolidated balance sheets.

10.	Goodwill and Other Intangible Assets	
In connection with the Merger, $139.3 million of goodwill has been recorded as of December 31, 2015 . For further details on the goodwill recorded during the quarter, see Note 2, Merger with Weyerhaeuser Real Estate Company.
 
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We have two intangible assets as of December 31, 2015, including an existing trade name from the acquisition of Maracay Homes in 2006 which has a 20 year useful life, and a new trade name, TRI Pointe Homes, resulting from the Merger in 2014 which ha s an indefinite useful life. For further details on the TRI Pointe Homes trade name see Note 2, Merger with Weyerhaeuser Real Estate Company.
Goodwill and other intangible assets consisted of the following (in thousands):
 
 	 	December 31, 2015	 	 	December 31, 2014	 	
 	 	Gross	 	 	 	 	 	 	Net	 	 	Gross	 	 	 	 	 	 	Net	 	
 	 	Carrying	 	 	Accumulated	 	 	Carrying	 	 	Carrying	 	 	Accumulated	 	 	Carrying	 	
 	 	Amount	 	 	Amortization	 	 	Amount	 	 	Amount	 	 	Amortization	 	 	Amount	 	
Goodwill	 	$	139,304	 	 	$	—	 	 	$	139,304	 	 	$	139,304	 	 	$	—	 	 	$	139,304	 	
Trade names	 	 	27,979	 	 	 	(5,254	)	 	 	22,725	 	 	 	27,979	 	 	 	(4,720	)	 	 	23,259	 	
Total	 	$	167,283	 	 	$	(5,254	)	 	$	162,029	 	 	$	167,283	 	 	$	(4,720	)	 	$	162,563	 	
 
The remaining useful life of our amortizing intangible asset related to Maracay was 10.2 and 11.2 years as of December 31, 2015 and 2014, respectively. Amortization expense related to this intangible asset was $534,000 for the year ended December 31, 2015 and 2014, respectively, and was charged to sales and marketing expense.  Our $17.3 million indefinite life intangible asset related to TRI Pointe Homes trade name is not amortizing.  All trade names are evaluated for impairment on an annual basis or more frequently if indicators of impairment exist.
Expected amortization of our intangible asset related to Maracay for the next five years and thereafter is (in thousands):
 
2016	 	$	534	 	
2017	 	 	534	 	
2018	 	 	534	 	
2019	 	 	534	 	
2020	 	 	534	 	
Thereafter	 	 	2,755	 	
Total	 	$	5,425	 	

11.	Other Assets	
Other assets consisted of the following (in thousands):
 
 	 	December 31,	 	 	December 31,	 	
 	 	2015	 	 	2014	 	
Prepaid expenses	 	$	14,523	 	 	$	29,111	 	
Refundable fees and other deposits	 	 	17,056	 	 	 	15,581	 	
Development rights, held for future use or sale	 	 	4,360	 	 	 	7,409	 	
Deferred loan costs	 	 	2,179	 	 	 	—	 	
Operating properties and equipment, net	 	 	7,643	 	 	 	11,719	 	
Income tax receivable	 	 	—	 	 	 	10,713	 	
Other	 	 	3,157	 	 	 	7,186	 	
Total	 	$	48,918	 	 	$	81,719	 	

 
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12.	Accrued Expenses and Other Liabilities  	
Accrued expenses and other liabilities consisted of the following (in thousands):
 
 	 	December 31,	 	 	December 31,	 	
 	 	2015	 	 	2014	 	
Accrued payroll and related costs	 	$	28,264	 	 	$	24,717	 	
Warranty reserves (Note 15)	 	 	45,948	 	 	 	33,270	 	
Estimated cost for completion of real estate inventories	 	 	52,818	 	 	 	48,737	 	
Customer deposits	 	 	12,132	 	 	 	14,229	 	
Debt (nonrecourse) held by VIEs	 	 	2,442	 	 	 	9,512	 	
Income tax liability to Weyerhaeuser (Note 18)	 	 	8,900	 	 	 	15,659	 	
Accrued income taxes payable	 	 	19,279	 	 	 	—	 	
Liability for uncertain tax positions (Note 17)	 	 	307	 	 	 	13,797	 	
Accrued interest	 	 	2,417	 	 	 	3,059	 	
Accrued insurance expense	 	 	1,402	 	 	 	9,180	 	
Other tax liability	 	 	21,764	 	 	 	9,079	 	
Other	 	 	20,590	 	 	 	28,770	 	
Total	 	$	216,263	 	 	$	210,009	 	

13.	Senior Notes and Notes Payable and Other Borrowings	
Senior Notes
Senior notes consisted of the following (in thousands):
 
 	 	December 31,	 	 	December 31,	 	
 	 	2015	 	 	2014	 	
4.375% Senior Notes due June 15, 2019	 	$	450,000	 	 	$	450,000	 	
5.875% Senior Notes due June 15, 2024	 	 	450,000	 	 	 	450,000	 	
Discount and deferred loan costs	 	 	(31,321	)	 	 	(36,184	)	
Total	 	$	868,679	 	 	$	863,816	 	
 
As discussed in Note 1, Organization and Summary of Significant Accounting Policies , we adopted ASU 2015-03 on December 31, 2015 and applied the new guidance retrospectively to all prior periods presented in the financial statements. As a result of the adoption of ASU 2015-03, $20.4 million and $23.7 million of deferred loan costs at December 31, 2015 and 2014, respectively, were reclassified from “Other assets” to “Senior notes” in our Consolidated Balance Sheets.
As discussed in Note 2, Merger with Weyerhaeuser Real Estate Company , on the Closing Date, TRI Pointe assumed WRECO’s obligations as issuer of the 2019 Notes and the 2024 Notes (collectively, the “Senior Notes”). The 2019 Notes were issued at 98.89% of their aggregate principal amount and the 2024 Notes were issued at 98.15% of their aggregate principal amount. The net proceeds of approximately $861.3 million, after debt issuance costs and discounts, from the offering were deposited into two separate escrow accounts following the closing of the offering on June 13, 2014. Upon release of the escrowed funds on the Closing Date, and prior to the consummation of the Merger, WRECO paid approximately $743.7 million in cash to the former direct parent entity of WRECO, which cash was retained by Weyerhaeuser and its subsidiaries (other than WRECO and its subsidiaries). The payment consisted of the $739 million Payment Amount (as defined in the Transaction Agreement) as well as approximately $4.7 million in payment of all unpaid interest on the debt payable to Weyerhaeuser that accrued from November 3, 2013 to the Closing Date. The remaining $117.6 million of proceeds was retained by TRI Pointe and used for general corporate purposes.
The 2019 Notes and the 2024 Notes mature on June 15, 2019 and June 15, 2024, respectively. Interest is payable semiannually in arrears on June 15 and December 15. As of December 31, 2015, no principal has been paid on the Senior Notes, and there was $20.4 million of capitalized debt financing costs, included in senior notes on our consolidated balance sheet, that will amortize over the lives of the Senior Notes. Accrued interest related to the Senior Notes was $1.9 million as of December 31, 2015 and 2014, respectively.
 
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Other Borrowings
Other borrowings consisted of the following (in thousands):
 
 	 	December 31,	 	 	December 31,	 	
 	 	2015	 	 	2014	 	
Unsecured revolving credit facility	 	$	299,392	 	 	$	260,000	 	
 
Unsecured Revolving Credit Facility
In May 2015, the Company amended its unsecured revolving credit facility (the “Credit Facility”) to increase the aggregate commitment amount from $425 million to $550 million.  The Credit Facility matures on May 18, 2019, and contains a sublimit of $75 million for letters of credit. The Company may borrow under the Credit Facility in the ordinary course of business to fund its operations, including its land development and homebuilding activities. Borrowings under the Credit Facility will be governed by, among other things, a borrowing base. Interest rates on borrowings under the Credit Facility will be based on either a daily Eurocurrency base rate or a Eurocurrency rate, in either case, plus a spread ranging from 1.45% to 2.20%, depending on the Company’s leverage ratio. As of December 31, 2015, the outstanding balance under the Credit Facility was $299.4 million with an interest rate of 2.35% per annum and $242.2 million of availability after considering the borrowing base provisions and outstanding letters of credit.  As of December 31, 2015 there was $2.2 million of capitalized debt financing costs, included in Other Assets on our consolidated balance sheet, related to the Credit Facility that will amortize over the life of the Credit Facility, maturing on May 18, 2019.  There were no capitalized debt financing costs related to the Credit Facility as of December 31, 2014.  Accrued interest related to the Credit Facility was $407,000 and $620,000 as of December 31, 2015 and December 31, 2014, respectively.
At December 31, 2015 and 2014, we had outstanding letters of credit of $8.4 million and $11.8 million, respectively.  These letters of credit were issued to secure various financial obligations.  We believe it is not probable that any outstanding letters of credit will be drawn upon.
Seller Financed Loans
Seller financed loans consisted of the following (in thousands):
 
 	 	December 31,	 	 	December 31,	 	
 	 	2015	 	 	2014	 	
Seller financed loans	 	$	2,434	 	 	$	14,677	 	
 
Principal and interest payments on these loans are due at various maturity dates, including at the time individual homes associated with the acquired land are delivered.  The seller financed loans accrue interest at a weighted average rate of 6.84% per annum, with interest calculated on a daily basis. Any remaining unpaid balance on these loans is due in May 2016.  Accrued interest on these loans was $89,000 and $517,000 as of December 31, 2015 and 2014, respectively.
Interest Incurred
During the years ended December 31, 2015 and 2014, the Company incurred interest of $61.0 million and $41.7 million, respectively, related to all notes payable, Senior Notes and debt payable to Weyerhaeuser outstanding during the period. Of the interest incurred, $61.0 million and $39.0 million was capitalized to inventory for the years ended December 31, 2015 and 2014, respectively. Included in interest incurred was amortization of deferred financing and Senior Note discount costs of $5.4 million and $2.4 million for the years ended December 31, 2015 and 2014, respectively.  Accrued interest related to all outstanding debt at December 31, 2015 and 2014 was $2.4 million and $3.1 million, respectively.
Covenant Requirements
The Senior Notes contain covenants that restrict our ability to, among other things, create liens or other encumbrances, enter into sale and leaseback transactions, or merge or sell all or substantially all of our assets. These limitations are subject to a number of qualifications and exceptions.
Under the Credit Facility, the Company is required to comply with certain financial covenants, including but not limited to (i) a minimum consolidated tangible net worth; (ii) a maximum total leverage ratio; and (iii) a minimum interest coverage ratio.
 
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The Compa ny was in compliance with all applicable financial covenants as of December 31, 2015 and December 31, 2014.

14.	Fair Value Disclosures	
Fair Value Measurements
ASC Topic 820, Fair Value Measurements and Disclosures , defines “fair value” as the price that would be received for selling an asset or paid to transfer a liability in an orderly transaction between market participants at measurement date and requires assets and liabilities carried at fair value to be classified and disclosed in the following three categories:
 	·	Level 1—Quoted prices for identical instruments in active markets	
 	·	Level 2—Quoted prices for similar instruments in active markets; quoted prices for identical or similar instruments in markets that are inactive; and model-derived valuations in which all significant inputs and significant value drivers are observable in active markets at measurement date	
 	·	Level 3—Valuations derived from techniques where one or more significant inputs or significant value drivers are unobservable in active markets at measurement date	
Fair Value of Financial Instruments
A summary of assets and liabilities at December 31, 2015 and 2014, related to our financial instruments, measured at fair value on a recurring basis, is set forth below (in thousands):
 
 	 	 	 	December 31, 2015	 	 	December 31, 2014	 	
 	 	Hierarchy	 	Book Value	 	 	Fair Value	 	 	Book Value	 	 	Fair Value	 	
Senior Notes (1)	 	Level 2	 	 	889,054	 	 	 	881,460	 	 	 	887,502	 	 	 	896,625	 	
Unsecured revolving credit facility (2)	 	Level 2	 	 	299,392	 	 	 	299,392	 	 	 	260,000	 	 	 	260,000	 	
Seller financed loans (3)	 	Level 2	 	 	2,434	 	 	 	2,368	 	 	 	14,677	 	 	 	14,677	 	
 
At December 31, 2015 and 2014, the carrying value of cash and cash equivalents and receivables approximated fair value.
 	(1)	The book value of the Senior Notes is net of discounts, excluding deferred loan costs of $20.4 million and $23.7 million as of December 31, 2015 and 2014, respectively. The estimated fair value of our Senior Notes at December 31, 2015 and 2014 is based on quoted market prices.	
 	(2)	We believe that the carrying value of our Credit Facility approximates fair value based on the recent amendment on May 18, 2015.	
 	(3)	We believe that the carrying value of our Seller financed loans approximates fair value based on a two year treasury curve analysis.	
 
Fair Value of Nonfinancial Assets
Nonfinancial assets include items such as real estate inventories and long-lived assets that are measured at fair value on a nonrecurring basis with events and circumstances indicating the carrying value is not recoverable. The following table presents impairment charges and the remaining net fair value for nonfinancial assets that were measured during the periods presented (in thousands):
 
 	 	 	 	Year Ended	 	 	Year Ended	 	
 	 	 	 	December 31, 2015	 	 	December 31, 2014	 	
 	 	 	 	 	 	 	 	Fair Value	 	 	 	 	 	 	Fair Value	 	
 	 	 	 	Impairment	 	 	Net of	 	 	Impairment	 	 	Net of	 	
 	 	 	 	Charge	 	 	Impairment	 	 	Charge	 	 	Impairment	 	
Real estate inventories (1)	 	 	 	$	1,167	 	 	$	28,540	 	 	$	931	 	 	$	20,329	 	
 
 	(1)	Fair value of real estate inventories, net of impairment charges represents only those assets whose carrying values were adjusted to fair value in the respective periods presented.  The fair value of these real estate inventories impaired was determined based on recent offers received from outside third parties or actual contracts .	

 
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15.	Commitments and Contingencies  	
Legal Matters
Lawsuits, claims and proceedings have been and may be instituted or asserted against us in the normal course of business, including actions brought on behalf of various classes of claimants. We are also subject to local, state and federal laws and regulations related to land development activities, house construction standards, sales practices, employment practices and environmental protection. As a result, we are subject to periodic examinations or inquiry by agencies administering these laws and regulations.
We record a reserve for potential legal claims and regulatory matters when they are probable of occurring and a potential loss is reasonably estimable. We accrue for these matters based on facts and circumstances specific to each matter and revise these estimates when necessary.
In view of the inherent difficulty of predicting outcomes of legal claims and related contingencies, we generally cannot predict their ultimate resolution, related timing or eventual loss. If our evaluations indicate loss contingencies that could be material are not probable, but are reasonably possible, we will disclose their nature with an estimate of a possible range of losses or a statement that such loss is not reasonably estimable.
Warranty
Warranty reserves are accrued as home deliveries occur. Our warranty reserves on homes delivered will vary based on product type and geographic area and also depending on state and local laws. The warranty reserve is included in accrued expenses and other liabilities on our consolidated balance sheets and represents expected future costs based on our historical experience over previous years. Estimated warranty costs are charged to cost of home sales in the period in which the related home sales revenue is recognized.
We maintain general liability insurance designed to protect us against a portion of our risk of loss from construction-related claims. We also generally require our subcontractors and design professionals to indemnify us for liabilities arising from their work, subject to various limitations. However, such indemnity is significantly limited with respect to certain subcontractors that are added to our general liability insurance policy. Included in our warranty reserve accrual are allowances to cover our estimated costs of self-insured retentions and deductible amounts under these policies and estimated costs for claims that may not be covered by applicable insurance or indemnities.  Estimation of these accruals include consideration of our claims history, including current claims and estimates of claims incurred but not yet reported. In 2015, we engaged a third-party actuary to analyze our warranty reserves and allowances to cover any current or future construction-related claims.  The third-party actuary used our historical expense and claim data, as well as industry data, to estimate a reserve amount.  As result of this analysis, we increased our warranty liability by $6.0 million during the fourth quarter of 2015.  We also record expected recoveries from insurance carriers when proceeds are probable and estimable.  Outstanding warranty insurance receivables were $10.5 million and $10.0 million as of December 31, 2015 and 2014, respectively. Warranty insurance receivables are recorded in receivables on the accompanying consolidated balance sheet.
There can be no assurance that the terms and limitations of the limited warranty will be effective against claims made by homebuyers, that we will be able to renew our insurance coverage or renew it at reasonable rates, that we will not be liable for damages, cost of repairs, and/or the expense of litigation surrounding possible construction defects, soil subsidence or building related claims or that claims will not arise out of uninsurable events or circumstances not covered by insurance and not subject to effective indemnification agreements with certain subcontractors.
Warranty reserves consisted of the following (in thousands):
 
 	 	Year Ended December 31,	 	
 	 	2015	 	 	2014	 	 	2013	 	
Warranty reserves, beginning of period	 	$	33,270	 	 	$	24,449	 	 	$	24,485	 	
Warranty reserves accrued	 	 	16,557	 	 	 	11,659	 	 	 	8,102	 	
Liabilities assumed in the Merger	 	 	—	 	 	 	7,481	 	 	 	—	 	
Adjustments to pre-existing reserves	 	 	7,451	 	 	 	199	 	 	 	1,933	 	
Warranty expenditures	 	 	(11,330	)	 	 	(10,518	)	 	 	(10,071	)	
Warranty reserves, end of period	 	$	45,948	 	 	$	33,270	 	 	$	24,449	 	

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Performance Bonds
We obtain surety bonds in the normal course of business with various municipalities and other government agencies to secure completion of certain infrastructure improvements of our projects.  As of December 31, 2015 and December 31, 2014, the Company had outstanding surety bonds totaling $414.1 million and $355.2 million, respectively. If any such performance bonds or letters of credit are called, we would be obligated to reimburse the issuer of the performance bond or letter of credit. We do not believe that a material amount of any currently outstanding performance bonds or letters of credit will be called.  Performance bonds do not have stated expiration dates. Rather, we are released from the performance bonds as the underlying performance is completed.
Operating Leases
Office Space, Buildings and Equipment
We lease certain property and equipment under non-cancelable operating leases. Office leases are for terms up to nine years and generally provide renewal options for terms up to an additional five years. In most cases, we expect that, in the normal course of business, leases that expire will be renewed or replaced by other leases. Equipment leases are typically for terms of three to four years.  The future minimum rental payments under operating leases, which primarily consist of office leases having initial or remaining noncancellable lease terms in excess of one year, are as follows (in thousands):
 
2016	 	 	 	 	 	$	7,448	 	
2017	 	 	 	 	 	 	6,920	 	
2018	 	 	 	 	 	 	5,175	 	
2019	 	 	 	 	 	 	4,947	 	
2020	 	 	 	 	 	 	4,110	 	
Thereafter	 	 	 	 	 	 	7,043	 	
 	 	 	 	 	 	$	35,643	 	
 
For the years ended December 31, 2015, 2014 and 2013, rental expense was $6.2 million, $4.9 million and $5.1 million, respectively.  Rent expense is included in general and administrative expenses on the consolidated statements of operations.
Ground Leases
In 1987, we obtained two 55-year ground leases of commercial property that provided for three renewal options of ten years each and one 45-year renewal option.  We exercised the three ten year extensions on one of these ground leases extending the lease through 2071.  The commercial buildings on these properties have been sold and the ground leases have been sublet to the buyers.
For one of these leases, we are responsible for making lease payments to the land owner, and we collect sublease payments from the buyers of the buildings.  Our lease commitments under this ground lease, which extends through 2071, were (in thousands):
 
2016	 	 	 	 	 	$	2,265	 	
2017	 	 	 	 	 	 	2,265	 	
2018	 	 	 	 	 	 	2,265	 	
2019	 	 	 	 	 	 	2,265	 	
2020	 	 	 	 	 	 	2,265	 	
Thereafter	 	 	 	 	 	 	77,770	 	
 	 	 	 	 	 	$	89,095	 	
 
This ground lease has been subleased through 2041 to the buyers of the commercial buildings. Our lease commitments through 2041 total $58.9 million as of December 31, 2015, and are fully offset by sublease receipts under the noncancellable subleases.
For the second lease, the buyers of the buildings are responsible for making lease payments directly to the land owner. However, we have guaranteed the performance of the buyers/lessees. As of December 31, 2015, guaranteed future payments on the lease, which expires in 2041, were $11.0 million.
 
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Purchase Obligations
In the ordinary course of business, we enter into land option contracts in order to procure lots for the construction of our homes. We are subject to customary obligations associated with entering into contracts for the purchase of land and improved lots. These purchase contracts typically require a cash deposit and the purchase of properties under these contracts is generally contingent upon satisfaction of certain requirements by the sellers, including obtaining applicable property and development entitlements. We also utilize option contracts with land sellers as a method of acquiring land in staged takedowns, to help us manage the financial and market risk associated with land holdings, and to reduce the use of funds from our corporate financing sources. Option contracts generally require a non-refundable deposit for the right to acquire lots over a specified period of time at pre-determined prices. We generally have the right at our discretion to terminate our obligations under both purchase contracts and option contracts by forfeiting our cash deposit with no further financial responsibility to the land seller. As of December 31, 2015, we had $42.1 million of non-refundable cash deposits pertaining to land option contracts and purchase contracts with an aggregate remaining purchase price of approximately $377.4 million (net of deposits).
Our utilization of land option contracts is dependent on, among other things, the availability of land sellers willing to enter into option takedown arrangements, the availability of capital to financial intermediaries to finance the development of optioned lots, general housing market conditions, and local market dynamics. Options may be more difficult to procure from land sellers in strong housing markets and are more prevalent in certain geographic regions.

16.	Stock-Based Compensation	
2013 Long-Term Incentive Plan
The Company’s stock compensation plan, the 2013 Long-Term Incentive Plan (the “2013 Incentive Plan”), was adopted by legacy TRI Pointe in January 2013 and amended with the approval of our stockholders in 2014. The 2013 Incentive Plan provides for the grant of equity-based awards, including options to purchase shares of common stock, stock appreciation rights, common stock, restricted stock, restricted stock units and performance awards. The 2013 Incentive Plan will automatically expire on the tenth anniversary of its effective date. Our board of directors may terminate or amend the 2013 Incentive Plan at any time, subject to any requirement of stockholder approval required by applicable law, rule or regulation.
As amended, the number of shares of our common stock that may be issued under the 2013 Incentive Plan is 11,727,833 shares. To the extent that shares of our common stock subject to an outstanding option, stock appreciation right, stock award or performance award granted under the 2013 Incentive Plan are not issued or delivered by reason of the expiration, termination, cancellation or forfeiture of such award or the settlement of such award in cash, then such shares of our common stock generally shall again be available under the 2013 Incentive Plan. As of December 31, 2015 there were 9,565,094 shares available for future grant under the 2013 Incentive Plan.
Converted Awards
Under the Transaction Agreement, each outstanding Weyerhaeuser equity award held by an employee of WRECO was converted into a similar equity award with TRI Pointe, based on the final exchange ratio of 2.1107 (the “Exchange Ratio”), rounded down to the nearest whole number of shares of common stock. The Company filed a registration statement on Form S-8 (Registration No. 333-197461) on July 16, 2014 to register 4,105,953 shares related to these equity awards. The converted awards have the same terms and conditions as the Weyerhaeuser equity awards except that all performance share units were surrendered in exchange for time-vesting restricted stock units without any performance-based vesting conditions or requirements and the exercise price of each converted stock option is equal to the original exercise price divided by the Exchange Ratio. There will be no future grants under the WRECO equity incentive plans.
The fair value of stock option awards assumed in the Merger was determined by using an option-based model with the following assumptions:
 
 	 	2014 Grants	 	 	2013 Grants	 	 	2012 Grants	 	 	2011 Grants	 	
Dividend yield	 	 	2.92	%	 	 	2.23	%	 	 	2.94	%	 	 	2.48	%	
Expected volatility	 	 	31.71	%	 	 	38.00	%	 	 	40.41	%	 	 	38.56	%	
Risk-free interest rate	 	 	1.57	%	 	 	0.92	%	 	 	1.01	%	 	 	2.65	%	
Expected life (in years)	 	 	4.97	 	 	 	4.97	 	 	 	5.33	 	 	 	5.73	 	

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The following table presents compensation expense recognized related to all stock-based awards (in thousands):
 
 	 	Year Ended December 31,	 	
 	 	2015	 	 	2014	 	 	2013	 	
Total stock-based compensation	 	$	11,935	 	 	$	7,679	 	 	$	5,002	 	
 
As of December 31, 2015, total unrecognized stock-based compensation related to all stock-based awards was $15.8 million and the weighted average term over which the expense was expected to be recognized was 1.75 years.
Summary of Stock Option Activity
The following table presents a summary of stock option awards for the year ended December 31, 2015:
 
 	 	 	 	 	 	Weighted	 	 	Weighted	 	 	 	 	 	
 	 	 	 	 	 	Average	 	 	Average	 	 	Aggregate	 	
 	 	 	 	 	 	Exercise	 	 	Remaining	 	 	Intrinsic	 	
 	 	 	 	 	 	Price	 	 	Contractual	 	 	Value	 	
 	 	Options	 	 	Per Share	 	 	Life	 	 	(in thousands)	 	
Options outstanding at December 31, 2014	 	 	3,467,086	 	 	$	13.05	 	 	 	6.0	 	 	$	7,642	 	
Granted	 	 	—	 	 	 	—	 	 	 	—	 	 	 	—	 	
Exercised	 	 	(171,716	)	 	 	11.54	 	 	 	 	 	 	 	 	 	
Forfeited	 	 	(75,223	)	 	 	13.60	 	 	 	 	 	 	 	 	 	
Options outstanding at December 31, 2015	 	 	3,220,147	 	 	 	13.12	 	 	 	5.2	 	 	 	3,081	 	
Options exercisable at December 31, 2015	 	 	2,791,472	 	 	 	12.40	 	 	 	4.5	 	 	 	765	 	
 
The total intrinsic value of stock option awards exercised during the years ended December 31, 2015, 2014 and 2013 was $642,000, $51,000 and $0 (1) , respectively. The total grant date fair value of stock option awards granted or assumed during the years ended December 31, 2015, 2014 and 2013 was $0, $11.8 million and $2.0 million (1) .
The fair value of stock option awards granted under the 2013 Incentive Plan at legacy TRI Pointe during the years ended December 31, 2015, 2014 and 2013 were established at the date of grant using an option based model with the following assumptions:
 
 	 	2015 Grants	 	2014 Grants	 	 	2013 Grants	 	
Dividend yield	 	N/A	 	 	0.00	%	 	 	0.00	%	
Expected volatility	 	N/A	 	 	63.01	%	 	 	44.00	%	
Risk-free interest rate	 	N/A	 	 	1.96	%	 	 	1.89	%	
Expected life (in years)	 	N/A	 	 	6.00	 	 	 	5.00	 	
 
 	(1)	Amounts disclosed for 2013 relate to activity under the 2013 Incentive Plan at legacy TRI Pointe.	
Summary of Restricted Stock Unit Activity
The following table presents a summary of restricted stock units (“RSUs”) for the year ended December 31, 2015:
 
 	 	 	 	 	 	Weighted	 	 	 	 	 	
 	 	 	 	 	 	Average	 	 	Aggregate	 	
 	 	Restricted	 	 	Grant Date	 	 	Intrinsic	 	
 	 	Stock	 	 	Fair Value	 	 	Value	 	
 	 	Units	 	 	Per Share	 	 	(in thousands)	 	
Nonvested RSUs at December 31, 2014	 	 	900,547	 	 	$	14.25	 	 	$	13,733	 	
Granted	 	 	1,580,499	 	 	 	11.59	 	 	 	18,315	 	
Vested	 	 	(453,685	)	 	 	13.85	 	 	 	 	 	
Forfeited	 	 	(69,328	)	 	 	14.58	 	 	 	 	 	
Nonvested RSUs at December 31, 2015	 	 	1,958,033	 	 	 	12.21	 	 	 	24,808	 	

 
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The total intrinsic value of restricted stock units that vested during the years ended December 31, 2015, 2014 and 2013 was $6.8 million, $1.0 million and $0 (1) , respectively. The total grant date fair value of restricted stock awards granted or assumed during the years ended December 31, 2015, 2014 and 2013 was $18.3 million, $15.2 million and $2.6 million (1) , respectively.
On March 5, 2015, the Company granted an aggregate of 440,800 restricted stock units to employees and officers. The restricted stock units granted vest annually on the anniversary of the grant date over a three year period.  The fair value of each restricted stock award granted on March 5, 2015 was measured using a price of $14.97 per share, which was the closing stock price on the date of grant.  Each award will be expensed on a straight-line basis over the vesting period.
On March 9, 2015, the Company granted 411,804, 384,351, and 274,536 performance-based RSUs to the Company’s Chief Executive Officer, President, and Chief Financial Officer, respectively, with 1/3 of the performance-based RSU amounts being allocated to each of the three following separate performance goals: total stockholder return (compared to a group of similarly sized homebuilders); earnings per share; and stock price. The performance-based restricted stock units granted will vest in each case, if at all, based on the percentage of attainment of the applicable performance goal. The performance periods for the performance-based RSUs with vesting based on total stockholder return and earnings per share are January 1, 2015 to December 31, 2017. The performance period for the performance-based RSUs with vesting based on stock price is January 1, 2016 to December 31, 2017. The fair value of the performance-based RSUs related to the total stockholder return and stock price performance goals was determined to be $7.55 and $7.90 per share, respectively, based on a Monte Carlo simulation. The fair value of the performance-based RSUs related to the earnings per share goal was measured using a price of $14.57 per share, which was the closing stock price on the date of grant. Each grant will be expensed on a straight-line basis over the expected vesting period.
On August 12, 2015, the Company granted an aggregate of 69,008 restricted stock units to members of its board of directors. The restricted stock units granted to directors on August 12, 2015 vest in their entirety on the day immediately prior to the Company’s 2016 Annual Meeting of Stockholders. The fair value of each restricted stock award granted on August 12, 2015 was measured using $14.49 per share, which was the closing price on the date of grant. Each award will be expensed on a straight-line basis over the vesting period.
On April 7, 2014, the Company granted an aggregate of 217,839 restricted stock units to employees, officers and directors. The restricted stock units granted to employees and officers on April 7, 2014 ratably vest annually on the anniversary of the grant date over a three year period. The restricted stock units granted to directors on April 7, 2014 vest on January 31, 2015, except the restricted stock units granted to directors who left the board upon the closing of the Merger vested on the date they left the board based on the number of days served in 2014. The fair value of each restricted stock award granted on April 7, 2014 was measured using a price of $16.17 per share, which was the closing stock price on the date of grant. Each award will be expensed on a straight-line basis over the vesting period.
On August 5, 2014, the Company granted an aggregate of 56,448 restricted stock units to members of its board of directors. The restricted stock units granted to directors on August 5, 2014 vest in their entirety on May 1, 2015. The fair value of each restricted stock award granted on August 5, 2014 was measured using $13.34 per share, which was the closing stock price on the date of grant. Each award will be expensed on a straight-line basis over the vesting period.
As restricted stock units vest, a portion of the shares awarded is generally withheld to cover employee minimum tax withholdings. As a result, the number of restricted stock units vested and the number of shares of TRI Pointe common stock issued will differ.
 	(1)	Amounts disclosed for 2013 relate to activity under the 2013 Incentive Plan at legacy TRI Pointe.	

 
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17.	Income Taxes  	
The provision (benefit) for income tax attributable to income (loss) from continuing operations before income taxes consisted of (in thousands):
 
 	 	Year Ended December 31,	 	
 	 	2015	 	 	2014	 	 	2013	 	
Current:	 	 	 	 	 	 	 	 	 	 	 	 	
Federal	 	$	91,343	 	 	$	(109,565	)	 	$	21,773	 	
State	 	 	6,715	 	 	 	5,339	 	 	 	1,646	 	
Total current taxes	 	 	98,058	 	 	 	(104,226	)	 	 	23,419	 	
Deferred:	 	 	 	 	 	 	 	 	 	 	 	 	
Federal	 	 	8,296	 	 	 	147,797	 	 	 	(107,651	)	
State	 	 	5,725	 	 	 	196	 	 	 	(1,929	)	
Total deferred taxes	 	 	14,021	 	 	 	147,993	 	 	 	(109,580	)	
Total income tax expense (benefit)	 	$	112,079	 	 	$	43,767	 	 	$	(86,161	)	
 
The Company’s provision (benefit) for income taxes was different from the amount computed by applying the statutory federal income tax rate of 35% to the underlying income before income taxes as a result of the following (in thousands):
 
 	 	Year Ended December 31,	 	
 	 	2015	 	 	2014	 	 	2013	 	
Taxes at the U.S. federal statutory rate	 	$	111,846	 	 	$	44,788	 	 	$	(83,109	)	
State income taxes, net of federal tax impact	 	 	9,627	 	 	 	3,822	 	 	 	(859	)	
Tax loss on the sale of WRI	 	 	—	 	 	 	(5,786	)	 	 	—	 	
Non deductible transaction costs	 	 	—	 	 	 	2,594	 	 	 	—	 	
Other, net	 	 	(9,394	)	 	 	(1,651	)	 	 	(2,193	)	
Total income tax expense (benefit)	 	$	112,079	 	 	$	43,767	 	 	$	(86,161	)	
Effective income tax rate	 	 	35.1	%	 	 	34.2	%	 	 	36.3	%	
 
Deferred taxes consisted of the following at December 31, 2015 and 2014 (in thousands):
 
 	 	 	 	Year Ended	 	
 	 	 	 	December 31,	 	
 	 	 	 	2015	 	 	2014	 	
Deferred tax assets:	 	 	 	 	 	 	 	 	 	 	
Impairment and other valuation reserves	 	 	 	$	89,057	 	 	$	110,816	 	
Incentive compensation	 	 	 	 	3,617	 	 	 	2,646	 	
Indirect costs capitalized	 	 	 	 	20,266	 	 	 	27,202	 	
Net operating loss carryforwards (state)	 	 	 	 	29,461	 	 	 	29,975	 	
Transaction costs	 	 	 	 	(833	)	 	 	2,610	 	
State taxes	 	 	 	 	2,903	 	 	 	1,368	 	
Other costs and expenses	 	 	 	 	13,641	 	 	 	17,230	 	
Gross deferred tax assets	 	 	 	 	158,112	 	 	 	191,847	 	
Valuation allowance	 	 	 	 	(4,361	)	 	 	(6,233	)	
Deferred tax assets, net of valuation allowance	 	 	 	 	153,751	 	 	 	185,614	 	
 	 	 	 	 	 	 	 	 	 	 	
Deferred tax liabilities:	 	 	 	 	 	 	 	 	 	 	
Interest capitalized	 	 	 	 	268	 	 	 	(2,590	)	
Basis difference in inventory	 	 	 	 	(14,128	)	 	 	(14,029	)	
Fixed assets	 	 	 	 	1,274	 	 	 	(555	)	
Intangibles	 	 	 	 	(9,015	)	 	 	(8,944	)	
Other	 	 	 	 	(1,493	)	 	 	(1,675	)	
Deferred tax liabilities	 	 	 	 	(23,094	)	 	 	(27,793	)	
Net deferred tax assets	 	 	 	$	130,657	 	 	$	157,821	 	
 
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In connection with the Merger, the Company acquired $16.8 million of net deferred tax assets and assumed $15.5 million of liabilities for uncertain tax positions.   
The Company accounts for income taxes in accordance with ASC 740, which requires an asset and liability approach for measuring deferred taxes based on temporary differences between the financial statements and tax bases of assets and liabilities using enacted tax rates for the years in which taxes are expected to be paid or recovered. Each quarter we assess our deferred tax asset to determine whether all or any portion of the asset is more likely than not unrealizable under ASC 740. We are required to establish a valuation allowance for any portion of the asset we conclude is more likely than not to be unrealizable. Our assessment considers, among other things, the nature, frequency and severity of our current and cumulative losses, forecasts of our future taxable income, the duration of statutory carryforward periods and tax planning alternatives.
As of December 31, 2015, the Company had state net operating loss carryforward of $560.7 million, which will expire between 2016 and 2034. We had a valuation allowance related to deferred tax assets of $4.4 million and $6.2 million as of December 31, 2015 and December 31, 2014, respectively, related to certain state net operating loss carryforwards as the tax benefits from those state losses are not more likely than not to be realized.  The decrease in the valuation allowance in 2015 is principally due to the expiration of state net operating loss carryovers on which a full valuation allowance was previously recorded.  
The Company will continue to evaluate both positive and negative evidence in determining the need for a valuation allowance against its deferred tax assets. Changes in positive and negative evidence, including differences between the Company’s future operating results and the estimates utilized in the determination of the valuation allowance, could result in changes in the Company’s estimate of the valuation allowance against its deferred tax assets. The accounting for deferred taxes is based upon estimates of future results. Differences between the anticipated and actual outcomes of these future results could have a material impact on the Company’s consolidated results of operations or financial position. Also, changes in existing federal and state tax laws and tax rates could affect future tax results and the valuation allowance against the Company’s deferred tax assets.
Unrecognized tax benefits represent potential future obligations to taxing authorities if uncertain tax positions we have taken on previously filed tax returns are not sustained. These amounts represent the gross amount of exposure in individual jurisdictions and do not reflect any additional benefits expected to be realized if such positions were not sustained, such as federal deduction that could be realized if an unrecognized state deduction was not sustained.
The Company files income tax returns in the U.S., including federal and multiple state and local jurisdictions. The Company’s tax years 2011-2015 will remain open to examination by the federal and state authorities for three and four years, respectively, from the date of utilization of any net operating loss or credit carryforwards.
The following table summarizes the activity related to the Company’s gross unrecognized tax benefits (in thousands):
 
 	 	 	 	Year Ended	 	
 	 	 	 	December 31,	 	
 	 	 	 	2015	 	 	2014	 	
Balance at beginning of year	 	 	 	$	14,857	 	 	$	—	 	
Increase due to Merger	 	 	 	 	—	 	 	 	16,716	 	
Decreases related to prior year tax positions	 	 	 	 	(1,706	)	 	 	—	 	
Decreases related to current year tax positions	 	 	 	 	(12,879	)	 	 	(1,859	)	
Balance at end of year	 	 	 	$	272	 	 	$	14,857	 	
 
The amount of unrecognized tax benefit that, if recognized and realized, would affect the effective tax rate is none as of December 31, 2015. Management believes it is reasonably possible that the total amount of unrecognized tax benefits will decrease within the next 12 months.
The Company classifies interest and penalties related to income taxes as part of income tax expense.  Accrued interest and penalties are included within the related liabilities in the balance sheet. The Company has recorded $35,000 of unpaid interest as a result of uncertain tax positions as of December 31, 2015.
Deferred tax assets and liabilities are recognized for the future tax consequences attributable to differences between financial statement carrying amounts of assets and liabilities and their respective tax bases and for operating loss and tax credit carryforwards.
 
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If we were to calculate income taxes using the separate return method, the effect on pro forma unaudited income from continuing opera tions and pro forma unaudited earnings per share would be as follows (in thousands, except per share amounts):
 
 	 	Year Ended December 31,	 	
 	 	2015	 	 	2014	 	 	2013	 	
 	 	(unaudited)	 	 	(unaudited)	 	 	(unaudited)	 	
Income (loss) from continuing operations before taxes as
   reported in the accompanying financial statements	 	$	319,260	 	 	$	127,964	 	 	$	(237,454	)	
(Provision) benefit for income taxes	 	 	(112,079	)	 	 	(49,553	)	 	 	86,161	 	
Pro forma income (loss) from continuing operations	 	 	207,181	 	 	 	78,411	 	 	 	(151,293	)	
Net income attributable to noncontrolling interests	 	 	(1,720	)	 	 	—	 	 	 	—	 	
Pro forma net income (loss) from continuing operations available to
   common stockholders	 	$	205,461	 	 	$	78,411	 	 	$	(151,293	)	
Pro forma earnings (loss) per share - basic	 	$	1.27	 	 	$	0.54	 	 	$	(1.17	)	
Pro forma earnings (loss) per share - diluted	 	$	1.27	 	 	$	0.54	 	 	$	(1.17	)	
 
Assuming computation on a separate return basis, our income tax provision would have increased by $5.8 million for the year ended December 31, 2014 related to the tax loss on the sale of Weyerhaeuser Realty Investors, Inc. to Weyerhaeuser NR Company that would not have provided a benefit to our income tax provision assuming computation on a separate return basis.  There would be no change to our income tax provision for the years ended December 31, 2015 and 2013.
Refer to Note 18, Related Party Transactions, for a description of the tax sharing agreement between TRI Pointe and Weyerhaeuser.

18.	Related Party Transactions	
Prior to the Merger, WRECO was a wholly-owned subsidiary of Weyerhaeuser. Weyerhaeuser provided certain services including payroll processing and related employee benefits, other corporate services such as corporate governance, cash management and other treasury services, administrative services such as government relations, tax, internal audit, legal, accounting, human resources and equity-based compensation plan administration, lease of office space, aviation services and insurance coverage. WRECO was allocated a portion of Weyerhaeuser corporate general and administrative costs on either a proportional cost or usage basis.
Weyerhaeuser-allocated corporate general and administrative expenses were as follows (in thousands):
 
 	 	Year Ended December 31,	 	
 	 	 	2015	 	 	 	2014	 	 	 	2013	 	
Weyerhaeuser-allocated costs	 	$	—	 	 	$	10,735	 	 	$	22,884	 	
 
These expenses may not be indicative of the actual level of expense WRECO would have incurred if it had operated as an independent company or of expenses expected to be incurred in the future after the Closing Date.
During the year ended December 31, 2014 and prior to the Merger, WRECO sold $4.8 million of mineral rights and $21.2 million of land to Weyerhaeuser.
TRI Pointe has certain liabilities with Weyerhaeuser related to a tax sharing agreement executed in connection with the Merger. The liabilities under the tax sharing agreement relate to a portion of the California net operating loss generated prior to the Merger that are expected to be realized after July 7, 2014; federal tax credits generated prior to the Merger that are expected to be realized after July 7, 2014; and deductions for stock option awards granted through December 31, 2013 that are expected to be realized after July 7, 2014.  As of December 31, 2015 and 2014, we had an income tax liability to Weyerhaeuser of $8.9 million and $15.7, million, respectively, which is recorded in accrued expenses and other liabilities on the accompanying balance sheet.
In January of 2014, TRI Pointe acquired 46 lots located in Castle Rock, Colorado, for a purchase price of approximately $2.7 million from an entity managed by an affiliate of the Starwood Capital Group. In January of 2015, TRI Pointe acquired an additional 46 lots located in Castle Rock, Colorado, for a purchase price of approximately $2.8 million from an entity managed by an affiliate of the Starwood Capital Group. The chairman of the Company’s board of directors is Barry Sternlicht who is also the chairman of the Starwood Capital Group.  Starwood Fund, a greater than five percent holder of our common stock, is managed by affiliates of Starwood Capital Group.  This acquisition was approved by TRI Pointe’s independent directors.
 
- 101 -

In October of 2015, we entered into an agreement with an affiliate of BlackRock, Inc. to acquire 161 lots located in Dublin, California, for a purchase price of approx imately $60 million.  BlackRock, Inc. is a greater than five percent holder of our common stock.  This acquisition was approved by the Executive Land Committee, which is comprised of independent directors.

19.	Discontinued Operations	
On October 31, 2013, a wholly-owned subsidiary of WRECO, Weyerhaeuser Realty Investors, Inc., (“WRI”), was sold to Weyerhaeuser NR Company. The results of operations for WRI have been recorded as discontinued operations in the accompanying consolidated financial statements. Cash flows of WRI through the date of the sale to Weyerhaeuser remain fully consolidated in the accompanying consolidated statement of cash flow for the year ended December 31, 2013.
Earnings of discontinued operations is as follows (in thousands):
 
 	 	Year Ended December 31,	 	
 	 	2015	 	 	2014	 	 	2013	 	
Earnings before income taxes	 	$	—	 	 	$	—	 	 	$	602	 	
Gain on sale of discontinued operations	 	 	—	 	 	 	—	 	 	 	1,946	 	
(Provision) benefit for income taxes	 	 	—	 	 	 	—	 	 	 	(710	)	
Discontinued operations, net of income taxes	 	$	—	 	 	$	—	 	 	$	1,838	 	
 
On October 31, 2013, Weyerhaeuser NR Company acquired WRI for $3.6 million. The purchase price was recorded as a reduction in the debt payable to Weyerhaeuser. The transaction resulted in a net gain of approximately $1.9 million, which was recognized in the fourth quarter of 2013.

 
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20.	Supplemental Disclosure to Consolidated Statement of Cash Flow  	
The following are supplemental disclosures to the consolidated statements of cash flows (in thousands):
 
 	 	Year Ended December 31,	 	
 	 	2015	 	 	2014	 	 	2013	 	
Supplemental disclosure of cash flow information:	 	 	 	 	 	 	 	 	 	 	 	 	
Cash paid (received) during the period for:	 	 	 	 	 	 	 	 	 	 	 	 	
Interest, net of amounts capitalized of $60,964, $38,975 and
   $19,081 (Note 7)	 	$	—	 	 	$	1,372	 	 	$	2,091	 	
Income taxes	 	$	69,917	 	 	$	43,005	 	 	$	(10,521	)	
Supplemental disclosures of noncash activities:	 	 	 	 	 	 	 	 	 	 	 	 	
Increase in real estate inventory due to distribution of land
   from an unconsolidated joint venture	 	$	—	 	 	$	5,052	 	 	$	—	 	
Distribution to Weyerhaeuser of excluded assets and liabilities	 	$	—	 	 	$	126,687	 	 	$	—	 	
Amounts owed to Weyerhaeuser related to the tax sharing
   agreement	 	$	—	 	 	$	15,688	 	 	$	—	 	
Noncash settlement of debt payable to Weyerhaeuser	 	$	—	 	 	$	70,082	 	 	$	—	 	
Accrued liabilities related to the purchase of operating properties
   and equipment	 	$	3,976	 	 	$	—	 	 	$	—	 	
Amortization of senior note discount capitalized to real estate
   inventory	 	$	1,552	 	 	$	804	 	 	$	—	 	
Amortization of deferred loan costs capitalized to real estate
   inventory	 	$	3,312	 	 	$	—	 	 	$	—	 	
Effect of net consolidation and de-consolidation of variable
   interest entities:	 	 	 	 	 	 	 	 	 	 	 	 	
Increase (decrease) in consolidated real estate inventory
   not owned	 	$	5,297	 	 	$	6,343	 	 	$	(7,411	)	
Increase in deposits on real estate under option or
   contract and other assets	 	$	—	 	 	$	780	 	 	$	3,005	 	
Increase in accrued expenses and other liabilities	 	$	300	 	 	$	—	 	 	$	—	 	
(Increase) decrease in noncontrolling interests	 	$	(5,597	)	 	$	(7,123	)	 	$	4,406	 	
Merger:	 	 	 	 	 	 	 	 	 	 	 	 	
Fair value of assets, excluding cash acquired	 	$	—	 	 	$	724,995	 	 	$	—	 	
Liabilities assumed	 	$	—	 	 	$	(276,347	)	 	$	—	 	

 
21.	Subsequent Events	
On January 27, 2016, our Board of Directors approved a $100 million stock repurchase program, effective January 26, 2016.  Under the program, the company may repurchase common stock with an aggregate value of up to $100 million through January 25, 2017. The share repurchase program does not obligate the company to repurchase any particular amount of common stock, and it could be modified, suspended or discontinued at any time. The timing and amount of repurchases are determined by the company’s management at its discretion based on a variety of factors such as the market price of its common stock, corporate requirements, general market and economic conditions and legal requirements. Purchases of the company’s common stock may be made in open market transactions effected through a broker-dealer at prevailing market prices, in block trades, or by other means in accordance with federal securities laws.  As of this reporting date no shares have been repurchased under this program.

22.	Supplemental Guarantor Information	
On the Closing Date, the TRI Pointe Homes assumed WRECO’s obligations as issuer of the Senior Notes.  Additionally, all of TRI Pointe’s wholly-owned subsidiaries that are guarantors of the Company’s unsecured $550 million revolving credit facility, including WRECO and certain of its wholly-owned subsidiaries, entered into supplemental indentures pursuant to which they jointly and severally guaranteed TRI Pointe’s obligations with respect to the Senior Notes.  In connection with the Reorganization, TRI Pointe Group became a co-issuer with TRI Pointe Homes of the Senior Notes.
 
- 103 -

Presented below are the condensed consolidating balance sheets at December 31, 2015 and 2014, condensed consolidating sta tements of operations for the years ended December 31, 2015 and 2014 and condensed consolidating statement of cash flows for the years ended December 31, 2015 and 2014.  TRI Pointe’s non-guarantor subsidiaries represent less than 3% on an individual and ag gregate basis of consolidated total assets, total revenues, and income from operations before taxes and cash flow from operating activities.  Therefore, the non-guarantor subsidiaries’ information is not separately presented in the tables below, but is inc luded with the guarantor subsidiaries.
As discussed in Note 1, the Merger was treated as a “reverse acquisition” with WRECO being considered the accounting acquirer.  Accordingly, the financial statements reflect the historical results of WRECO for all periods and do not include the historical financial information of TRI Pointe prior to the Closing Date.  Subsequent to the Closing Date, the consolidated financial statements reflect the results of the combined company.   As a result, we have not included condensed consolidated financial statements for the years ending December 31, 2013 because those results are of WRECO and are already included on the face of the consolidated financial statements.  In addition, there is no financial information for TRI Pointe Group, Inc., issuer of the Senior Notes, in the periods prior to the Merger.
Condensed Consolidating Balance Sheet (in thousands):
 
 	 	December 31, 2015	 	
 	 	 	 	 	 	 	 	 	 	 	 	 	 	Consolidated	 	
 	 	 	 	 	 	Guarantor	 	 	Consolidating	 	 	TRI Pointe	 	
 	 	Issuer (1)	 	 	Subsidiaries	 	 	Adjustments	 	 	Group, Inc.	 	
Assets	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Cash and cash equivalents	 	$	147,771	 	 	$	66,714	 	 	$	—	 	 	$	214,485	 	
Receivables	 	 	17,358	 	 	 	26,352	 	 	 	—	 	 	 	43,710	 	
Intercompany receivables	 	 	783,956	 	 	 	—	 	 	 	(783,956	)	 	 	—	 	
Real estate inventories	 	 	657,221	 	 	 	1,862,052	 	 	 	—	 	 	 	2,519,273	 	
Investments in unconsolidated entities	 	 	—	 	 	 	18,999	 	 	 	—	 	 	 	18,999	 	
Goodwill and other intangible assets, net	 	 	156,604	 	 	 	5,425	 	 	 	—	 	 	 	162,029	 	
Investments in subsidiaries	 	 	1,093,261	 	 	 	—	 	 	 	(1,093,261	)	 	 	—	 	
Deferred tax assets, net	 	 	19,061	 	 	 	111,596	 	 	 	—	 	 	 	130,657	 	
Other assets	 	 	12,219	 	 	 	36,699	 	 	 	—	 	 	 	48,918	 	
Total Assets	 	$	2,887,451	 	 	$	2,127,837	 	 	$	(1,877,217	)	 	$	3,138,071	 	
 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Liabilities	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Accounts payable	 	$	20,444	 	 	$	44,396	 	 	$	—	 	 	$	64,840	 	
Intercompany payables	 	 	—	 	 	 	783,956	 	 	 	(783,956	)	 	 	—	 	
Accrued expenses and other liabilities	 	 	32,219	 	 	 	184,044	 	 	 	—	 	 	 	216,263	 	
Unsecured revolving credit facility	 	 	299,392	 	 	 	—	 	 	 	—	 	 	 	299,392	 	
Seller financed loans	 	 	2,034	 	 	 	400	 	 	 	—	 	 	 	2,434	 	
Senior notes	 	 	868,679	 	 	 	—	 	 	 	—	 	 	 	868,679	 	
Total Liabilities	 	 	1,222,768	 	 	 	1,012,796	 	 	 	(783,956	)	 	 	1,451,608	 	
 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Equity	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Total stockholders’ equity	 	 	1,664,683	 	 	 	1,093,261	 	 	 	(1,093,261	)	 	 	1,664,683	 	
Noncontrolling interests	 	 	—	 	 	 	21,780	 	 	 	—	 	 	 	21,780	 	
Total Equity	 	 	1,664,683	 	 	 	1,115,041	 	 	 	(1,093,261	)	 	 	1,686,463	 	
Total Liabilities and Equity	 	$	2,887,451	 	 	$	2,127,837	 	 	$	(1,877,217	)	 	$	3,138,071	 	
 
 	(1)	References to “Issuer” in Note 22, Supplemental Guarantor Information have the following meanings:	
 	a.	for periods prior to July 7, 2015: TRI Pointe Homes only	
 	b.	for periods from and after July 7, 2015:  TRI Pointe Homes and TRI Pointe Group as co-issuers	

- 104 -

Condensed Consolidating Balance Sheet (in thousands):
 
 	 	December 31, 2014	 	
 	 	 	 	 	 	 	 	 	 	 	 	 	 	Consolidated	 	
 	 	 	 	 	 	Guarantor	 	 	Consolidating	 	 	TRI Pointe	 	
 	 	Issuer (1)	 	 	Subsidiaries	 	 	Adjustments	 	 	Homes, Inc.	 	
Assets	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Cash and cash equivalents	 	$	105,888	 	 	$	64,741	 	 	$	—	 	 	$	170,629	 	
Receivables	 	 	5,050	 	 	 	15,068	 	 	 	—	 	 	 	20,118	 	
Intercompany receivables	 	 	797,480	 	 	 	—	 	 	 	(797,480	)	 	 	—	 	
Real estate inventories	 	 	613,666	 	 	 	1,666,517	 	 	 	—	 	 	 	2,280,183	 	
Investments in unconsolidated entities	 	 	—	 	 	 	16,805	 	 	 	—	 	 	 	16,805	 	
Goodwill and other intangible assets, net	 	 	156,603	 	 	 	5,960	 	 	 	—	 	 	 	162,563	 	
Investments in subsidiaries	 	 	941,397	 	 	 	—	 	 	 	(941,397	)	 	 	—	 	
Deferred tax assets, net	 	 	23,630	 	 	 	134,191	 	 	 	—	 	 	 	157,821	 	
Other assets	 	 	31,512	 	 	 	50,207	 	 	 	—	 	 	 	81,719	 	
Total Assets	 	$	2,675,226	 	 	$	1,953,489	 	 	$	(1,738,877	)	 	$	2,889,838	 	
 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Liabilities	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Accounts payable	 	$	25,800	 	 	$	43,060	 	 	$	—	 	 	$	68,860	 	
Intercompany payables	 	 	—	 	 	 	797,480	 	 	 	(797,480	)	 	 	—	 	
Accrued expenses and other liabilities	 	 	57,353	 	 	 	152,656	 	 	 	—	 	 	 	210,009	 	
Unsecured revolving credit facility	 	 	260,000	 	 	 	—	 	 	 	—	 	 	 	260,000	 	
Seller financed loans	 	 	14,077	 	 	 	600	 	 	 	—	 	 	 	14,677	 	
Senior notes	 	 	863,816	 	 	 	—	 	 	 	—	 	 	 	863,816	 	
Total Liabilities	 	 	1,221,046	 	 	 	993,796	 	 	 	(797,480	)	 	 	1,417,362	 	
 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Equity	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Total stockholders’ equity	 	 	1,454,180	 	 	 	941,397	 	 	 	(941,397	)	 	 	1,454,180	 	
Noncontrolling interests	 	 	—	 	 	 	18,296	 	 	 	—	 	 	 	18,296	 	
Total Equity	 	 	1,454,180	 	 	 	959,693	 	 	 	(941,397	)	 	 	1,472,476	 	
Total Liabilities and Equity	 	$	2,675,226	 	 	$	1,953,489	 	 	$	(1,738,877	)	 	$	2,889,838	 	
 
 	(1)	References to “Issuer” in Note 22, Supplemental Guarantor Information have the following meanings:	
 	a.	for periods prior to July 7, 2015: TRI Pointe Homes only	
 	b.	for periods from and after July 7, 2015:  TRI Pointe Homes and TRI Pointe Group as co-issuers	

- 105 -

Condensed Consolidating Statement of Operations (in thousands):
 
 	 	Year Ended December 31, 2015	 	
 	 	 	 	 	 	 	 	 	 	 	 	 	 	Consolidated	 	
 	 	 	 	 	 	Guarantor	 	 	Consolidating	 	 	TRI Pointe	 	
 	 	Issuer (1)	 	 	Subsidiaries	 	 	Adjustments	 	 	Group, Inc.	 	
Homebuilding:	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Home sales revenue	 	$	774,005	 	 	$	1,517,259	 	 	$	—	 	 	$	2,291,264	 	
Land and lot sales revenue	 	 	—	 	 	 	101,284	 	 	 	—	 	 	 	101,284	 	
Other operations	 	 	—	 	 	 	7,601	 	 	 	—	 	 	 	7,601	 	
Total revenues	 	 	774,005	 	 	 	1,626,144	 	 	 	—	 	 	 	2,400,149	 	
Cost of home sales	 	 	624,331	 	 	 	1,182,760	 	 	 	—	 	 	 	1,807,091	 	
Cost of land and lot sales	 	 	—	 	 	 	34,844	 	 	 	—	 	 	 	34,844	 	
Other operations	 	 	—	 	 	 	4,360	 	 	 	—	 	 	 	4,360	 	
Impairments and lot option abandonments	 	 	460	 	 	 	1,470	 	 	 	—	 	 	 	1,930	 	
Sales and marketing	 	 	26,792	 	 	 	89,425	 	 	 	—	 	 	 	116,217	 	
General and administrative	 	 	55,611	 	 	 	61,885	 	 	 	—	 	 	 	117,496	 	
Restructuring charges	 	 	(169	)	 	 	3,498	 	 	 	—	 	 	 	3,329	 	
Homebuilding income from operations	 	 	66,980	 	 	 	247,902	 	 	 	—	 	 	 	314,882	 	
Equity in loss of unconsolidated entities	 	 	—	 	 	 	1,460	 	 	 	—	 	 	 	1,460	 	
Transaction expenses	 	 	—	 	 	 	—	 	 	 	—	 	 	 	—	 	
Other (loss) income, net	 	 	(127	)	 	 	985	 	 	 	—	 	 	 	858	 	
Homebuilding income from continuing operations
   before taxes	 	 	66,853	 	 	 	250,347	 	 	 	—	 	 	 	317,200	 	
Financial Services:	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Revenues	 	 	—	 	 	 	1,010	 	 	 	—	 	 	 	1,010	 	
Expenses	 	 	—	 	 	 	181	 	 	 	—	 	 	 	181	 	
Equity in income of unconsolidated entities	 	 	—	 	 	 	1,231	 	 	 	—	 	 	 	1,231	 	
Financial services income from continuing operations
   before taxes	 	 	—	 	 	 	2,060	 	 	 	—	 	 	 	2,060	 	
Income from continuing operations before taxes	 	 	66,853	 	 	 	252,407	 	 	 	—	 	 	 	319,260	 	
Provision for income taxes	 	 	(20,001	)	 	 	(92,078	)	 	 	 	 	 	 	(112,079	)	
Equity of net income (loss) of subsidiaries	 	 	158,609	 	 	 	—	 	 	 	(158,609	)	 	 	—	 	
Net income (loss)	 	 	205,461	 	 	 	160,329	 	 	 	(158,609	)	 	 	207,181	 	
Net income attributable to noncontrolling interests	 	 	—	 	 	 	(1,720	)	 	 	—	 	 	 	(1,720	)	
Net income (loss) available to common stockholders	 	$	205,461	 	 	$	158,609	 	 	$	(158,609	)	 	$	205,461	 	
 
 	(1)	References to “Issuer” in Note 22, Supplemental Guarantor Information have the following meanings:	
 	a.	for periods prior to July 7, 2015: TRI Pointe Homes only	
 	b.	for periods from and after July 7, 2015:  TRI Pointe Homes and TRI Pointe Group as co-issuers	

- 106 -

Condensed Consolidating Statement of Operations (in thousands):
 
 	 	Year Ended December 31, 2014	 	
 	 	 	 	 	 	 	 	 	 	 	 	 	 	Consolidated	 	
 	 	 	 	 	 	Guarantor	 	 	Consolidating	 	 	TRI Pointe	 	
 	 	Issuer (1)	 	 	Subsidiaries	 	 	Adjustments	 	 	Homes, Inc.	 	
Homebuilding:	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Home sales revenue	 	$	324,219	 	 	$	1,322,055	 	 	$	—	 	 	$	1,646,274	 	
Land and lot sales revenue	 	 	—	 	 	 	47,660	 	 	 	—	 	 	 	47,660	 	
Other operations	 	 	(12	)	 	 	9,694	 	 	 	—	 	 	 	9,682	 	
Total revenues	 	 	324,207	 	 	 	1,379,409	 	 	 	—	 	 	 	1,703,616	 	
Cost of home sales	 	 	271,530	 	 	 	1,044,940	 	 	 	—	 	 	 	1,316,470	 	
Cost of land and lot sales	 	 	—	 	 	 	37,560	 	 	 	—	 	 	 	37,560	 	
Other operations	 	 	—	 	 	 	3,324	 	 	 	—	 	 	 	3,324	 	
Impairments and lot option abandonments	 	 	49	 	 	 	2,466	 	 	 	—	 	 	 	2,515	 	
Sales and marketing	 	 	9,678	 	 	 	93,922	 	 	 	—	 	 	 	103,600	 	
General and administrative	 	 	16,532	 	 	 	65,826	 	 	 	—	 	 	 	82,358	 	
Restructuring charges	 	 	—	 	 	 	10,543	 	 	 	—	 	 	 	10,543	 	
Homebuilding income from operations	 	 	26,418	 	 	 	120,828	 	 	 	—	 	 	 	147,246	 	
Equity in loss of unconsolidated entities	 	 	—	 	 	 	(278	)	 	 	—	 	 	 	(278	)	
Transaction expenses	 	 	(7,138	)	 	 	(10,822	)	 	 	—	 	 	 	(17,960	)	
Other income (loss), net	 	 	17	 	 	 	(1,036	)	 	 	—	 	 	 	(1,019	)	
Homebuilding income from continuing operations
   before taxes	 	 	19,297	 	 	 	108,692	 	 	 	—	 	 	 	127,989	 	
Financial Services:	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Revenues	 	 	—	 	 	 	—	 	 	 	—	 	 	 	—	 	
Expenses	 	 	—	 	 	 	15	 	 	 	—	 	 	 	15	 	
Equity in loss of unconsolidated entities	 	 	—	 	 	 	(10	)	 	 	—	 	 	 	(10	)	
Financial services loss from continuing operations
   before taxes	 	 	—	 	 	 	(25	)	 	 	—	 	 	 	(25	)	
Income from continuing operations before taxes	 	 	19,297	 	 	 	108,667	 	 	 	—	 	 	 	127,964	 	
Provision for income taxes	 	 	(11,586	)	 	 	(32,181	)	 	 	—	 	 	 	(43,767	)	
Net income	 	 	7,711	 	 	 	76,486	 	 	 	—	 	 	 	84,197	 	
Equity of net income (loss) of subsidiaries	 	 	76,486	 	 	 	—	 	 	 	(76,486	)	 	 	—	 	
Net income (loss) available to common stockholders	 	$	84,197	 	 	$	76,486	 	 	$	(76,486	)	 	$	84,197	 	
 
 	(1)	References to “Issuer” in Note 22, Supplemental Guarantor Information have the following meanings:	
 	a.	for periods prior to July 7, 2015: TRI Pointe Homes only	
 	b.	for periods from and after July 7, 2015:  TRI Pointe Homes and TRI Pointe Group as co-issuers	

- 107 -

Condensed Consolidating Statement of Cash Flows (in thousands):
 
 	 	Year Ended December 31, 2015	 	
 	 	 	 	 	 	 	 	 	 	 	 	 	 	Consolidated	 	
 	 	 	 	 	 	Guarantor	 	 	Consolidating	 	 	TRI Pointe	 	
 	 	Issuer (1)	 	 	Subsidiaries	 	 	Adjustments	 	 	Group, Inc.	 	
Cash flows from operating activities	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Net cash provided by operating activities	 	$	1,714	 	 	$	29,291	 	 	$	—	 	 	$	31,005	 	
Cash flows from investing activities:	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Purchases of property and equipment	 	 	(1,063	)	 	 	254	 	 	 	—	 	 	 	(809	)	
Investments in unconsolidated entities	 	 	—	 	 	 	(1,468	)	 	 	—	 	 	 	(1,468	)	
Distributions from unconsolidated entities	 	 	—	 	 	 	1,415	 	 	 	—	 	 	 	1,415	 	
Intercompany	 	 	16,717	 	 	 	—	 	 	 	(16,717	)	 	 	—	 	
Net cash provided by (used in) investing activities	 	 	15,654	 	 	 	201	 	 	 	(16,717	)	 	 	(862	)	
Cash flows from financing activities:	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Borrowings from debt	 	 	140,000	 	 	 	—	 	 	 	—	 	 	 	140,000	 	
Repayment of debt	 	 	(112,651	)	 	 	(200	)	 	 	—	 	 	 	(112,851	)	
Debt issuance costs	 	 	(2,688	)	 	 	—	 	 	 	—	 	 	 	(2,688	)	
Net repayments of debt held by variable interest entities	 	 	—	 	 	 	(6,769	)	 	 	—	 	 	 	(6,769	)	
Contributions from noncontrolling interests	 	 	—	 	 	 	5,990	 	 	 	—	 	 	 	5,990	 	
Distributions to noncontrolling interests	 	 	—	 	 	 	(9,823	)	 	 	—	 	 	 	(9,823	)	
Proceeds from issuance of common stock under
   share-based awards	 	 	1,616	 	 	 	—	 	 	 	—	 	 	 	1,616	 	
Excess tax benefits of share-based awards	 	 	428	 	 	 	—	 	 	 	—	 	 	 	428	 	
Minimum tax withholding paid on behalf of employees for
   restricted stock units	 	 	(2,190	)	 	 	—	 	 	 	—	 	 	 	(2,190	)	
Intercompany	 	 	—	 	 	 	(16,717	)	 	 	16,717	 	 	 	—	 	
Net cash provided by (used in) financing activities	 	 	24,515	 	 	 	(27,519	)	 	 	16,717	 	 	 	13,713	 	
Net increase in cash and cash equivalents	 	 	41,883	 	 	 	1,973	 	 	 	—	 	 	 	43,856	 	
Cash and cash equivalents - beginning of period	 	 	105,888	 	 	 	64,741	 	 	 	—	 	 	 	170,629	 	
Cash and cash equivalents - end of period	 	$	147,771	 	 	$	66,714	 	 	$	—	 	 	$	214,485	 	
 
 	(1)	References to “Issuer” in Note 22, Supplemental Guarantor Information have the following meanings:	
 	a.	for periods prior to July 7, 2015: TRI Pointe Homes only	
 	b.	for periods from and after July 7, 2015:  TRI Pointe Homes and TRI Pointe Group as co-issuers	

- 108 -

Condensed Consolidating Statement of Cash Flows (in thousands):
 
 	 	Year Ended December 31, 2014	 	
 	 	 	 	 	 	 	 	 	 	 	 	 	 	Consolidated	 	
 	 	 	 	 	 	Guarantor	 	 	Consolidating	 	 	TRI Pointe	 	
 	 	Issuer (1)	 	 	Subsidiaries	 	 	Adjustments	 	 	Homes, Inc.	 	
Cash flows from operating activities	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Net cash used in operating activities	 	$	(62,715	)	 	$	(50,655	)	 	$	—	 	 	$	(113,370	)	
Cash flows from investing activities:	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Purchases of property and equipment	 	 	(2,293	)	 	 	(5,557	)	 	 	—	 	 	 	(7,850	)	
Cash acquired in the Merger	 	 	53,800	 	 	 	—	 	 	 	—	 	 	 	53,800	 	
Proceeds from sale of property and equipment	 	 	—	 	 	 	23	 	 	 	—	 	 	 	23	 	
Investments in unconsolidated entities	 	 	—	 	 	 	(1,311	)	 	 	—	 	 	 	(1,311	)	
Intercompany	 	 	69,971	 	 	 	—	 	 	 	(69,971	)	 	 	—	 	
Net cash provided by (used in) investing activities	 	 	121,478	 	 	 	(6,845	)	 	 	(69,971	)	 	 	44,662	 	
Cash flows from financing activities:	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Borrowings from debt	 	 	100,000	 	 	 	600	 	 	 	—	 	 	 	100,600	 	
Repayment of debt	 	 	(53,051	)	 	 	—	 	 	 	—	 	 	 	(53,051	)	
Debt issuance costs	 	 	—	 	 	 	(23,000	)	 	 	—	 	 	 	(23,000	)	
Proceeds from issuance of senior notes	 	 	—	 	 	 	886,698	 	 	 	—	 	 	 	886,698	 	
Bridge commitment fee	 	 	—	 	 	 	(10,322	)	 	 	—	 	 	 	(10,322	)	
Changes in debt payable to Weyerhaeuser	 	 	—	 	 	 	(623,589	)	 	 	—	 	 	 	(623,589	)	
Change in book overdrafts	 	 	—	 	 	 	(22,491	)	 	 	—	 	 	 	(22,491	)	
Distributions to Weyerhaeuser	 	 	—	 	 	 	(8,606	)	 	 	—	 	 	 	(8,606	)	
Net proceeds of debt held by variable interest entities	 	 	—	 	 	 	3,903	 	 	 	—	 	 	 	3,903	 	
Contributions from noncontrolling interests	 	 	—	 	 	 	1,895	 	 	 	—	 	 	 	1,895	 	
Distributions to noncontrolling interests	 	 	—	 	 	 	(19,143	)	 	 	—	 	 	 	(19,143	)	
Proceeds from issuance of common stock under
   share-based awards	 	 	176	 	 	 	—	 	 	 	—	 	 	 	176	 	
Excess tax benefits of share-based awards	 	 	—	 	 	 	1,757	 	 	 	—	 	 	 	1,757	 	
Intercompany	 	 	 	 	 	 	(69,971	)	 	 	69,971	 	 	 	—	 	
Net cash provided by financing activities	 	 	47,125	 	 	 	117,731	 	 	 	69,971	 	 	 	234,827	 	
Net increase in cash and cash equivalents	 	 	105,888	 	 	 	60,231	 	 	 	—	 	 	 	166,119	 	
Cash and cash equivalents - beginning of period	 	 	—	 	 	 	4,510	 	 	 	—	 	 	 	4,510	 	
Cash and cash equivalents - end of period	 	$	105,888	 	 	$	64,741	 	 	$	—	 	 	$	170,629	 	
 
 	(1)	References to “Issuer” in Note 22, Supplemental Guarantor Information have the following meanings:	
 	a.	for periods prior to July 7, 2015: TRI Pointe Homes only	
 	b.	for periods from and after July 7, 2015:  TRI Pointe Homes and TRI Pointe Group as co-issuers	

 
- 109 -

23.	Results of Quarterly Operations (Unaudited)  	
The following table presents our unaudited quarterly financial data. As discussed in Note 1, the Merger was treated as a reverse acquisition and WRECO is considered the accounting acquirer.  Accordingly, WRECO is reflected as the predecessor and acquirer and therefore consolidated financial statements included in this Annual Report on Form 10-K reflect historical consolidated financial statements of WRECO for all periods presented, and do not include the historical financial statements of legacy TRI Pointe prior to the Closing Date.  As a result, quarterly financial data presented in the following table for periods prior to the third quarter of 2014 will differ from amounts previously reported on the Form 10-Q from the same periods. In our opinion, this information has been prepared on a basis consistent with that of our audited consolidated financial statements and all necessary material adjustments, consisting of normal recurring accruals and adjustments, have been included to present fairly the unaudited quarterly financial data. Our quarterly results of operations for these periods are not necessarily indicative of future results of operations (in thousands, except per share amounts):
 
 	 	First	 	 	Second	 	 	Third	 	 	Fourth	 	
2015	 	Quarter	 	 	Quarter	 	 	Quarter	 	 	Quarter	 	
Total revenues	 	$	377,258	 	 	$	495,517	 	 	$	648,141	 	 	$	880,243	 	
Cost of homes sales and other	 	 	302,417	 	 	 	352,720	 	 	 	511,353	 	 	 	679,825	 	
Impairments and lot option abandonments	 	 	360	 	 	 	1,178	 	 	 	211	 	 	 	181	 	
Gross margin	 	$	74,481	 	 	$	141,619	 	 	$	136,577	 	 	$	200,237	 	
Net income	 	$	15,297	 	 	$	56,762	 	 	$	49,769	 	 	$	85,353	 	
Net (income) loss attributable to noncontrolling interests	 	 	—	 	 	 	(1,832	)	 	$	393	 	 	 	(281	)	
Net income available to common stockholders	 	$	15,297	 	 	$	54,930	 	 	$	50,162	 	 	$	85,072	 	
 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Earnings per share	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Basic	 	$	0.09	 	 	$	0.34	 	 	$	0.31	 	 	$	0.53	 	
Diluted	 	$	0.09	 	 	$	0.34	 	 	$	0.31	 	 	$	0.52	 	
 
 	 	First	 	 	Second	 	 	Third	 	 	Fourth	 	
2014	 	Quarter	 	 	Quarter	 	 	Quarter	 	 	Quarter	 	
Total revenues	 	$	248,132	 	 	$	342,563	 	 	$	477,920	 	 	$	635,001	 	
Cost of homes sales and other	 	 	195,595	 	 	 	267,937	 	 	 	387,721	 	 	 	506,101	 	
Impairments and lot option abandonments	 	 	468	 	 	 	104	 	 	 	552	 	 	 	1,391	 	
Gross margin	 	$	52,069	 	 	$	74,522	 	 	$	89,647	 	 	$	127,509	 	
Net income	 	$	7,581	 	 	$	24,225	 	 	$	10,965	 	 	$	41,426	 	
Net (income) loss attributable to noncontrolling interests	 	 	—	 	 	 	—	 	 	 	—	 	 	 	—	 	
Net income available to common stockholders	 	$	7,581	 	 	$	24,225	 	 	$	10,965	 	 	$	41,426	 	
 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Earnings per share	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Basic	 	$	0.06	 	 	$	0.19	 	 	$	0.07	 	 	$	0.26	 	
Diluted	 	$	0.06	 	 	$	0.19	 	 	$	0.07	 	 	$	0.26	 	
 
Quarterly and year-to-date computations of per share amounts are made independently.  Therefore, the sum of per share amounts for the quarter may not agree with per share amounts for the year.

- 110 -

SIGNATURES
Pursuant to the requirements of Section 13 or 15(d) of the Securities Exchange Act of 1934, the registrant has duly caused this report to be signed on its behalf by the undersigned, thereunto duly authorized.
 
 	 	 	 	TRI Pointe Group, Inc.	
 	 	 	 	
 	 	 	 	By:	 	/s/ Douglas F. Bauer 	
 	 	 	 	 	 	Douglas F. Bauer	
 	 	 	 	 	 	Chief Executive Officer	
 	 	 	 	 	 	 	
Date: February 26, 2016	 	 	 	 	
 
Pursuant to the requirements of the Securities Exchange Act of 1934, this report has been signed below by the following persons on behalf of the registrant and in the capacities and on the dates indicated:
 
Signature	  	Title	 	Date	
 	 	 	
/s/ Barry S. Sternlicht	  	Chairman of the Board of Directors, Director	 	February 26, 2016	
Barry S. Sternlicht	  		 	 	
 	 	 	
/s/ Douglas F. Bauer	  	Chief Executive Officer and Director (Principal Executive Officer)	 	February 26, 2016	
Douglas F. Bauer	  		 	 	
 	 	 	
/s/ Michael D. Grubbs	  	Chief Financial Officer & Treasurer
(Principal Financial Officer)	 	February 26, 2016	
Michael D. Grubbs	  		 	 	
 	 	 	 	 	
/s/ Glenn J. Keeler	  	Chief Accounting Officer
(Principal Accounting Officer)	 	February 26, 2016	
Glenn J. Keeler	  		 	 	
 	 	 	
/s/ Lawrence B. Burrows	  	Director	 	February 26, 2016	
Lawrence B. Burrows	  		 	 	
 	 	 	
/s/ Daniel S. Fulton 	  	Director	 	February 26, 2016	
Daniel S. Fulton	  		 	 	
 	 	 	
/s/ Kristin F. Gannon 	  	Director	 	February 26, 2016	
Kristin F. Gannon	  		 	 	
 	 	 	
/s/ Steven J. Gilbert	  	Director	 	February 26, 2016	
Steven J. Gilbert	  		 	 	
 	 	 	
/s/ Christopher D. Graham 	  	Director	 	February 26, 2016	
Christopher D. Graham	  		 	 	
 	 	 	
/s/ Constance B. Moore	  	Director	 	February 26, 2016	
Constance B. Moore	  		 	 	
 	 	 	
/s/ Thomas B. Rogers 	  	Director	 	February 26, 2016	
Thomas B. Rogers	  		 	 	

 
- 111 -

 
Exhibit
Number	 	Exhibit
Description	
2.1	 	Transaction Agreement, dated as of November 3, 2013, among TRI Pointe Homes, Inc., Weyerhaeuser Company, Weyerhaeuser Real Estate Company, and Topaz Acquisition, Inc. (incorporated by reference to Exhibit 2.1 to the Company’s Registration Statement on Form S‑4 (filed March 28, 2014))	
 	 	 	
3.1	 	Amended and Restated Certificate of Incorporation of TRI Pointe Homes, Inc. (incorporated by reference to Exhibit 3.1 to the Company’s Current Report on Form 8‑K (filed July 7, 2015)	
 	 	 	
3.2	 	Amended and Restated Bylaws of TRI Pointe Homes, Inc. (incorporated by reference to Exhibit 3.2 to the Company’s Current Report on Form 8-K (filed July 7, 2015))	
 	 	 	
4.1	 	Specimen Common Stock Certificate of TRI Pointe Group, Inc. (incorporated by reference to Exhibit 4.1 to the Company’s Current Report on Form 8-K (filed July 7, 2015))	
 	 	 	
4.2
 	 	Investor Rights Agreement, dated as of January 30, 2013, by and among TRI Pointe Homes, Inc., VIII/TPC Holdings, L.L.C., BMG Homes, Inc., The Bauer Revocable Trust U/D/T Dated December 31, 2003, Grubbs Family Trust Dated June 22, 2012, The Mitchell Family Trust U/D/T Dated February 8, 2000, Douglas J. Bauer, Thomas J. Mitchell and Michael D. Grubbs. (incorporated by reference to Exhibit 4.2 to the Company’s Registration Statement on Form S‑4 (filed Jan. 9, 2014))	
 	 	 	
4.3	 	First Amendment to Investor Rights Agreement, dated as of November 3, 2013, by and among TRI Pointe Homes, Inc., VIII/TPC Holdings, L.L.C., BMG Homes, Inc., The Bauer Revocable Trust U/D/T Dated December 31, 2003, Grubbs Family Trust Dated June 22, 2012, The Mitchell Family Trust U/D/T Dated February 8, 2000, Douglas F. Bauer, Thomas J. Mitchell and Michael D. Grubbs (incorporated by reference to Exhibit 10.9 to the Company’s Current Report on Form 8‑K (filed Nov. 4, 2013))	
 	 	 	
4.4	 	Second Amendment to Investor Rights Agreement, dated as of July 7, 2015, among TRI Pointe Group, Inc., TRI Pointe Homes, Inc., VIII/TPC Holdings, L.L.C., BMG Homes, Inc., The Bauer Revocable Trust U/D/T Dated December 31, 2003, Grubbs Family Trust Dated June 22, 2012, The Mitchell Family Trust U/D/T Dated February 8, 2000, Douglas F. Bauer, Thomas J. Mitchell and Michael D. Grubbs (incorporated by reference to Exhibit 10.8 to the Company’s Current Report on Form 8‑K (filed July 7, 2015))	
 	 	 	
4.5	 	Registration Rights Agreement, dated as of January 30, 2013, among TRI Pointe Homes, Inc., VIII/TPC Holdings, L.L.C., and certain TRI Pointe Homes, Inc. stockholders (incorporated by reference to Exhibit 4.4 to the Company’s Registration Statement on Form S‑4 (filed Jan. 9, 2014))	
 	 	 	
4.6	 	First Amendment to Registration Rights Agreement, dated as of July 7, 2015, among TRI Pointe Group, Inc., TRI Pointe Homes, Inc., VIII/TPC Holdings, L.L.C. and certain TRI Pointe Homes, Inc. stockholders (incorporated by reference to Exhibit 10.9 to the Company’s Current Report on Form 8‑K (filed July 7, 2015))	
 	 	 	
4.7	 	Indenture, dated as of June 13, 2014, by and among Weyerhaeuser Real Estate Company and U.S. Bank National Association, as trustee (including form of 4.375% Senior Note due 2019) (incorporated by reference to Exhibit 4.1 to the Company’s Current Report on Form 8‑K (filed June 19, 2014))	
 	 	 	
4.8	 	First Supplemental Indenture, dated as of July 7, 2014, among TRI Pointe Homes, Inc., Weyerhaeuser Real Estate Company and U.S. Bank National Association, as trustee, relating to the 4.375% Senior Notes due 2019 (incorporated by reference to Exhibit 4.1 to the Company’s Current Report on Form 8‑K (filed July 7, 2014))	
 	 	 	
4.9	 	Second Supplemental Indenture, dated as of July 7, 2014, among the guarantors party thereto and U.S. Bank National Association, as trustee, relating to the 4.375% Senior Notes due 2019 (incorporated by reference to Exhibit 4.3 to the Company’s Current Report on Form 8‑K (filed July 7, 2014))	
 	 	 	
4.10	 	Third Supplemental Indenture, dated as of July 7, 2015, among TRI Point Group, Inc., TRI Pointe Homes, Inc. and U.S. Bank National Association, as trustee, relating to the 4.375% Senior Notes due 2019 (incorporated by reference to Exhibit 4.2 to the Company’s Current Report on Form 8‑K (filed July 7, 2015))	
 	 	 	
4.11	 	Indenture, dated as of June 13, 2014, by and among Weyerhaeuser Real Estate Company and U.S. Bank National Association, as trustee (including form of 5.875% Senior Note due 2024) (incorporated by reference to Exhibit 4.2 to the Company’s Current Report on Form 8‑K (filed June 19, 2014))	
 
- 112 -

Exhibit
Number	 	Exhibit
Description	
 	 	 	
4.12	 	First Supplemental Indenture, dated as of July 7, 2014, among TRI Pointe Homes, Inc., Weyerhaeuser Real Estate Company and U.S. Bank National Association, as trustee, relating to the 5.875% Senior Notes due 2024 (incorporated by reference to Exhibit 4.2 to the Company’s Current Report on Form 8‑K (filed July 7, 2014))	
 	 	 	
4.13	 	Second Supplemental Indenture, dated as of July 7, 2014, among the guarantors party thereto and U.S. Bank National Association, as trustee, relating to the 5.875% Senior Notes due 2024 (incorporated by reference to Exhibit 4.4 to the Company’s Current Report on Form 8‑K (filed July 7, 2014))	
 	 	 	
4.14	 	Third Supplemental Indenture, dated as of July 7, 2015, among TRI Point Group, Inc., TRI Pointe Homes, Inc. and U.S. Bank National Association, as trustee, relating to the 5.875% Senior Notes due 2024 (incorporated by reference to Exhibit 4.3 to the Company’s Current Report on Form 8‑K (filed July 7, 2015))	
 	 	 	
10.1	 	Joinder Agreement to Purchase Agreement, dated as of July 7, 2014, relating to the 4.375% Senior Notes due 2019 and 5.875% Senior Notes due 2024 (incorporated by reference to Exhibit 10.1 to the Company’s Current Report on Form 8‑K (filed July 7, 2014))	
 	 	 	
10.2	 	Issuer Joinder Agreement to Registration Rights Agreement, dated as of July 7, 2014, relating to 4.375% Senior Notes due 2019 (incorporated by reference to Exhibit 10.2 to the Company’s Current Report on Form 8‑K (filed July 7, 2014))	
 	 	 	
10.3	 	Guarantor Joinder Agreement to Registration Rights Agreement, dated as of July 7, 2014, relating to 4.375% Senior Notes due 2019 (incorporated by reference to Exhibit 10.4 to the Company’s Current Report on Form 8‑K (filed July 7, 2014))	
 	 	 	
10.4	 	Issuer Joinder Agreement to Registration Rights Agreement, dated as of July 7, 2014, relating to 5.875% Senior Notes due 2024 (incorporated by reference to Exhibit 10.3 to the Company’s Current Report on Form 8‑K (filed July 7, 2014))	
 	 	 	
10.5	 	Guarantor Joinder Agreement to Registration Rights Agreement, dated as of July 7, 2014, relating to 5.875% Senior Notes due 2024 (incorporated by reference to Exhibit 10.5 to the Company’s Current Report on Form 8‑K (filed July 7, 2014))	
 	 	 	
10.6	 	Registration Rights Agreement with respect to 4.375% Senior Notes due 2019, dated as of June 23, 2014, by and among Weyerhaueser Real Estate Company, CitiGroup Global Markets, Inc. and Deutsche Bank Securities Inc., as representatives of the Initial Purchasers (incorporated by reference to Exhibit 10.1 to the Company’s Current Report on Form 8‑K (filed June 19, 2014))	
 	 	 	
10.7	 	Registration Rights Agreement with respect to 5.875% Senior Notes due 2024, dated as of June 13, 2014, by and among Weyerhaueser Real Estate Company, CitiGroup Global Markets, Inc. and Deutsche Bank Securities Inc., as representatives of the Initial Purchasers (incorporated by reference to Exhibit 10.2 to the Company’s Current Report on Form 8‑K (filed June 19, 2014))	
 	 	 	
10.8	 	Tax Sharing Agreement, dated as of July 7, 2014, among Weyerhaeuser Company, Weyerhaeuser Real Estate Company, and TRI Pointe Homes, Inc. (incorporated by reference to Exhibit 10.6 to the Company’s Current Report on Form 8‑K (filed July 7, 2014))	
 	 	 	
10.9	 	First Amendment to Tax Sharing Agreement, dated as of July 7, 2015, among TRI Pointe Group, Inc., TRI Pointe Homes, Inc., TRI Pointe Holdings, Inc. (f/k/a Weyerhaeuser Real Estate Company) and Weyerhaeuser Company (incorporated by reference to Exhibit 10.10 to the Company’s Current Report on Form 8‑K (filed July 7, 2015))	
 	 	 	
10.10	 	Amended and Restated Revolving Line of Credit Loan Agreement by and between California Bank & Trust and TRI Pointe Homes, LLC, dated as of May 29, 2012 (incorporated by reference to Exhibit 10.1 to the Company’s Registration Statement on Form S‑1 (filed Dec. 21, 2012))	
 	 	 	
10.11	 	First Amendment to Modify Loan Documents by and between California Bank & Trust and TRI Pointe Homes, LLC, dated as of December 21, 2012 (incorporated by reference to Exhibit 10.2 to the Company’s Registration Statement on Form S‑1 (Amendment No. 1, filed Jan. 9, 2013))	
 	 	 	
10.12	 	Second Amendment to Modify Loan Documents, dated as of March 25, 2014, by and between TRI Pointe Homes, Inc. and California Bank & Trust (incorporated by reference to Exhibit 10.1 to the Company’s Current Report on Form 8‑K (filed April 1, 2014))	
 	 	 	
10.13	 	Credit Agreement, dated as of June 26, 2014, among TRI Pointe Homes, Inc., U.S. Bank National Association, d/b/a Housing Capital Company, and the lender parties thereto (incorporated by reference to Exhibit 10.1 to the Company’s Current Report on Form 8‑K (filed June 27, 2014))	
 
- 113 -

Exhibit
Number	 	Exhibit
Description	
 	 	 	
10.14	 	Amended and Restated Credit Agreement, dated as of July 7, 2015, among TRI Point Group, Inc., U.S. Bank National Association and the lenders party thereto (incorporated by reference to Exhibit 4.4 to the Company’s Current Report on Form 8‑K (filed July 7, 2015))	
 	 	 	
10.15†	 	2013 Long‑Term Incentive Plan (incorporated by reference to Exhibit 3.1 to the Company’s Registration Statement on Form S‑1 (Amendment No. 1, filed Jan. 9, 2013))	
 	 	 	
10.16†	 	Amendment No. 1 to 2013 Long-Term Incentive Plan (incorporated by reference to Exhibit 10.1 to the Company’s Current Report on Form 8‑K (filed June 23, 2014))	
 	 	 	
10.17†	 	Amendment No. 2 to 2013 Long-Term Incentive Plan (incorporated by reference to Exhibit 10.2 to the Company’s Current Report on Form 8‑K (filed June 23, 2014))	
 	 	 	
10.18†	 	Weyerhaeuser Real Estate Company 2004 Long-Term Incentive Plan (filed as Exhibit 99.1 to the Company’s Registration Statement on Form S-8 (filed July 16, 2014))	
 	 	 	
10.19†	 	Weyerhaeuser Real Estate Company 2013 Long-Term Incentive Plan (filed as Exhibit 99.1 to the Company’s Registration Statement on Form S-8 (filed July 16, 2014))	
 	 	 	
10.20†	 	Omnibus Amendment to the TRI Pointe Homes, Inc. 2013 Long-Term Incentive Plan, TRI Pointe Group Short-Term Incentive Plan, Weyerhaeuser Real Estate Company 2004 Long-Term Incentive Plan and the Weyerhaeuser Real Estate Company 2013 Long-Term Incentive Plan and their related stock option, restricted stock unit, cash incentive award agreements and performance share unit agreements, dated as of July 7, 2015 (incorporated by reference to Exhibit 10.7 to the Company’s Current Report on Form 8‑K (filed July 7, 2015))	
 	 	 	
10.21†	 	Amendment No. 4 to TRI Pointe Homes, Inc. 2013 Long-Term Incentive Plan (incorporated by reference to Exhibit 10.7 to the Company’s Current Report on Form 8‑K (filed August 13, 2015))	
 	 	 	
10.22†	 	Executive Employment Agreement dated as of November 19, 2015 between TRI Pointe Group, Inc. and Douglas F. Bauer (incorporated by reference to Exhibit 10.1 to the Company’s Current Report on Form 8‑K (filed November 20, 2015))	
 	 	 	
10.23†	 	Executive Employment Agreement dated as of November 19, 2015 between TRI Pointe Group, Inc. and Thomas J. Mitchell (incorporated by reference to Exhibit 10.2 to the Company’s Current Report on Form 8‑K (filed November 20, 2015))	
 	 	 	
10.24†	 	Executive Employment Agreement dated as of November 19, 2015 between TRI Pointe Group, Inc. and Michael D. Grubbs (incorporated by reference to Exhibit 10.3 to the Company’s Current Report on Form 8‑K (filed November 20, 2015))	
 	 	 	
10.25†	 	Form of Indemnification Agreement between TRI Pointe Homes, Inc. and each of its directors and officers (incorporated by reference to Exhibit 10.7 to the Company’s Registration Statement on Form S‑1 (filed Dec. 21, 2012))	
 	 	 	
10.26†	 	Form of Amendment to Indemnification Agreement between TRI Pointe Group, Inc. and each of its directors and officers (incorporated by reference to Exhibit 10.1 to the Company’s Current Report on Form 8‑K (filed July 7, 2015))	
 	 	 	
10.27†	 	2013 Long‑Term Incentive Plan form of Option Award and Stock Option Agreement (incorporated by reference to Exhibit 10.9 to the Company’s Annual Report on Form 10‑K (filed March 28, 2013))	
 	 	 	
10.28†	 	2013 Long‑Term Incentive Plan form of Restricted Stock Unit Award Agreement (incorporated by reference to Exhibit 10.10 to the Company’s Annual Report on Form 10‑K (filed March 28, 2013))	
 	 	 	
10.29†	 	2013 Long‑Term Incentive Plan form of Non‑Employee Director Agreement (incorporated by reference to Exhibit 10.11 to the Company’s Annual Report on Form 10‑K (filed March 28, 2013))	
 	 	 	
10.30†	 	2013 Bonus Plan (incorporated by reference to Exhibit 10.1 to the Company’s Current Report on Form 8‑K (filed March 27, 2013))	
 	 	 	
10.31	 	Revolving Credit Agreement, dated July 18, 2013, among TRI Pointe Homes, Inc. and U.S. Bank National Association (incorporated by reference to Exhibit 10.1 to the Company’s Current Report on Form 8‑K (filed July 25, 2013))	
 	 	 	
10.32	 	Modification Agreement dated December 26, 2013 between TRI Pointe Homes, Inc. and U.S. Bank National Association, d/b/a Housing Capital Company (incorporated by reference to Exhibit 10.1 to the Company’s Current Report on Form 8‑K (filed Jan. 2, 2014))	
 
- 114 -

Exhibit
Number	 	Exhibit
Description	
 	 	 	
10.33	 	Second Modification Agreement, dated as of May 18, 2015, among TRI Pointe Homes, Inc., U.S. Bank National Association, and the lenders party thereto (incorporated by reference to Exhibit 10.1 to the Company’s Current Report on Form 8‑K (filed May 18, 2015))	
 	 	 	
10.34	 	Voting Agreement, dated as of November 3, 2013, among Weyerhaeuser Company, Thomas J. Mitchell and The Mitchell Family Trust U/D/T Dated February 8, 2000 (incorporated by reference to Exhibit 10.1 to the Company’s Current Report on Form 8‑K (filed Nov. 4, 2013))	
 	 	 	
10.35	 	Voting Agreement, dated as of November 3, 2013, among Weyerhaeuser Company, Michael D. Grubbs and Grubbs Family Trust Dated June 22, 2012 (incorporated by reference to Exhibit 10.2 to the Company’s Current Report on Form 8‑K (filed Nov. 4, 2013))	
 	 	 	
10.36	 	Voting Agreement, dated as of November 3, 2013, among Weyerhaeuser Company, Douglas F. Bauer and The Bauer Family Revocable Trust U/D/T Dated December 31, 2003 (incorporated by reference to Exhibit 10.3 to the Company’s Current Report on Form 8‑K (filed Nov. 4, 2013))	
 	 	 	
10.37	 	Voting Agreement, dated as of November 3, 2013, among Weyerhaeuser Company, VIII/TPC Holdings, L.L.C. and SOF‑VIII U.S. Holdings, L.P. (incorporated by reference to Exhibit 10.4 to the Company’s Current Report on Form 8‑K (filed Nov. 4, 2013))	
 	 	 	
10.38	 	Letter re Voting Agreement, dated as of November 3, 2013, between TRI Pointe Homes, Inc. and Thomas J. Mitchell (incorporated by reference to Exhibit 10.5 to the Company’s Current Report on Form 8‑K (filed Nov. 4, 2013))	
 	 	 	
10.39	 	Letter re Voting Agreement, dated as of November 3, 2013, between TRI Pointe Homes, Inc. and Michael D. Grubbs (incorporated by reference to Exhibit 10.6 to the Company’s Current Report on Form 8‑K (filed Nov. 4, 2013))	
 	 	 	
10.40	 	Letter re Voting Agreement, dated as of November 3, 2013, between TRI Pointe Homes, Inc. and Douglas F. Bauer (incorporated by reference to Exhibit 10.7 to the Company’s Current Report on Form 8‑K (filed Nov. 4, 2013))	
 	 	 	
10.41	 	Letter re Voting Agreement, dated as of November 3, 2013, between TRI Pointe Homes, Inc. and VIII/TPC Holdings, L.L.C. (incorporated by reference to Exhibit 10.8 to the Company’s Current Report on Form 8‑K (filed Nov. 4, 2013))	
 	 	 	
12.1	 	Ratio of Earnings to Fixed Charges	
 	 	 	
21.1	 	List of subsidiaries of TRI Pointe Group, Inc.	
 	 	 	
23.1	 	Consent of Independent Registered Public Accounting Firm, KPMG LLP	
 	 	 	
23.2	 	Consent of Independent Registered Public Accounting Firm, Ernst & Young LLP	
 	 	 	
31.1	 	Chief Executive Officer Section 302 Certification of the Sarbanes‑Oxley Act of 2002	
 	 	 	
31.2	 	Chief Financial Officer Section 302 Certification of the Sarbanes‑Oxley Act of 2002	
 	 	 	
32.1	 	Chief Executive Officer Section 906 Certification of the Sarbanes‑Oxley Act of 2002	
 	 	 	
32.2	 	Chief Financial Officer Section 906 Certification of the Sarbanes‑Oxley Act of 2002	
 	 	 	
101	 	The following materials from TRI Pointe Group, Inc.’s Annual Report on Form 10‑K for the year ended December 31, 2015, formatted in eXtensible Business Reporting Language (XBRL): (i) Consolidated Balance Sheets, (ii) Consolidated Statements of Operations, (iii) Consolidated Statements of Comprehensive Income, (iv) Consolidated Statement of Cash Flows, and (v) Condensed Notes to Consolidated Financial Statement.	
 	 	 	
†	 	Management Contract or Compensatory Plan or Arrangement	

 
 
- 115 -

Exhibit 12.1
TRI Pointe Group, Inc.
Ratio of Earnings to Fixed Charges
(In Thousands, Except Ratios)
 
 	 	Years Ended December 31,	 	
 	 	 	2015	 	 	 	2014	 	 	 	2013	 	 	 	2012	 	 	 	2011	 	
Earnings:	 	 	 	
Income (loss) from continuing operations before taxes, net
   of noncontrolling interests	 	$	319,260	 	 	$	127,964	 	 	$	(237,454	)	 	$	99,629	 	 	$	54,272	 	
Adjustments to income (loss) before income taxes:	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
(Income) loss of unconsolidated entities	 	 	(2,691	)	 	 	288	 	 	 	(2	)	 	 	(2,490	)	 	 	(1,584	)	
Returns on investments in unconsolidated entities, net	 	 	—	 	 	 	80	 	 	 	1,111	 	 	 	2,680	 	 	 	2,634	 	
Fixed charges	 	 	62,701	 	 	 	42,200	 	 	 	23,189	 	 	 	27,582	 	 	 	24,306	 	
Amortization of capitalized interest	 	 	45,114	 	 	 	52,747	 	 	 	36,671	 	 	 	30,292	 	 	 	23,290	 	
Capitalized interest	 	 	(60,964	)	 	 	(38,975	)	 	 	(19,081	)	 	 	(22,059	)	 	 	(21,520	)	
Income as adjusted	 	$	363,420	 	 	$	184,304	 	 	$	(195,566	)	 	$	135,634	 	 	$	81,398	 	
Fixed charges:	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Interest expensed and capitalized	 	 	60,964	 	 	 	41,706	 	 	 	22,674	 	 	 	27,038	 	 	 	23,736	 	
Portion of rents representative of interest factor	 	 	1,737	 	 	 	494	 	 	 	515	 	 	 	544	 	 	 	570	 	
Fixed charges	 	$	62,701	 	 	$	42,200	 	 	$	23,189	 	 	$	27,582	 	 	$	24,306	 	
Ratio of earnings to fixed charges	 	 	5.8	 	 	 	4.4	 	 	(a)	 	 	 	4.9	 	 	 	3.3	 	
 
Note: Prior to December 31, 2015 we determined that our calculation of income as adjusted in the ratio of earnings to fixed charges calculation was not correct as earnings were not adjusted to reflect the impact of income earned and distributed from our unconsolidated entities.  Earnings for the years ended December 31, 2011, 2012, 2013 and 2014 have been restated to reflect a reduction in income of unconsolidated entities and an increase for income distributed from unconsolidated entities.
(a)	For the year ended December 31, 2013 our earnings were not sufficient to cover fixed charges for such year by approximately $218.8 million.  This was primarily due to $343.3 million of impairment and related charges for Coyote Springs, a large master planned community north of Las Vegas, Nevada.  Under the terms of the Transaction Agreement, certain assets and liabilities of WRECO and its subsidiaries were excluded from the transaction and retained by Weyerhaeuser, including assets and liabilities relating to Coyote Springs.	

Exhibit 21.1
List of Subsidiaries of TRI Pointe Group, Inc.

Cabin Branch Commons, LLC (Maryland)	
Las Positas Land Co. (California)	
Maracay 118, L.L.C. (Arizona)	
Maracay 2012, LLC (Arizona)	
Maracay 56, L.L.C. (Arizona)	
Maracay 63rd, L.L.C. (Arizona)	
Maracay 75, L.L.C. (Arizona)	
Maracay 83, L.L.C. (Arizona)	
Maracay 91, L.L.C. (Arizona)	
Maracay AMR, L.L.C. (Arizona)	
Maracay Ashler Hills, LLC (Arizona)	
Maracay Bethany Estates II, L.L.C. (Arizona)	
Maracay Bethany Estates, L.L.C. (Arizona)	
Maracay Bridges, LLC (Arizona)	
Maracay Brooks, L.L.C. (Arizona)	
Maracay Construction, L.L.C. (Arizona)	
Maracay Cooper Ranch, L.L.C. (Arizona)	
Maracay Cotton Commons, L.L.C. (Arizona)	
Maracay Crismon, L.L.C. (Arizona)	
Maracay Desert Parks, L.L.C. (Arizona)	
Maracay Dobbins, L.L.C. (Arizona)	
Maracay DVR, L.L.C. (Arizona)	
Maracay Garden Trails, L.L.C. (Arizona)	
Maracay Higley, L.L.C. (Arizona)	
Maracay Homes, L.L.C. (Arizona)	
Maracay Landmark, L.L.C. (Arizona)	
Maracay Las Casitas, L.L.C. (Arizona)	
Maracay Lindsay Crossing, L.L.C. (Arizona)	
Maracay Mcqueen, L.L.C. (Arizona)	
Maracay Ocotillo Landing, L.L.C. (Arizona)	
Maracay Palm Valley, L.L.C. (Arizona)	
Maracay Parks, L.L.C. (Arizona)	
Maracay Pecos Vistas II, L.L.C. (Arizona)	
Maracay Pecos Vistas, L.L.C. (Arizona)	
Maracay Preserve, L.L.C. (Arizona)	
Maracay Pyramid II, L.L.C. (Arizona)	
Maracay Pyramid, L.L.C. (Arizona)	
Maracay Rancho Sahuarita, L.L.C. (Arizona)	
Maracay Rancho, L.L.C. (Arizona)	
Maracay Realty, L.L.C. (Arizona)	
Maracay Riggs, L.L.C. (Arizona)	
Maracay Rio Rancho, L.L.C. (Arizona)	
Maracay San Tan, L.L.C. (Arizona)	
Maracay Sienna Manor, L.L.C. (Arizona)	
Maracay Sienna Vista, L.L.C. (Arizona)	
Maracay Sonoran Foothills, L.L.C. (Arizona)	
Maracay Sonoran Mountain, L.L.C. (Arizona)	
Maracay Stonefield, L.L.C. (Arizona)	
Maracay Thunderbird, L.L.C. (Arizona)	
Maracay Trails, L.L.C. (Arizona)	
Maracay Tramonto, L.L.C. (Arizona)	
Maracay Villas Boulders, L.L.C. (Arizona)	
Maracay Vistancia II, L.L.C. (Arizona)	
Maracay Vistancia, L.L.C. (Arizona)	
Maracay VR, LLC (Arizona)	

	
Maracay WH, L.L.C. (Arizona)	
Maracay White Tanks, L.L.C. (Arizona)	
Maracay Windsong, L.L.C. (Arizona)	
Marmont Realty Company (California)	
MH Financial Services, L.L.C. (Arizona)	
Pardee Homes (California)	
Pardee Homes Of Nevada (Nevada)	
Quadrant Real Estate, LLC (Washington)	
The Quadrant Corporation (Washington)	
Trendmaker Clear Lake, LLC (Texas)	
Trendmaker Homes, Inc. (Texas)	
TRI Pointe Assurance, Inc. (Texas)	
TRI Pointe Communities, Inc. (Delaware)	
TRI Pointe Connect, L.L.C. (Delaware)	
TRI Pointe Contractors, LP (Delaware)	
TRI Pointe Holdings, Inc. (Washington)	
TRI Pointe Homes, Inc. (Delaware)	
TRI Pointe Solutions, Inc. (Delaware)	
Winchester Homes Inc. (Delaware)	

 
Exhibit 23.1
CONSENT OF INDEPENDENT REGISTERED PUBLIC ACCOUNTING FIRM
We consent to the incorporation by reference in the registration statements (No. 333-200184) on Form S-3 and (No. 333-186403, 333-197461, and 333-200185) on Form S-8 of TRI Pointe Group, Inc. of our report dated February 18, 2014, with respect to the Weyerhaeuser Real Estate Company consolidated statements of operations, changes in equity, and cash flows for the year ended December 31, 2013, which report appears in the December 31, 2015 annual report on Form 10-K of TRI Pointe Group, Inc.
/s/ KPMG LLP
Seattle, WA
February 26, 2016

 
Exhibit 23.2
CONSENT OF INDEPENDENT REGISTERED PUBLIC ACCOUNTING FIRM
We consent to the incorporation by reference in the following Registration Statements:
 	1)	Registration Statement (Form S-8 No. 333-186403 and Form S-8 No. 333-200185) pertaining to the 2013 Long-Term Incentive Plan of TRI Pointe Group, Inc.,	
 	2)	Registration Statement (Form S-8 No. 333-197461) pertaining to the Weyerhaeuser Real Estate Company 2004 Long-Term Incentive Plan and the Weyerhaeuser Real Estate Company 2013 Long-Term Incentive Plan,	
 	3)	Registration Statement (Form S-3 No. 333-200184) of TRI Pointe Group, Inc.	
of our reports dated February 26, 2016, with respect to the consolidated financial statements of TRI Pointe Group, Inc., included in this Annual Report (Form 10-K) for the year ended December 31, 2015.
/s/ Ernst & Young LLP
Irvine, California
February 26, 2016

 
Exhibit 31.1
Section 302 CERTIFICATION
I, Douglas F. Bauer, certify that:
(1)	I have reviewed this annual report on Form 10-K of TRI Pointe Group, Inc.;	
(2)	Based on my knowledge, this report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made, in light of the circumstances under which such statements were made, not misleading with respect to the period covered by this report;	
(3)	Based on my knowledge, the financial statements, and other financial information included in this report, fairly present in all material respects the financial condition, results of operations and cash flows of the registrant as of, and for, the periods presented in this report;	
(4)	The registrant’s other certifying officer(s) and I are responsible for establishing and maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a-15(e) and 15d-15(e)) and internal control over financial reporting (as defined in Exchange Act Rules 13a-15(f) and 15d-15(f) and 15d-15(f)) for the registrant and have:	
 	a.	Designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be designed under our supervision, to ensure that material information relating to the registrant, including its consolidated subsidiaries, is made known to us by others within those entities, particularly during the period in which this report is being prepared;	
 	b.	Designed such internal control over financial reporting, or caused such internal control over financial reporting to be designed under our supervision, to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles;	
 	c.	Evaluated the effectiveness of the registrant’s disclosure controls and procedures and presented in this report our conclusions about the effectiveness of the disclosure controls and procedures, as of the end of the period covered by this report, based on such evaluation; and	
 	d.	Disclosed in this report any change in the registrant’s internal control over financial reporting that occurred during the registrant’s most recent fiscal quarter (the registrant’s fourth fiscal quarter in the case of an annual report) that has materially affected, or is reasonably likely to materially affect, the registrant’s internal control over financial reporting; and	
(5)	The registrant’s other certifying officer(s) and I have disclosed, based on our most recent evaluation of internal control over financial reporting, to the registrant’s auditors and the audit committee of the registrant’s board of directors (or persons performing the equivalent functions):	
 	a.	All significant deficiencies and material weaknesses in the design or operation of internal control over financial reporting which are reasonably likely to adversely affect the registrant’s ability to record, process, summarize and report financial information; and	
 	b.	Any fraud, whether or not material, that involves management or other employees who have a significant role in the registrant’s internal control over financial reporting.	
 
Date: February 26, 2016	 	/s/ Douglas F. Bauer	
 	 	Douglas F. Bauer
Chief Executive Officer (Principal Executive Officer)	

 
Exhibit 31.2
Section 302 CERTIFICATION
I, Michael D. Grubbs, certify that:
(1)	I have reviewed this annual report on Form 10-K of TRI Pointe Group, Inc.;	
(2)	Based on my knowledge, this report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made, in light of the circumstances under which such statements were made, not misleading with respect to the period covered by this report;	
(3)	Based on my knowledge, the financial statements, and other financial information included in this report, fairly present in all material respects the financial condition, results of operations and cash flows of the registrant as of, and for, the periods presented in this report;	
(4)	The registrant’s other certifying officer(s) and I are responsible for establishing and maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a-15(e) and 15d-15(e)) and internal control over financial reporting (as defined in Exchange Act Rules 13a-15(f) and 15d-15(f) and 15d-15(f)) for the registrant and have:	
 	a.	Designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be designed under our supervision, to ensure that material information relating to the registrant, including its consolidated subsidiaries, is made known to us by others within those entities, particularly during the period in which this report is being prepared;	
 	b.	Designed such internal control over financial reporting, or caused such internal control over financial reporting to be designed under our supervision, to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles;	
 	c.	Evaluated the effectiveness of the registrant’s disclosure controls and procedures and presented in this report our conclusions about the effectiveness of the disclosure controls and procedures, as of the end of the period covered by this report, based on such evaluation; and	
 	d.	Disclosed in this report any change in the registrant’s internal control over financial reporting that occurred during the registrant’s most recent fiscal quarter (the registrant’s fourth fiscal quarter in the case of an annual report) that has materially affected, or is reasonably likely to materially affect, the registrant’s internal control over financial reporting; and	
(5)	The registrant’s other certifying officer(s) and I have disclosed, based on our most recent evaluation of internal control over financial reporting, to the registrant’s auditors and the audit committee of the registrant’s board of directors (or persons performing the equivalent functions):	
 	a.	All significant deficiencies and material weaknesses in the design or operation of internal control over financial reporting which are reasonably likely to adversely affect the registrant’s ability to record, process, summarize and report financial information; and	
 	b.	Any fraud, whether or not material, that involves management or other employees who have a significant role in the registrant’s internal control over financial reporting.	
 
Date: February 26, 2016	 	/s/ Michael D. Grubbs	
 	 	Michael D. Grubbs
Chief Financial Officer (Principal Financial Officer)	

Exhibit 32.1
CERTIFICATION PURSUANT TO
18 U.S.C. SECTION 1350,
AS ADOPTED PURSUANT TO
SECTION 906 OF THE SARBANES-OXLEY ACT OF 2002
In connection with the Annual Report of TRI Pointe Group, Inc. (the “Company”) on Form 10-K for the period ended December 31, 2015 as filed with the Securities and Exchange Commission on the date hereof (the “Report”), I, Douglas F. Bauer, Chief Executive Officer of the Company, certify, pursuant to 18 U.S.C. § 1350, as adopted pursuant to § 906 of the Sarbanes-Oxley Act of 2002, that:
 	1.	The Report fully complies with the requirements of section 13(a) or 15(d) of the Securities Exchange Act of 1934; and	
 	2.	The information contained in the Report fairly presents, in all material respects, the financial condition and results of operations of the Company.	
 
Date: February 26, 2016	 	/s/ Douglas F. Bauer	
 	 	Douglas F. Bauer
Chief Executive Officer (Principal Executive Officer)	

Exhibit 32.2
CERTIFICATION PURSUANT TO
18 U.S.C. SECTION 1350,
AS ADOPTED PURSUANT TO
SECTION 906 OF THE SARBANES-OXLEY ACT OF 2002
In connection with the Annual Report of TRI Pointe Group, Inc. (the “Company”) on Form 10-K for the period ended December 31, 2015 as filed with the Securities and Exchange Commission on the date hereof (the “Report”), I, Michael D. Grubbs, Chief Financial Officer of the Company, certify, pursuant to 18 U.S.C. § 1350, as adopted pursuant to § 906 of the Sarbanes-Oxley Act of 2002, that:
 	1.	The Report fully complies with the requirements of section 13(a) or 15(d) of the Securities Exchange Act of 1934; and	
 	2.	The information contained in the Report fairly presents, in all material respects, the financial condition and results of operations of the Company.	
 
Date: February 26, 2016	 	/s/ Michael D. Grubbs	
 	 	Michael D. Grubbs
Chief Financial Officer (Principal Financial Officer)