e10vq
 
 
UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549
FORM 10-Q
     
þ   QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(D) OF THE SECURITIES
EXCHANGE ACT OF 1934
For the quarterly period ended June 30, 2010
Commission File Number: 001 — 31524
BROOKFIELD HOMES CORPORATION
(Exact Name of Registrant as Specified in Its Charter)
     
Delaware   37-1446709
(State or Other Jurisdiction of   (I.R.S. Employer
Incorporation or Organization)   Identification No.)
     
8500 Executive Park Avenue    
Suite 300    
Fairfax, Virginia   22031
(Address of Principal Executive Offices)   (Zip Code)
(703) 270-1700
(Registrant’s Telephone Number, Including Area Code)
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 þ No o
Indicate by check mark whether the registrant has submitted electronically and posted on its Web site, if any, every Interactive Data File required to be submitted and posted pursuant to Rule 405 of Regulation S-T during the preceding 12 months (or for such shorter period that the registrant was required to submit and post such files).
Yes o No o
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. (Check one):
             
Large accelerated filer o   Accelerated filer þ   Non-accelerated filer o   Smaller reporting company o
        (Do not check if a 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 o No þ
As of August 4, 2010 the registrant had outstanding 29,653,692 shares of its common stock, $0.01 par value per share.
 
 

 


 

INDEX
BROOKFIELD HOMES CORPORATION
         
    PAGE  
PART I. FINANCIAL INFORMATION
       
 
       
Item 1. Financial Statements
       
 
       
Consolidated Balance Sheets — June 30, 2010 and December 31, 2009
    1  
 
       
Consolidated Statements of Operations — Three and Six Months Ended June 30, 2010 and 2009
    2  
 
       
Consolidated Statements of Equity — Six Months Ended June 30, 2010 and 2009
    3  
 
       
Consolidated Statements of Cash Flows — Three and Six Months Ended June 30, 2010 and 2009
    4  
 
       
Notes to the Consolidated Financial Statements
    5  
 
       
Item 2. Management’s Discussion and Analysis of Financial Condition and Results of Operations
    17  
 
       
Item 3. Quantitative and Qualitative Disclosures about Market Risk
    27  
 
       
Item 4. Controls and Procedures
    27  
 
       
PART II. OTHER INFORMATION
       
 
       
Item 1. Legal Proceedings
    28  
 
       
Item 1A. Risk Factors
    28  
 
       
Item 2. Unregistered Sales of Equity Securities and Use of Proceeds
    28  
 
       
Item 3. Defaults Upon Senior Securities
    28  
 
       
Item 4. Removed and Reserved
    28  
 
       
Item 5. Other Information
    28  
 
       
Item 6. Exhibits
       
 
       
SIGNATURES
       
 
       
EXHIBITS
       

 


 

PART I. FINANCIAL INFORMATION
Item 1. Financial Statements
BROOKFIELD HOMES CORPORATION
CONSOLIDATED BALANCE SHEETS
(all dollar amounts are in thousands of U.S. dollars)
                         
            (Unaudited)  
            June 30,     December 31,  
    Note     2010     2009  
Assets
                       
Housing and land inventory
    2, 13     $ 845,087     $ 835,263  
Investments in unconsolidated entities
    3       101,758       92,477  
Receivables and other assets
    4       18,578       61,744  
Restricted cash
    5       7,485       7,485  
Deferred income taxes
    8       37,232       40,112  
 
                   
 
          $ 1,010,140     $ 1,037,081  
 
                   
 
                       
Liabilities and Equity
                       
Project specific and other financings
    6     $ 353,282     $ 381,567  
Accounts payable and other liabilities
    7       128,165       122,190  
 
                   
Total liabilities
            481,447       503,757  
 
                   
Other interests in consolidated subsidiaries
    10       42,638       47,011  
 
                   
Preferred stock — 10,000,000 shares authorized, 10,000,000 shares issued (December 31, 2009 10,000,000 shares issued)
            249,688       249,688  
Common stock — 200,000,000 shares authorized, 32,073,781 shares issued (December 31, 2009 — 32,073,781 shares issued)
            321       321  
Additional paid-in-capital
            142,534       142,106  
Treasury stock, at cost — 2,420,089 shares (December 31, 2009 — 3,671,482 shares)
            (110,807 )     (166,113 )
Retained earnings
            197,905       252,994  
Noncontrolling interest
    10       6,414       7,317  
 
                   
Total equity
            486,055       486,313  
 
                   
 
          $ 1,010,140     $ 1,037,081  
 
                   
See accompanying notes to financial statements

1


 

BROOKFIELD HOMES CORPORATION
CONSOLIDATED STATEMENTS OF OPERATIONS
(all dollar amounts are in thousands of U.S. dollars, except per share amounts)
                                         
            (Unaudited)     (Unaudited)  
            Three Months Ended     Six Months Ended  
            June 30,     June 30,  
    Note     2010     2009     2010     2009  
Revenue
                                       
Housing
          $ 94,231     $ 82,051     $ 135,996     $ 117,412  
Land
            1,680       13,050       5,346       14,868  
 
                               
 
            95,911       95,101       141,342       132,280  
Direct Cost of Sales
                                       
Housing
            (77,204 )     (75,250 )     (113,023 )     (106,890 )
Land
            (1,267 )     (10,570 )     (4,154 )     (12,222 )
Impairment of housing and land inventory and write-off of option deposits
    13             (4,258 )           (8,158 )
 
                               
 
            17,440       5,023       24,165       5,010  
Selling, general and administrative expense
            (13,632 )     (13,545 )     (26,133 )     (25,274 )
Equity (loss) / earnings from unconsolidated entities
    3       (743 )     (231 )     (57 )     2,128  
Impairment of investments in unconsolidated entities
    3                         (11,618 )
Other income
    10 12 (c)     1,787       8,505       1,568       10,950  
Income / (Loss) Before Income Taxes
            4,852       (248 )     (457 )     (18,804 )
Income tax (expense) / recovery
            (1,795 )     (115 )     (77 )     6,204  
 
                               
Net Income / (Loss)
            3,057       (363 )     (534 )     (12,600 )
Less net (loss) / income attributable to noncontrolling interest and other interests in consolidated subsidiaries
            (130 )     550       658       2,478  
 
                               
Net Income / (Loss) attributable to Brookfield Homes Corporation
          $ 2,927     $ 187     $ 124     $ (10,122 )
 
                               
Loss Per Share attributable to Brookfield Homes Corporation Common Shareholders
                                       
Basic
    11     $ (0.08 )   $ (0.12 )   $ (0.35 )   $ (0.51 )
Diluted
    11     $ (0.08 )   $ (0.12 )   $ (0.35 )   $ (0.51 )
Weighted Average Common Shares Outstanding (in thousands)
                                       
Basic
    11       28,621       26,769       28,513       26,769  
Diluted
    11       28,621       26,769       28,513       26,769  
See accompanying notes to financial statements

2


 

BROOKFIELD HOMES CORPORATION
CONSOLIDATED STATEMENTS OF EQUITY
(all dollar amounts are in thousands of U.S. dollars)
                 
    (Unaudited)  
    Six Months Ended  
    June 30,  
    2010     2009  
Common Stock
  $ 321     $ 321  
 
               
Preferred stock
    249,688       249,688  
 
               
Additional Paid-in-Capital
               
Opening balance
    142,106       141,286  
Adjustment to stock-based compensation plan
          145  
Stock option compensation costs
    428       392  
 
           
Ending balance
    142,534       141,823  
 
           
 
               
Treasury Stock
               
Opening balance
    (166,113 )     (238,957 )
Stock option exercises
    93        
Preferred stock dividends
    55,213        
 
           
Ending balance
    (110,807 )     (238,957 )
 
           
 
               
Retained Earnings
               
Opening balance
    252,994       356,981  
Net income / (loss) attributable to Brookfield Homes Corporation
    124       (10,122 )
Preferred stock dividends
    (10,000 )     (3,500 )
Treasury stock issued
    (45,213 )      
 
           
Ending balance
    197,905       343,359  
 
           
Total Brookfield Homes Corporation equity
  $ 479,641     $ 496,234  
 
           
 
               
Noncontrolling Interest
               
Opening balance
  $ 7,317     $ 2,888  
Net loss (Note 10)
    (1,132 )      
Contributions
    229       1  
 
           
Ending balance
  $ 6,414     $ 2,889  
 
           
 
               
Total Equity
  $ 486,055     $ 499,123  
 
           
See accompanying notes to financial statements

3


 

BROOKFIELD HOMES CORPORATION
CONSOLIDATED STATEMENTS OF CASH FLOWS
(all dollar amounts are in thousands of U.S. dollars)
                                 
    (Unaudited)     (Unaudited)  
    Three Months Ended     Six Months Ended  
    June 30,     June 30,  
    2010     2009     2010     2009  
Cash Flows From / (Used in) Operating Activities
                               
Net income / (loss)
  $ 3,057     $ (363 )   $ (534 )   $ (12,600 )
Adjustments to reconcile net income / (loss) to net cash used in operating activities:
                               
Distributed / (undistributed) income from unconsolidated entities
    745       129       52       (2,221 )
Deferred income taxes
    1,795       (77 )     2,880       (6,396 )
Impairment of housing and land inventory and write-off of option deposits
          4,258             8,158  
Impairment of investments in unconsolidated entities
                      11,618  
Stock option compensation costs
    315       201       428       392  
Other changes in operating assets and liabilities:
                               
Decrease in receivables and other assets
    8,031       505       43,166       63,298  
(Increase) / decrease in housing and land inventory
    (3,225 )     11,431       (11,763 )     32  
Increase / (decrease) in accounts payable and other liabilities
    10,408       (99 )     8,301       (21,620 )
 
                       
Net cash provided by operating activities
    21,126       15,985       42,530       40,661  
 
                       
 
                               
Cash Flows From / (Used in) Investing Activities
                               
Investments in unconsolidated entities
    (8,441 )     (1,848 )     (12,580 )     (2,933 )
Distribution from unconsolidated entities
          1,612       6       1,778  
 
                       
Net cash used in investing activities
    (8,441 )     (236 )     (12,574 )     (1,155 )
 
                       
 
                               
Cash Flows From / (Used in) Financing Activities
                               
Net repayments under project specific and other financings
    (12,164 )     (261,876 )     (28,285 )     (285,908 )
Net (distributions) / contributions from noncontrolling interest
    (563 )     403       (1,764 )     678  
Preferred stock issuance
          250,000             250,000  
Preferred stock issuance costs
          (312 )           (312 )
Preferred stock dividends paid in cash
          (3,500 )           (3,500 )
Exercise of stock options
    42             93        
 
                       
Net cash used in financing activities
    (12,685 )     (15,285 )     (29,956 )     (39,042 )
 
                       
 
                               
Increase in cash and cash equivalents
          464             464  
Cash and cash equivalents at beginning of period
                       
 
                       
Cash and cash equivalents at end of period
  $     $ 464     $     $ 464  
 
                       
 
                               
Supplemental Cash Flow Information
                               
Interest paid
  $ 7,438     $ 8,995     $ 15,740     $ 18,984  
Income taxes recovered
  $ 3,320     $ 1,883     $ 42,766     $ 60,700  
See accompanying notes to financial statements

4


 

BROOKFIELD HOMES CORPORATION
NOTES TO THE CONSOLIDATED FINANCIAL STATEMENTS
(Tabular amounts in thousands of U.S. dollars except per share amounts)
Note 1. Significant Accounting Policies
(a) Basis of Presentation
Brookfield Homes Corporation (the “Company” or “Brookfield Homes”) was incorporated on August 28, 2002 in Delaware and thereafter acquired all the California and Washington D.C. area land development and homebuilding operations of Brookfield Properties Corporation. The Company began trading on the New York Stock Exchange on January 7, 2003, under the symbol “BHS.”
These unaudited consolidated financial statements have been prepared in conformity with accounting principles generally accepted in the United States of America (“U.S. GAAP”) and include the consolidated accounts of Brookfield Homes and its subsidiaries and investments in unconsolidated entities and variable interest entities in which the Company is the primary beneficiary.
The accompanying unaudited consolidated financial statements have been prepared in accordance with U.S. GAAP for interim financial information. Since they do not include all of the information and footnotes required by U.S. GAAP for complete financial statements, they should be read in conjunction with the Company’s consolidated financial statements and footnotes thereto included in the Company’s Annual Report on Form 10-K for the year ended December 31, 2009. In the opinion of management, all adjustments necessary for fair presentation of the accompanying unaudited consolidated financial statements have been made.
The Company historically has experienced, and expects to continue to experience, variability in quarterly results. The consolidated statements of operations for the three and six months ended June 30, 2010 are not necessarily indicative of the results to be expected for the full year.
The preparation of financial statements in conformity with U.S. GAAP requires management to make estimates and assumptions that affect the amounts reported in the financial statements and accompanying notes. Actual results could differ from those estimates and assumptions.
(b) Recent Accounting Pronouncements
In June 2009, the Financial Accounting Standards Board (“FASB”) issued guidance now incorporated in Accounting Standards Codification (“ASC”) Topic 810, “Consolidation” (formerly Statement of Financial Accounting Standards “SFAS” 167) amending the consolidation guidance applicable to variable interest entities and the definition of a variable interest entity, and requiring enhanced disclosure to provide more information about a company’s involvement in a variable interest entity. This guidance also requires ongoing assessments of whether an enterprise is the primary beneficiary of a variable interest entity. This guidance is effective for the Company’s fiscal year beginning January 1, 2010. The Company has adopted this guidance in its unaudited consolidated financial statements. See Notes 2 and 3 for disclosure regarding its impact on the consolidated financial statements.
(c) Reclassification
Certain prior period amounts in the consolidated balance sheet have been reclassified to conform with the June 30, 2010 presentation. Specifically, consolidated land inventory not owned, which had previously been shown as a separate line, is now shown as a component of housing and land inventory. Other revolving financings, which had previously been shown as a separate line, is now shown as a component of project specific and other financings. These reclassifications had no impact on the Company’s results from operations.

5


 

BROOKFIELD HOMES CORPORATION
NOTES TO THE CONSOLIDATED FINANCIAL STATEMENTS
(Tabular amounts in thousands of U.S. dollars except per share amounts)
Note 2. Housing and Land Inventory
Housing and land inventory includes homes completed and under construction and lots ready for construction, model homes and land under and held for development which will be used in the Company’s homebuilding operations or sold as building lots to other homebuilders. The following summarizes the components of housing and land inventory:
                 
    June 30,     December 31,  
    2010     2009  
Housing inventory
  $ 338,843     $ 359,132  
Model homes
    26,720       32,542  
Land and land under development
    479,524       443,589  
 
           
 
  $ 845,087     $ 835,263  
 
           
The Company capitalizes interest which is expensed as housing units and building lots are sold. For the three and six months ended June 30, 2010, interest incurred and capitalized by the Company was $6.4 million and $14.5 million, respectively (2009 – $9.0 million and $19.0 million, respectively). Capitalized interest expensed as direct cost of sales for the same periods was $5.0 million and $8.9 million, respectively (2009 – $6.1 million and $8.6 million, respectively).
No impairment charges were recognized related to the Company’s housing and land inventory during the three and six months ended June 30, 2010 (2009 – $4.3 million and $8.2 million, respectively).
In the ordinary course of business, the Company has entered into a number of option contracts to acquire land or lots in the future in accordance with specific terms and conditions and the Company will advance deposits to secure these rights. Effective for the Company’s fiscal year beginning January 1, 2010, the Company is no longer required to follow quantitative guidance determining the primary beneficiary of a variable interest entity (“VIE”), but is required by ASC Topic 810 “Consolidation” to qualitatively assess whether it is the primary beneficiary based on whether it has the power over the significant activities of the VIE and an obligation to absorb losses or the right to receive benefits that could be potentially significant to the VIE. The Company has evaluated its option contracts in accordance with this revised guidance and determined that for those entities considered to be VIEs, it is the primary beneficiary of options with an aggregate exercise price of $25.3 million (December 31, 2009 – $25.4 million), which are required to be consolidated. In these cases, the only asset recorded is the Company’s exercise price for the option to purchase included in housing and land inventory, with an increase in accounts payable and other liabilities of $25.3 million (December 31, 2009 – $25.4 million) for the assumed third party investment in the VIE. Where the land sellers are not required to provide the Company financial information related to the VIE, certain assumptions by the Company were required in its assessment as to whether or not it is the primary beneficiary.
Housing and land inventory includes non-refundable deposits and other entitlement costs totaling $55.4 million (December 31, 2009 – $42.6 million) in connection with options that are not required to be consolidated in terms of the guidance incorporated in ASC Topic 810 “Consolidation” (formerly FASB Interpretation (“FIN”) No. 46(R)). The total exercise price of these options is $229.9 million (December 31, 2009 – $156.9 million), including the non-refundable deposits and other entitlement costs identified above. The number of lots which the Company has obtained an option to purchase, excluding those already consolidated and those held through unconsolidated entities and their respective dates of expiry and aggregate exercise prices follow:
                 
    Number     Total  
    of     Exercise  
Year of Expiry   Lots     Price  
2010
    294     $ 36,413  
2011
    901       71,836  
Thereafter
    5,435       121,694  
 
           
 
    6,630     $ 229,943  
 
           
The Company holds agreements for a further 4,561 acres of longer term land, with non-refundable deposits and other entitlement costs of $5.4 million, which is included in housing and land inventory that may provide additional lots upon obtaining entitlements with an aggregate exercise price of $36.0 million. However, given that the Company is in the initial stage of land entitlement, the Company has concluded at this time that the level of uncertainty in entitling these properties does not warrant including them in the above totals.

6


 

BROOKFIELD HOMES CORPORATION
NOTES TO THE CONSOLIDATED FINANCIAL STATEMENTS
(Tabular amounts in thousands of U.S. dollars except per share amounts)
Investments in unconsolidated entities include $27.9 million of the Company’s share of non-refundable deposits and other entitlement costs in connection with 1,987 lots under option. The Company’s share of the total exercise price of these options is $87.0 million.
Note 3. Investments in Unconsolidated Entities
The Company participates in nine unconsolidated entities in which it has less than a controlling interest. Summarized condensed financial information on a combined 100% basis of the unconsolidated entities follows:
                 
    June 30,     December 31,  
    2010     2009  
Assets
Housing and land inventory
  $ 245,995     $ 235,864  
Other assets
    7,047       6,722  
 
           
 
  $ 253,042     $ 242,586  
 
           
 
               
Liabilities and Equity
               
Project specific financings
  $ 42,614     $ 52,175  
Accounts payable and other liabilities
    15,535       14,082  
Equity
               
Brookfield Homes’ interest
    101,758       92,477  
Others’ interest
    93,135       83,852  
 
           
 
  $ 253,042     $ 242,586  
 
           
                                 
    Three Months Ended     Six Months Ended  
    June 30,     June 30,  
Revenue and Expenses   2010     2009     2010     2009  
Revenue
  $ 4,910     $ 520     $ 8,050     $ 3,338  
Cost of sales
    (5,569 )     (491 )     (9,954 )     (2,950 )
Other income / (expense)
    (1,023 )     (2,223 )     3,027       (1,031 )
 
                       
Net (loss) / income
  $ (1,682 )   $ (2,194 )   $ 1,123     $ (643 )
 
                       
Company’s share of net (loss) / income
  $ (743 )   $ (231 )   $ (57 )   $ 2,128  
 
                       
Impairment of investments in unconsolidated entities
  $     $     $     $ (11,618 )
 
                       
In reporting the Company’s share of net (loss) / income, all inter-company profits or losses from unconsolidated entities are eliminated on lots purchased by the Company from unconsolidated entities. For the three and six months ended June 30, 2010, the difference between the Company’s share of the net (loss) / income of its investments in unconsolidated entities and equity in earnings from unconsolidated entities primarily arises from differences in accounting policies followed by unconsolidated entities.
During the three and six months ended June 30, 2010, in accordance with ASC Topic 323 “Investments – Equity Method and Joint Ventures” (formerly Accounting Principles Board Opinion 18) and ASC Topic 360 “Property, Plant and Equipment” (formerly SFAS 144), the Company recognized impairment charges of nil (June 30, 2009 – nil and $11.6 million), respectively.
Unconsolidated entities in which the Company has a non-controlling interest are accounted for using the equity method. In addition, the Company has performed an evaluation of its existing unconsolidated entity relationships by applying the provisions of ASC Topic 810 “Consolidation” (formerly SFAS 160).

7


 

BROOKFIELD HOMES CORPORATION
NOTES TO THE CONSOLIDATED FINANCIAL STATEMENTS
(Tabular amounts in thousands of U.S. dollars except per share amounts)
The Company and/or its unconsolidated entity partners have provided varying levels of guarantees of debt in its unconsolidated entities. At June 30, 2010, the Company had completion guarantees of $5.4 million (December 31, 2009 – $7.9 million) and limited maintenance guarantees of $13.0 million (December 31, 2009 – $15.3 million) with respect to debt in its unconsolidated entities.
Note 4. Receivables and Other Assets
The components of receivables and other assets included in the Company’s balance sheets are summarized as follows:
                 
    June 30,     December 31,  
    2010     2009  
Proceeds and escrow receivables
  $ 7,587     $ 1,414  
Refundable deposits
    807       4,815  
Notes receivable
    2,425       2,425  
Prepaid expenses
    1,738       2,970  
Miscellaneous receivables
    5,165       5,261  
Other assets
    856       4,857  
Taxes receivable
          40,002  
 
           
 
  $ 18,578     $ 61,744  
 
           
Note 5. Restricted Cash
At June 30, 2010, the Company had restricted cash of $7.5 million (December 31, 2009 – $7.5 million). During 2009, the Company entered into a total return swap transaction (see Note 12 (d)) which requires the Company to maintain cash deposits as collateral equivalent to 1,022,987 shares at $7.31 per share, the prevailing share price at the date of the transaction.
Note 6. Project Specific and Other Financings
 
Project specific financings of $228.3 million (December 31, 2009 – $231.6 million) are revolving in nature, bear interest at floating rates with a weighted average rate of 4.4% as at June 30, 2010 (December 31, 2009 – 4.2%) and are secured by housing and land inventory. The weighted average rate was calculated as of the end of each period, based upon the amount of debt outstanding and the related interest rates applicable on that date.
Project specific financings mature as follows: 2010 – $120.7 million; 2011 – $97.6 million; and 2012 – $10.0 million.
The Company’s project specific financings require Brookfield Homes Holdings Inc., a wholly-owned subsidiary of the Company, to maintain a tangible net worth of at least $250.0 million, a net debt to capitalization ratio of no greater than 65% and a net debt to tangible net worth of no greater than 2.50 to 1. As of June 30, 2010, the Company was in compliance with all of its covenants.
Other financings of $125.0 million (December 31, 2009 – $150.0 million) consist of amounts drawn on two unsecured revolving credit facilities due to subsidiaries of the Company’s largest stockholder, Brookfield Asset Management Inc.
The revolving operating facility is in a principal amount not to exceed $100.0 million, matures December 2011 and bears interest at LIBOR plus 3.5% per annum. During the three and six months ended June 30, 2010, interest of
$1.0 million and $1.9 million, respectively, was incurred related to this facility (2009 – $1.4 million and $4.2 million, respectively). As at June 30, 2010, $100.0 million was drawn on this facility.
The revolving acquisition and operating facility is in a principal amount not to exceed $100.0 million, matures December 2012 and initially bears interest at 12% per annum. This facility is available for the acquisition of housing and land assets and for operations. During the three and six months ended June 30, 2010, interest of $1.0 million and $2.8 million, respectively, was incurred related to this facility (2009 – $0.7 million and $0.9 million, respectively). As at June 30, 2010, $25.0 million was drawn on this facility.

8


 

BROOKFIELD HOMES CORPORATION
NOTES TO THE CONSOLIDATED FINANCIAL STATEMENTS
(Tabular amounts in thousands of U.S. dollars except per share amounts)
The covenants with respect to these facilities are to maintain a minimum stockholders’ equity of $300.0 million and a consolidated net debt to book capitalization ratio of no greater than 70%. As of June 30, 2010, the Company and Brookfield Homes Holdings Inc. were in compliance with all of their covenants with respect to these facilities.
Note 7. Accounts Payable and Other Liabilities
The components of accounts payable and other liabilities included in the Company’s balance sheets are summarized as follows:
                 
    June 30,     December 31,  
    2010     2009  
Trade payables and cost to complete accruals
  $ 42,805     $ 37,518  
Warranty costs (Note 12 (b))
    13,231       13,126  
Customer deposits
    3,523       3,357  
Stock-based compensation (Note 9)
    5,076       5,878  
Accrued and deferred compensation
    972       3,268  
Swap contracts (Note 12 (c) and (d))
    18,162       14,192  
Loans from other interests in consolidated subsidiaries
    16,079       17,118  
Consolidated land option contracts
    25,338       25,434  
Other
    2,979       2,299  
 
           
 
  $ 128,165     $ 122,190  
 
           
Note 8. Income Taxes
Deferred income taxes reflect the net tax effects of temporary differences between the carrying amounts of the assets and liabilities for financial reporting purposes and the amounts for income tax purposes. The temporary differences that give rise to the net deferred tax asset are as follows:
                 
    June 30,     December 31,  
    2010     2009  
Differences relating to properties
  $ 18,763     $ 23,388  
Compensation deductible for tax purposes when paid
    1,816       2,641  
Differences relating to derivative instruments
    6,901       5,235  
Loss carry-forward
    9,752       8,848  
 
           
 
  $ 37,232     $ 40,112  
 
           
As at June 30, 2010, the Company had no unrecognized tax asset or liability (December 31, 2009 – nil).
In accordance with the provisions of ASC Topic 740 “Income Taxes”, the Company assesses, at each reporting period, its ability to realize its deferred tax asset. In determining the need for a valuation allowance at June 30, 2010, the Company considered the following significant factors: an assessment of recent years’ profitability and losses, adjusted to reflect the effects of changes to the Company’s capital structure that have resulted in a significant reduction in the amount of interest-bearing debt; the Company’s expectation of profits based on margins and volumes expected to be realized (which are based on current pricing and volume trends) and including the effects of reduced interest expense due to the reduction in the amount of interest-bearing debt; the financial support of the Company’s largest stockholder as evidenced by the credit facilities in place; and the long period of 10 to 20 years or more in all significant operating jurisdictions before the expiry of net operating losses, noting further that a substantial portion of the deferred tax asset is composed of deductible temporary differences that are not subject to an expiry period until realized under tax law. The Company’s loss carry-forwards of $9.8 million expire between the years 2028 and 2029 and based on the more likely than not standard in the guidance and the weight of available evidence, the Company does not believe a valuation allowance against its deferred tax asset is necessary. However, the recognition of deferred tax assets is based upon an estimate of future results and differences between the expected and actual financial performance of the Company could require all or a portion of the deferred tax asset to be expensed. The Company will continue to evaluate the need for a valuation allowance in future reporting periods.

9


 

BROOKFIELD HOMES CORPORATION
NOTES TO THE CONSOLIDATED FINANCIAL STATEMENTS
(Tabular amounts in thousands of U.S. dollars except per share amounts)
Note 9. Stock Based Compensation
Option Plan
Brookfield Homes grants options to purchase shares of the Company’s common stock at the market price of the shares on the day the options are granted. The Company’s 2009 stock option plan authorizes a maximum of three million shares for issuance. The fair value of the Company’s stock option awards is estimated at the grant date using a Black-Scholes option-pricing model that uses the assumptions noted in the table below. The fair value of the Company’s stock option awards is expensed over the vesting period of the stock options. Expected volatility is based on historical volatility of the Company’s common stock. The risk-free rate for periods within the contractual life of the stock option award is based on the yield curve of a zero-coupon U.S. Treasury bond with a maturity equal to the expected term of the stock option award granted. The Company uses historical data to estimate stock option exercises and forfeitures within its valuation model. The expected term of stock option awards granted for some participants is derived from historical exercise experience under the Company’s share-based payment plan and represents the period of time that stock option awards granted are expected to be outstanding. The expected term of stock options granted for the remaining participants is derived by using the simplified method.
During the three and six months ended June 30, 2010, the Company granted a total of nil and 285,000 new stock options, respectively, to eligible employees which are subject to graded vesting. The significant weighted average assumptions relating to the valuation of the Company’s stock options granted during the six months ended June 30, 2010 are as follows:
         
    2010  
Dividend yield
     
Volatility rate
    66 %
Risk-free interest rate
    3.69 %
Expected option life (years)
    7.5  
 
     
The total compensation costs recognized in income related to the Company’s stock options during the three and six months ended June 30, 2010 was an expense of $0.3 million and $0.4 million, respectively (2009 – $0.2 million and $0.4 million, respectively).
The following table sets out the number of common shares that employees of the Company may acquire under options granted under the Company’s stock option plans:
                                 
                    June 30, 2010  
                            Total  
                            Weighted  
                            Average  
                            per Share  
    Exercise Price Range     Total     Exercise  
    $1.74 – $2.65     ≥$7.34     Shares     Price  
Outstanding, December 31, 2009
    1,591,000       564,000       2,155,000     $ 10.21  
Granted
          285,000       285,000     $ 7.34  
Exercised
    (38,000 )           (38,000 )   $ 2.46  
 
                       
Outstanding, June 30, 2010
    1,553,000       849,000       2,402,000     $ 9.99  
 
                       
Options exercisable at June 30, 2010
    317,000       392,000       709,000     $ 19.66  
 
                       
At June 30, 2010, the aggregate intrinsic value of options currently exercisable is $1.4 million and the aggregate intrinsic value of options outstanding is $2.3 million.

10


 

BROOKFIELD HOMES CORPORATION
NOTES TO THE CONSOLIDATED FINANCIAL STATEMENTS
(Tabular amounts in thousands of U.S. dollars except per share amounts)
A summary of the status of the Company’s unvested options included in equity as of June 30, 2010 and changes during the six months ended June 30, 2010 is as follows:
                 
    June 30, 2010  
            Weighted  
            Average Fair  
    Shares     Value Per Share  
Unvested options outstanding, December 31, 2009
    1,815,800     $ 1.51  
Granted
    285,000     $ 5.00  
Vested
    (377,800 )   $ 1.36  
Exercised
    (30,000 )   $ 1.79  
 
           
Unvested options outstanding, June 30, 2010
    1,693,000     $ 2.14  
 
           
At June 30, 2010, there was $2.8 million of unrecognized expense related to unvested options, which is expected to be recognized over the remaining weighted average period of 3.8 years.
Deferred Share Unit Plan
The Company has adopted a Deferred Share Unit Plan (“DSUP”) under which certain of its executive officers and directors may, at their option, receive all or a portion of their annual bonus awards or retainers, respectively, in the form of deferred share units. The Company may also make additional grants of units to its executives and directors pursuant to the DSUP. As of June 30, 2010, the Company had granted 1,213,993 units under the DSUP, of which 872,824 were outstanding at June 30, 2010, and of which 537,430 units are currently vested and 335,394 vest over the next five years.
In addition, the Company has adopted a Senior Operating Management Deferred Share Unit Plan (“MDSUP”), under which certain senior operating management employees receive a portion of their annual compensation in the form of deferred share units. As of June 30, 2010, the Company had granted 73,374 units under the MDSUP, all of which were vested and outstanding at June 30, 2010.
The liability of $5.1 million (December 31, 2009 – $5.9 million) which relates to 859,148 units under the DSUP and MDSUP and is included in accounts payable and other liabilities. The remaining 87,050 units vest during the years ending December 31, 2011 to 2014. The financial statement impact for the DSUP and MDSUP for the three and six months ended June 30, 2010 was income of $1.7 million and $0.7 million, respectively (2009 – expense of $0.5 million and $0.1 million, respectively).
The following table sets out changes in and the number of deferred share units that executives, directors and senior operating management may redeem under the Company’s DSUP and MDSUP:
         
    June 30, 2010  
Outstanding, December 31, 2009
    936,109  
Granted
    23,846  
Redeemed
    (13,757 )
 
     
Outstanding, June 30, 2010
    946,198  
 
     

11


 

BROOKFIELD HOMES CORPORATION
NOTES TO THE CONSOLIDATED FINANCIAL STATEMENTS
(Tabular amounts in thousands of U.S. dollars except per share amounts)
Note 10. Other Interests in Consolidated Subsidiaries and Noncontrolling Interest
Other interests in consolidated subsidiaries includes ownership interests of certain business unit presidents of the Company totaling $42.6 million (December 31, 2009 – $47.0 million). In the event a business unit president (“Minority Member”) of the Company is no longer employed by an affiliate of the Company, the Company has the right to purchase the Minority Member’s interest and the Minority Member has the right to require the Company to purchase their interest. Should such rights be exercised, the purchase price will be based on the then estimated bulk sales value of the business unit’s net assets.
The following table reflects the changes in the Company’s other interests in consolidated subsidiaries for the six months ended June 30, 2010 and the year ended December 31, 2009:
                 
    June 30,     December 31,  
    2010     2009  
Other interests in consolidated subsidiaries, beginning of period
  $ 47,011     $ 49,839  
Net loss attributable to other interests in consolidated subsidiaries
    (658 )     (4,316 )
(Distributions to) / Contributions from other interests in consolidated subsidiaries
    (3,715 )     1,488  
 
           
Other interests in consolidated subsidiaries, end of period
  $ 42,638     $ 47,011  
 
           
Noncontrolling interest includes third party investments in consolidated entities of $6.4 million (December 31, 2009 – $7.3 million).
In accordance with ASC Topic 810 “Consolidation” (formerly SFAS 160), noncontrolling interest has been classified as a component of total equity and the net loss on the consolidated statements of operations has been adjusted to include the net loss attributable to noncontrolling interest which for the three and six months ended June 30, 2010 was nil (2009 – nil) and other interests in consolidated subsidiaries which for the three and six months ended June 30, 2010 was nil and $0.8 million, respectively (2009 – $0.6 million and $2.5 million, respectively). The Company has recorded $1.1 million of income for the six months ended June 30, 2010 relating to the forfeiture of another member’s interest in a consolidated entity, which has been included in other income.
Note 11. Loss Per Share
Basic and diluted loss per share for the three and six months ended June 30, 2010 and 2009 were calculated as follows (in thousands except per share amounts):
                                 
    Three Months Ended     Six Months Ended  
    June 30,     June 30,  
    2010     2009     2010     2009  
Numerator:
                               
Net income / (loss) attributable to Brookfield Homes Corporation
  $ 2,927     $ 187     $ 124     $ (10,122 )
Less: Preferred stock dividends
    (5,000 )     (3,500 )     (10,000 )     (3,500 )
 
                       
Net loss attributable to common stockholders
  $ (2,073 )   $ (3,313 )   $ (9,876 )   $ (13,622 )
 
                       
 
                               
Denominator:
                               
Basic average common shares outstanding
    28,621       26,769       28,513       26,769  
Net effect of stock options assumed to be exercised
                       
Dilutive effect of preferred shares assumed to be converted
                       
 
                       
Diluted average shares outstanding
    28,621       26,769       28,513       26,769  
 
                       
Basic loss per share
  $ (0.08 )   $ (0.12 )   $ (0.35 )   $ (0.51 )
 
                       
Diluted loss per share
  $ (0.08 )   $ (0.12 )   $ (0.35 )   $ (0.51 )
 
                       

12


 

BROOKFIELD HOMES CORPORATION
NOTES TO THE CONSOLIDATED FINANCIAL STATEMENTS
(Tabular amounts in thousands of U.S. dollars except per share amounts)
For the three and six months ended June 30, 2010 and 2009, options to purchase 2.4 million common shares were outstanding and anti-dilutive and were excluded from the computation of diluted earnings per share. For the three and six months ended June 30, 2010 and 2009, 10.0 million preferred shares convertible into 35.7 million common shares were outstanding and anti-dilutive and were excluded from the computation of diluted earnings per share.
Note 12. Commitments, Contingent Liabilities and Other
(a) The Company is party to various legal actions arising in the ordinary course of its business. Management believes that none of these actions, either individually or in the aggregate, will have a material adverse effect on the financial condition, results of operations or cash flows of the Company.
(b) When selling a home, the Company’s subsidiaries provide customers with a limited warranty. The Company estimates the costs that may be incurred under each limited warranty and records a liability in the amount of such costs at the time the revenue associated with the sale of each home is recognized. In addition, the Company has insurance in place where its subsidiaries are subject to the respective warranty statutes in the State where the Company conducts business which range up to ten years for latent construction defects. Factors that affect the Company’s warranty liability include the number of homes sold, historical and anticipated rates of warranty claims, and cost per claim. The Company periodically assesses the adequacy of its recorded warranty liabilities and adjusts the amounts as necessary. The following table reflects the changes in the Company’s warranty liability for the six months ended June 30, 2010 and 2009:
                 
    2010     2009  
Balance, at beginning of period
  $ 13,126     $ 13,123  
Payments and other adjustments made during the period
    (1,169 )     (1,429 )
Warranties issued during the period
    1,274       1,077  
 
           
Balance, end of period
  $ 13,231     $ 12,771  
 
           
(c) The Company is exposed to financial risk that arises from fluctuations in interest rates. The interest bearing assets and liabilities of the Company are mainly at floating rates and, accordingly, their fair values approximate cost. The Company would be negatively impacted on balance, if interest rates were to increase. From time to time, the Company enters into interest rate swap contracts. As at June 30, 2010, the Company had five interest rate swap contracts outstanding totaling $150.0 million at an average rate of 4.8% per annum. The contracts expire between 2011 and 2017. At June 30, 2010, the fair market value of the contracts was a liability of $17.6 million (December 31, 2009 – liability of $14.2 million) and was included in accounts payable and other liabilities. Expense of $2.8 million and $3.4 million was recognized during the three and six months ended June 30, 2010, respectively, (2009 – income of $0.7 million and $9.2 million, respectively) and was included in other income / (expense). All interest rate swaps are recorded at fair market value and are presented in the consolidated statements of operations because hedge accounting has not been applied.
The fair value measurements for the interest rate swap contracts are determined based on notional amounts, terms to maturity, and the USD LIBOR rates. The LIBOR rates vary depending on the term to maturity and the conditions set out in the underlying swap agreements.
(d) The Company is exposed to financial risk that arises from fluctuations in its common stock price. To hedge against future deferred share unit payments, in August 2009, the Company entered into a total return swap transaction at an average cost of $7.31 per share on 1,022,987 shares, maturing in August 2010. At June 30, 2010, the fair market value of the total return swap was a liability of $0.6 million and was included in accounts payable and other liabilities (December 31, 2009 – asset of $0.7 million and was included in receivables and other assets). Expense of $2.0 and $1.3 million was recognized during the three and six months ended June 30, 2010, respectively, (2009 – income of $0.6 and $0.2 million, respectively) and was included in selling, general and administrative expense. These charges for the three months and six months ended June 30, 2010 were partially offset by income of $1.7 million and $0.7 million, respectively, relating to the Company’s stock-based compensation plans. The total return swap is recorded at fair market value and is recorded through the consolidated statements of operations because hedge accounting has not been applied. See Note 13 for additional disclosure.

13


 

BROOKFIELD HOMES CORPORATION
NOTES TO THE CONSOLIDATED FINANCIAL STATEMENTS
(Tabular amounts in thousands of U.S. dollars except per share amounts)
Note 13. Fair Value Measurements
ASC Topic 820 “Fair Value Measurements and Disclosures” (formerly SFAS 157) provides a framework for measuring fair value, expands disclosures about fair value measurements and establishes a fair value hierarchy which requires a company to prioritize the use of observable inputs and minimize the use of unobservable inputs in measuring fair value.
The Company’s financial assets are measured at fair value on a recurring basis and are as follows:
         
    Fair Value Measurements  
    Using Significant  
    Observable Inputs (Level 2)  
Interest rate swap contracts at June 30, 2010
  $ (17,564 )
 
     
The fair value measurements for the interest rate swap contracts are determined based on notional amounts, terms to maturity, and the USD LIBOR rates. The LIBOR rates vary depending on the term to maturity and the conditions set out in the underlying swap agreements.
         
    Fair Value Measurements  
    Using Significant  
    Unobservable Inputs (Level 3)  
Equity swap contract at June 30, 2010
  $ (598 )
 
     
The fair value measurement for the equity swap contract is determined based on the notional amount, stock price, the number of underlying shares and the three month USD LIBOR rate. The Company performed a sensitivity analysis of the estimated fair value and the impact to the consolidated financial statements using alternative reasonably likely assumptions on June 30, 2010 and the impact to the consolidated financial statements was nominal.
The fair value measurements for housing and land inventory were determined by comparing the carrying amount of an asset to its expected future cash flows. To arrive at the estimated fair value of housing and land inventory deemed to be impaired during the period ended June 30, 2010, the Company estimated the cash flow for the life of each project. Specifically, project by project, the Company evaluated the margins on home sales that have been closed, margins on sales contracts which are in backlog, estimated margins with regard to future home sales over the life of the projects, as well as estimated margins with respect to future land sales. The Company evaluated and continues to evaluate projects where inventory is turning over more slowly than expected or whose average sales price and margins are declining and are expected to continue to decline. These projections take into account the specific business plans for each project and management’s best estimate of the most probable set of economic conditions anticipated to prevail in the market area. Such projections generally assume current home selling prices, with cost estimates and sales rates for short-term projects consistent with recent sales activity. For longer-term projects, planned sales rates for 2010 and 2011 assume recent sales activity and normalized sales rates beyond 2011. If the future undiscounted cash flows are less than the carrying amount, the asset is considered to be impaired and is then written down to fair value less estimated selling costs.
There are several factors that could lead to changes in the estimate of future cash flows for a given project. The most significant of these include the sales pricing levels actually realized by the project, the sales rate, and the costs incurred to construct the homes. The sales pricing levels are often inter-related with sales rates for a project, as a price reduction usually results in an increase in the sales rate. Further, pricing is heavily influenced by the competitive pressures facing a given community from both new homes and existing homes, including foreclosures.
The Company has reviewed all of its projects for impairment in accordance with the provisions of ASC Topic 360 “Property, Plant and Equipment” (formerly SFAS 144) and ASC Topic 820 “Fair Value Measurements and Disclosures” (formerly SFAS 157). For the three and six months ended June 30, 2010, no impairment charges have been recognized. For the three months ended June 30, 2009, housing and land inventory on two projects with a carrying amount of $20.5 million was written down to its fair value of $16.2 million, resulting in an impairment charge of $4.3 million, which was included impairment and write-off of option deposits. For the six months ended June 30, 2009, housing and land inventory on three projects with a carrying amount of $32.9 million was written down to its fair value of $24.7 million, resulting in an impairment charge of $8.2 million, which was included in impairment of housing and land inventory and write-off of option deposits.

14


 

BROOKFIELD HOMES CORPORATION
NOTES TO THE CONSOLIDATED FINANCIAL STATEMENTS
(Tabular amounts in thousands of U.S. dollars except per share amounts)
Note 14. Segment Information
As defined in ASC Topic 280, “Segmented Reporting”, the Company has five operating segments. The Company has four reportable segments: Northern California, Southland / Los Angeles, San Diego / Riverside, and the Washington D.C. Area.
The Company is a land developer and residential homebuilder. The Company is organized and manages its business based on the geographical areas in which it operates. Each of the Company’s segments specialize in lot entitlement and development and the construction of single-family and multi-family homes. The Company evaluates performance and allocates capital based primarily on return on assets together with a number of other risk factors. Earnings performance is measured using segment operating income. The accounting policies of the segments are the same as those referred to in Note 1, “Significant Accounting Policies.”
                                 
    Three Months Ended     Six Months Ended  
    June 30,     June 30,  
    2010     2009     2010     2009  
Revenues:
                               
Northern California
  $ 5,352     $ 27,645     $ 17,150     $ 36,080  
Southland / Los Angeles
    36,780       14,938       47,455       26,229  
San Diego / Riverside
    19,175       16,473       30,626       25,647  
Washington, D.C. Area
    33,214       25,759       42,591       33,438  
Corporate and Other
    1,390       10,286       3,520       10,886  
 
                       
Total Revenues
  $ 95,911     $ 95,101     $ 141,342     $ 132,280  
 
                       
Segment Income / (Loss):
                               
Northern California
  $ (477 )   $ (1,066 )   $ 1,409     $ 690  
Southland / Los Angeles
    4,438       (5,102 )     4,034       (6,908 )
San Diego / Riverside
    2,520       753       2,538       (9,222 )
Washington D.C. Area
    4,485       (37 )     4,084       (3,323 )
Corporate and Other
    (6,114 )     5,204       (12,522 )     (41 )
 
                       
Income / (Loss) before Income Taxes
  $ 4,852     $ (248 )   $ (457 )   $ (18,804 )
 
                       
                 
    June 30,     December 31,  
    2010     2009  
Housing and Land Assets (1)
               
Northern California
  $ 217,114     $ 201,164  
Southland / Los Angeles
    124,578       122,504  
San Diego / Riverside
    330,538       336,458  
Washington, D.C. Area
    234,412       226,768  
Corporate and Other
    40,203       40,846  
 
           
 
  $ 946,845     $ 927,740  
 
           
 
(1)   Consists of housing and land inventory including investments in unconsolidated entities.

15


 

BROOKFIELD HOMES CORPORATION
NOTES TO THE CONSOLIDATED FINANCIAL STATEMENTS
(Tabular amounts in thousands of U.S. dollars except per share amounts)
The following tables set forth additional financial information relating to the Company’s reportable segments:
                                 
    Three Months Ended     Six Months Ended  
    June 30,     June 30,  
    2010     2009     2010     2009  
Equity (Loss) / Earnings from Unconsolidated Entities:
                               
Northern California
  $ 58     $ (333 )   $ 1,287     $ 2,090  
San Diego / Riverside
    (1 )           (1 )      
Washington, D.C. Area
    (155 )     118       (367 )     140  
Corporate and Other
    (645 )     (16 )     (976 )     (102 )
 
                       
Total
  $ (743 )   $ (231 )   $ (57 )   $ 2,128  
 
                       
 
Impairments of Housing and Land Inventory:
                               
Southland / Los Angeles
  $     $ 2,600     $     $ 2,600  
Washington, D.C. Area
          1,658             1,658  
Corporate and Other
                      3,900  
 
                       
Total
  $     $ 4,258     $     $ 8,158  
 
                       
 
Impairments of Investments in Unconsolidated Entities:
                               
San Diego / Riverside
                      9,243  
Washington, D.C. Area
                      2,375  
 
                       
Total
  $     $     $     $ 11,618  
 
                       
                 
    June 30,     December 31,  
    2010     2009  
Investments in Unconsolidated Entities:
               
Northern California
  $     $  
Southland / Los Angeles
    45,373       48,050  
San Diego / Riverside
    4,218       2,694  
Washington, D.C. Area
    44,482       34,971  
Corporate and other
    7,685       6,762  
 
           
Total
  $ 101,758     $ 92,477  
 
           
Note 15. Subsequent Event
On July 30, 2010, the Company announced that it intends to commence discussions with Brookfield Properties Corporation regarding a possible transaction that, if completed, would result in the combination of Brookfield Homes with the North American residential land and housing division of Brookfield Properties. A committee of independent directors of the Company has been formed to consider a proposed transaction, however there can be no assurance that an agreement with respect to such a transaction will be reached, or that a transaction will be completed.

16


 

Item 2.   Management’s Discussion and Analysis of Financial Condition and Results of Operations
This discussion includes forward-looking statements that reflect our current views with respect to future events and financial performance and that involve risks and uncertainties. Our actual results, performance or achievements could differ materially from those anticipated in the forward-looking statements as a result of certain factors including risks discussed in “Management’s Discussion and Analysis of Financial Condition and Results of Operations — Forward-Looking Statements” and Item 1A — “Risk Factors” elsewhere in this report and in our Annual Report on Form 10-K for the year ended December 31, 2009.
Forward-Looking Statements
This quarterly report on Form 10-Q contains “forward-looking statements” within the meaning of the United States federal securities laws. The words “may,” “believe,” “will,” “anticipate,” “expect,” “planned” “estimate,” “project,” “future,” and other expressions that are predictions of or indicate future events and trends and that do not relate to historical matters identify forward-looking statements. The forward-looking statements in this quarterly report on Form 10-Q include, among others, statements with respect to:
  ability to create shareholder value;
 
  business goals and strategy;
 
  our financial and lot position;
 
  strategies for shareholder value creation;
 
  effect of challenging conditions on us;
 
  factors affecting our competitive position within the homebuilding industry;
 
  ability to generate sufficient cash flow from our assets in 2010, 2011 and 2012 to repay maturing project specific and other financings;
 
  the visibility of our future cash flow;
 
  expected backlog and closings;
 
  sufficiency of our access to capital resources;
 
  the timing of the effect of interest rate changes on our cash flows;
 
  the effect on our business of existing lawsuits;
 
  a possible transaction with Brookfield Properties Corporation; and
 
  whether or not our letters of credit or performance bonds will be drawn upon.
Reliance should not be placed on forward-looking statements because they involve known and unknown risks, uncertainties and other factors, which may cause the actual results to differ materially from the anticipated future results expressed or implied by such forward-looking statements. Factors that could cause actual results to differ materially from those set forward in the forward-looking statements include, but are not limited to:
  changes in general economic, real estate and other conditions;
 
  mortgage rate and availability changes;
 
  availability of suitable undeveloped land at acceptable prices;
 
  adverse legislation or regulation;
 
  ability to obtain necessary permits and approvals for the development of our land;
 
  availability of labor or materials or increases in their costs;
 
  ability to develop and market our master-planned communities successfully;
 
  ability to obtain regulatory approvals;
 
  confidence levels of consumers;
 
  ability to raise capital on favorable terms;
 
  our debt and leverage;
 
  adverse weather conditions and natural disasters;
 
  relations with the residents of our communities;
 
  risks associated with increased insurance costs or unavailability of adequate coverage;
 
  ability to obtain surety bonds;
 
  competitive conditions in the homebuilding industry, including product and pricing pressures;
 
  ability to retain our executive officers;
 
  relationships with our affiliates;
 
  failure to negotiate the terms of a transaction agreement;
 
  failure to obtain any required regulatory and shareholder approvals with respect to a transaction; and
 
  additional risks and uncertainties, many of which are beyond our control, referred to in this Form 10-Q and our other SEC filings.

17


 

Except as required by law, we undertake no obligation to publicly update any forward-looking statements whether as a result of new information, future events or otherwise. However, any further disclosures made on related subjects in subsequent reports on Forms 10-K, 10-Q and 8-K should be consulted.
Overview
We were encouraged by the improvement in first quarter sales and closings. However, since then, selling communities have seen a drop in the number of visits from potential homebuyers, which we believe is a result of expired government stimulus programs, together with continued uncertain economic conditions, which have negatively impacted homebuyer confidence. The United States homebuilding industry continues to face a number of challenges with home foreclosures and tight credit standards continuing to have an effect on inventory and new home sale rates and prices. Despite these challenging conditions, we believe the risk is mitigated by our assets which are largely located in geographic areas with a constrained supply of lots and which have demonstrated strong economic characteristics over the long term. The supply of finished lots has been depleted substantially over the last few years and negligible development has occurred since 2006. As a result, we believe our strong financial position and owning entitled and/or developed lots in supply-constrained markets places us in a solid position as the markets improve.
Through the activities of our operating subsidiaries, we entitle and develop land for our own communities and sell lots to third parties. We also design, construct and market single and multi-family homes primarily to move-up homebuyers.
We operate in the following geographic regions which are presented as our reportable segments: Northern California (San Francisco Bay Area and Sacramento), Southland / Los Angeles, San Diego / Riverside and Washington, D.C. Area. Our other operations that do not meet the quantitative thresholds for separate disclosure in our financial statements under US GAAP are included in “Corporate and Other.”
Our goal is to maximize the total return on our common stockholders’ equity over the long term. We plan to achieve this by actively managing our assets and creating value on the lots we own or control.
The 26,169 lots that we control provide a strong foundation for our future homebuilding business and visibility on our future cash flow. We believe we add value to the lots we control through entitlements, development and the construction of homes. In allocating capital to our operations we generally limit our capital at risk on unentitled land by optioning such land positions. Option contracts for the purchase of land permit us to control lots for an extended period of time.
Operating in markets with higher price points and catering to move-up buyers, our average home selling price for the six months ended June 30, 2010 of $469,000 was well in excess of the national average sales price. We also sell serviced and unserviced lots to other homebuilders, generally on an opportunistic basis where we can redeploy capital to an asset providing higher returns. The number of lots we sell may vary significantly from period to period due to the timing and nature of such sales which are also affected by local market conditions.
Our housing and land inventory, investments in unconsolidated entities and consolidated land inventory not owned together comprised 94% of our total assets as of June 30, 2010. In addition, we had $63 million in other assets. Other assets consist of restricted cash of $7 million, deferred taxes of $37 million and other receivables of $19 million.
As at June 30, 2010, the market capitalization of our common stock was $200 million, compared to the book value of our common stock of $230 million. Market capitalization will vary depending on market sentiment and may not have a relationship to the underlying value of a share of our common stock over the longer term.

18


 

Results of Operations
                                 
    Three Months Ended     Six Months Ended  
Selected Financial Information (Unaudited)   June 30,     June 30,  
($US millions)   2010     2009     2010     2009  
Revenue:
                               
Housing
  $ 94     $ 82     $ 136     $ 117  
Land
    1       13       5       15  
 
                       
Total revenues
    95       95       141       132  
Direct cost of sales
    (78 )     (86 )     (117 )     (119 )
Impairment of housing and land inventory and write-off of option deposits
          (4 )           (8 )
 
                       
Gross margin
    17       5       24       5  
Selling, general and administrative expense
    (13 )     (13 )     (26 )     (25 )
Equity in earnings unconsolidated entities
    (1 )     (1 )           2  
Impairment of investment in unconsolidated entities
                      (12 )
Other income
    2       8       2       11  
 
                       
Loss before income taxes
    5       (1 )           (19 )
Income tax (expense) / recovery
    (2 )                 6  
 
                       
Net income / (loss)
    3       (1 )           (13 )
Less net income / (loss) attributable to noncontrolling interests
          1             3  
 
                       
Net income / (loss) attributable to Brookfield Homes Corporation
  $ 3     $     $     $ (10 )
 
                       
 
                               
Segment Information
                               
Housing revenue ($US millions):
                               
Northern California
  $ 5     $ 28     $ 17     $ 36  
Southland / Los Angeles
    36       15       47       26  
San Diego / Riverside
    19       14       29       22  
Washington D.C. Area
    32       23       39       30  
Corporate and Other
    2       2       4       3  
 
                       
 
  $ 94     $ 82     $ 136     $ 117  
 
                       
 
                               
Land revenue ($US millions):
                               
Northern California
  $     $     $     $  
Southland / Los Angeles
                       
San Diego / Riverside
          3       2       4  
Washington D.C. Area
    1       2       3       3  
Corporate and Other
          8             8  
 
                       
 
  $ 1     $ 13     $ 5     $ 15  
 
                       
 
                               
Gross margin / (loss) ($US millions):
                               
Northern California
  $ 1     $ 1     $ 3     $ 2  
Southland / Los Angeles
    5       (3 )     7       (2 )
San Diego / Riverside
    3       3       5       4  
Washington D.C. Area
    7       3       9       5  
Corporate and Other
    1       1             (4 )
 
                       
 
  $ 17     $ 5     $ 24     $ 5  
 
                       
 
                               
Impairment of housing and land inventory and write-off of option deposits ($US millions):
                               
Northern California
  $     $     $     $  
Southland / Los Angeles
          2             2  
San Diego / Riverside
                       
Washington D.C. Area
          2             2  
Corporate and Other
                      4  
 
                       
 
  $     $ 4     $     $ 8  
 
                       

19


 

                                 
    Three Months Ended     Six Months Ended  
    June 30,     June 30,  
    2010     2009     2010     2009  
Home closings (units):
                               
Northern California
    5       33       17       42  
Southland / Los Angeles
    82       40       107       71  
San Diego / Riverside
    35       29       53       46  
Washington D.C. Area
    85       63       105       79  
Corporate and Other
    3       4       8       5  
 
         
Consolidated total
    210       169       290       243  
Unconsolidated Entities
                1        
 
         
 
    210       169       291       243  
 
         
 
                               
Average selling price ($US):
                               
Northern California
  $ 1,070,000     $ 838,000     $ 1,099,000     $ 859,000  
Southland / Los Angeles
    449,000       373,000       444,000       369,000  
San Diego / Riverside
    548,000       481,000       544,000       480,000  
Washington D.C. Area
    371,000       364,000       372,000       378,000  
Corporate and Other
    463,000       641,000       440,000       633,000  
 
         
Consolidated average
    449,000       486,000       469,000       483,000  
Unconsolidated Entities
                1,245,000       750,000  
 
         
Average
  $ 449,000     $ 486,000     $ 472,000     $ 485,000  
 
         
                                         
    Housing & Land     Unconsolidated Entities     Total Units  
    Owned(1)     Options     Owned     Options     June 30, 2010  
Lots controlled (units at end of period):
                                       
Northern California
    3,233       5,044                   8,277  
Southland / Los Angeles
    962       320       404       1,987       3,673  
San Diego / Riverside
    8,696       200       52             8,948  
Washington D.C. Area
    2,752       1,066       1,199             5,017  
Corporate and Other
    196             58             254  
 
                             
 
    15,839       6,630       1,713       1,987       26,169  
 
                             
 
(1)   Includes consolidated options.
Three and Six Months ended June 30, 2010 Compared with Three and Six Months Ended June 30, 2009
Net Income / (Loss)
Net income was $3 million and nil for the three and six months ended June 30, 2010, an increase in net income of $4 million and $13 million, respectively, when compared to the same periods in 2009. The increase in net income for the three and six months ended June 30, 2010 primarily relates to an increase in gross margin before impairment charges and a decrease of $4 million and $20 million, respectively, in impairments on our housing and land assets and investments in unconsolidated entities, partially offset by a reduction in income from interest rate swap contracts as well as a reduction in income tax recovery.
Results of Operations
Company-wide: Housing revenue was $94 million and $136 million for the three and six months ended June 30, 2010, an increase of $12 million and $19 million, respectively, when compared to the same periods in 2009. The increase in housing revenue was primarily due to 41 and 47 additional home closings in the three and six months ended June 30, 2010, partially offset by a decrease in the overall average selling price per home. While the total average selling price per home decreased by 8% for the three months ended June 30, 2010 compared to the same period in 2009, reflecting the significant decrease in the number of higher priced homes sold in Northern California, the average selling price of homes delivered increased in each region.

20


 

Housing revenues were net of incentives of $5 million and $9 million for the three and six months ended June 30, 2010, compared to $14 million and $20 million, respectively, for the same periods in 2009.
                                 
    Three Months Ended June 30,  
    2010     2009  
    Incentives     % of Gross     Incentives     % of Gross  
($ millions)   Recognized     Revenues     Recognized     Revenues  
Northern California
  $ 1       15 %   $ 9       24 %
Southland / Los Angeles
    1       4       1       7  
San Diego / Riverside
    1       6       1       6  
Washington D.C. Area
    2       8       3       12  
Corporate and Other
                       
 
                       
 
  $ 5       6 %   $ 14       14 %
 
                       
 
    Six Months Ended June 30,  
    2010     2009  
    Incentives     % of Gross     Incentives     % of Gross  
($ millions)   Recognized     Revenues     Recognized     Revenues  
Northern California
  $ 2       12 %   $ 12       25 %
Southland / Los Angeles
    2       4       2       7  
San Diego / Riverside
    2       6       1       6  
Washington D.C. Area
    3       8       5       14  
Corporate and Other
                       
 
                       
 
  $ 9       6 %   $ 20       15 %
 
                       
Land revenue totaled $1 million and $5 million for the three and six months ended June 30, 2010, a decrease of $12 million and $10 million, respectively, when compared to the same periods in 2009. Our land revenues may vary significantly from period to period due to the timing and nature of land sales and such revenues are also affected by local market conditions.
Gross margin was $17 million and $24 million for the three and six month months ended June 30, 2010, compared with $5 million and $5 million, respectively, for the same periods in 2009. The increase in gross margin during the three and six month periods ended June 30, 2010 was primarily a result of a decrease in impairment charges as well as a decline in costs incurred relative to the homes that were closed.
During the three and six months ended June 30, 2010, we did not recognize any impairment charges or option write-offs compared to impairment charges of $4 million and $8 million for the same periods in 2009. The impairment charges for the three and six months ended June 30, 2009 related to owned lots in our Southland / Los Angeles and Washington D.C. Area reportable segments.
Forty-three projects were tested for impairment charges and option write-offs for the six months ended June 30, 2010 and no impairment charges or option write-offs were required. The locations of the projects tested were as follows:
         
Number of Projects
       
Northern California.
    6  
Southland / Los Angeles
    4  
San Diego / Riverside
    14  
Washington D.C. Area
    17  
Corporate
    2  
 
     
 
    43  
 
     
Northern California: Housing revenue was $5 million and $17 million for the three and six months ended June 30, 2010, a decrease of $23 million and $19 million, respectively, when compared to the same periods in 2009. The gross margin for the three and six months ended June 30, 2010 was $1 million and $3 million compared with $1 million and $2 million, respectively, for the same periods in 2009.
Southland / Los Angeles: Housing revenue was $36 million and $47 million for the three and six months ended June 30, 2010, an increase of $21 million when compared to the same periods in 2009. The gross margin for the three and six months ended June 30, 2010 was $5 million and $7 million compared with a loss of $3 million and $2 million, respectively, for the same periods in 2009.

21


 

San Diego / Riverside: Housing revenue was $19 million and $29 million for the three and six months ended June 30, 2010, an increase of $5 million and $7 million, respectively, when compared to the same periods in 2009. Land revenue was nil and $2 million for the three and six months ended June 30, 2010, compared with $3 million and $4 million, respectively, for the same periods in 2009. The gross margin for the three and six months ended June 30, 2010 was $3 million and $5 million, compared with $3 million and $4 million, respectively for the same periods in 2009.
Washington D.C. Area: Housing revenue was $32 million and $39 million for the three and six months ended June 30, 2010, an increase of $9 million when compared to the same periods in 2009. Land revenue was $2 million and $4 million for the three and six months ended June 30, 2010, consistent with the same periods in 2009. The gross margin for the three and six months ended June 30, 2010 was $7 million and $5 million, compared with $3 million and $5 million, respectively, for same periods in 2009.
Selling, general and administrative expense was $13 million and $26 million for the three and six months ended June 30, 2010, compared to $13 million and $25 million, respectively, for the same periods in 2009. The general and administrative expense for the six months ended June 30, 2010 included a charge of $1 million related to a restructuring of our benefit plans. The components of the expense for the three and six months ended June 30, 2010 and 2009 are summarized as follows:
                                 
    Three Months Ended     Six Months Ended  
    June 30,     June 30,  
($ millions)   2010     2009     2010     2009  
General and administrative expense
  $ 7     $ 8     $ 16     $ 15  
Sales and marketing expense
    4       6       8       10  
Stock compensation
    (1 )                  
Change in fair value of equity swap contract
    3       (1 )     2        
 
                       
 
  $ 13     $ 13     $ 26     $ 25  
 
                       
Equity in earnings from unconsolidated entities for the three and six months ended June 30, 2010 was a loss of $1 million and nil compared with a loss of $1 million and income of $2 million, respectively, for the same periods in 2009. We did not record any impairment charges related to our investments in unconsolidated entities for the three and six months ended June 30, 2010.
Other income for the three and six months ended June 30, 2010 totaled income of $2 million for both periods, a decrease of $6 million and $9 million, respectively, when compared to the same periods in 2009. The components of other income for the three and six months ended June 30, 2010 and 2009 are summarized as follows:
                                 
    Three Months Ended     Six Months Ended  
    June 30,     June 30,  
($ millions)   2010     2009     2010     2009  
Change in fair value of interest rate swap contracts
  $ (2 )   $ 7     $ (3 )   $ 9  
Other
    4       1       5       2  
 
                       
 
  $ 2     $ 8     $ 2     $ 11  
 
                       
Sales Activity
Net new home orders for the three and six months ended June 30, 2010 totaled 127 units and 285 units, a decrease of 139 units and 134 units, or 52% and 32%, respectively, compared to the same periods in 2009. We were selling from 24 active communities at June 30, 2010 compared to 30 at June 30, 2009, a 20% decline. The net new home orders for the three and six months ended June 30, 2010 and 2009 by reportable segment were as follows:
                                 
    Three Months Ended     Six Months Ended  
    June 30,     June 30,  
    2010     2009     2010     2009  
Northern California
    15       49       30       82  
Southland / Los Angeles
    40       82       80       123  
San Diego / Riverside
    18       49       49       78  
Washington D.C. Area
    53       85       117       136  
Corporate and Other
    1       1       9        
 
           
Consolidated total
    127       266       285       419  
Unconsolidated entities
                       
 
           
 
    127       266       285       419  
 
           

22


 

Net new orders for any period represent the aggregate of all homes ordered by customers, net of cancellations.
Our backlog, which represents the number of new homes subject to pending sales contracts, at June 30, 2010 and 2009 by reportable segment are as follows:
                                 
    Backlog     Backlog  
    June 30, 2010     June 30, 2009  
    Units     $ millions     Units     $ millions  
Northern California
    37     $ 38       50     $ 40  
Southland / Los Angeles
    42       18       107       41  
San Diego / Riverside
    19       10       40       19  
Washington D.C. Area
    83       37       97       38  
Corporate and other
                15       13  
 
                   
Consolidated total
    181       103       309       151  
Unconsolidated entities
                1       1  
 
                   
 
    181     $ 103       310     $ 152  
 
                   
We expect all 181 units of our backlog to close in 2010, subject to any future cancellations that may occur. The cancellation rates for the three and six months ended June 30, 2010 and 2009 by reportable segment are as follows:
                                                                 
    Three Months Ended   Six Months Ended  
    June 30   June 30  
    2010     2009     2010     2009  
    Units     %     Units     %     Units     %     Units     %  
Northern California
    4       21 %     6       11 %     7       19 %     12       13 %
Southland / Los Angeles
    6       13       10       11       10       11       25       17  
San Diego / Riverside
    7       28       4       7       16       25       7       8  
Washington D.C. Area
    14       21       16       16       25       18       26       16  
Corporate and other
                2       67                   6       100  
 
                                               
 
    31       20 %     38       12 %     58       17 %     76       15 %
 
                                               
Critical Accounting Policies and Estimates
There have been no significant changes to our critical accounting policies and estimates during the six months ended June 30, 2010 compared to those disclosed in “Management’s Discussion and Analysis of Financial Condition and Results of Operations” included in our Annual Report on Form 10-K for the year ended December 31, 2009. Even though our critical accounting policies have not changed significantly during the six months ended June 30, 2010, the following provides additional disclosures about our deferred tax asset and our derivative financial instruments valuation process related to housing and land inventory and option deposits.
Carrying Values
In accordance with the Accounting Standards Codification (“ASC”) Topic 360 “Property, Plant and Equipment” (formerly Statement of Financial Accounting Standard (“SFAS”) 144), housing and land assets we own directly and through unconsolidated entities are reviewed for recoverability on a regular basis and whenever events or changes in circumstances indicate that the carrying amount of an asset may not be recoverable. Recoverability is measured by comparing the carrying amount of an asset to future undiscounted cash flows expected to be generated by the asset. To arrive at the estimated fair value of housing and land inventory impaired, we estimate the cash flow for the life of each project. Specifically, on a housing project, we evaluate the margins on homes that have been closed, margins on sales contracts which are in backlog and estimated margins with regard to future home sales over the life of the project. On a land project, we estimate the timing of future land sales, the estimated revenue per lot, as well as estimated margins with respect to future land sales. For the housing and land inventory, we continuously evaluate projects where inventory is turning over slower than expected or whose average sales price and margins are declining and are expected to continue to decline. These projections take into account the specific business plans for each project and management’s best estimate of the most probable set of economic conditions anticipated to prevail in the market area. Such projections generally assume current home selling prices, cost estimates and sales rates for short-term projects are consistent with recent sales activity. For longer-term projects, planned sales rates for 2010 and 2011 assume recent sales activity and normalized sales rates beyond 2011. We identify potentially impaired housing and land projects based on these quantitative factors as well as qualitative factors obtained from the local market areas. If the future undiscounted cash flows are less than the carrying amount, the asset is considered to be impaired and is then written down to fair value less estimated selling costs using a discounted cash flow methodology which incorporates market participant assumptions.

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For the three and six months ended June 30, 2010, we recorded no impairment charges compared to $4 million and $8 million, respectively, during the same periods in 2009. The impairment charges taken during the six months ended June 30, 2009 were on 175 lots or one project located in Southland / Los Angeles, 6 lots or one project in the Washington D.C. Area and 18 lots or one project located in the Corporate and Other reportable segments. The impairment charges related to finished homes, construction in progress and land on which we intend to build homes in the future. The lots impaired represent all of the lots within a project that are deemed to be impaired. In light of the current market conditions, we have reviewed and continue to review, during each reporting period, all of our assets for indicators of impairment. The impairment charges recorded were estimated based on market conditions and assumptions made by management at the time the charges were recorded, which may differ materially from actual results if market conditions or our assumptions change. We have also entered into a number of option contracts to acquire land or lots in the future in accordance with specific terms and conditions. A majority of our option contracts require a non-refundable cash deposit based on a percentage of the purchase price of the property. The option contracts are recorded at cost. In determining whether to pursue an option contract, we estimate the option primarily based upon the expected cash flows from the optioned property. If our intent is to no longer pursue an option contract, we record a charge to earnings of the deposit amounts and any other related pre-acquisition entitlement costs in the period the decision is made.
Income Taxes
Income taxes are accounted for in accordance with ASC Topic 740 “Income Taxes” (formerly SFAS 109). Under ASC Topic 740, deferred tax assets and liabilities are determined based on differences between financial reporting and tax bases of assets and liabilities, and are measured by using enacted tax rates expected to apply to taxable income in the years in which those differences are expected to reverse.
In accordance with the provisions of ASC Topic 740, we assess, on a quarterly basis, our ability to realize our deferred tax asset. In determining the need for a valuation allowance, we consider the following significant factors: an assessment of recent years’ profitability and losses which considers the nature, frequency and severity of current and cumulative losses adjusted to reflect the effects of changes to our capital structure that have resulted in a significant reduction in the amount of interest bearing debt; our forecasts or expectation of profits based on margins and volumes expected to be realized (which are based on current pricing and volume trends) and including the effects of reduced interest expense; the financial support of our largest stockholder as evidenced by the revolving credit facilities, the long duration of ten to twenty years or more in all significant operating jurisdictions before the expiry of net operating losses, and we take into consideration that a substantial portion of the deferred tax asset comprised of deductible temporary differences that are not subject to an expiry period until realized under tax law. However, the recognition of deferred tax assets is based upon assumptions about the future including an estimate of future results, and differences between the expected and actual financial performance could require all or a portion of the deferred tax asset to be expensed. We will continue to evaluate the need for a valuation allowance in future periods. At June 30, 2010 and December 31, 2009, our deferred tax asset was $37 million and $40 million, respectively. Based on the more likely than not standard in the guidance and the weight of available evidence, we do not believe a valuation allowance against the deferred tax asset at June 30, 2010 is necessary.
Derivative Financial Instruments
We revalue our equity swap contract each reporting period. The fair value of the equity swap contract is determined based on the notional amount, stock price, the number of underlying shares and the three months USD LIBOR rate. We performed a sensitivity analysis of the estimated fair value and the impact to the financial statements using alternative reasonably likely assumptions on June 30, 2010 and the impact to the financial statements was nominal. However, future fluctuations in share price could have a significant impact on net income.
Liquidity and Capital Resources
Financial Position
Our assets as of June 30, 2010 totaled $1,010 million, a decrease of $27 million compared to December 31, 2009. The decrease was due primarily to a decrease in receivables and other assets as a result of the receipt of cash tax refunds of $43 million, partially offset by an increase of $19 million in our housing and land assets. Our housing and land inventory and investments in unconsolidated entities are our most significant assets with a combined book value of $947 million, or approximately 94% of our total assets. Our housing and land assets include homes completed and under construction and lots ready for construction, model homes and land under and held for development.

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Our total debt as of June 30, 2010 was $353 million, a decrease of $29 million from December 31, 2009. Total debt as of June 30, 2010 consisted of $228 million of project specific financings and $125 million drawn on facilities with subsidiaries of our largest stockholder, Brookfield Asset Management Inc. Our project specific financings represent construction and development loans that are used to fund the operations of our communities. As new homes are constructed, we arrange further loan facilities with our lenders. Our major project specific lenders are Wells Fargo, Housing Capital Corporation, Bank of America and M&T Bank.
Interest charged under project specific and other financings include LIBOR and prime rate pricing options. As of June 30, 2010, the average interest rate on our project specific and other financings was 4.6%, with stated maturities as follows:
                                 
($ millions)   2010     2011     2012     Total  
Northern California
  $ 13     $ 21     $     $ 34  
Southland / Los Angeles
    15       19             34  
San Diego / Riverside
    67       23       10       100  
Washington D.C. Area
    26       25             51  
Corporate / Other
          109       25       134  
 
                       
June 30, 2010
  $ 121     $ 197     $ 35     $ 353  
 
                       
December 31, 2009
  $ 143     $ 180     $ 59     $ 382  
 
                       
The debt maturing in 2010, 2011 and 2012 is expected to be repaid from home and/or lot deliveries over this period or extended. During the current period proceeds from housing and land deliveries exceeded the corresponding debt repayments made during the period. During the six months ended June 30, 2010, in the normal course of operations we extended repayment terms on $18 million of debt originally maturing in 2010 and now maturing in 2011. Additionally, as of June 30, 2010, we had project specific debt of $130 million that is available to complete land development and construction activities. The “Cash Flow” section below discloses future available capital resources should proceeds from our future home closings not be sufficient to repay our debt obligations.
Other financings includes $100 million on an unsecured revolving operating facility and $25 million on an unsecured revolving acquisition and operating facility, both with subsidiaries of our largest stockholder, Brookfield Asset Management Inc. The revolving operating facility matures December 2011, bears interest at LIBOR plus 3.50% and was fully drawn upon at June 30, 2010. The revolving acquisition and operating facility is in a principal amount not to exceed $100 million. This facility matures December 2012, initially bears interest at 12% and could be fully drawn upon without violation of any covenants.
Cash Flow
Our principal uses of working capital include home construction, purchases of land and land development. Cash flows for each of our communities depend upon the applicable stage of the development cycle and can differ substantially from reported earnings. Early stages of development require significant cash outlays for land acquisitions, site approvals and entitlements, construction of model homes, roads, certain utilities and other amenities and general landscaping. Because these costs are capitalized, earnings reported for financial statement purposes during such early stages may significantly exceed cash flows. Later, cash flows can exceed earnings reported for financial statement purposes, as cost of sales include charges for substantial amounts of previously expended costs.
We believe we currently have sufficient access to capital resources and will continue to use our available capital resources to fund our operations. Our future capital resources include cash flow from operations, borrowings under project and other credit facilities and proceeds from potential future debt issues or equity offerings, if required.
Cash provided by our operating activities during the six months ended June 30, 2010 totaled $43 million compared with $41 million for the same period in 2009. During the six months ended June 30, 2010, our operating cash flow was positively impacted by the receipt of cash tax refunds of $43 million (June 30, 2009 — $59 million), an increase in accounts payable and other liabilities offset by an increase in our housing and land assets.
During the six months ended June 30, 2010, 291 homes were delivered and 88 lots were sold. As a result, cash flow from operations was positively affected by these closings and lot sales.

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A summary of our lots owned, directly or through our share of unconsolidated entities, excluding lot options, and their stage of development at June 30, 2010 compared with December 31, 2009 follows:
                 
    June 30     December 31  
    2010     2009  
Housing units, including models
    648       361  
Finished lots
    1,379       1,710  
Lots commenced grading
    1,860       1,991  
Raw lots
    13,665       8,685  
 
           
 
    17,552       12,747  
 
           
Cash used in our investing activities in unconsolidated entities for the six months ended June 30, 2010 was $13 million, an increase of $12 million when compared with $1 million for the same period in 2009. The increase was primarily a result of investment in future land development expenditures in our unconsolidated entities. However, we continue where possible to minimize our land development expenditures.
Cash used in our financing activities for the six months ended June 30, 2010 was $30 million compared with cash used of $39 million for the same period in 2009. The cash used in the six months ended June 30, 2010 was primarily used to repay other financings.
Contractual Obligations and Other Commitments
Our contractual obligations and other commitments have not changed materially from those reported in “Management’s Discussion and Analysis of Financial Conditions and Results of Operations” in our Annual Report on Form 10-K for the fiscal year ended December 31, 2009.
A total of $318 million of our project specific and other financings mature prior to the end of 2011. The debt maturing in 2010 and 2011 is expected to be repaid from home and /or lot deliveries over this period or extended. Our net debt to total capitalization ratio as of June 30, 2010, which we define as total interest-bearing debt less cash divided by total interest-bearing debt less cash plus equity and other interests in consolidated subsidiaries was 40%, compared to 42% at December 31, 2009. For a description of the specific risks facing us if, for any reason, we are unable to meet these obligations, refer to the section of our Annual Report on Form 10-K for the year ended December 31, 2009 entitled “Risk Factors — Our debt and leverage could adversely affect our financial condition.”
Our project specific financings require Brookfield Homes Holdings Inc., a wholly-owned subsidiary of our company, to maintain a tangible net worth of at least $250 million, a net debt to capitalization ratio of no greater than 65% and a net debt to tangible net worth ratio of no greater than 2.50 to 1. At June 30, 2010, we were in compliance with all our project specific financing covenants. The following are computations of the most restrictive of Brookfield Homes Holdings Inc.’s tangible net worth, net debt to capitalization ratio, and net debt to tangible net worth debt ratio covenants:
                 
            Actual as of  
    Covenant     June 30, 2010  
Tangible net worth ($US millions)
  $ 250     $ 514  
Net debt to capitalization
    65 %     48 %
Net debt to tangible net worth
    2.50 to 1       0.86 to 1  
 
           
At June 30, 2010, our revolving operating facility with a subsidiary of Brookfield Asset Management Inc. required us to maintain minimum stockholders’ equity of $300 million and a consolidated net debt to book capitalization ratio of no greater than 70%. At June 30, 2010, we were in compliance with all our covenants. The following are computations of Brookfield Homes Corporation’s minimum stockholders’ equity and net debt to capitalization ratio covenants:
                 
            Actual as of  
    Covenant     June 30, 2010  
Minimum stockholders’ equity ($US millions)
  $ 300     $ 486  
Net debt to capitalization
    70 %     40 %
 
           

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Off-Balance Sheet Arrangements
In the ordinary course of business, we use land and lot option contracts and unconsolidated entities to acquire control of land to mitigate the risk of declining land values. Option contracts for the purchase of land permit us to control the land for an extended period of time, until options expire and/or we are ready to sell or develop the land for home construction. This reduces our financial risk associated with land holdings. As of June 30, 2010, we had $55 million of primarily non-refundable option deposits and advanced costs. The total exercise price of these options was $230 million. Pursuant to the guidance now incorporated in ASC Topic 810 “Consolidation” (formerly FIN 46(R)), as described in Note 2 to our consolidated financial statements included elsewhere in this Form 10-Q, we have consolidated $25 million of our option contracts. Please see Note 2 for additional information about our lot options.
We also own 1,713 lots and control under option 1,987 lots through our proportionate share of unconsolidated entities. As of June 30, 2010, our investment in unconsolidated entities totaled $102 million. We have provided varying levels of guarantees of debt in our unconsolidated entities. As of June 30, 2010, we had completion guarantees of $5 million and limited maintenance guarantees of $13 million with respect to debt in our unconsolidated entities. During the three and six months ended June 30, 2010, we did not make any loan re-margin repayments on the debt in our unconsolidated entities. Please see Note 3 to our consolidated financial statements included elsewhere in the Form 10-Q for additional information about our investments in unconsolidated entities.
We obtain letters of credit, performance bonds and other bonds to support our obligations with respect to the development of our projects. The amount of these obligations outstanding at any time varies in accordance with our development activities. If these letters of credit or bonds are drawn upon, we will be obligated to reimburse the issuer of the letter of credit or bonds. As of June 30, 2010, we had $8 million in letters of credit outstanding and $123 million in performance bonds for these purposes. The costs to complete related to our letters of credit and performance bonds are $5 million and $54 million, respectively. We do not believe that any of these letters of credit or bonds is likely to be drawn upon.
Subsequent Event
On July 30, 2010, we announced that we intend to commence discussions with Brookfield Properties Corporation regarding a possible transaction that, if completed, would result in the combination of Brookfield Homes with the North American residential land and housing division of Brookfield Properties. A committee of independent directors of the Company has been formed to consider a proposed transaction, however there can be no assurance that an agreement with respect to such a transaction will be reached, or that a transaction will be completed.
Item 3.   Quantitative and Qualitative Disclosures about Market Risk
Exchange Rates
We conduct business in U.S. dollars only, so we are not exposed to currency risks.
Interest Rates
We are exposed to financial risks that arise from the fluctuations in interest rates. Our interest bearing assets and liabilities are mainly at floating rates, so we would be negatively affected, on balance, if interest rates increase. In addition at June 30, 2010, we have interest rate swap contracts totaling $150 million at an average rate of 4.8% per annum. Based on our net debt levels as of June 30, 2010, a 1% change up or down in interest rates would have either a negative or positive effect of approximately $2 million on our cash flows.
Our interest rate swaps are not designated as hedges under ASC Topic 815 (formerly SFAS 133) “Derivatives and Hedging”. We are exposed to market risk associated with changes in the fair values of the swaps, and such changes must be reflected in our consolidated statements of operations. As of June 30, 2010, the fair value of the interest rate swaps totaled a liability of $18 million.
Item 4.   Controls and Procedures
As of the end of our fiscal quarter ended June 30, 2010, an evaluation of the effectiveness of our “disclosure controls and procedures” (as defined in Rules 13a — 15(e) and 15d — 15(e) of the United States Securities Exchange Act of 1934, as amended (the “Exchange Act”)) was carried out under the supervision and with the participation of our Chief Executive Officer (“CEO”) and Chief Financial Officer (“CFO”). Based upon that evaluation, the CEO and CFO have concluded

27


 

that as of the end of such fiscal quarter, our disclosure controls and procedures are effective: (i) to ensure that information required to be disclosed by us in reports that we file or submit under the Exchange Act is recorded, processed, summarized and reported within the time periods specified in the Securities and Exchange Commission rules and forms; and (ii) to ensure that information required to be disclosed in the reports that we file or submit under the Exchange Act is accumulated and communicated to our management, including our CEO and CFO, to allow timely decisions regarding required disclosure.
It should be noted that while our management, including the CEO and CFO, believe our disclosure controls and procedures provide a reasonable level of assurance that such controls and procedures are effective, they do not expect that our disclosure controls and procedures or internal controls will prevent all error and all fraud. A control system, no matter how well conceived or operated, can provide only reasonable, not absolute, assurance that the objectives of the control system are met.
There was no change in our internal control over financial reporting during the quarter ended June 30, 2010, that has materially affected, or is reasonably likely to materially affect, our internal control over financial reporting.
PART II. OTHER INFORMATION
Item 1.   Legal Proceedings
We are party to various legal actions arising in the ordinary course of our business. We believe that none of these actions, either individually or in the aggregate, will have a material adverse effect on our financial condition or results of operations.
Item 1A.   Risk Factors
There have been no material changes in our risk factors from those disclosed in our Annual Report on Form 10-K for the fiscal year ended December 31, 2009.
Item 2.   Unregistered Sales of Equity Securities and Use of Proceeds
Our Board of Directors approved a share repurchase program that allows us to repurchase in aggregate up to $144 million of our outstanding common shares of which the remaining amount approved for repurchase at June 30, 2010 was approximately $49 million.
During the three and six months ended June 30, 2010, we did not repurchase any shares of our common stock.
Item 3.   Defaults Upon Senior Securities
None.
Item 4.   Removed and Reserved
Item 5.   Other Information
None.
Item 6.   Exhibits
(a) Exhibits.
     
31.1
  Rule 13a — 14(a) certification by Ian G. Cockwell, President and Chief Executive Officer
 
31.2
  Rule 13a — 14(a) certification by Craig J. Laurie, Executive Vice President and Chief Financial Officer
 
32.1
  Certification of the Chief Executive Officer and Chief Financial Officer pursuant to 18 U.S.C. Section 1350

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SIGNATURES
Pursuant to the requirements 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, on this 6th day of August, 2010.
         
 
BROOKFIELD HOMES CORPORATION
 
 
  By:   /s/ CRAIG J. LAURIE    
    Craig J. Laurie
Executive Vice President and Chief Financial Officer 
 
 

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EXHIBIT INDEX
     
Exhibit   Description
31.1
  Rule 13a — 14(a) certification by Ian G. Cockwell, President and Chief Executive Officer
 
   
31.2
  Rule 13a — 14(a) certification by Craig J. Laurie, Executive Vice President and Chief Financial Officer
 
   
32.1
  Certification of the Chief Executive Officer and Chief Financial Officer pursuant to 18 U.S.C. Section 1350