UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

Washington, D.C. 20549

FORM 10-Q

(Mark One)


☑~~QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934~~	QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934

For the quarterly period ended June 30, ~~2019~~2020


☐~~TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934~~	TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934

For the transition period from to

Commission file number 001-02658

STEWART INFORMATION SERVICES CORPORATION

(Exact name of registrant as specified in its charter)



Delaware		74-1677330
(State or other jurisdiction of incorporation or organization)		(I.R.S. Employer Identification No.)
1360 Post Oak Blvd.,	Suite 100
Houston,	Texas	77056
(Address of principal executive offices)		(Zip Code)

Registrant’s telephone number, including area code: (713) 625-8100

Securities registered pursuant to Section 12(b) of the Act:



Title of each class	Trading Symbol(s)	Name of each exchange on which registered
Common Stock, $1 par value per share	STC	New York Stock Exchange

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 ☑ No ☐

Indicate by check mark whether the registrant has submitted electronically every Interactive Data File required to be submitted pursuant to Rule 405 of Regulation S-T (§232.405 of this chapter) during the preceding 12 months (or for such shorter period that the registrant was required to submit such files). Yes ☑ No ☐

Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer, a smaller reporting company or an emerging growth company. See the definitions of “large accelerated filer,” “accelerated filer”, “smaller reporting company” and “emerging growth company” in Rule 12b-2 of the Exchange Act.



☑	Large accelerated filer	☐	Non-accelerated filer	☐	Emerging growth company

☐	Accelerated filer	☐	Smaller reporting company

If an emerging growth company, indicate by check mark if the registrant has elected not to use the extended transition period for complying with any new or revised financial accounting standards provided pursuant to Section 13(a) of the Exchange Act. ¨

Indicate by check mark whether the registrant is a shell company (as defined in Rule 12b-2 of the Exchange Act). Yes ☐ No ☑

On July ~~31, 2019,~~27, 2020, there were ~~23,712,238~~23,700,919 outstanding shares of the issuer's Common Stock.

FORM 10-Q QUARTERLY REPORT

QUARTER ENDED JUNE 30, ~~2019~~2020

TABLE OF CONTENTS


Item		Page		Page
	PART I – FINANCIAL INFORMATION		PART I – FINANCIAL INFORMATION

1.	Financial Statements	3	Financial Statements	3

2.	Management’s Discussion and Analysis of Financial Condition and Results of Operations	18	Management’s Discussion and Analysis of Financial Condition and Results of Operations	18

3.	Quantitative and Qualitative Disclosures About Market Risk	29	Quantitative and Qualitative Disclosures About Market Risk	29

4.	Controls and Procedures	29	Controls and Procedures	30
	PART II – OTHER INFORMATION		PART II – OTHER INFORMATION
1.	Legal Proceedings	30	Legal Proceedings	30

1A.	Risk Factors	30	Risk Factors	30

2.	Unregistered Sales of Equity Securities and Use of Proceeds	30	Unregistered Sales of Equity Securities and Use of Proceeds	30

5.	Other Information	30	Other Information	31

6.	Exhibits	30	Exhibits	31

	Signature	31	Signature	32

As used in this report, “we,” “us,” “our,” "Registrant," the “Company” and “Stewart” mean Stewart Information Services Corporation and our subsidiaries, unless the context indicates otherwise.

PART I - FINANCIAL INFORMATION

Item 1. Financial Statements

CONDENSED CONSOLIDATED STATEMENTS OF INCOME AND COMPREHENSIVE INCOME (UNAUDITED)


	Three Months Ended June 30,				Six Months Ended June 30,				Three Months Ended June 30,				Six Months Ended June 30,
	2019		2018		2019		2018		2020		2019		2020		2019
	($000 omitted, except per share)								($000 omitted, except per share)
Revenues
Title revenues:
Direct operations	227,883		224,240		389,130		409,752		218,214		227,883		416,496		389,130
Agency operations	230,817		247,257		445,680		484,111		277,387		230,817		519,417		445,680
Ancillary services	7,798		13,732		22,080		25,563		11,155		7,798		16,616		22,080
Operating revenues	466,498		485,229		856,890		919,426		506,756		466,498		952,529		856,890
Investment income	5,155		5,247		9,879		9,951		4,285		5,155		9,503		9,879
Investment and other gains – net	422		2,393		3,826		722
Net realized and unrealized gains (losses)									5,064		422		(6,027	)	3,826
	472,075		492,869		870,595		930,099		516,105		472,075		956,005		870,595
Expenses
Amounts retained by agencies	191,091		203,793		367,586		399,000		228,720		191,091		428,086		367,586
Employee costs	139,896		146,278		269,151		285,101		137,528		139,896		273,180		269,151
Other operating expenses	86,051		85,953		163,207		166,220		74,613		86,051		146,473		163,207
Title losses and related claims	18,786		18,697		34,473		37,678		21,541		18,786		40,172		34,473
Depreciation and amortization	5,775		6,154		11,764		12,388		4,061		5,775		8,292		11,764
Interest	1,124		673		2,288		1,646		622		1,124		1,513		2,288
	442,723		461,548		848,469		902,033		467,085		442,723		897,716		848,469
Income before taxes and noncontrolling interests	29,352		31,321		22,126		28,066		49,020		29,352		58,289		22,126
Income tax expense	(7,027	)	(5,601	)	(4,585	)	(4,307	)	(11,340	)	(7,027	)	(13,235	)	(4,585	)
Net income	22,325		25,720		17,541		23,759		37,680		22,325		45,054		17,541
Less net income attributable to noncontrolling interests	3,019		3,342		5,001		5,161		3,534		3,019		5,731		5,001
Net income attributable to Stewart	19,306		22,378		12,540		18,598		34,146		19,306		39,323		12,540

Net income	22,325		25,720		17,541		23,759		37,680		22,325		45,054		17,541
Other comprehensive income (loss), net of taxes:
Foreign currency translation adjustments	2,475		(4,038	)	7,063		(5,630	)	4,194		2,475		(7,248	)	7,063
Change in net unrealized gains and losses on investments	5,371		(2,428	)	14,382		(10,434	)	16,715		5,371		14,135		14,382
Reclassification adjustment for net losses (gains) included in net income	50		(231	)	212		(480	)
Other comprehensive income (loss), net of taxes:	7,896		(6,697	)	21,657		(16,544	)
Reclassification adjustment for realized gains and losses on investments									(21	)	50		(101	)	212
Other comprehensive income, net of taxes:									20,888		7,896		6,786		21,657
Comprehensive income	30,221		19,023		39,198		7,215		58,568		30,221		51,840		39,198
Less net income attributable to noncontrolling interests	3,019		3,342		5,001		5,161		3,534		3,019		5,731		5,001
Comprehensive income attributable to Stewart	27,202		15,681		34,197		2,054		55,034		27,202		46,109		34,197

Basic average shares outstanding (000)	23,614		23,546		23,605		23,527		23,656		23,614		23,647		23,605
Basic earnings per share attributable to Stewart	0.82		0.95		0.53		0.79		1.44		0.82		1.66		0.53
Diluted average shares outstanding (000)	23,758		23,625		23,750		23,607		23,756		23,758		23,757		23,750
Diluted earnings per share attributable to Stewart	0.81		0.95		0.53		0.79		1.44		0.81		1.66		0.53

See notes to condensed consolidated financial statements.

CONDENSED CONSOLIDATED BALANCE SHEETS


	As of June 30, 2019 (Unaudited)		As of December 31, 2018		As of June 30, 2020 (Unaudited)		As of December 31, 2019
	($000 omitted)				($000 omitted)
Assets
Cash and cash equivalents	201,205		192,067		310,806		330,609
Short-term investments	23,064		22,950		20,560		23,527
Investments in debt and equity securities, at fair value	617,349		636,017		645,347		645,039
Receivables:
Premiums from agencies	32,347		29,032		29,342		26,405
Trade and other	52,471		43,568		38,196		45,962
Income taxes	4,304		489		1,514		1,641
Notes	2,889		2,987		2,247		2,464
Allowance for uncollectible amounts	(4,025	)	(4,614	)	(4,442	)	(4,469	)
	87,986		71,462		66,857		72,003
Property and equipment:
Land	3,512		3,991		3,009		3,009
Buildings	21,498		22,968		22,433		20,519
Furniture and equipment	218,726		216,498		169,591		178,416
Accumulated depreciation	(186,439	)	(182,663	)	(145,187	)	(151,483	)
	57,297		60,794		49,846		50,461
Operating lease assets	102,134		—		100,353		99,028
Title plants, at cost	74,737		74,737		72,650		72,627
Investments on equity method basis	8,455		8,590		5,976		6,169
Goodwill	248,890		248,890		279,857		248,890
Intangible assets, net of amortization	7,340		9,727		3,843		4,623
Deferred tax assets	4,575		4,575		4,407		4,407
Other assets	44,007		43,121		39,732		35,402
	1,477,039		1,372,930		1,600,234		1,592,785
Liabilities
Notes payable	105,404		108,036		101,702		110,632
Accounts payable and accrued liabilities	85,436		109,283		108,394		126,779
Operating lease liabilities	114,022		—		113,292		113,843
Estimated title losses	450,208		461,560		456,025		459,053
Deferred tax liabilities	21,142		14,214		33,489		28,719
	776,212		693,093		812,902		839,026
Contingent liabilities and commitments
Stockholders’ equity
Common Stock ($1 par value) and additional paid-in capital	188,300		186,714		190,260		188,279
Retained earnings	512,467		514,248		589,424		564,392
Accumulated other comprehensive income (loss):
Net unrealized investment gains (losses) on debt securities investments	9,328		(5,266	)
Net unrealized gains on debt securities investments					(20,275	)	10,328
Foreign currency translation adjustments	(12,442	)	(19,505	)	24,362		(13,027	)
Treasury stock – 352,161 common shares, at cost	(2,666	)	(2,666	)	(2,666	)	(2,666	)
Stockholders’ equity attributable to Stewart	694,987		673,525		781,105		747,306
Noncontrolling interests	5,840		6,312		6,227		6,453
Total stockholders’ equity (23,712,238 and 23,719,347 shares outstanding)	700,827		679,837
Total stockholders’ equity (23,699,228 and 23,709,407 shares outstanding)					787,332		753,759
	1,477,039		1,372,930		1,600,234		1,592,785

See notes to condensed consolidated financial statements.

CONDENSED CONSOLIDATED STATEMENTS OF CASH FLOWS (UNAUDITED)


	Six Months Ended June 30,				Six Months Ended June 30,
	2019		2018		2020		2019
	($000 omitted)				($000 omitted)
Reconciliation of net income to cash (used) provided by operating activities:
Reconciliation of net income to cash provided (used) by operating activities:
Net income	17,541		23,759		45,054		17,541
Add (deduct):
Depreciation and amortization	11,764		12,388		8,292		11,764
Provision for bad debt	462		69		106		462
Investment and other gains – net	(3,826	)	(722	)
Net realized and unrealized losses (gains)					6,027		(3,826	)
Amortization of net premium on debt securities investments	2,628		3,116		2,253		2,628
Payments for title losses in excess of provisions	(11,178	)	(1,175	)
Payments for title losses less than (in excess of) provisions					1,236		(11,178	)
Adjustment for insurance recoveries of title losses	314		1,448		228		314
Increase in receivables – net	(16,865	)	(4,363	)
Decrease (increase) in receivables – net					8,792		(16,865	)
Increase in other assets – net	(1,111	)	(2,626	)	(3,743	)	(1,111	)
Decrease in accounts payable and other liabilities – net	(11,588	)	(26,326	)	(22,817	)	(11,588	)
Change in net deferred income taxes	1,185		(457	)	2,277		1,185
Net income from equity investees	(1,047	)	(768	)	(1,356	)	(1,047	)
Dividends received from equity investees	1,220		985		1,549		1,220
Stock-based compensation expense	2,057		1,979		2,449		2,057
Other – net	15		60		(237	)	15
Cash (used) provided by operating activities	(8,429	)	7,367
Cash provided (used) by operating activities					50,110		(8,429	)
Investing activities:
Proceeds from sales of investments in securities	9,952		25,722		15,499		9,952
Proceeds from matured investments in debt securities	35,884		10,355		33,096		35,884
Purchases of investments in securities	(1,263	)	(26,220	)	(50,856	)	(1,263	)
Net (purchases) sales of short-term investments	(58	)	221
Net sales (purchases) of short-term investments					2,763		(58	)
Purchases of property and equipment, and real estate – net	(7,889	)	(5,690	)	(6,796	)	(7,889	)
Cash paid for acquisition of businesses	—		(11,978	)	(33,417	)	—
Other – net	1,705		458		1,278		1,705
Cash provided (used) by investing activities	38,331		(7,132	)
Cash (used) provided by investing activities					(38,433	)	38,331
Financing activities:
Proceeds from notes payable					404		20,506
Payments on notes payable	(23,139	)	(5,993	)	(9,334	)	(23,139	)
Proceeds from notes payable	20,506		26
Distributions to noncontrolling interests	(5,487	)	(5,751	)	(5,957	)	(5,487	)
Repurchases of common stock	(471	)	(672	)	(468	)	(471	)
Cash dividends paid	(14,167	)	(14,127	)	(14,198	)	(14,167	)
Purchase of remaining interest in consolidated subsidiary	—		(1,112	)
Cash used by financing activities	(22,758	)	(27,629	)	(29,553	)	(22,758	)
Effects of changes in foreign currency exchange rates	1,994		(1,557	)	(1,927	)	1,994
Increase (decrease) in cash and cash equivalents	9,138		(28,951	)
(Decrease) increase in cash and cash equivalents					(19,803	)	9,138
Cash and cash equivalents at beginning of period	192,067		150,079		330,609		192,067
Cash and cash equivalents at end of period	201,205		121,128		310,806		201,205

See notes to condensed consolidated financial statements.

CONDENSED CONSOLIDATED STATEMENTS OF EQUITY (UNAUDITED)


	Common Stock		Additional paid-in capital		Retained earnings		Accumulated other comprehensive loss		Treasury stock		Noncontrolling interests		Total		Common Stock		Additional paid-in capital		Retained earnings		Accumulated other comprehensive loss		Treasury stock		Noncontrolling interests		Total
	($000 omitted)														($000 omitted)
Six Months Ended June 30, 2019:
Balances at December 31, 2018	24,072		162,642		514,248		(24,771	)	(2,666	)	6,312		679,837
Six Months Ended June 30, 2020
Balance at December 31, 2019															24,062		164,217		564,392		(2,699	)	(2,666	)	6,453		753,759
Net income attributable to Stewart	—		—		12,540		—		—		—		12,540		—		—		39,323		—		—		—		39,323
Dividends on Common Stock ($0.60 per share)	—		—		(14,321	)	—		—		—		(14,321	)	—		—		(14,291	)	—		—		—		(14,291	)
Stock-based compensation	4		2,053		—		—		—		—		2,057		2		2,447		—		—		—		—		2,449
Stock repurchases	(11	)	(460	)	—		—		—		—		(471	)	(12	)	(456	)	—		—		—		—		(468	)
Net change in unrealized gains and losses on investments, net of taxes	—		—		—		14,382		—		—		14,382
Net investment realized loss reclassification, net of taxes	—		—		—		212		—		—		212
Change in net unrealized gains and losses on investments, net of taxes															—		—		—		14,135		—		—		14,135
Reclassification adjustment for realized gains and losses on investments, net of taxes															—		—		—		(101	)	—		—		(101	)
Foreign currency translation adjustments, net of taxes															—		—		—		(7,248	)	—		—		(7,248	)
Net income attributable to noncontrolling interests															—		—		—		—		—		5,731		5,731
Distributions to noncontrolling interests															—		—		—		—		—		(5,957	)	(5,957	)
Balance at June 30, 2020															24,052		166,208		589,424		4,087		(2,666	)	6,227		787,332

Six Months Ended June 30, 2019
Balance at December 31, 2018															24,072		162,642		514,248		(24,771	)	(2,666	)	6,312		679,837
Net income attributable to Stewart															—		—		12,540		—		—		—		12,540
Dividends on Common Stock ($0.60 per share)															—		—		(14,321	)	—		—		—		(14,321	)
Stock-based compensation															4		2,053		—		—		—		—		2,057
Stock repurchases															(11	)	(460	)	—		—		—		—		(471	)
Change in net unrealized gains and losses on investments, net of taxes															—		—		—		14,382		—		—		14,382
Reclassification adjustment for realized gains and losses on investments, net of taxes, net of taxes															—		—		—		212		—		—		212
Foreign currency translation adjustments, net of taxes	—		—		—		7,063		—		—		7,063		—		—		—		7,063		—		—		7,063
Net income attributable to noncontrolling interests	—		—		—		—		—		5,001		5,001		—		—		—		—		—		5,001		5,001
Distributions to noncontrolling interests	—		—		—		—		—		(5,487	)	(5,487	)	—		—		—		—		—		(5,487	)	(5,487	)
Net effect of other changes in ownership	—		—		—		—		—		14		14		—		—		—		—		—		14		14
Balances at June 30, 2019	24,065		164,235		512,467		(3,114	)	(2,666	)	5,840		700,827

Six Months Ended June 30, 2018:
Balances at December 31, 2017	24,072		159,954		491,698		(847	)	(2,666	)	6,599		678,810
Cumulative effect adjustments on adoption of new accounting standards	—		—		3,592		(3,592	)	—		—		—
Net income attributable to Stewart	—		—		18,598		—		—		—		18,598
Dividends on Common Stock ($0.60 per share)	—		—		(14,232	)	—		—		—		(14,232	)
Stock-based compensation	42		1,937		—		—		—		—		1,979
Stock repurchases	(17	)	(655	)	—		—		—		—		(672	)
Purchase of remaining interest in consolidated subsidiary	—		(1,032	)	—		—		—		(80	)	(1,112	)
Net change in unrealized gains and losses on investments, net of taxes	—		—		—		(10,434	)	—		—		(10,434	)
Net investment realized gain reclassification, net of taxes	—		—		—		(480	)	—		—		(480	)
Foreign currency translation adjustments, net of taxes	—		—		—		(5,630	)	—		—		(5,630	)
Net income attributable to noncontrolling interests	—		—		—		—		—		5,161		5,161
Distributions to noncontrolling interests	—		—		—		—		—		(5,751	)	(5,751	)
Balances at June 30, 2018	24,097		160,204		499,656		(20,983	)	(2,666	)	5,929		666,237
Balance at June 30, 2019															24,065		164,235		512,467		(3,114	)	(2,666	)	5,840		700,827

CONDENSED CONSOLIDATED STATEMENTS OF EQUITY (UNAUDITED)


	Common Stock		Additional paid-in capital		Retained earnings		Accumulated other comprehensive loss		Treasury stock		Noncontrolling interests		Total		Common Stock		Additional paid-in capital		Retained earnings		Accumulated other comprehensive loss		Treasury stock		Noncontrolling interests		Total
	($000 omitted)														($000 omitted)
Three Months Ended June 30, 2019:
Three Months Ended June 30, 2020
Balances at March 31, 2020															24,032		164,741		562,445		(16,801	)	(2,666	)	5,324		737,075
Net income attributable to Stewart															—		—		34,146		—		—		—		34,146
Dividends on Common Stock ($0.30 per share)															—		—		(7,167	)	—		—		—		(7,167	)
Stock-based compensation															22		1,540		—		—		—		—		1,562
Stock repurchases															(2	)	(73	)	—		—		—		—		(75	)
Change in net unrealized gains and losses on investments, net of taxes															—		—		—		16,715		—		—		16,715
Reclassification adjustment for realized gains and losses on investments, net of taxes															—		—		—		(21	)	—		—		(21	)
Foreign currency translation adjustments, net of taxes															—		—		—		4,194		—		—		4,194
Net income attributable to noncontrolling interests															—		—		—		—		—		3,534		3,534
Distributions to noncontrolling interests															—		—		—		—		—		(2,631	)	(2,631	)
Balance at June 30, 2020															24,052		166,208		589,424		4,087		(2,666	)	6,227		787,332

Three Months Ended June 30, 2019
Balances at March 31, 2019	24,052		163,087		500,335		(11,010	)	(2,666	)	5,106		678,904		24,052		163,087		500,335		(11,010	)	(2,666	)	5,106		678,904
Net income attributable to Stewart	—		—		19,306		—		—		—		19,306		—		—		19,306		—		—		—		19,306
Dividends on Common Stock ($0.30 per share)	—		—		(7,174	)	—		—		—		(7,174	)	—		—		(7,174	)	—		—		—		(7,174	)
Stock-based compensation	15		1,238		—		—		—		—		1,253		15		1,238		—		—		—		—		1,253
Stock repurchases	(2	)	(90	)	—		—		—		—		(92	)	(2	)	(90	)	—		—		—		—		(92	)
Net change in unrealized gains and losses on investments, net of taxes	—		—		—		5,371		—		—		5,371
Net investment realized loss reclassification, net of taxes	—		—		—		50		—		—		50
Change in net unrealized gains and losses on investments, net of taxes															—		—		—		5,371		—		—		5,371
Reclassification adjustment for realized gains and losses on investments, net of taxes, net of taxes															—		—		—		50		—		—		50
Foreign currency translation adjustments, net of taxes	—		—		—		2,475		—		—		2,475		—		—		—		2,475		—		—		2,475
Net income attributable to noncontrolling interests	—		—		—		—		—		3,019		3,019		—		—		—		—		—		3,019		3,019
Distributions to noncontrolling interests	—		—		—		—		—		(2,310	)	(2,310	)	—		—		—		—		—		(2,310	)	(2,310	)
Net effect of other changes in ownership	—		—		—		—		—		25		25		—		—		—		—		—		25		25
Balances at June 30, 2019	24,065		164,235		512,467		(3,114	)	(2,666	)	5,840		700,827

Three Months Ended June 30, 2018:
Balances at March 31, 2018	24,086		159,300		484,359		(14,286	)	(2,666	)	5,410		656,203
Net income attributable to Stewart	—		—		22,378		—		—		—		22,378
Dividends on Common Stock ($0.30 per share)	—		—		(7,081	)	—		—		—		(7,081	)
Stock-based compensation	14		1,825		—		—		—		—		1,839
Stock repurchases	(3	)	(90	)	—		—		—		—		(93	)
Purchase of remaining interest in consolidated subsidiary	—		(831	)	—		—		—		—		(831	)
Net change in unrealized gains and losses on investments, net of taxes	—		—		—		(2,428	)	—		—		(2,428	)
Net investment realized gain reclassification, net of taxes	—		—		—		(231	)	—		—		(231	)
Foreign currency translation adjustments, net of taxes	—		—		—		(4,038	)	—		—		(4,038	)
Net income attributable to noncontrolling interests	—		—		—		—		—		3,342		3,342
Distributions to noncontrolling interests	—		—		—		—		—		(2,823	)	(2,823	)
Balances at June 30, 2018	24,097		160,204		499,656		(20,983	)	(2,666	)	5,929		666,237
Balance at June 30, 2019															24,065		164,235		512,467		(3,114	)	(2,666	)	5,840		700,827

See notes to condensed consolidated financial statements.

NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS

NOTE 1

Interim financial statements. The financial information contained in this report for the three ~~and six~~ months ended June 30, ~~2019~~2020 and ~~2018,~~2019, and as of June 30, ~~2019,~~2020, is unaudited. This report should be read in conjunction with the Company’s Annual Report on Form 10-K for the year ended December 31, ~~2018.~~2019 filed with the Securities and Exchange Commission on February 27, 2020 (2019 Form 10-K).

A. Management’s responsibility. The accompanying interim financial statements were prepared by management, who is responsible for their integrity and objectivity. These financial statements have been prepared in conformity with ~~U.S.~~the United States (U.S.) generally accepted accounting principles (GAAP), including management’s best judgments and estimates. In the opinion of management, all adjustments necessary for a fair presentation of this information for all interim periods, consisting only of normal recurring accruals, have been made. The Company’s results of operations for interim periods are not necessarily indicative of results for a full year and actual results could differ.

B. Consolidation. The condensed consolidated financial statements include all subsidiaries in which the Company owns more than 50% voting rights in electing directors. All significant intercompany amounts and transactions have been eliminated and provisions have been made for noncontrolling interests. Unconsolidated investees, in which the Company typically owns from 20% ~~through~~to 50% of the voting stock, are accounted for using the equity method.

C. Restrictions on cash and investments. The Company maintains investments in accordance with certain statutory requirements for the funding of statutory premium reserves. Statutory reserve funds are required to be fully funded and invested in high-quality securities and short-term investments. Statutory reserve funds are not available for current claim payments, which must be funded from current operating cash flow. Included in investments in debt and equity securities are statutory reserve funds of approximately ~~$444.4~~$504.2 million and ~~$462.2~~$483.4 million at June 30, ~~2019~~2020 and December 31, ~~2018, respectively,~~2019, respectively. In addition, included within cash and cash equivalents are statutory reserve funds of approximately ~~$65.7~~$39.4 million and ~~$37.7~~$39.7 million at June 30, ~~2019~~2020 and December 31, ~~2018,~~2019, respectively. Although these cash statutory reserve funds are not restricted or segregated in depository accounts, they are required to be held pursuant to state statutes. If the Company fails to maintain minimum investments or cash and cash equivalents sufficient to meet statutory requirements, the Company may be subject to fines or other penalties, including potential revocation of its business license. These funds are not available for any other purpose. In the event that insurance regulators adjust the determination of the statutory premium reserves of the Company’s title insurers, these restricted funds as well as statutory surplus would correspondingly increase or decrease.

D. ~~Recently adopted accounting standard.~~Amendment to the line of credit facility. ~~In February 2016, the Financial Accounting Standards Board (FASB) issued Accounting Standards Update (ASU) 2016-02,~~ ~~Topic 842:Leases~~ ~~(Topic 842) which updates the current guidance related~~On May 7, 2020, in relation to ~~leases to increase transparency and comparability among organizations. Most prominent among the changes~~its line of credit facility (as disclosed in the standard is the recognition of right-of-use lease assets and lease liabilities on the balance sheet by lessees for those leases classified as operating leases. Additional financial statement disclosures are required to enable users of financial statements to assess the amount, timing, and uncertainty of cash flows arising from leases. Topic 842 is effective for annual and interim periods beginning after December 15, 2018. Topic 842 permits adoption using either a modified retrospective approach or an optional transition method. The optional transition method allows the applicationNote 10 of the ~~recognition~~2019 Form 10-K), the Company entered into an amended and ~~measurement requirements~~restated credit agreement (Amended Credit Agreement), which increased the available unsecured line of credit commitment from $150.0 million to $200.0 million and extended the maturity of the ~~standard in~~line of credit to May 2025. The terms of the ~~period~~Amended Credit Agreement, which includes an additional $50.0 million that the Company can request, did not significantly change from the prior line of ~~adoption and annual disclosures using the legacy lease guidance in Topic 840 for comparative periods.~~credit agreement.

~~The Company adopted Topic 842 effective January 1, 2019 using~~E. Impact of the ~~optional transition method~~COVID-19 pandemic. In March 2020, a global pandemic escalated relating to a novel strain of ~~adoption.~~coronavirus (COVID-19), which resulted in a slowdown in the global economy and a U.S. declaration of a national emergency. In ~~addition,~~response to the pandemic, health and governmental bodies, including the state of Texas where the Company ~~elected practical expedients permitted under~~is headquartered, issued travel restrictions, quarantine orders, temporary closures of non-essential businesses and other restrictive measures. To date, various levels of restrictions are still in place across the ~~transition guidance~~U.S. to address the continuous spread of COVID-19. Although the ~~standard, which among other things, allowed the carry forward of the historical lease classifications for existing leases. The adoption resulted~~title insurance industry has been deemed essential in the ~~recognition on~~U.S., the pandemic and measures to contain it have caused disruptions in the real estate market and in the Company's January 1, 2019 consolidated balance sheet of approximately $99.8 million of operating lease assets and lease liabilities, and the reclassification of approximately $10.7 million of existing deferred rent liabilities from accounts payable and accrued liabilities to operating lease assets. There was no impact on the Company's 2019 consolidated statements of operations and comprehensive income and cash flows. The accounting treatment for finance leases remained substantially unchanged.

~~E. Merger Agreement update.~~ In relation to the Company's agreement and plan of merger (Merger Agreement) with Fidelity National Financial, Inc. (FNF) (the Mergers), as disclosed in detail in Note 1-S of the Company’s 2018 Annual Report on Form 10-K and in ~~Exhibit 2.1 to the Company's Current Report on Form 8-K filed on March 19, 2018~~ ~~with the Securities and Exchange Commission,~~business operations. While the Company continues to ~~work with FNF to gain approval for the merger from the Federal Trade Commission~~close transactions on a daily basis, as it works through a pipeline of opened orders, there is near-term uncertainty regarding future real estate market transaction volumes and the ~~remaining state regulators, including Texas and New York. As set forth in~~impacts to the ~~Risk Factors~~Company's results of operations. To the ~~Company’s 2018 Annual Report on Form 10-K, no assurances can be given~~extent that the ~~requisite approvals thereunder will be obtained,~~COVID-19 pandemic continues or ~~that~~worsens, it could adversely impact the ~~approvals, if obtained, will not include conditions~~Company's future operational and financial performance, which ~~will delay or materially increase the costs of the Mergers, or~~may result in impairments of its assets. The Company is currently unable to determine the ~~abandonment~~effects the COVID-19 pandemic will have on the Company's future financial statements or results of ~~the Mergers.~~operations.

Additionally, the Merger Agreement contains certain customary termination rights in favor of either the Company or FNF, which are exercisable (i) by mutual consent, (ii) upon the failure to complete the Mergers by March 18, 2019 (the End Date), subject to certain exceptions and subject to up to two (2) extensions of up to three (3) months each upon the election of either the Company or FNF if, as of such date, all closing conditions (other than the receipt of the Required Antitrust Regulatory Filings/Approvals, the receipt of the Required Insurance Regulatory Filings/Approvals and the absence of any law or court or other governmental order relating thereto) having been met or being capable of being satisfied as of such time, (iii) in the event of a final and non-appealable law or order that prohibits the consummation of the Mergers or (iv) if the Company’s stockholders do not vote to approve the Mergers. On March 11, 2019 and June 10, 2019, respectively, FNF exercised the first and second options to extend the Merger Agreement's End Date, which is now September 18, 2019.

NOTE 2

Revenues. The Company's operating revenues, summarized by type, are as follows:


	Three Months Ended June 30,		Six Months Ended June 30,		Three Months Ended June 30,		Six Months Ended June 30,
	2019	2018	2019	2018	2020	2019	2020	2019
	($000 omitted)				($000 omitted)
Title insurance premiums:
Direct	162,367	158,947	274,285	291,708	149,745	162,367	288,028	274,285
Agency	230,817	247,257	445,680	484,111	277,387	230,817	519,417	445,680
Escrow fees	36,611	35,468	61,904	63,335	41,433	36,611	74,519	61,904
Search, abstract and valuation services	19,248	25,114	42,187	46,901	22,829	19,248	38,906	42,187
Other revenues	17,455	18,443	32,834	33,371	15,362	17,455	31,659	32,834
	466,498	485,229	856,890	919,426	506,756	466,498	952,529	856,890

NOTE 3

Investments in debt and equity securities. The total fair values of the Company's investments in debt and equity securities are as follows:


	June 30, 2019	December 31, 2018	June 30, 2020	December 31, 2019
	($000 omitted)		($000 omitted)
Investments in:
Debt securities	579,823	602,020	612,891	605,721
Equity securities	37,526	33,997	32,456	39,318
	617,349	636,017	645,347	645,039

As of June 30, ~~2019~~2020 and December 31, ~~2018,~~2019, the net unrealized investment gains relating to investments in equity securities held were ~~$6.4~~$0.4 million and ~~$2.9~~$6.9 million, ~~respectively.~~respectively (refer to Note 5).

The amortized costs and fair values of investments in debt securities are as follows:


	June 30, 2019		December 31, 2018		June 30, 2020		December 31, 2019
	Amortized costs	Fair values	Amortized costs	Fair values	Amortized costs	Fair values	Amortized costs	Fair values
	($000 omitted)				($000 omitted)
Municipal	60,141	61,578	61,779	61,934	47,635	50,068	52,176	53,823
Corporate	311,687	319,745	333,289	328,495	301,299	319,972	299,074	309,142
Foreign	189,650	192,068	200,667	198,938	226,561	236,224	234,734	236,073
U.S. Treasury Bonds	6,537	6,432	12,951	12,653	6,559	6,627	6,664	6,683
	568,015	579,823	608,686	602,020	582,054	612,891	592,648	605,721

Foreign debt securities consist of Canadian government and corporate bonds, United Kingdom treasury and corporate bonds, and Mexican government bonds.

Gross unrealized gains and losses on investments in debt securities are as follows:


	June 30, 2019		December 31, 2018		June 30, 2020		December 31, 2019
	Gains	Losses	Gains	Losses	Gains	Losses	Gains	Losses
	($000 omitted)				($000 omitted)
Municipal	1,439	2	482	327	2,434	1	1,649	2
Corporate	8,184	126	1,894	6,688	18,926	253	10,091	23
Foreign	3,022	604	1,402	3,131	9,680	17	2,362	1,023
U.S. Treasury Bonds	8	113	2	300	92	24	60	41
	12,653	845	3,780	10,446	31,132	295	14,162	1,089

Debt securities as of June 30, ~~2019~~2020 mature, according to their contractual terms, as follows (actual maturities may differ due to call or prepayment rights):


	Amortized costs	Fair values	Amortized costs	Fair values
	($000 omitted)		($000 omitted)
In one year or less	50,679	50,634	69,702	70,474
After one year through five years	330,611	335,702	313,470	326,654
After five years through ten years	155,433	160,440	165,852	179,896
After ten years	31,292	33,047	33,030	35,867
	568,015	579,823	582,054	612,891

Gross unrealized losses on investments in debt securities and the fair values of the related securities, aggregated by investment category and length of time that individual securities have been in a continuous unrealized loss position at June 30, ~~2019,~~2020, were:


	Less than 12 months		More than 12 months		Total		Less than 12 months		More than 12 months		Total
	Losses	Fair values	Losses	Fair values	Losses	Fair values	Losses	Fair values	Losses	Fair values	Losses	Fair values
	($000 omitted)						($000 omitted)
Municipal	—	—	2	506	2	506	1	53	—	—	1	53
Corporate	1	80	125	22,619	126	22,699	253	7,618	—	—	253	7,618
Foreign	30	21,616	574	59,053	604	80,669	—	—	17	231	17	231
U.S. Treasury Bonds	—	—	113	5,836	113	5,836	—	—	24	1,022	24	1,022
	31	21,696	814	88,014	845	109,710	254	7,671	41	1,253	295	8,924

The number of specific debt investment holdings held in an unrealized loss position as of June 30, ~~2019~~2020 was ~~61.~~8. Of these securities, 533 were in unrealized loss positions for more than 12 months. During ~~2019,~~2020, the overall ~~gross unrealized losses on debt securities improved compared to~~investment fair values increased, primarily resulting from the ~~prior year-end, primarily due to reduced~~effect of lower interest rates ~~and~~which was partially offset by increased credit ~~spreads which increased investment fair values.~~spreads. Since the Company does not intend to sell and will more likely than not maintain each investment security until its maturity or anticipated recovery, and no significant credit risk is deemed to exist, these investments are not considered as other-than-temporarily impaired. The Company believes its investment portfolio is diversified and expects no material loss to result from the failure to perform by issuers of the debt securities it holds. Investments made by the Company are not collateralized.


	Less than 12 months		More than 12 months		Total		Less than 12 months		More than 12 months		Total
	Losses	Fair values	Losses	Fair values	Losses	Fair values	Losses	Fair values	Losses	Fair values	Losses	Fair values
	($000 omitted)						($000 omitted)
Municipal	91	13,366	236	11,645	327	25,011	2	53	—	—	2	53
Corporate	4,416	201,965	2,272	71,044	6,688	273,009	23	7,420	—	—	23	7,420
Foreign	158	11,424	2,973	137,793	3,131	149,217	318	92,108	705	55,875	1,023	147,983
U.S. Treasury Bonds	—	—	300	12,544	300	12,544	—	—	41	2,215	41	2,215
	4,665	226,755	5,781	233,026	10,446	459,781	343	99,581	746	58,090	1,089	157,671

NOTE 4

Fair value measurements. The Fair Value Measurements and Disclosures Topic (Topic 820) of the ~~FASB~~Financial Accounting Standards Board's Accounting Standards Codification (ASC) defines fair value as the exchange price that would be received for an asset or paid to transfer a liability (an exit price) in the principal, or most advantageous, market for the asset or liability in an orderly transaction between market participants at the measurement date. Topic 820 establishes a three-level fair value hierarchy that prioritizes the inputs used to measure fair value. This hierarchy requires entities to maximize the use of observable inputs when possible.

The three levels of inputs used to measure fair value are as follows:

Level 1 – quoted prices in active markets for identical assets or liabilities;

Level 2 – observable inputs other than quoted prices included in Level 1, such as quoted prices for similar assets and liabilities in active markets; quoted prices for identical or similar assets and liabilities in markets that are not active; or other inputs that are observable or can be corroborated by observable market data; and

Level 3 – unobservable inputs that are supported by little or no market activity and that are significant to the fair values of the assets or liabilities, including certain pricing models, discounted cash flow methodologies and similar techniques that use significant unobservable inputs.

As of June 30, ~~2019,~~2020, financial instruments measured at fair value on a recurring basis are summarized below:


	Level 1	Level 2	Fair value measurements	Level 1	Level 2	Fair value measurements
	($000 omitted)			($000 omitted)
Investments in securities:
Debt securities:
Municipal	—	61,578	61,578	—	50,068	50,068
Corporate	—	319,745	319,745	—	319,972	319,972
Foreign	—	192,068	192,068	—	236,224	236,224
U.S. Treasury Bonds	—	6,432	6,432	—	6,627	6,627
Equity securities	37,526	—	37,526	32,456	—	32,456
	37,526	579,823	617,349	32,456	612,891	645,347

As of December 31, ~~2018,~~2019, financial instruments measured at fair value on a recurring basis are summarized below:


	Level 1	Level 2	Fair value measurements	Level 1	Level 2	Fair value measurements
	($000 omitted)			($000 omitted)
Investments in securities:
Debt securities:
Municipal	—	61,934	61,934	—	53,823	53,823
Corporate	—	328,495	328,495	—	309,142	309,142
Foreign	—	198,938	198,938	—	236,073	236,073
U.S. Treasury Bonds	—	12,653	12,653	—	6,683	6,683
Equity securities	33,997	—	33,997	39,318	—	39,318
	33,997	602,020	636,017	39,318	605,721	645,039

As of June 30, ~~2019,~~2020, Level 1 financial instruments consist of equity securities. Level 2 financial instruments consist of municipal, governmental, and corporate bonds, both U.S. and foreign. In accordance with the Company’s policies and guidelines which incorporate relevant statutory requirements, the Company’s third-party registered investment manager invests only in securities rated as investment grade or higher by the major rating services, where observable valuation inputs are significant. The fair value of the Company's investments in debt and equity securities is primarily determined using a third-party pricing service provider. The third-party pricing service provider calculates the fair values using both market approach and model valuation methods, as well as pricing information obtained from brokers, dealers and custodians. Management ensures the reasonableness of the third-party service valuations by comparing them with pricing information from the Company's investment manager.

NOTE 5

~~Investment~~Net realized and ~~other~~unrealized gains ~~- net.~~(losses). ~~Investments~~Realized and ~~other~~unrealized gains ~~(losses)~~and losses are detailed as follows:

Three Months Ended
June 30, Six Months Ended
June 30,
2019 2018 2019 2018
($000 omitted)
Investment and other gains 791
603
953
1,166
Investment and other losses (59 ) (38 ) (363 ) (68 )
Net unrealized investment (losses) gains recognized on equity securities still held at June 30 (310 ) 1,828
3,236
(376 )
422
2,393
3,826
722



	Three Months Ended June 30,				Six Months Ended June 30,
	2020		2019		2020		2019
	($000 omitted)
Realized gains	1,355		791		1,508		953
Realized losses	(657	)	(59	)	(1,347	)	(363	)
Net unrealized investment gains (losses) recognized on equity securities still held at June 30	4,366		(310	)	(6,188	)	3,236
	5,064		422		(6,027	)	3,826

Realized gains for the second quarter 2020 and 2019 included $1.1 million and $0.7 million, respectively, of gains from settlements of equity investments with no previously readily determinable fair values (cost-basis investments). Realized losses for the second quarter and first six months of 2020 included $0.6 million and $1.2 million, respectively, of losses from the sale of investment securities.

Investment gains and losses recognized ~~during the periods ended June 30, 2019 and 2018~~ related to investments in equity securities are as follows:

Three Months Ended
June 30, Six Months Ended
June 30,
2019 2018 2019 2018
($000 omitted)
Net investment (losses) gains recognized on equity securities during the period (264 ) 1,612
3,393
(614 )
Less: Net realized gains (losses) on equity securities sold during the period 46
(216 ) 157
(238 )
Net unrealized investment (losses) gains recognized on equity securities still held at June 30 (310 ) 1,828
3,236
(376 )



	Three Months Ended June 30,				Six Months Ended June 30,
	2020		2019		2020		2019
	($000 omitted)
Net investment gains (losses) recognized on equity securities during the period	3,966		(264	)	(7,095	)	3,393
Less: Net realized (losses) gains on equity securities sold during the period	(400	)	46		(907	)	157
Net unrealized investment gains (losses) recognized on equity securities still held at June 30	4,366		(310	)	(6,188	)	3,236

Proceeds from sales of investments in securities are as follows:


	Three Months Ended June 30,		Six Months Ended June 30,		Three Months Ended June 30,		Six Months Ended June 30,
	2019	2018	2019	2018	2020	2019	2020	2019
	($000 omitted)				($000 omitted)
Proceeds from sales of debt securities	2,734	8,003	9,052	21,149	3,270	2,734	14,773	9,052
Proceeds from sales of equity securities	260	2,353	900	4,573	433	260	726	900
Total proceeds from sales of investments in securities	2,994	10,356	9,952	25,722	3,703	2,994	15,499	9,952

NOTE 6

Goodwill and other intangibles. The summary of changes in goodwill is as follows.



	Title	Ancillary Services and Corporate	Consolidated Total
		($000 omitted)
Balances at December 31, 2019	243,161	5,729	248,890
Acquisitions	1,056	29,911	30,967
Balances at June 30, 2020	244,217	35,640	279,857

During the second quarter 2020, the Company recorded goodwill of $29.9 million under the ancillary services and corporate segment relating to its acquisition of a national appraisal management company providing residential property appraisals for mortgage lenders. This goodwill adjustment was based on management's preliminary purchase accounting, which is expected to be finalized during the third quarter 2020. Also, during the first quarter 2020, the Company acquired several title offices which generated a combined goodwill of $1.1 million under the title segment.

NOTE 7

Estimated title losses. A summary of estimated title losses for the six months ended June 30 is as follows:


	2019		2018		2020		2019
	($000 omitted)				($000 omitted)
Balances at January 1	461,560		480,990		459,053		461,560
Provisions:
Current year	33,833		41,372		39,811		33,833
Previous policy years	640		(3,694	)	361		640
Total provisions	34,473		37,678		40,172		34,473
Payments, net of recoveries:
Current year	(5,722	)	(5,263	)	(5,420	)	(5,722	)
Previous policy years	(39,929	)	(33,590	)	(33,516	)	(39,929	)
Total payments, net of recoveries	(45,651	)	(38,853	)	(38,936	)	(45,651	)
Effects of changes in foreign currency exchange rates	(174	)	(4,355	)	(4,264	)	(174	)
Balances at June 30	450,208		475,460		456,025		450,208
Loss ratios as a percentage of title operating revenues:
Current year provisions	4.1	%	4.6	%	4.3	%	4.1	%
Total provisions	4.1	%	4.2	%	4.3	%	4.1	%

~~Title loss provisions during 2019 decreased~~Provisions in the first six months of 2020 increased compared to ~~2018,~~the same period in 2019, primarily as a result of ~~lower~~increased title ~~premiums in 2019. During 2018, the Company recorded a $4.0 million net reduction in prior policy years' reserves, which was driven by its favorable loss experience.~~revenues. Claim payments ~~increased during 2019 compared to 2018,~~in the first six months of 2020 decreased primarily due to ~~higher~~lower payments on ~~existing non-large claims.~~large claims compared to the corresponding period in 2019, while the 2020 reduction effect relating to foreign currency exchange rate changes were primarily influenced by the depreciation of the Canadian dollar against the U.S. dollar during the six months ended June 30, 2020.

NOTE 78

Share-based payments. ~~Beginning in 2018,~~Prior to 2020, the Company ~~grants~~granted time-based and performance-based restricted stock units to executives and senior management employees. Each restricted stock unit represents a contractual right to receive a share of the Company's common stock. The time-based units vest on each of the first three anniversaries of the grant date, while the performance-based units vest upon achievement of certain financial objectives over a period of approximately three years. During the first six months of 2020, the Company granted time-based restricted stock units and nonqualified stock options, in lieu of performance-based restricted stock units. The stock options vest and may be exercised at a strike price of $39.76 on each of the first three anniversaries of the grant date at a rate of 20%, 30% and 50%, chronologically, and expire 10 years after the grant date.

Awards are made pursuant to the Company’s employee incentive compensation plans and the compensation expense associated with the awards is recognized over the corresponding vesting period. The aggregate grant-date fair values of restricted stock unit and stock option awards during the first six months of 2020 were $2.4 million (60,000 units with an average grant price per unit of $39.76) and $3.4 million (650,000 options with an average grant price per option of $5.32), respectively. During the first six months of 2019, ~~and 2018 were~~the aggregate grant-date fair value of restricted stock unit awards was $4.5 million (104,000 units with an average grant price per unit of $43.22) ~~and $4.7 million (109,000 units with an average grant price per unit of $43.39), respectively.~~.

NOTE 89

Earnings per share. Basic earnings per share (EPS) attributable to Stewart is calculated by dividing net income attributable to Stewart by the weighted-average number of shares of Common Stock outstanding during the reporting periods. Outstanding shares of Common Stock granted to employees that are not yet vested (restricted shares) are excluded from the calculation of the weighted-average number of shares outstanding for calculating basic EPS. To calculate diluted EPS, the number of shares is adjusted to include the number of additional shares that would have been outstanding if ~~the~~ restricted shares and ~~restricted~~ units were ~~vested.~~vested and stock options were exercised. In periods of loss, dilutive shares are excluded from the calculation of the diluted EPS and diluted EPS is computed in the same manner as basic EPS.

The calculation of the basic and diluted EPS is as follows:

Three Months Ended
June 30, Six Months Ended
June 30,
2019 2018 2019 2018
($000 omitted, except per share)
Numerator:
Net income attributable to Stewart 19,306
22,378
12,540
18,598

Denominator (000):
Basic average shares outstanding 23,614
23,546
23,605
23,527
Average number of dilutive shares relating to grants of restricted shares and units 144
79
145
80
Basic and diluted average shares outstanding 23,758
23,625
23,750
23,607

Basic earnings per share attributable to Stewart 0.82
0.95
0.53
0.79

Diluted earnings per share attributable to Stewart 0.81
0.95
0.53
0.79

~~NOTE 9~~

~~Leases.~~ The Company primarily leases office space, storage units, data centers and equipment, and determines if an arrangement is a lease at inception. Operating leases are included in operating lease assets and operating lease liabilities on the consolidated balance sheets. Operating lease assets represent the right to use the underlying leased assets over the corresponding lease terms. Finance leases are included in furniture and equipment and notes payable on the consolidated balance sheets. Operating lease assets and operating lease liabilities are recognized based on the present value of the future minimum lease payments over the lease term at commencement date. As most of the Company's leases do not provide an implicit rate, the Company's incremental borrowing rate based on the information available at the lease commencement date is used in determining the present value of the future lease payments. Lease options to extend or terminate that the Company is reasonably certain to exercise are considered in the present value calculation.

Operating lease expense, which is calculated on a straight-line basis over the lease term and presented as part of other operating expenses in the statement of operations, is composed of the amortization of the lease asset and the accretion of the lease liability. Finance lease expense is composed of the depreciation of the lease asset and accretion of the lease liability and presented as part of depreciation and amortization and interest expense, respectively, in the condensed consolidated statement of income and comprehensive income.

The Company accounts for the lease and non-lease fixed payment components of a lease agreement as a single lease component for all its classes of assets. Variable lease payments are not capitalized and are recorded as lease expense when incurred or paid. Operating leases with initial terms of 12 months or less (short-term leases), which are not reasonably certain to be extended at the commencement date, are not capitalized on the balance sheet. Additionally, operating leases of equipment are not recorded on the balance sheet on the basis that they are relatively short-term in nature and considered as not material to the condensed consolidated balance sheet.

During the three and six months ended June 30, 2019, total operating lease expense was $11.4 million and $22.9 million, respectively, which included $1.1 million and $2.1 million, respectively, of lease expense related to short-term leases and equipment. Total finance lease expense was $0.5 million and $1.1 million, respectively, for the three and six months ended June 30, 2019.

~~Lease-related assets and liabilities as of June 30, 2019 are as follows ($000 omitted):~~



~~Assets:~~
~~Operating lease assets, net of accumulated amortization~~		~~102,134~~
~~Finance lease assets, net of accumulated depreciation~~		~~1,369~~
~~Total lease assets~~		~~103,503~~

~~Liabilities:~~
~~Operating lease liabilities~~		~~114,022~~
~~Finance lease liabilities~~		~~4,975~~
~~Total lease liabilities~~		~~118,997~~

~~Other information related to operating and finance leases during the six months ended June 30, 2019 is as follows:~~

Operating Finance

Cash paid for amounts included in the measurement of lease liabilities ($000) 22,167
1,734
Lease assets obtained in exchange for lease obligations ($000) 33,419
—
Weighted average remaining lease term (years): 4.7
2.7
Weighted average discount rate 4.6 % 5.0 %

~~Future minimum lease payments under operating and finance leases as of June 30, 2019 are as follows:~~

Operating Finance
($000 omitted)
2019 (excludes the six months ended June 30, 2019) 20,396
1,342
2020 33,926
1,913
2021 25,264
957
2022 18,186
957
2023 12,907
80
Thereafter 21,809
—
Total future minimum lease payments 132,488
5,249
Less: imputed interest (18,466 ) (274 )
Net future minimum lease payments 114,022
4,975



	Three Months Ended June 30,		Six Months Ended June 30,
	2020	2019	2020	2019
	($000 omitted, except per share)
Numerator:
Net income attributable to Stewart	34,146	19,306	39,322	12,540

Denominator (000):
Basic average shares outstanding	23,656	23,614	23,647	23,605
Average number of dilutive shares relating to grants of restricted shares and units	100	144	110	145
Diluted average shares outstanding	23,756	23,758	23,757	23,750

Basic earnings per share attributable to Stewart	1.44	0.82	1.66	0.53

Diluted earnings per share attributable to Stewart	1.44	0.81	1.66	0.53

NOTE 10

Contingent liabilities and commitments. In the ordinary course of business, the Company guarantees the third-party indebtedness of certain of its consolidated subsidiaries. As of June 30, ~~2019,~~2020, the maximum potential future payments on the guarantees are not more than the related notes payable recorded in the condensed consolidated balance sheets. The Company also guarantees the indebtedness related to lease obligations of certain of its consolidated subsidiaries. The maximum future obligations arising from these lease-related guarantees are not more than the Company’s future ~~minimum~~ lease ~~payments.~~obligations, as presented on the condensed consolidated balance sheets, plus lease operating expenses. As of June 30, ~~2019,~~2020, the Company also had unused letters of credit aggregating ~~$5.4~~$5.2 million related to workers’ compensation and other insurance. The Company does not expect to make any payments on these guarantees.

NOTE 11

Regulatory and legal developments. The Company is subject to claims and lawsuits arising in the ordinary course of its business, most of which involve disputed policy claims. In some of these lawsuits, the ~~plaintiff seeks~~plaintiffs seek exemplary or treble damages in excess of policy limits. The Company does not expect that any of these ordinary course proceedings will have a material adverse effect on its consolidated financial condition or results of operations. The Company believes that it has adequate reserves for the various litigation matters and contingencies discussed in this paragraph and that the likely resolution of these matters will not materially affect its consolidated financial condition or results of operations.

Additionally, the Company receives from time to time various ~~other~~ inquiries from governmental regulators concerning practices in the insurance industry. Many of these practices do not concern title insurance. To the extent the Company is in receipt of such inquiries, it believes that it has adequately reserved for these matters and does not anticipate that the outcome of these inquiries will materially affect its consolidated financial condition or results of operations.

The Company is subject to various other administrative actions and inquiries into its business conduct in certain of the states in which it operates. While the Company cannot predict the outcome of the various regulatory and administrative matters, it believes that it has adequately reserved for these matters and does not anticipate that the outcome of any of these matters will materially affect its consolidated financial condition or results of operations.

NOTE 12

Segment information. The Company reports ~~two~~2 operating segments: title and ancillary services and corporate. The title segment provides services needed to transfer title to property in a real estate transaction and includes services such as searching, examining, closing and insuring the condition of the title to the property. In addition, the title segment includes home and personal insurance services and Internal Revenue Code Section 1031 tax-deferred exchanges. The ancillary services and corporate segment includes search and valuation services, which are the principal offerings of ancillary services, and expenses of the parent holding company and certain other enterprise-wide overhead costs (net of centralized administrative services costs allocated to respective operating businesses).

Selected statement of ~~income~~operations information related to these segments is as follows:


	Three Months Ended June 30,				Six Months Ended June 30,				Three Months Ended June 30,				Six Months Ended June 30,
	2019		2018		2019		2018		2020		2019		2020		2019
	($000 omitted)								($000 omitted)
Title segment:
Revenues	463,636		479,125		848,074		904,536		504,436		463,636		938,875		848,074
Depreciation and amortization	5,048		5,249		10,200		10,566		3,733		5,048		7,554		10,200
Income before taxes and noncontrolling interest	39,041		37,737		38,661		42,862		54,795		39,041		69,629		38,661

Ancillary services and corporate segment:
Revenues	8,439		13,744		22,521		25,563		11,669		8,439		17,130		22,521
Depreciation and amortization	727		905		1,564		1,822		328		727		738		1,564
Loss before taxes and noncontrolling interest	(9,689	)	(6,416	)	(16,535	)	(14,796	)	(5,775	)	(9,689	)	(11,340	)	(16,535	)

Consolidated Stewart:
Revenues	472,075		492,869		870,595		930,099		516,105		472,075		956,005		870,595
Depreciation and amortization	5,775		6,154		11,764		12,388		4,061		5,775		8,292		11,764
Income before taxes and noncontrolling interest	29,352		31,321		22,126		28,066		49,020		29,352		58,289		22,126

The Company does not provide asset information by reportable operating segment as it does not routinely evaluate the asset position by segment.

Revenues generated in the United States and all international operations are as follows:


	Three Months Ended June 30,		Six Months Ended June 30,		Three Months Ended June 30,		Six Months Ended June 30,
	2019	2018	2019	2018	2020	2019	2020	2019
	($000 omitted)				($000 omitted)
United States	441,614	460,529	818,096	873,833	489,945	441,614	904,072	818,096
International	30,461	32,340	52,499	56,266	26,160	30,461	51,933	52,499
	472,075	492,869	870,595	930,099	516,105	472,075	956,005	870,595

NOTE 13

Other comprehensive ~~income (loss).~~income. Changes in the balances of each component of other comprehensive income ~~(loss)~~ and the related tax effects are as follows:

Three Months Ended
June 30, 2019 Three Months Ended
June 30, 2018
Before-Tax Amount Tax Expense (Benefit) Net-of-Tax Amount Before-Tax Amount Tax Expense (Benefit) Net-of-Tax Amount
($000 omitted)
Net unrealized gains (losses) on investments:
Change in net unrealized gains and losses on investments 6,800
1,429
5,371
(3,074 ) (646 ) (2,428 )
Less: reclassification adjustment for net losses (gains) included in net income 63
13
50
(292 ) (61 ) (231 )
6,863
1,442
5,421
(3,366 ) (707 ) (2,659 )
Foreign currency translation adjustments 3,378
903
2,475
(4,575 ) (537 ) (4,038 )
Other comprehensive income (loss) 10,241
2,345
7,896
(7,941 ) (1,244 ) (6,697 )



	Three Months Ended June 30, 2020						Three Months Ended June 30, 2019
	Before-Tax Amount		Tax Expense (Benefit)		Net-of-Tax Amount		Before-Tax Amount	Tax Expense (Benefit)	Net-of-Tax Amount
	($000 omitted)
Net unrealized gains and losses on investments:
Change in net unrealized gains and losses on investments	21,159		4,444		16,715		6,800	1,429	5,371
Reclassification adjustment for realized gains and losses on investments	(27	)	(6	)	(21	)	63	13	50
	21,132		4,438		16,694		6,863	1,442	5,421
Foreign currency translation adjustments	5,174		980		4,194		3,378	903	2,475
Other comprehensive income	26,306		5,418		20,888		10,241	2,345	7,896

Six Months Ended
June 30, 2019 Six Months Ended
June 30, 2018
Before-Tax Amount Tax Expense (Benefit) Net-of-Tax Amount Before-Tax Amount Tax Expense (Benefit) Net-of-Tax Amount
($000 omitted)
Net unrealized gains (losses) on investments:
Change in net unrealized gains and losses on investments 18,206
3,824
14,382
(13,208 ) (2,774 ) (10,434 )
Less: reclassification adjustment for net losses (gains) included in net income 268
56
212
(607 ) (127 ) (480 )
18,474
3,880
14,594
(13,815 ) (2,901 ) (10,914 )
Foreign currency translation adjustments 8,926
1,863
7,063
(6,854 ) (1,224 ) (5,630 )
Other comprehensive income (loss) 27,400
5,743
21,657
(20,669 ) (4,125 ) (16,544 )



	Six Months Ended June 30, 2020						Six Months Ended June 30, 2019
	Before-Tax Amount		Tax Expense (Benefit)		Net-of-Tax Amount		Before-Tax Amount	Tax Expense (Benefit)	Net-of-Tax Amount
	($000 omitted)
Net unrealized gains and losses on investments:
Change in net unrealized gains and losses on investments	17,892		3,757		14,135		18,206	3,824	14,382
Reclassification adjustment for realized gains and losses on investments	(128	)	(27	)	(101	)	268	56	212
	17,764		3,730		14,034		18,474	3,880	14,594
Foreign currency translation adjustments	(8,485	)	(1,237	)	(7,248	)	8,926	1,863	7,063
Other comprehensive income	9,279		2,493		6,786		27,400	5,743	21,657

Item 2. Management’s Discussion and Analysis of Financial Condition and Results of Operations

MANAGEMENT’S OVERVIEW

COVID-19 pandemic. In March 2020, a global pandemic escalated relating to a novel strain of coronavirus (COVID-19), which resulted in a slowdown in the global economy and a U.S. declaration of a national emergency. In response to the pandemic, health and governmental bodies, including the state of Texas where we are headquartered, issued travel restrictions, quarantine orders, temporary closures of non-essential businesses and other restrictive measures. To date, various levels of restrictions are still in place across the U.S. and the rest of the world to address the continuous spread of COVID-19. In response to the pandemic, we deployed our business continuity plan in March and continue to take appropriate measures to protect the safety of all our employees and customers, while monitoring the evolving effects of the COVID-19 pandemic on the national and international fronts. Within the U.S., our business has been deemed an essential business which allows us to continue underwriting and closing real estate transactions for our residential and commercial customers on a daily basis. We utilize our digital capabilities, including remote online notarization (RON), remote ink notarization (RIN), electronic signature platforms, virtual underwriting, and mobile earnest money transfer tools to aid our employees in keeping the real estate market open and operating in this very challenging time.

We will continue to proactively manage our business through this crisis with the help of our exceptional employees and support of our customers. Although uncertainty remains with respect to the ongoing impact of the virus, its duration, and further governmental responses, Stewart, as a company providing an essential service, is committed to helping people safely navigate the real estate closing process. We believe our strong liquidity position will allow us to facilitate our customers’ purchase and refinance of real estate should macro-economic conditions become more challenging.

Second quarter 2020 overview. We reported net income attributable to Stewart of $34.1 million ($1.44 per diluted share) for the second quarter 2020, compared to net income attributable to Stewart of $19.3 million ($0.81 per diluted share) for the second quarter ~~2019, compared to net income attributable to Stewart of $22.4 million ($0.95 per diluted share) for the second~~2019. Second quarter ~~2018. Pretax~~2020 pretax income before noncontrolling interests ~~for the second quarter 2019~~ was ~~$29.4~~$49.0 million compared to a pretax income before noncontrolling interests of ~~$31.3~~$29.4 million for the second quarter ~~2018.~~2019.

Second quarter 2020 results included:

$4.6 million of net realized and unrealized gains recorded in the title segment primarily relating to changes in the fair value of equity securities investments,

$2.8 million of severance expenses related to cost savings initiatives recorded within employee costs in the title segment, and

$0.5 million of net realized and unrealized gains recorded in the ancillary services and corporate segment primarily relating to settlements of cost-basis investments.

Second quarter 2019 results included:

$3.7 million of third-party advisory expenses related to the terminated Fidelity National Financial (FNF) merger transaction ~~recorded~~included in other operating expenses within the ancillary services and corporate segment, and

$0.4 million inof net ~~investment~~realized and ~~other gains.~~

~~Second quarter 2018 results included $2.4~~unrealized gains: ($0.2) million in ~~net investment~~the title segment and ~~other gains.~~$0.6 million in the ancillary services and corporate segment.

Summary results of the title segment are as follows ($ in millions, except pretax margin):


	For the Three Months Ended June 30,						For the Three Months Ended June 30,
	2019		2018		% Change		2020		2019		% Change

Total operating revenues	458.7		471.5		(3	)%
Investment income and other net gains	4.9		7.6		(35	)%
Operating revenues							495.6		458.7		8	%
Investment income							4.3		5.2		(17	)%
Net realized and unrealized gains (losses)							4.6		(0.2	)	2,178	%
Pretax income	39.0		37.7		3	%	54.8		39.0		40	%
Pretax margin	8.4	%	7.9	%	7	%	10.9	%	8.4	%

Title operating revenues in the second quarter ~~2019 decreased 3%~~2020 increased $36.9 million, or 8%, compared to the prior year quarter. Second quarter 2020 gross independent agency revenues increased $46.6 million, or 20%, partially offset by lower direct title revenues of $9.7 million, or 4%. Investment income declined in the second quarter 2020 compared to the prior year quarter, primarily due to lower interest rates on short term investments and lower dividend income, primarily relating to the ~~decrease~~timing of an annual dividend on a cost-basis investment. The segment’s net realized and unrealized gains and losses during the second quarters 2020 and 2019 were primarily due to $4.4 million of net unrealized gains and $0.3 million of net unrealized losses, respectively, relating to changes to the fair value of equity securities investments.

With the net increase in ~~independent agency revenues. The~~title revenues, the segment’s overall operating expenses in the second quarter ~~2019 decreased $16.8~~2020 increased $25.0 million, or 4%6%, ~~compared to the prior year quarter,~~ primarily driven by ~~the 2%~~a 20% increase in agency retention expenses, which was partially offset by a 7% reduction in combined title employee costs and other operating ~~costs and the 6% lower~~expenses. Our average independent agency ~~retention expense largely resulting from lower agency gross revenues. The segment recognized $0.4 million of net unrealized losses~~remittance rate slightly improved to 17.5% in the second quarter ~~2019~~2020, compared to 17.2% in the second quarter 2019; while combined title employee costs and ~~$1.8 million~~other operating expenses, as a percentage of ~~net unrealized gains~~title revenues, improved to 39.5% in the second quarter, compared to 45.7% in the prior year ~~quarter relating to changes in fair value of equity securities investments. Excluding the effects of these equity securities’ fair value remeasurements, the title segment’s pretax income~~quarter. Title loss expense increased 15% in the second quarter ~~2019 was $39.4 million, an increase~~2020, primarily as a result of ~~$3.5 million, or 10%, compared to pretax income~~increased title revenues. As a percentage of ~~$35.9 million~~title revenues, the title loss expense in the second quarter ~~2018.~~

For the Three Months
Ended June 30,
2019 2018 % Change
($ in millions)
Non-commercial
Domestic 148.9
145.7
2 %
International 22.4
22.8
(2 )%
171.3
168.5
2 %
Commercial:
Domestic 50.3
48.2
4 %
International 6.3
7.5
(16 )%
56.6
55.7
2 %
Total direct title revenues 227.9
224.2
2 %
2020 was 4.3%, compared to 4.1% from the prior year quarter.

~~Non-commercial domestic~~Direct title revenues ~~which include revenues from purchase transactions and centralized title operations, increased~~(refer to schedule in Results of Operations - Title Revenues section) decreased primarily as a result of lower commercial transactions, partially offset by elevated refinancing orders which mainly contributed to the ~~increase in combined purchase and refinancing closed orders and the higher premium effect of~~ increased ~~home sale prices~~non-commercial domestic revenues in the second quarter ~~2019~~2020 compared to the prior year quarter. Domestic commercial ~~revenues increased due to a higher~~ fee per file ~~during~~in the second quarter ~~2019, compared to~~2020 was approximately $9,800, which was 15% lower versus the second quarter ~~2018. Second quarter 2019 domestic commercial fee per file increased 25% to approximately $11,600, as a result of increased transaction sizes,~~2019; while domestic residential fee per file ~~increased 3%~~was approximately $1,800, a 20% decrease from last year’s quarter, primarily resulting from a higher mix of refinancing to ~~approximately $2,300~~purchase transactions. Total international title revenues decreased $3.9 million, or 14%, primarily due to ~~home price appreciation, more than offsetting the effects of reduced fee per file from increased refinancing volume.~~

~~Gross revenues from independent agency operations declined 7%~~lower volumes in ~~the second quarter 2019, compared to last year’s quarter. The independent agency remittance rate in the second quarter 2019 was 17.2%, compared to 17.6% in the prior year quarter.~~our Canada and United Kingdom operations.

Summary results of the ancillary services and corporate segment are as follows ($ in millions):


	For the Three Months Ended June 30,						For the Three Months Ended June 30,
	2019		2018		% Change		2020		2019		% Change

Total revenues	8.4		13.7		(39	)%
Operating revenues							11.2		7.8		43	%
Net realized gains							0.5		0.6		(20	)%
Pretax loss	(9.7	)	(6.4	)	(51	)%	(5.8	)	(9.7	)	40	%

~~Excluding~~At the ~~$3.7 million FNF merger-related expenses noted above~~end of May 2020, we completed our acquisition of United States Appraisals (U.S. Appraisals), a technology-enabled national appraisal management company providing residential property appraisals for mortgage lenders. U.S. Appraisals has a network of over 9,000 appraisers across the ~~segment,~~United States and manages the entire appraisal process from order intake to product delivery using its proprietary software platform. We believe this acquisition strengthens Stewart's digital real estate services offering in appraisal and valuation management and enhances our existing title and settlement services in supporting our customers in real estate transactions.

Segment operating revenues improved in the second quarter ~~2019 pretax loss would have been $6.0 million, a 7% improvement compared to~~2020 versus the prior ~~year quarter. Second quarter 2019 segment revenues decreased $5.3 million compared to the prior year~~year’s quarter, primarily ~~due to lower~~driven by $7.1 million of revenues generated by U.S. Appraisals. Revenues from search and valuation services ~~as a result of~~declined $3.6 million, or 48 percent, primarily due to significantly lower ~~customer orders. Additionally, the~~orders from several customers. The segment’s results for the second quarter ~~2019~~2020 and ~~2018~~2019 included approximately ~~$9.4~~$5.5 million and ~~$6.3~~$9.4 million, respectively, of net expenses attributable to parent company and corporate operations, with the ~~increased~~higher expenses in the second quarter 2019 being primarily driven by the ~~merger-related charges.~~FNF merger expenses discussed above.

~~As set forth~~

We believe our solid operating results and strong liquidity position will allow us to continue investing and growing to maximize our operational potential. Our investment and growth strategy will focus on attractive businesses and geographies where we can have sustained success and where additional scale can efficiently and effectively improve profitability and margins. We also intend to further leverage our strengths by increasing investment in ~~Note 1-E~~areas where we hold a strong competitive position. A final component of our strategy will be to ~~the condensed consolidated financial statements~~identify adjacent businesses and technologies that will allow us to further leverage our position in the ~~Company’s 2018 Annual Report on Form 10-K,~~evolving real estate closing experience, such as the ~~proposed FNF merger is subject~~acquisition of U.S. Appraisals mentioned above. During the first half of 2020, we have built a strong acquisition pipeline in each of these categories and expect to be opportunistic and reasonable in our capital deployment, while understanding the receipt of approvals, consents and clearances from various regulatory authorities. There can be no assurance that the necessary approvals, consents and clearances will be obtained, or if obtained, that any regulator will not impose conditions, terms, obligations or restrictions and that such conditions, terms, obligations or restrictions will not have the effect of delaying completion of the Mergers or imposing additional material costs on the Company. In addition, neither FNF nor Stewart can provide assurance that any such conditions, terms, obligations, restrictions or disapprovals will not resultnear-term uncertainty in ~~the delay or abandonment of the Mergers.~~market conditions.

CRITICAL ACCOUNTING ESTIMATES

The preparation of the Company’s condensed consolidated financial statements requires management to make estimates and judgments that affect the reported amounts of certain assets, liabilities, revenues, expenses and related disclosures surrounding contingencies and commitments.

Actual results can differ from our accounting estimates. While we do not anticipate significant changes in our estimates, there is a risk that such changes could have a material impact on our consolidated financial condition or results of operations for future periods. During the six months ended June 30, ~~2019,~~2020, we made no material changes to our critical accounting estimates as previously disclosed in Management’s Discussion and Analysis in the ~~Company’s Annual Report on~~2019 Form ~~10-K for the year ended December 31, 2018.~~10-K.

Operations. Our primary business is title insurance and settlement-related services. We close transactions and issue title policies on homes, commercial and other real properties located in all 50 states, the District of Columbia and international markets through policy-issuing offices, agencies and centralized title services centers. Our ancillary services and corporate segment includes our parent holding company expenses and certain enterprise-wide overhead costs, along with our ancillary services operations, principally appraisal, and search and valuation services.

Factors affecting revenues. The principal factors that contribute to changes in operating revenues for our title and ancillary services and corporate segments include:

mortgage interest rates;

availability of mortgage loans;

number and average value of mortgage loan originations;

ability of potential purchasers to qualify for loans;

inventory of existing homes available for sale;

ratio of purchase transactions compared with refinance transactions;

ratio of closed orders to open orders;

home prices;

consumer confidence, including employment trends;

demand by buyers;

number of households;

premium rates;

foreign currency exchange rates;

market share;

ability to attract and retain highly productive sales associates;

departure of revenue-attached employees;

independent agency remittance rates;

opening of new offices and acquisitions;

office closures;

number and value of commercial transactions, which typically yield higher premiums;

government or regulatory initiatives, including tax incentives and the implementation of the new integrated disclosure requirements;

acquisitions or divestitures of businesses;

volume of distressed property transactions; ~~and~~

seasonality and/or ~~weather.~~weather; and

outbreaks of disease, including COVID-19 pandemic, and related quarantine orders and restrictions on

travel, trade and business operations.

Premiums are determined in part by the values of the transactions we handle. To the extent inflation or market conditions cause increases in the prices of homes and other real estate, premium revenues are also increased. Conversely, falling home prices cause premium revenues to decline. As an overall guideline, a 5% change in median home prices results in an ~~approximate~~approximately 3.7% change in title premiums. Home price changes may override the seasonal nature of the title insurance business. Historically, our first quarter is the least active in terms of title insurance revenues as home buying is generally depressed during winter months. Our second and third quarters are the most active as the summer is the traditional home buying season, and while commercial transaction closings are skewed to the end of the year, individually large commercial transactions can occur any time of year. On average, refinance title premium rates are 60% of the premium rates for a similarly priced sale transaction.

RESULTS OF OPERATIONS

Comparisons of our results of operations for the three and six months ended June 30, ~~2019~~2020 with the three and six months ended June 30, ~~2018~~2019 are set forth below. Factors contributing to fluctuations in the results of operations are presented in the order of their monetary significance, and we have quantified, when necessary, significant changes. Segment results are included in the discussions and, when relevant, are discussed separately.

Our statements on home sales and loan activity are based on published industry data from sources including Fannie Mae, the Mortgage Bankers Association (MBA), the National Association of Realtors^® (NAR) and the U.S. Census Bureau. We also use information from our direct operations.

Operating environment. Overall, second quarter 2020 home sales and housing starts declined compared to last year's quarter, primarily due to the continued effect of the COVID-19 pandemic. However, the real estate market has gradually improved as a result of the reopening the economy in many geographic locations and the continued low interest rate environment. Actual existing home sales in the second quarter ~~2019~~2020 declined approximately 3%18% from the second quarter ~~2018.~~2019. On seasonally-adjusted basis, June ~~2019~~2020 existing home sales ~~totaled 527,000, which was down (seasonally-adjusted) 2% both~~declined 11% from a year ago, ~~and~~but improved 21% from May ~~2019.~~2020. June 2020 median and average home prices increased approximately 4% and 3%, respectively, compared to June 2019 ~~median home price was $285,700, an all-time high and 4% increase from~~prices. June ~~2018, while June 2019 average home price was $321,600, a 3% increase from June 2018. June 2019~~2020 housing starts declined 1%4% from a year ago, but improved 17% compared to May ~~2019, but increased 6% from a year ago.~~2020. Newly issued building permits in ~~June~~ ~~2019~~June 2020 were down ~~6% and 7%~~3% from a year ago, but increased 2% sequentially from May ~~2019 and from June 2018, respectively. According to~~2020.

As reported by Fannie Mae and MBA (averaged), one-to-four family ~~residential lending~~mortgage originations improved 92% to approximately $1 trillion in the second quarter 2020 from $521 billion in the second quarter 2019, ~~totaled $498 billion, a 5% increase from the prior year quarter. This increase was~~ primarily driven by ~~$19 billion, or 15%,~~a more than 300% increase in refinancing originations resulting from lower mortgage interest rates. Purchase originations decreased 9% in the second quarter ~~2019,~~2020 compared to the ~~second~~prior year quarter, ~~2018, as a result of~~primarily influenced by increased consumer caution and financial uncertainty stemming from the ~~lower mortgage rate environment. Purchase originations declined $12 billion, or~~COVID-19 pandemic.

For the third quarter 2020, Fannie Mae and MBA are forecasting that existing and new home sales will decline 2% and 3%, inrespectively, versus the third quarter 2019, but sequentially will improve 21% and 1%, respectively, from the second quarter ~~versus~~2020. Mortgage originations for the third quarter 2020 are expected to improve 12% from last year's quarter, primarily ~~due to the moderate home price growth and lower inventories. Fannie Mae expects~~driven by higher refinancing lending. Sequentially, total ~~origination volume to increase $134 billion, or 17%,~~originations in the ~~second half of 2019, compared to the corresponding period in 2018, as refinancing activity is expected to continue improving, and new and existing home sales~~third quarter 2020 are expected to ~~recover with increased home inventory and forecasted lower interest rates.~~decline 24% from the second quarter 2020, as refinancing originations going forward are expected to trend down back to 2019 levels, while purchase originations are expected to improve 18% from the second quarter 2020. The 30-year mortgage interest rate is expected to average ~~3.7%~~approximately 3.3% for the ~~rest~~year 2020, compared to the 2019 average of ~~2019, after averaging 4.0% in the second quarter 2019.~~3.8%.

Title revenues. Direct title revenue information is presented below:


	Three Months Ended June 30,						Six Months Ended June 30,						Three Months Ended June 30,						Six Months Ended June 30,
	2019		2018		% Change		2019		2018		% Change		2020	2019	Change		% Change		2020	2019	Change		% Change
	($ in millions)						($ in millions)						($ in millions)						($ in millions)
Non-commercial
Domestic	148.9		145.7		2	%	256.2		261.5		(2	)%	162.7	148.9	13.8		9	%	295.6	256.2	39.4		15	%
International	22.4		22.8		(2	)%	38.1		41.0		(7	)%	20.9	22.4	(1.5	)	(7	)%	40.0	38.1	1.9		5	%
	171.3		168.5		2	%	294.3		302.5		(3	)%	183.6	171.3	12.3		7	%	335.6	294.3	41.3		14	%
Commercial:
Domestic	50.3		48.2		4	%	84.0		95.7		(12	)%	30.7	50.3	(19.6	)	(39	)%	72.0	84.0	(12.0	)	(14	)%
International	6.3		7.5		(16	)%	10.8		11.6		(7	)%	3.9	6.3	(2.4	)	(38	)%	8.9	10.8	(1.9	)	(18	)%
	56.6		55.7		2	%	94.8		107.3		(12	)%	34.6	56.6	(22.0	)	(39	)%	80.9	94.8	(13.9	)	(15	)%
Total direct title revenues	227.9		224.2		2	%	389.1		409.8		(5	)%	218.2	227.9	(9.7	)	(4	)%	416.5	389.1	27.4		7	%
% of direct title revenues over total title revenues	50	%	48	%			47	%	46	%

Revenues from direct title operations, which include residential, commercial and international ~~and centralized title services~~ transactions, ~~which primarily process refinancing and default title orders. Total direct title revenues were $3.6 million, or 2%, higher~~decreased in the second quarter ~~2019~~2020 compared to the prior year quarter, primarily ~~due to increased non-commercial and commercial domestic revenues. Non-commercial domestic revenues increased~~ as a result of ~~increased combined purchase~~lower commercial transactions and lower international revenues, partially offset by higher residential revenues primarily resulting from elevated refinancing orders. Direct title revenues improved in the first six months of 2020 compared to the same period in 2019, primarily due to improved residential revenues related to refinancing orders, which was partially offset by lower commercial revenues as a result of fewer commercial orders. Overall, total closed orders increased 32% and ~~the higher premium effect of increased home sale prices~~34% in the second quarter ~~2019~~and first six months of 2020, respectively, compared to the ~~prior year quarter. U.S. commercial revenues increased during~~same periods in 2019, largely influenced by the ~~second quarter 2019 due to a higher commercial fee per file, which increased 25% to approximately $11,600 as a result of increased transaction sizes.~~ rise in refinancing transactions.

Domestic residential fee per file ~~increased 3%~~for the second quarter and first six months of 2020 were approximately $1,800 and $1,900, respectively, which were 20% and 16%, respectively, lower than the same periods in 2019, primarily as a result of a higher mix of refinancing to ~~approximately $2,300 primarily due to home price appreciation, more than offsetting the effects of reduced~~purchase transactions in 2020. Domestic commercial fee per file ~~from increased refinancing volume.~~in the second quarter 2020 was approximately $9,800, or 15% lower compared to the second quarter 2019, and in the first six months of 2020 was approximately $10,700, which was comparable to the same period last year. Total international revenues ~~declined $1.5 million, or 5%,~~ in the second quarter ~~2019~~ 2020 decreased $3.9 million, or 14%, compared to ~~last year's~~the second quarter 2019, primarily ~~driven~~due to lower volumes from our Canada and United Kingdom operations; while revenues in the first six months of 2020 were comparable to the same period in 2019 as increased revenues from higher volumes were offset by the effect of the weaker average exchange rates of the Canadian dollar and British pound against the U.S. dollar. during 2020.

For the first six months of 2019, total direct title revenues decreased $20.7 million, or 5%, compared to the corresponding prior year period, primarily as a result of 8% lower overall closed orders, largely influenced by the decline in total home sales and mortgage lending. Residential and centralized title operations revenues declined 1% and 25%, respectively, while total commercial revenues decreased $12.5 million, or 12%, in the first six months of 2019 compared to the same period in 2018. Respectively, domestic commercial and residential fees per file in the first six months of 2019 were approximately $10,700 and $2,300, which were 19% and 5% higher than the same period in 2018. Total ~~international revenues in the first six months of 2019 declined $3.7 million, or 7%, compared to the same period last year,~~ ~~primarily driven by lower volumes~~ ~~from our Canada operations and~~ ~~the weaker Canadian dollar and British pound against the U.S. dollar~~.

~~Order~~Orders information for the ~~periods~~three and six months ended June 30 is as follows:


	Three Months Ended June 30,						Six Months Ended June 30,						Three Months Ended June 30,						Six Months Ended June 30,
	2019	2018*	Change		% Change		2019	2018*	Change		% Change		2020	2019	Change		% Change		2020	2019	Change		% Change
Opened Orders:
Commercial	4,660	6,171	(1,511	)	(24	)%	8,958	13,610	(4,652	)	(34	)%	3,425	4,660	(1,235	)	(27	)%	7,605	8,958	(1,353	)	(15	)%
Purchase	65,172	66,074	(902	)	(1	)%	118,719	122,565	(3,846	)	(3	)%	56,920	65,172	(8,252	)	(13	)%	110,572	118,719	(8,147	)	(7	)%
Refinance	33,342	21,615	11,727		54	%	56,526	44,747	11,779		26	%	72,306	33,342	38,964		117	%	136,499	56,526	79,973		141	%
Other	1,108	2,531	(1,423	)	(56	)%	2,699	5,544	(2,845	)	(51	)%	496	1,108	(612	)	(55	)%	1,226	2,699	(1,473	)	(55	)%
Total	104,282	96,391	7,891		8	%	186,902	186,466	436		—	%	133,147	104,282	28,865		28	%	255,902	186,902	69,000		37	%

Closed Orders:
Commercial	4,349	5,218	(869	)	(17	)%	7,853	10,613	(2,760	)	(26	)%	3,122	4,349	(1,227	)	(28	)%	6,757	7,853	(1,096	)	(14	)%
Purchase	45,596	49,069	(3,473	)	(7	)%	78,914	85,750	(6,836	)	(8	)%	37,407	45,596	(8,189	)	(18	)%	71,141	78,914	(7,773	)	(10	)%
Refinance	18,754	14,582	4,172		29	%	31,997	29,461	2,536		9	%	51,133	18,754	32,379		173	%	82,882	31,997	50,885		159	%
Other	955	2,536	(1,581	)	(62	)%	1,951	5,651	(3,700	)	(65	)%	317	955	(638	)	(67	)%	761	1,951	(1,190	)	(61	)%
Total	69,654	71,405	(1,751	)	(2	)%	120,715	131,475	(10,760	)	(8	)%	91,979	69,654	22,325		32	%	161,541	120,715	40,826		34	%

*~~Prior year commercial orders were updated to take into account changes to our domestic order tracking process and the exclusion of international orders.~~

Gross revenues from independent agency operations ~~declined $16.4~~increased $46.6 million, or 7%20%, and ~~$38.4~~$73.7 million, or 8%17%, in the second quarter and first six months of ~~2019, respectively,~~2020 compared to the same periods ~~in 2018.~~last year, consistent with the improving market trends and the continued return of agents after the FNF merger termination. Agency revenues, net of retention, ~~decreased $3.7~~increased $8.9 million, or 9%23%, and ~~$7.0~~$13.2 million, or 8%17%, in the second quarter and first six months of ~~2019,~~2020, respectively, compared to the same periods in ~~2018,~~2019, generally in line with the ~~primarily driven by the~~ gross agency revenue ~~decline accompanied by relatively comparable average agency remittance rates.~~change. Refer further to the "Retention by agencies" discussion under Expenses below.

Ancillary services revenues. Ancillary services operating revenues ~~decreased $5.9~~for the second quarter 2020 increased $3.4 million, or 43%, ~~and $3.5~~from the second quarter 2019, but decreased $5.5 million, or ~~14%~~25%, for first six months of 2020 compared to the same period in 2019. Excluding revenues generated by U.S. Appraisals, which we acquired during the second quarter 2020, total ancillary service revenues in the second quarter and first six months of ~~2019,~~2020 decreased $3.7 million, or 48%, and $12.5 million, or 57%, respectively, compared to the same periods in ~~2018, as a result of~~2019, primarily driven by lower revenues from our existing search and valuation services ~~operations due to~~on significantly lower ~~customer orders.~~orders from several customers.

Investment income. Investment income ~~during~~decreased $0.9 million, or 17%, in the second quarter ~~and first six months of 2019 was comparable to the same periods in 2018.~~

~~Investment and other gains - net.~~ ~~Investment and other gains - net for the second quarter 2019 decreased $2.0 million~~2020 compared to the prior year quarter, primarily due to ~~$1.8 million of net unrealized gains in the second quarter 2018 related~~lower interest rates on short term investments and lower dividend income primarily relating to the ~~fair value changes~~timing of ~~equity securities investments. In~~an annual dividend on a cost-basis investment. This lower dividend income also primarily influenced the $0.4 million, or 4%, decline in investment income for the first six months of ~~2019, investments and other gains - net increased $3.1 million~~2020 compared to the same period in ~~2018, primarily driven by $3.2 million of net~~2019.

Net realized and unrealized gains ~~related~~(losses). Refer to Note 5 to the ~~fair value changes of equity securities investments.~~condensed consolidated financial statements.

Expenses. An analysis of expenses is shown below:


	Three Months Ended June 30,						Six Months Ended June 30,						Three Months Ended June 30,								Six Months Ended June 30,
	2019		2018		% Change		2019		2018		% Change		2020		2019		Change		% Change		2020		2019		Change		% Change
	($ in millions)						($ in millions)						($ in millions)								($ in millions)

Amounts retained by agencies	191.1		203.8		(6	)%	367.6		399.0		(8	)%	228.7		191.1		37.6		20	%	428.1		367.6		60.5		17	%
As a % of agency revenues	82.8	%	82.4	%			82.5	%	82.4	%			82.5	%	82.8	%					82.4	%	82.5	%
Employee costs	139.9		146.3		(4	)%	269.2		285.1		(6	)%	137.5		139.9		(2.4	)	(2	)%	273.2		269.2		4.0		2	%
As a % of operating revenues	30.0	%	30.1	%			31.4	%	31.0	%			27.1	%	30.0	%					28.7	%	31.4	%
Other operating expenses	86.1		86.0		—	%	163.2		166.2		(2	)%	74.6		86.1		(11.5	)	(13	)%	146.5		163.2		(16.7	)	(10	)%
As a % of operating revenues	18.4	%	17.7	%			19.0	%	18.1	%			14.7	%	18.4	%					15.4	%	19.0	%
Title losses and related claims	18.8		18.7		1	%	34.5		37.7		(9	)%	21.5		18.8		2.8		15	%	40.2		34.5		5.7		17	%
As a % of title revenues	4.1	%	4.0	%			4.1	%	4.2	%			4.3	%	4.1	%					4.3	%	4.1	%

Retention by agencies. Amounts retained by title agencies are based on agreements between agencies and our title underwriters. Amounts retained by independent agencies, as a percentage of revenues generated by them, averaged ~~82.8%~~82.5% and 82.4% in the second ~~quarters 2019~~quarter and ~~2018, respectively, and 82.5% and 82.4% in the~~ first six months of ~~2019~~2020, respectively, as compared to 82.8% and ~~2018, respectively.~~82.5% in the same periods in 2019. The average retention percentage may vary from period to period due to the geographical mix of agency operations, the volume of title revenues and, in some states, laws or regulations. Due to the variety of such laws or regulations, as well as competitive factors, the average retention rate can differ significantly from state to state. In addition, a high proportion of our independent agencies are in states with retention rates greater than 80%. We continue to focus on increasing profit margins in every state, increasing premium revenue in states where remittance rates are above 20%, and maintaining the quality of our agency network, which we believe to be the industry’s best, in order to mitigate claims risk and drive consistent future performance. While market share is important in our agency operations channel, it is not as important as margins, risk mitigation and profitability.

Employee costs. ~~Total~~Consolidated employee costs decreased ~~$6.4~~2% in the second quarter 2020 compared to the second quarter 2019. Employee costs in the title segment decreased $2.7 million, or 2%, primarily due to lower salaries and ~~$16.0~~other benefits expenses resulting from an overall lower average employee count and lower incentive compensation related to decreased direct title revenues, which were partially offset by severance expenses related to cost savings initiatives during the second quarter 2020. Employee costs in the ancillary services and corporate segment increased $0.4 million, or 7%, primarily due to increased employee counts relating to the U.S. Appraisals acquisition during the second quarter 2020.

Consolidated employee costs for the first six months of 2020 increased 2% compared to the same period in 2019. Employee costs in the title segment increased $4.9 million, or 2%, primarily due to increased incentive compensation on higher direct title revenues and severance expenses related to cost savings initiatives during the second quarter 2020, partially offset by lower salaries and other benefits expenses resulting from a lower average employee count. Employee costs in the ancillary services and corporate segment decreased $0.8 million, or 7%, primarily due to lower salaries and other benefits expenses resulting from a lower average employee count, partially offset by the effect of increased employee counts relating to the U.S. Appraisals acquisition during the second quarter 2020.

As a percentage of total operating revenues, consolidated employee costs improved to 27.1% and 28.7% in the second quarter and first six months of ~~2019,~~2020, respectively, compared to 30.0% and 31.4% in the same periods in ~~2018,~~2019, which were primarily due to lower salaries and other benefits resulting from an approximately 8% and 9%, respectively, decrease in average employee counts. The reduced employee counts were principally related to volume declines ininfluenced by our direct title and ancillary services operations as well as increasing efficiencies in how we manage these businesses. Employee costs in the title and ancillary services and corporate segments decreased $3.5 million, or 3%, and $2.9 million, or 36%, respectively, in the second quarter 2019 compared to the prior year quarter, and also decreased $12.0 million, or 4%, and $3.9 million, or 26%, respectively, in the first six months of 2019 compared to the same period in 2018.continued focus on managing operating costs.

Other operating expenses. Other operating expenses include costs that ~~follow, to varying degrees, changes in transaction volumes and revenues, costs that fluctuate independently of revenues, and costs that~~ are fixed in ~~nature. Costs~~nature, costs that follow, to varying degrees, changes in transaction volumes and revenues ~~include attorney fee splits, bad debt expenses, ancillary services cost of sales expenses, copy supplies, delivery fees, outside search fees, postage, premium taxes~~ and ~~title plant maintenance expenses. Costs~~costs that fluctuate independently of ~~revenues include general supplies, litigation defense, business promotion and marketing and travel.~~revenues. Costs that are fixed in nature include attorney and professional fees, third-party outsourcing provider fees, equipment rental, insurance, rent and other occupancy expenses, repairs and maintenance, technology costs, telecommunications and title plant expenses. Costs that follow, to varying degrees, changes in transaction volumes and revenues include outside search and valuation fees, attorney fee splits, bad debt expenses, copy supplies, delivery fees, postage, premium taxes and title plant maintenance expenses. Costs that fluctuate independently of revenues include general supplies, litigation defense, business promotion and marketing and travel.

Consolidated other operating expenses ~~of $86.1 million~~decreased 13% and 10% in the second quarter ~~2019 were comparable to the second quarter 2018, while consolidated other operating expenses in the~~and first six months of ~~2019 were $163.2 million, a decrease of $3.0 million, or 2%,~~2020, respectively, compared to the same ~~period~~periods in ~~2018.~~2019. During the second quarter and first six months of 2019, we incurred $3.7 million and $5.7 million, respectively, of third-party advisory expenses recorded in the ancillary services and corporate segment related to the terminated FNF merger transaction. Additionally, we recorded during the first six months of 2019 ~~included~~ $0.8 million of litigation expense related to a prior year lender services acquisition recorded in the ancillary services and corporate segment and $0.7 million of office closure costs included within the title segment. In comparison, during the first six months of 2018, we incurred $2.3 million of third-party advisory expenses related to the FNF merger transaction which were recorded in the ancillary services and corporate segment. Excluding these non-operating ~~charges,~~expenses, other operating expenses, as a percentage of operating revenues, were ~~17.7%~~14.7% and ~~18.2%~~15.4% in the second quarter and first six months of ~~2019,~~2020, respectively, compared to ~~17.7%~~18.4% and ~~17.8%~~19.0% in the ~~second quarter and first six months of 2018, respectively.~~same prior year periods.

Costs that follow, to varying degrees, changes in transaction volumes and revenues decreased $1.9 million, or 5%, in the second quarter 2019 compared to the prior year quarter, primarily due to reduced outside title search fees resulting from lower ancillary services revenues and lower title plant expenses. These costs also decreased $3.3 million, or 5%, in the first six months of 2019 compared to the same period in 2018, primarily driven by lower outside title search fees and attorney fee splits consistent with lower direct title and ancillary services revenues.

Costs that fluctuate independently of revenues were comparable for the second quarters 2019 and 2018. Excluding the litigation and office closures expenses mentioned above, these costs decreased $0.5 million or 2%, in the first six months of 2019 compared to the same period in 2018, primarily due to reduced travel expenses. Excluding the merger-related expenses mentioned above, costs that are fixed in nature decreasedincreased $1.0 million, or 3%, in the second quarter 2020 compared to the second quarter 2019, primarily due to increased outside search and ~~decreased $3.3 million, or 5%,~~valuation fees resulting from new revenues from U.S. Appraisals, partially offset by lower volumes from commercial and search and valuations services. These costs in the first six months of 2020 were comparable to the same period in 2019 as the increased costs on higher direct title revenues were offset by lower costs of ancillary services revenues due to lower volumes.

Excluding the non-operating expenses above, costs that are fixed in nature in the second quarter and first six months of 2020 decreased $3.4 million, or 10%, and $3.7 million, or 6%, respectively, compared to the same periods in ~~2018,~~2019, primarily due to lower ~~professional fees~~rent and ~~insurance~~occupancy expenses ~~partially offset by increased rent~~and telecommunications expenses. Costs that fluctuate independently of revenues decreased $5.9 million, or 4%, and $6.6 million, or 33%, in the second quarter and first six months of 2020, respectively, compared to the same periods in 2019, primarily due to decreased marketing and travel expenses mainly as a result of the COVID-19 pandemic.

Title losses. Provisions for title losses, as a percentage of title operating revenues, were ~~4.1% and 4.0%~~4.3% for both the second ~~quarters 2019~~quarter and ~~2018, respectively, and 4.1% and 4.2% for the~~ first six months of ~~2019 and 2018, respectively. Title loss expense~~2020, compared to 4.1% for both the second quarter ~~2019 was $18.8 million compared to $18.7 million from the prior year quarter, while title losses decreased $3.2 million, or 9%, for the~~and first six months of ~~2019~~2019. Title losses increased $2.8 million and $5.7 million in the second quarter and first six months of 2020, respectively, compared to the same ~~period~~periods in ~~2018,~~2019, primarily ~~as a result of lower~~due to increased title ~~premiums in 2019.~~revenues. The title loss ratio in any given quarter can be significantly influenced by changes in new large claims incurred, escrow losses and adjustments to reserves for existing large claims. ~~We expect our title loss expense for the year 2019 will range between 4.0% to 4.2% of title revenues.~~

Cash claim payments ~~increased $1.6~~decreased $4.7 million, or 8%21%, and ~~$6.8~~$6.7 million, or ~~18%~~15%, in the second quarter and first six months of ~~2019,~~2020, respectively, compared to the same periods in ~~2018,~~2019, primarily due to ~~higher~~lower payments on ~~existing non-large claims.~~large claims relating to prior policy years. We continue to manage and resolve large claims prudently and in keeping with our commitments to our policyholders.

The composition of title policy loss expense is as follows:


	Three Months Ended June 30,				Six Months Ended June 30,				Three Months Ended June 30,								Six Months Ended June 30,
	2019		2018		2019		2018		2020		2019		Change		% Change		2020		2019		Change		% Change
	($ in millions)								($ in millions)								($ in millions)
Provisions – known claims:
Current year	2.4		6.0		4.4		7.5		3.4		2.4		1.0		42	%	4.6		4.4		0.2		5	%
Prior policy years	20.5		15.5		37.7		30.2		15.6		20.5		(4.9	)	(24	)%	28.1		37.7		(9.6	)	(25	)%
	22.9		21.5		42.1		37.7		19.0		22.9		(3.9	)	(17	)%	32.7		42.1		(9.4	)	(22	)%
Provisions – IBNR
Current year	15.9		16.5		29.4		33.9		17.9		15.9		2.0		13	%	35.2		29.4		5.8		20	%
Prior policy years	0.5		(3.8	)	0.7		(3.7	)	0.2		0.5		(0.3	)	(60	)%	0.4		0.7		(0.3	)	(43	)%
	16.4		12.7		30.1		30.2		18.1		16.4		1.7		10	%	35.6		30.1		5.5		18	%
Transferred from IBNR to known claims	(20.5	)	(15.5	)	(37.7	)	(30.2	)	(15.6	)	(20.5	)	4.9		(24	)%	(28.1	)	(37.7	)	9.6		(25	)%
Total provisions	18.8		18.7		34.5		37.7		21.5		18.8		2.7		14	%	40.2		34.5		5.7		17	%

Provisions for known claims arise primarily from prior policy years as claims are not typically reported until several years after policies are issued. Provisions - Incurred But Not Reported (IBNR) are estimates of claims expected to be incurred over the next 20 years; therefore, it is not unusual or unexpected to experience changes to those estimated provisions in both current and prior policy years as additional loss experience on policy years is obtained. This loss experience may result in changes to our estimate of total ultimate losses expected (i.e., the IBNR policy loss reserve). Current year provisions - IBNR are recorded on policies issued in the current year as a percentage of premiums earned (provisioning rate). As claims become known, provisions are reclassified from IBNR to known claims. Adjustments relating to large losses (those individually in excess of $1.0 million) may impact provisions either for known claims or for IBNR.

~~Current year~~Total known claims provisions ~~- IBNR~~ decreased ~~$0.6 million, or 4%, and $4.5 million, or 13%,~~ in the second quarter and first six months of ~~2019, respectively,~~2020 compared to the same periods ~~in 2018,~~last year, primarily ~~due~~ as a result of decreased dollar amounts of claims reported relating to ~~lower title premiums in 2019. Prior~~prior policy ~~years~~years. Current year IBNR provisions ~~- IBNR increased~~ in the second quarter and first six months of ~~2019~~2020 increased compared to the same periods in 2018, primarily due to the loss reserve reductions recorded in the second quarter 2018 as a result of favorable loss experience. Current year known claims provisions decreased $3.6 million, or 60%, and $3.1 million, or 41%, in the second quarter and first six months of 2019 ~~compared to the same periods in 2018,~~, primarily due to increased title premiums and a slightly higher ~~claims reported in the prior year.~~ loss provisioning rate related to certain international operations. As a percentage of title operating revenues, provisions - IBNR for the current policy year were 3.6% and 3.5% in ~~both~~ the second quarters 2020 and 2019, respectively, and ~~2018,~~3.8% and 3.5% ~~and 3.8%~~ in the first six months of ~~2019~~2020 and ~~2018,~~2019, respectively.

In addition to title policy claims, we incur losses in our direct operations from escrow, closing and disbursement functions. These escrow losses typically relate to errors or other miscalculations of amounts to be paid at closing, including timing or amount of a mortgage payoff, payment of property or other taxes and payment of homeowners’ association fees. Escrow losses also arise in cases of fraud, and in those cases, the title insurer incurs the loss under its obligation to ensure that an unencumbered title is conveyed. Escrow losses are recognized as ~~expense~~expenses when discovered or when contingencies associated with them (such as litigation) are resolved and are typically paid less than 12 months after the loss is recognized. During both the first six months of ~~2019~~2020 and ~~2018,~~2019, we recorded approximately ~~$1.5~~$0.8 million and ~~$4.4~~$1.5 million, respectively, of policy loss reserves relating to escrow losses arising from fraud.

Total title policy loss reserve balances are as follows:


	June 30, 2019	December 31, 2018	June 30, 2020	December 31, 2019
	($ in millions)		($ in millions)
Known claims	63.3	66.9	61.6	67.8
IBNR	386.9	394.7	394.4	391.3
Total estimated title losses	450.2	461.6	456.0	459.1

~~The amount of the reserve represents the aggregate, non-discounted future payments (net of recoveries) that we expect to incur on policy and escrow losses and in costs to settle claims.~~ Title claims are generally incurred ~~three to five~~within the first six years after policy issuance and the timing of payments on these claims can significantly impact the balance of known ~~claims. In~~claims, since claims, in many cases, ~~claims~~ may be open for several years before ~~the~~ resolution and payment ~~of the claims occur; as~~occur. As a result, the estimate of the ultimate amount to be paid on any claim may be modified over that time period. Due to the inherent uncertainty in predicting future title policy losses, significant judgment is required by both our management and our third party actuaries in estimating reserves. As a consequence, our ultimate liability may be materially greater or less than current reserves and/or our third party actuary’s calculated estimates.

Depreciation and amortization. Depreciation and amortization expenses during the second quarter and first six months of ~~2019~~2020 both decreased ~~$0.4~~30% or $1.7 million ~~or 6%,~~ and ~~$0.6~~$3.5 million, ~~or 5%,~~respectively, compared to the same periods in ~~2018,~~2019, primarily due to ~~some~~certain information technology assets ~~becoming~~which became fully ~~depreciated.~~depreciated or were written off during 2019.

Income taxes. Our effective tax ~~rates,~~rate for both the second quarter and first six months of 2020 was 25%, based on income before taxes and after deducting income attributable to noncontrolling interests, ~~were~~in comparison with an effective tax rate of 27% for both the second quarter and first six months of ~~2019, compared to 20% and 19%~~2019. The lower effective tax rate for the second quarter and first six months of 2020 was primarily as a result of increased year over year annualized pretax income and reductions in expected nondeductible expenses in 2020.

On March 27, 2020, the Coronavirus Aid, Relief, and Economic Security Act (CARES Act) was enacted in response to the COVID-19 pandemic. The CARES Act, among other things, allows additional carryback opportunities for net operating losses and modifies the depreciable life for tax purposes of qualified improvement property (QIP) from 39 years to 15 years, making QIP eligible for bonus depreciation that can be retroactively applied to the 2018 ~~respectively. Excluding discrete income~~ tax ~~benefit effects~~year. We intend to modify the depreciable life for QIP retroactively to 2018 with no material impact to the consolidated statement of approximately $1.5 million (primarily related to a cumulative foreign currency adjustment on deemed repatriation of foreign earnings) in both the second quarter and first six months of 2018, our 2018 effective tax rates were 25% and 26%, respectively.income.

LIQUIDITY AND CAPITAL RESOURCES

Our liquidity and capital resources reflect our ability to generate cash flow to meet our obligations to shareholders, customers (payments to satisfy claims on title policies), vendors, employees, lenders and others. As of June 30, ~~2019,~~2020, our cash and investments, including amounts reserved pursuant to statutory requirements, aggregated ~~$841.6~~$976.7 million ($~~331.5~~433.1 million, net of statutory reserves on cash and investments). Of our total cash and investments at June 30, ~~2019, $563.2~~2020, $689.0 million ($~~263.4~~361.5 million, net of statutory reserves) was held in the United States (U.S.) and the rest internationally, principally in Canada.

Cash held at the parent company totaled ~~$3.6~~$11.8 million at June 30, ~~2019.~~2020. As a holding company, the parent company is funded principally by cash from its subsidiaries in the form of dividends, operating and other administrative expense reimbursements and pursuant to intercompany tax sharing agreements. The expense reimbursements are paid in accordance with management agreements, approved by the Texas Department of Insurance (TDI), among us and our subsidiaries. In addition to funding operating expenses, cash held at the parent company is used for dividend payments to common stockholders and for stock repurchases, if any. To the extent such uses exceed cash available, the parent company is dependent on distributions from its regulated title insurance underwriter, Stewart Title Guaranty Company (Guaranty).

A substantial majority of our consolidated cash and investments as of June 30, ~~2019~~2020 was held by Guaranty and its subsidiaries. The use and investment of these funds, dividends to the parent company, and cash transfers between Guaranty and its subsidiaries and the parent company are subject to certain legal and regulatory restrictions. In general, Guaranty may use its cash and investments in excess of its legally-mandated statutory premium reserve (established in accordance with requirements under Texas law) to fund its insurance operations, including ~~claims~~claim payments. Guaranty may also, subject to certain limitations, provide funds to its subsidiaries (whose operations consist principally of field title offices and ancillary services operations) for their operating and debt service needs.

We maintain investments in accordance with certain statutory requirements for the funding of statutory premium reserves. Statutory reserve funds are required to be fully funded and invested in high-quality securities and short-term investments. Statutory reserve funds are not available for current claim payments, which must be funded from current operating cash flow. Included in investments in debt and equity securities are statutory reserve funds of approximately ~~$444.4~~$504.2 million and ~~$462.2~~$483.4 million at June 30, ~~2019~~2020 and December 31, ~~2018,~~2019, respectively. In addition, included within cash and cash equivalents are statutory reserve funds of approximately ~~$65.7~~$39.4 million and ~~$37.7~~$39.7 million at June 30, ~~2019~~2020 and December 31, ~~2018,~~2019, respectively. As of June 30, ~~2019,~~2020, our known claims reserve totaled ~~$63.3~~$61.6 million and our estimate of claims that may be reported in the future, under generally accepted accounting principles, totaled ~~$386.9~~$394.4 million. In addition to this, we had cash and investments (excluding equity method investments) of ~~$251.5~~$289.8 million, which are available for underwriter operations, including claims ~~payments.~~payments, and acquisitions.

The ability of Guaranty to pay dividends to its parent is governed by Texas insurance law. The TDI must be notified of any dividend declared, and any dividend in excess of the statutory maximum of 20% of surplus (approximately $115.0 million as of December 31, ~~2018)~~2019) would be, by regulation, considered extraordinary and subject to pre-approval by the TDI. Also, the Texas Insurance Commissioner may raise an objection to a planned distribution during the notification period. Guaranty’s actual ability or intent to pay dividends to its parent may be constrained by business and regulatory considerations, such as the impact of dividends on surplus and ~~the~~ liquidity, ~~ratio,~~ which could affect its ratings and competitive position, the amount of insurance it can write and its ability to pay future dividends. ~~As of~~During the six months ended June 30, ~~2019, our liquidity ratio for our principal underwriter was 110% based on its statutory balance sheet. No~~2020, Guaranty paid a dividend ~~was paid by Guaranty~~of $30.0 million to its ~~parent during the first six months of 2019 and 2018.~~parent.

As the parent company conducts no operations apart from its wholly-owned subsidiaries, the discussion below focuses on consolidated cash flows.

Six Months Ended June 30,
2019 2018
($ in millions)
Net cash (used) provided by operating activities (8.4 ) 7.4
Net cash provided (used) by investing activities 38.3
(7.1 )
Net cash used by financing activities (22.8 ) (27.6 )



	Six Months Ended June 30,
	2020		2019
	($ in millions)
Net cash provided (used) by operating activities	50.1		(8.4	)
Net cash (used) provided by investing activities	(38.4	)	38.3
Net cash used by financing activities	(29.6	)	(22.8	)

Operating activities. Our principal sources of cash from operations are premiums on title policies and revenue from title service-related transactions, ancillary services and other operations. Our independent agencies remit cash to us net of their contractual retention. Our principal cash expenditures for operations are employee costs, operating costs and title claims payments.

Net cash ~~used~~provided by operations in the first six months of ~~2019 was $8.4~~2020 improved by $58.5 million, compared to net cash ~~provided of $7.4 million~~used in the first six months of ~~2018,~~2019, primarily due to the ~~lower~~higher net income generated, lower claim payments and ~~increased~~higher collections on accounts receivable, partially offset by higher payments ~~of liabilities during the first six months of 2019.~~on accrued liabilities. Although our business is labor intensive, we are focused on a cost-effective, scalable business model which includes utilization of technology, centralized back and middle office functions and business process outsourcing. We are continuing our emphasis on cost management, especially in light of the current economic environment due to the COVID-19 pandemic, specifically focusing on lowering unit costs of production ~~which will result~~and improving operating margins in ~~improved margins.~~our direct title and ancillary services businesses. Our plans to improve margins ~~also~~ include additional automation of manual processes, and further consolidation of our various systems and production operations. We are currently investing in the technology necessary to accomplish these goals.

Investing activities. Cash ~~provided~~used and ~~used~~provided by investing activities is primarily driven by proceeds from matured and sold investments, purchases of investments, capital expenditures and acquisition of ~~subsidiaries.~~title offices and other businesses. During the first six months of ~~2019,~~2020, total proceeds from securities investments sold and matured were ~~$45.8~~$48.6 million, compared to ~~$36.1~~$45.8 million during the same period ~~in 2018, primarily due to increased maturities of securities investments~~ in 2019. Cash used for purchases of securities investments was ~~$1.3~~$50.9 million during the first six months of ~~2019,~~2020, compared to ~~$26.2~~$1.3 million during the same period in ~~2018. The lower purchases of investments during~~ 2019, ~~was primarily due to our decision, as bonds matured, to invest~~when we invested more in cash equivalents and short-term investments ~~which have attractive~~due to favorable interest ~~rates in the current markets on a risk adjusted basis.~~rates.

During the first six months of ~~2019~~2020 and ~~2018,~~2019, we used ~~$7.9~~$6.8 million and ~~$5.7~~$7.9 million, respectively, of cash for purchases of property and equipment, while we used ~~$12.0~~$33.4 million of cash for acquisitions of ~~new subsidiaries~~U.S Appraisals and certain title offices during the first six months of ~~2018.~~2020. We maintain investment in capital expenditures at a level that enables us to implement technologies for increasing our operational and back-office efficiencies and to pursue growth in key markets.

Financing activities and capital resources. Total debt and stockholders’ equity were ~~$105.4~~$101.7 million and ~~$700.8~~$787.3 million, respectively, as of June 30, ~~2019. Notes~~2020. Payments on notes payable ~~payments~~ during the first six months of 2020 and 2019 ~~and 2018~~ of ~~$21.5~~$8.4 million and ~~$4.1~~$21.5 million, respectively, and notes payable additions of $0.4 million and $20.5 million, ~~during the first six months of 2019~~respectively, were related to short-term loan agreements in connection with our Section 1031 tax-deferred property exchange (Section 1031) business. During the second quarter 2020, we expanded our line of credit facility and extended its maturity date - refer to Note 1-D to the condensed consolidated financial statements for details. At June 30, ~~2019,~~2020, the outstanding balance of our line of credit facility was $98.9 million, while the available balance of the line of credit was ~~$48.6~~$98.6 million, net of an unused $2.5 million letter of credit. At June 30, ~~2019,~~2020, our debt-to-equity ratio, excluding our Section 1031 notes, was approximately ~~14.8%~~12.9%, below the 20% we have set as our unofficial internal limit on leverage.

During each of the first six months of 2020 and 2019, we paid total dividends of $14.2 million or $0.60 per common ~~share, compared to total dividends paid of $14.1 million, or $0.60 per common share, during the first six months of 2018.~~share.

Effect of changes in foreign currency exchange rates. The effect of changes in foreign currency exchange rates on our cash and cash equivalents on the consolidated statements of cash flows was a net ~~increase~~decrease of ~~$2.0~~$1.9 million during the first six months of ~~2019~~2020 and a net ~~decrease~~increase of ~~$1.6~~$2.0 million during the same period in ~~2018.~~2019. Our principal foreign operating unit is in Canada, and, on average, the value of the Canadian dollar relative to the U.S. dollar depreciated in 2020 and improved in ~~the first six months of 2019 and declined in the the same period in 2018.~~2019.

***********

We believe we have sufficient liquidity and capital resources to meet the cash needs of our ongoing ~~operations.~~operations, including in the current economic and real estate environment created by the COVID-19 pandemic. However, we may determine that additional debt or equity funding is warranted to provide liquidity for achievement of strategic goals or acquisitions or for unforeseen circumstances. Other than scheduled maturities of debt, operating lease payments and anticipated claims payments, we have no material contractual commitments. We expect that cash flows from operations and cash available from our underwriters, subject to regulatory restrictions, will be sufficient to fund our operations, including claims payments. However, to the extent that these funds are not sufficient, we may be required to borrow funds on terms less favorable than we currently have or seek funding from the equity market, which may not be successful or may be on terms that are dilutive to existing stockholders.

Contingent liabilities and commitments. See discussion of contingent liabilities and commitments in Note 10 to the condensed consolidated financial statements included in Item 1 of Part I of this Report.

Other comprehensive income (loss). Unrealized gains and losses on available-for-sale debt securities investments and changes in foreign currency exchange rates are reported net of deferred taxes in accumulated other comprehensive income (loss) ~~income,~~, a component of stockholders’ equity, until they are realized. During the first six months of 2020, net unrealized investment gains of $14.0 million, net of taxes, which increased our other comprehensive income, were primarily related to a net increase in the fair values of our overall bond securities investment portfolio mainly driven by the effect of lower interest rates. During the first six months of 2019, net unrealized investment gains of $14.6 million, net of taxes, which increased our other comprehensive income, were primarily related to increases in the fair values of our overall bond securities investment portfolio driven by reduced interest rates and credit spreads. During the first six months of 2018, net unrealized investment losses of $10.9 million, net of taxes, which increased our other comprehensive loss, were primarily related to decreases in the fair values of our overall bond securities investment portfolio which were influenced by the rising interest rate market environment.

Changes in foreign currency exchange rates, primarily related to our Canadian and United Kingdom operations, decreased our other comprehensive income, net of taxes, by $7.2 million in the first six months of 2020; while they increased our other comprehensive income, net of taxes, by $7.1 million ~~in the first six months of 2019; while they increased our other comprehensive loss, net of taxes, by $5.6 million~~ for the same period in ~~2018.~~2019.

Off-balance sheet arrangements. We do not have any material source of liquidity or financing that involves off-balance sheet arrangements, other than our contractual obligations under operating leases. We also routinely hold funds in segregated escrow accounts pending the closing of real estate transactions and have qualified intermediaries in tax-deferred property exchanges for customers pursuant to Section 1031 of the Internal Revenue Code. The Company holds the proceeds from these transactions until a qualifying exchange can occur. In accordance with industry practice, these segregated accounts are not included on the balance sheet. See Note 1716 in our ~~Annual Report on~~2019 Form ~~10-K for the year ended December 31, 2018.~~10-K.

Forward-looking statements. Certain statements in this report are ~~“forward-looking statements”~~"forward-looking statements" within the meaning of the Private Securities Litigation Reform Act of 1995. Such forward-looking statements relate to future, not past, events and often address our expected future business and financial performance. These statements often contain words such as "expect," "anticipate," "intend," "plan," "believe," "seek," "will," "foresee" or other similar words. Forward-looking statements by their nature are subject to various risks and uncertainties that could cause our actual results to be materially different than those expressed in the forward-looking statements. These risks and uncertainties include, among other things, the ~~completion or~~volatility of economic conditions, including the ~~termination~~duration and effects of ~~our merger agreement with Fidelity National Financial, Inc. dated March 18, 2018;~~ the ~~challenging economic conditions;~~COVID-19 pandemic; adverse changes in the level of real estate activity; changes in mortgage interest rates, existing and new home sales, and availability of mortgage financing; our ability to respond to and implement technology changes, including the completion of the implementation of our enterprise systems; the impact of unanticipated title losses or the need to strengthen our policy loss reserves; any effect of title losses on our cash flows and financial condition; the ability to attract and retain highly productive sales associates; the impact of vetting our agency operations for quality and profitability; independent agency remittance rates; changes to the participants in the secondary mortgage market and the rate of refinancing that affects the demand for title insurance products; regulatory non-compliance, fraud or defalcations by our title insurance agencies or employees; our ability to timely and cost-effectively respond to significant industry changes and introduce new products and services; the outcome of pending litigation; the impact of changes in governmental and insurance regulations, including any future reductions in the pricing of title insurance products and services; our dependence on our operating subsidiaries as a source of cash flow; our ability to ~~successfully integrate acquired businesses; our ability to~~ access the equity and debt financing markets when and if needed; our ability to grow our international operations; seasonality and weather; and our ability to respond to the actions of our competitors. These risks and uncertainties, as well as others, are discussed in more detail in our documents filed with the Securities and Exchange Commission, including in Part I, Item 1A "Risk Factors" in our ~~Annual~~2019 Form 10-K, as updated and supplemented in Part II, Item 1A of this Quarterly Report on Form ~~10-K for the year ended December 31, 2018,~~10-Q, and ~~if applicable,~~as maybe further updated and supplemented from time to time in our future Quarterly Reports on Form 10-Q, and our Current Reports on Form 8-K. All forward-looking statements included in this report are expressly qualified in their entirety by such cautionary statements. We expressly disclaim any obligation to update, amend or clarify any forward-looking statements contained in this report to reflect events or circumstances that may arise after the date hereof, except as may be required by applicable law.

Item 3. Quantitative and Qualitative Disclosures About Market Risk

There have been no material changes during the quarter ended June 30, ~~2019~~2020 in our investment strategies, types of financial instruments held or the risks associated with such instruments that would materially alter the market risk disclosures made in our ~~Annual Report on~~2019 Form ~~10-K for the year ended December 31, 2018.~~10-K.

Item 4. Controls and Procedures

Evaluation of disclosure controls and procedures. Our principal executive officer and principal financial officer are responsible for establishing and maintaining disclosure controls and procedures. They evaluated the effectiveness of our disclosure controls and procedures (as defined in Exchange Act Rules 13a-15(e) and 15d-15(e)) as of June 30, ~~2019,~~2020, and have concluded that, as of such date, our disclosure controls and procedures are adequate and effective to ensure that information we are required to disclose in the reports that we file or submit under the Exchange Act is (i) recorded, processed, summarized and reported within the time periods specified in the Securities and Exchange Commission’s rules and forms, and (ii) accumulated and communicated to our management, including our principal executive officer and principal financial officer, as appropriate to allow timely decisions regarding required disclosure.

Changes in internal control over financial reporting. There was no change in our internal control over financial reporting during the quarter ended June 30, ~~2019,~~2020, 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

See discussion of legal proceedings in Note 11 to the condensed consolidated financial statements included in Item 1 of Part I of this Report, which is incorporated by reference into this Part II, Item 1, as well as Item 3. Legal Proceedings, in our Annual Report on Form 10-K for the year ended December 31, ~~2018.~~2019.

Item 1A. Risk Factors

~~There are~~Except as stated below, there have been no material changes to our risk factors during the six months ended June 30, ~~2019 to our risk factors as listed in~~2020 since our Annual Report on Form 10-K for the year ended December 31, ~~2018.~~2019.

A widespread health outbreak or pandemic, such as the current COVID-19 pandemic, could adversely impact our business operations

In March 2020, a global pandemic escalated relating to a novel strain of coronavirus (COVID-19), which resulted in decreased economic activity and financial volatility globally. In response to the pandemic, health and governmental bodies have issued travel restrictions, quarantine orders, temporary closures of non-essential businesses, and other restrictive measures. Although the title insurance industry has been deemed essential in the United States, the pandemic and measures to contain it have caused disruptions in the real estate market and on our business operations. Depending on the duration and extent of the disruption caused by COVID-19, as well as the counter-measures enacted by health and governmental bodies and their timing, our future results of operations and financial position may be significantly impacted, which may include decreased volume of orders and other business activity, delayed closing of real estate transactions, and decreased value of investments.

Item 2. Unregistered Sales of Equity Securities and Use of Proceeds

There were no repurchases of our Common Stock during the six months ended June 30, ~~2019,~~2020, except for repurchases of approximately ~~11,000~~12,400 shares (aggregate purchase price of approximately $0.5 million) related to the statutory income tax withholding on the vesting of restricted share and unit grants to executives and senior management.

Item 5. Other Information

Book value per share. Our book value per share was ~~$29.56~~$32.96 and ~~$28.66~~$31.52 as of June 30, ~~2019~~2020 and December 31, ~~2018,~~2019, respectively. As of June 30, 2020, our book value per share was based on approximately $781.1 million of stockholders’ equity attributable to Stewart and 23,699,228 shares of Common Stock outstanding. As of December 31, 2019, our book value per share was based on approximately ~~$700.8~~$747.3 million inof stockholders’ equity attributable to Stewart and ~~23,712,238 shares of Common Stock outstanding. As of December 31, 2018, our book value per share was based on approximately $679.8 million in stockholders’ equity and 23,719,347~~23,709,407 shares of Common Stock outstanding.

Item 6. Exhibits



Exhibit

~~2.1~~	-	Agreement and Plan of Merger, dated as of March 18, 2018, among the Registrant, Fidelity National Financial, Inc., A Holdco Corp. and S Holdco LLC. (incorporated by reference in this report from Exhibit 2.1 of the Current Report on Form 8-K filed on March 19, 2018)

3.1	-	Restated Certificate of Incorporation of the Registrant, dated April 28, 2016 (incorporated by reference in this report from Exhibit 3.1 of the Current Report on Form 8-K filed April 29, 2016)

3.2	-	Third Amended and Restated By-Laws of the Registrant, as of April 27, 2016 (incorporated by reference in this report from Exhibit 3.2 of the Current Report on Form 8-K filed April 28, 2016)

10.1	-	First Amendment to Amended and Restated Credit Agreement, dated effective as of May 7, 2020, by and among the Registrant, the guarantors named therein, BBVA USA, f/k/a Compass Bank, N.A., as administrative agent for the lenders, and the Lenders party thereto (incorporated by reference in this report from Exhibit 10.1 of the Current Report on Form 8-K filed May 11, 2020)

10.2†	-	Amended and Restated Employment Agreement entered as of June 1, 2020 and effective as of January 1, 2020, by and between the Registrant and David C. Hisey (incorporated by reference in this report from Exhibit 10.1 of the Current Report on Form 8-K filed June 4, 2020)

10.3†	-	Amended and Restated Employment Agreement entered as of June 1, 2020 and effective as of January 1, 2020, by and between the Registrant and Steven M. Lessack (incorporated by reference in this report from Exhibit 10.2 of the Current Report on Form 8-K filed June 4, 2020)



31.1*	-	Certification of Chief Executive Officer pursuant to Section 302 of the Sarbanes-Oxley Act of 2002

31.2*	-	Certification of Chief Financial Officer pursuant to Section 302 of the Sarbanes-Oxley Act of 2002

32.1*	-	Certification of Chief Executive Officer pursuant to Section 906 of the Sarbanes-Oxley Act of 2002

32.2*	-	Certification of Chief Financial Officer pursuant to Section 906 of the Sarbanes-Oxley Act of 2002



101.INS*	-	XBRL Instance Document - the instance document does not appear in the Interactive Data File because its XBRL tags are embedded within the Inline XBRL document.

101.SCH*	-	XBRL Taxonomy Extension Schema Document

101.CAL*	-	XBRL Taxonomy Extension Calculation Linkbase Document

101.DEF*	-	XBRL Taxonomy Extension Definition Linkbase Document

101.LAB*	-	XBRL Taxonomy Extension Label Linkbase Document

101.PRE*	-	XBRL Taxonomy Extension Presentation Linkbase Document

* Filed herewith

† Management contract or compensatory plan

SIGNATURE

Pursuant to the requirements of the Securities and Exchange Act of 1934, the registrant has caused this report to be signed on its behalf by the undersigned thereunto duly authorized.

August ~~7, 2019~~3, 2020

Date



		Stewart Information Services Corporation
		Registrant

By:		/s/ David C. Hisey
		David C. Hisey, Chief Financial Officer, Secretary and Treasurer

3132



	Operating		Finance

Cash paid for amounts included in the measurement of lease liabilities ($000)	22,167		1,734
Lease assets obtained in exchange for lease obligations ($000)	33,419		—
Weighted average remaining lease term (years):	4.7		2.7
Weighted average discount rate	4.6	%	5.0	%



	Three Months Ended June 30, 2019			Three Months Ended June 30, 2018
	Before-Tax Amount	Tax Expense (Benefit)	Net-of-Tax Amount	Before-Tax Amount		Tax Expense (Benefit)		Net-of-Tax Amount
	($000 omitted)
Net unrealized gains (losses) on investments:
Change in net unrealized gains and losses on investments	6,800	1,429	5,371	(3,074	)	(646	)	(2,428	)
Less: reclassification adjustment for net losses (gains) included in net income	63	13	50	(292	)	(61	)	(231	)
	6,863	1,442	5,421	(3,366	)	(707	)	(2,659	)
Foreign currency translation adjustments	3,378	903	2,475	(4,575	)	(537	)	(4,038	)
Other comprehensive income (loss)	10,241	2,345	7,896	(7,941	)	(1,244	)	(6,697	)



	Six Months Ended June 30, 2019			Six Months Ended June 30, 2018
	Before-Tax Amount	Tax Expense (Benefit)	Net-of-Tax Amount	Before-Tax Amount		Tax Expense (Benefit)		Net-of-Tax Amount
	($000 omitted)
Net unrealized gains (losses) on investments:
Change in net unrealized gains and losses on investments	18,206	3,824	14,382	(13,208	)	(2,774	)	(10,434	)
Less: reclassification adjustment for net losses (gains) included in net income	268	56	212	(607	)	(127	)	(480	)
	18,474	3,880	14,594	(13,815	)	(2,901	)	(10,914	)
Foreign currency translation adjustments	8,926	1,863	7,063	(6,854	)	(1,224	)	(5,630	)
Other comprehensive income (loss)	27,400	5,743	21,657	(20,669	)	(4,125	)	(16,544	)