CBRE GROUP, INC. | 2013 | FY | 3


8. Goodwill and Other Intangible Assets

 

The following table summarizes the changes in the carrying amount of goodwill for the years ended December 31, 2013 and 2012 (dollars in thousands):

 

    Americas     EMEA     Asia
Pacific
    Global
Investment

Management
    Development
Services
    Total  

Balance as of December 31, 2011

           

Goodwill

  $ 1,641,748      $ 494,116      $ 160,197      $ 514,189      $ 86,663      $ 2,896,913   

Accumulated impairment losses

    (798,290     (138,631     —          (44,922     (86,663     (1,068,506
 

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 
    843,458        355,485        160,197        469,267        —          1,828,407   

Purchase accounting entries related to acquisitions

    15,980        31,440        1,175        (2,277     —          46,318   

Foreign exchange movement

    585        8,140        (636     6,788        —          14,877   
 

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Balance as of December 31, 2012

           

Goodwill

    1,658,313        533,696        160,736        518,700        86,663        2,958,108   

Accumulated impairment losses

    (798,290     (138,631     —          (44,922     (86,663     (1,068,506
 

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 
    860,023        395,065        160,736        473,778        —          1,889,602   

Purchase accounting entries related to acquisitions

    60,552        342,035        (3,169     —          —          399,418   

Foreign exchange movement

    (1,228     14,407        (19,074     7,349        —          1,454   
 

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Balance as of December 31, 2013

           

Goodwill

    1,717,637        890,138        138,493        526,049        86,663        3,358,980   

Accumulated impairment losses

    (798,290     (138,631     —          (44,922     (86,663     (1,068,506
 

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 
  $ 919,347      $ 751,507      $ 138,493      $ 481,127      $ —        $ 2,290,474   
 

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

 

On December 23, 2013, we acquired 100% of the outstanding stock of London-based Norland, which fortified our real estate outsourcing platform in Europe within our EMEA segment (Norland Acquisition). Norland is a premier provider of building technical engineering services that enables us to self-perform these services in Europe and adds to our expertise in the highly specialized critical environments market. The purchase price for the Norland Acquisition was approximately $475 million, with $433.9 million paid at closing and the remaining contingent consideration payable in 2014. The Norland Acquisition was financed with cash on hand and borrowings under our revolving credit facility. On December 23, 2013, we also issued an aggregate of 362,916 shares of non-vested Class A common stock to certain members of senior management of Norland in connection with this acquisition.

 

The acquisition agreement provides for a contingent payment of up to 50 million British pounds sterling if certain performance criteria are met post-acquisition. In measuring the fair value of the contingent consideration, we assigned probabilities to the performance criteria, based on the nature of the performance criteria and our due diligence performed at the time of the acquisition. The fair value of this contingent consideration was based on the weighted probability of achievement of a certain earnings before interest, taxes, depreciation and amortization (EBITDA) level for the 12-months ending March 31, 2014, which ranged from 22.1 million to 35.0 million British pounds sterling. We valued this contingent payment at 25.5 million British pounds sterling (or $41.8 million) at acquisition date, which has been recorded within accounts payable and accrued expenses in the accompanying consolidated balance sheets.

 

The preliminary purchase accounting adjustments related to the Norland Acquisition have been recorded in the accompanying consolidated financial statements. The excess purchase price over the estimated fair value of net assets acquired has been recorded to goodwill. The goodwill arising from the Norland Acquisition consists largely of the synergies and economies of scale expected from combining the operations acquired from Norland with ours. No goodwill recorded in connection with the Norland Acquisition is deductible for tax purposes. Given the complexity of the transaction, the calculation of the fair value of certain assets and liabilities acquired, primarily intangible assets and income tax items, is still preliminary. The purchase price allocation is expected to be completed as soon as practicable, but no later than one year from the acquisition date. The following table summarizes the aggregate estimated fair values of the assets acquired and the liabilities assumed in the Norland Acquisition (dollars in thousands):

 

Cash and cash equivalents

   $ 48,132   

Receivables, net

     138,509   

Prepaid expenses

     14,072   

Deferred tax assets, current

     2,912   

Other current assets

     12,698   

Property and equipment

     4,164   

Other intangible assets

     108,974   

Other assets

     668   
  

 

 

 

Total assets acquired

   $ 330,129   
  

 

 

 

Accounts payable and accrued expenses

   $ 142,467   

Compensation and employee benefits payable

     11,777   

Accrued bonus and profit sharing

     1,862   

Deferred tax liabilities, long-term

     21,795   

Other liabilities

     8,804   
  

 

 

 

Total liabilities assumed

   $ 186,705   
  

 

 

 

Estimated fair value of net assets acquired

   $ 143,424   
  

 

 

 

 

The following is a summary of the preliminary estimate of the amortizable intangible assets acquired in connection with the Norland Acquisition (dollars in thousands):

 

                   At December 31, 2013  

Intangible Asset Class

   Weighted
Average

Amortization
Period
     Amount
Assigned  At
Acquisition Date
     Accumulated
Amortization
and Foreign
Currency
Translation
     Net Carrying
Amount
 

Customer relationships

     5 years       $ 68,807       $ 890       $ 69,697   

Trade name

     2 years         35,177         454         35,631   

Non-compete agreements

     2 years         4,990         65         5,055   
  

 

 

    

 

 

    

 

 

    

 

 

 

Total amortizable intangibles acquired

     4 years       $ 108,974       $ 1,409       $ 110,383   

 

Norland did not contribute to our statement of operations during the year ended December 31, 2013, with the exception of $9.2 million of direct transaction and integration costs incurred in connection with the Norland Acquisition, which have been included in operating, administrative and other expenses in the accompanying consolidated statements of operations.

 

Unaudited pro forma results, assuming the Norland Acquisition had occurred as of January 1, 2012 for purposes of the 2013 and 2012 pro forma disclosures, are presented below. They include certain adjustments for the years ended December 31, 2013 and 2012, including $33.8 million of increased amortization expense in both years as a result of intangible assets acquired in the Norland Acquisition, $1.1 million and $1.2 million, respectively, of additional interest expense as a result of debt incurred to finance the Norland Acquisition, the removal of $9.2 million of direct costs incurred by us related to the Norland Acquisition for the year ended December 31, 2013, and the tax impact in both years of the pro forma adjustments. These unaudited pro forma results have been prepared for comparative purposes only and do not purport to be indicative of what operating results would have been had the Norland Acquisition occurred on January 1, 2012 and may not be indicative of future operating results (dollars in thousands, except share data):

 

     Year Ended December 31,  
     2013      2012  
     (Unaudited)  

Revenue

   $ 7,792,992       $ 7,012.318   

Operating income

   $ 614,163       $ 567,201   

Net income attributable to CBRE Group, Inc.

   $ 313,567       $ 296,345   

Basic income per share

   $ 0.96       $ 0.92   

Weighted average shares outstanding for basic income per share

     328,110,004         322,315,576   

Diluted income per share

   $ 0.95       $ 0.91   

Weighted average shares outstanding for diluted income per share

     331,762,854         327,044,145   

 

During 2013, we completed ten in-fill acquisitions, most notably a leading firm serving the London prime residential real estate market, a leading regional commercial real estate services firm based in San Francisco, a retail real estate services firm in the U.S. Mid-Atlantic region, a facility consulting and project advisory firm serving the healthcare industry and based in Richmond, Virginia, and two property management specialist firms – one in the Czech Republic and Slovakia and one in Belgium. During 2012, we completed five in-fill acquisitions, including our former affiliate companies in Turkey and Vietnam, a niche real estate investment advisor and an independent commercial and residential property partnership in the U.K., and a brokerage and property management firm in Atlanta.

 

Our annual assessment of goodwill and other intangible assets deemed to have indefinite lives has historically been completed as of the beginning of the fourth quarter of each year. We performed the 2013, 2012 and 2011 assessments as of October 1. When we performed our required annual goodwill impairment review as of October 1, 2013, 2012 and 2011, we determined that no impairment existed as the estimated fair value of our reporting units was in excess of their carrying value.

 

Other intangible assets totaled $841.2 million and $786.8 million, net of accumulated amortization of $348.6 million and $273.6 million, as of December 31, 2013 and 2012, respectively, and are comprised of the following (dollars in thousands):

 

     December 31,  
     2013     2012  
     Gross
Carrying

Amount
     Accumulated
Amortization
    Gross
Carrying

Amount
     Accumulated
Amortization
 

Unamortizable intangible assets

          

Management contracts

   $ 127,050         $ 219,132      

Trademarks

     56,800           56,800      

Trade names

     20,400           20,400      
  

 

 

      

 

 

    
   $ 204,250         $ 296,332      
  

 

 

      

 

 

    

Amortizable intangible assets

          

Customer relationships

   $ 362,810       $ (102,429   $ 259,256       $ (84,628

Mortgage servicing rights

     259,931         (79,448     195,813         (50,858

Management contracts

     180,981         (49,785     178,561         (32,005

Backlog and incentive fees

     61,507         (61,507     58,478         (57,739

Trade name

     35,631         —          —           —     

Other

     84,684         (55,397     71,984         (48,401
  

 

 

    

 

 

   

 

 

    

 

 

 
   $ 985,544       $ (348,566   $ 764,092       $ (273,631
  

 

 

    

 

 

   

 

 

    

 

 

 

Total intangible assets

   $ 1,189,794       $ (348,566   $ 1,060,424       $ (273,631
  

 

 

    

 

 

   

 

 

    

 

 

 

 

Management contracts with indefinite useful lives primarily represent intangible assets identified as a result of the REIM Acquisitions relating to relationships with open-end funds. During the year ended December 31, 2013, we recorded a non-amortizable intangible asset impairment of $98.1 million, which related to a decrease in value of our open-end funds, primarily in Europe (see Note 5). Trademarks of $56.8 million were separately identified as a result of the 2001 Acquisition. In connection with the REIM Acquisitions, a trade name of $20.4 million was separately identified, which represented the Clarion Partners trade name in the U.S. These intangible assets have indefinite useful lives and accordingly are not being amortized. As a result of the Insignia Acquisition, a $19.8 million trade name was separately identified, which represented the Richard Ellis trade name in the U.K. During the year ended December 31, 2012, this trade name was written off as a result of the discontinuation of its use (see Note 5).

 

Customer relationships primarily represent intangible assets identified in the Trammell Crow Company Acquisition and the Norland Acquisition relating to existing relationships primarily in the brokerage, property management, project management and facilities management lines of business. These intangible assets are being amortized over useful lives of up to 20 years.

 

Mortgage servicing rights represent the carrying value of servicing assets in our mortgage brokerage line of business in the U.S. The mortgage servicing rights are being amortized over the estimated period that net servicing income is expected to be received, which is typically up to ten years.

 

Management contracts consist primarily of asset management contracts relating to relationships with closed-end funds and separate accounts in the U.S., Europe and Asia that were separately identified as a result of the REIM Acquisitions. These management contracts are being amortized over useful lives of up to 13 years.

 

Backlog and incentive fees mostly represented the fair value of net revenue backlog and incentive fees acquired as part of the Trammell Crow Company Acquisition as well as other in-fill acquisitions. These intangible assets were amortized over useful lives of up to one year.

 

The trade name was separately identified as a result of the Norland Acquisition and will be amortized over two years.

 

Other amortizable intangible assets mainly represent transition costs, non-compete agreements acquired as a result of the REIM Acquisitions and other intangible assets acquired as a result of the Trammell Crow Company Acquisition and the Insignia Acquisition. Other intangible assets are being amortized over useful lives of up to 20 years.

 

Amortization expense related to intangible assets was $85.4 million, $78.6 million and $41.9 million for the years ended December 31, 2013, 2012 and 2011, respectively. The estimated annual amortization expense for each of the years ending December 31, 2014 through December 31, 2018 approximates $115.5 million, $107.7 million, $77.2 million, $70.0 million and $66.0 million, respectively.


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