FORM 10-QSB--QUARTERLY OR TRANSITIONAL REPORT
UNDER SECTION 13 OR 15(D)
OF THE SECURITIES EXCHANGE ACT OF 1934
QUARTERLY OR TRANSITIONAL REPORT
U.S. Securities and Exchange Commission
Washington, D.C. 20549
FORM 10-QSB
(Mark One)
[X] QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES
EXCHANGE ACT OF 1934
For the quarterly period ended March 31, 1999
[ ] 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 0-9680
CENTURY PROPERTIES FUND XV
(Exact name of small business issuer as specified in its charter)
California 94-2625577
(State or other jurisdiction of (I.R.S. Employer
incorporation or organization) Identification No.)
55 Beattie Place, PO Box 1089
Greenville, South Carolina 29602
(Address of principal executive offices)
(864) 239-1000
(Issuer's telephone number)
Check whether the issuer (1) filed all reports required to be filed by Section
13 or 15(d) of the Exchange Act during the past 12 months (or for such shorter
period that the registrant was required to file such reports), and (2) has been
subject to such filing requirements for the past 90 days. Yes X . No .
PART I - FINANCIAL INFORMATION
ITEM 1. FINANCIAL STATEMENTS
a)
CENTURY PROPERTIES FUND XV
CONSOLIDATED BALANCE SHEET
(Unaudited)
(in thousands, except unit data)
March 31, 1999
Assets
Cash and cash equivalents $ 1,089
Receivables and deposits 1,057
Restricted escrows 192
Other assets 231
Investment properties:
Land $ 5,766
Buildings and related personal property 34,837
40,603
Accumulated depreciation (20,197) 20,406
$ 22,975
Liabilities and Partners' Capital (Deficit)
Liabilities
Accounts payable $ 20
Tenant security deposit liabilities 70
Accrued property taxes 710
Other liabilities 242
Mortgage notes payable 18,865
Partners' Capital (Deficit):
Limited partners' (89,980 units issued and
outstanding) $ 4,243
General partners' (1,175) 3,068
$ 22,975
See Accompanying Notes to Consolidated Financial Statements
b)
CENTURY PROPERTIES FUND XV
CONSOLIDATED STATEMENTS OF OPERATIONS
(Unaudited)
(in thousands, except unit data)
Three Months Ended
March 31,
1999 1998
Revenues:
Rental income $1,913 $1,830
Other income 71 94
Total revenues 1,984 1,924
Expenses:
Operating 611 650
General and administrative 119 75
Depreciation 339 324
Interest 447 429
Property taxes 153 152
Total expenses 1,669 1,630
Net income $ 315 $ 294
Net income allocated to general partners (2%) $ 6 $ 6
Net income allocated to limited partners (98%) 309 288
$ 315 $ 294
Net income per limited partnership unit $ 3.43 $ 3.20
Distribution per limited partnership unit $ 4.90 $16.34
See Accompanying Notes to Consolidated Financial Statements
c)
CENTURY PROPERTIES FUND XV
CONSOLIDATED STATEMENT OF PARTNERS' CAPITAL (DEFICIT)
(Unaudited)
(in thousands, except unit data)
Limited
Partnership General Limited Total
Units Partners Partners Capital
Original capital contributions 89,980 $ -- $89,980 $89,980
Partners' (deficit) capital at
December 31, 1998 89,980 $(1,172) $ 4,375 $ 3,203
Distribution to partners -- (9) (441) (450)
Net income for the three months
ended March 31, 1999 -- 6 309 315
Partners' (deficit) capital at
March 31, 1999 89,980 $(1,175) $ 4,243 $ 3,068
See Accompanying Notes to Consolidated Financial Statements
d)
CENTURY PROPERTIES FUND XV
CONSOLIDATED STATEMENTS OF CASH FLOWS
(Unaudited)
(in thousands)
Three Months Ended
March 31,
1999 1998
Cash flows from operating activities:
Net income $ 315 $ 294
Adjustments to reconcile net income to net
cash provided by operating activities:
Depreciation 339 324
Amortization of loan costs 19 (2)
Change in accounts:
Receivables and deposits 16 246
Other assets (9) 36
Accounts payable (2) (30)
Tenant security deposit liabilities (2) (5)
Accrued property taxes (61) (317)
Other liabilities (9) (1)
Net cash provided by operating activities 606 545
Cash flows from investing activities:
Net deposits to restricted escrows (40) (41)
Property improvements and replacements (137) (64)
Net cash used in investing activities (177) (105)
Cash flows from financing activities:
Payments on mortgage notes principal (33) (30)
Distributions to partners (450) (1,500)
Net cash used in financing activities (483) (1,530)
Net decrease in cash and cash equivalents (54) (1,090)
Cash and cash equivalents at beginning of period 1,143 4,612
Cash and cash equivalents at end of period $ 1,089 $ 3,522
Supplemental disclosure of cash flow information:
Cash paid for interest $ 428 $ 431
See Accompanying Notes to Consolidated Financial Statements
e)
CENTURY PROPERTIES FUND XV
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS
(Unaudited)
NOTE A - BASIS OF PRESENTATION
The accompanying unaudited consolidated financial statements of Century
Properties Fund XV (the "Partnership" or the "Registrant") have been prepared in
accordance with generally accepted accounting principles for interim financial
information and with the instructions to Form 10-QSB and Item 310(b) of
Regulation S-B. Accordingly, they do not include all of the information and
footnotes required by generally accepted accounting principles for complete
financial statements. In the opinion of Fox Capital Management Corporation
("FCMC" or the "Managing General Partner"), a California corporation, all
adjustments (consisting of normal recurring accruals) considered necessary for a
fair presentation have been included. Operating results for the three month
period ended March 31, 1999, are not necessarily indicative of the results that
may be expected for the fiscal year ending December 31, 1999. For further
information, refer to the consolidated financial statements and footnotes
thereto included in the Partnership's annual report on Form 10-KSB for the year
ended December 31, 1998.
Principles of Consolidation
The Partnership's financial statements include the accounts of Century Lakeside
Place, L.P. The Partnership owns a 99% interest this partnership and it has the
ability to control the major operating and financial policies of these
partnerships. All intercompany transactions have been eliminated.
NOTE B - TRANSFER OF CONTROL
Pursuant to a series of transactions which closed on October 1, 1998, and
February 26, 1999, Insignia Financial Group, Inc. ("Insignia") and Insignia
Properties Trust ("IPT") merged into Apartment Investment and Management
Company, a publicly traded real estate investment trust ("AIMCO"), with AIMCO
being the surviving corporation (the "Insignia Merger"). As a result, AIMCO
acquired a 100% ownership interest in the Managing General Partner. The
Managing General Partner does not believe that this transaction will have a
material effect on the affairs and operations of the Partnership.
NOTE C - TRANSACTIONS WITH AFFILIATED PARTIES
The Partnership has no employees and is dependent on the Managing General
Partner and its affiliates for the management and administration of all
partnership activities. The Partnership Agreement provides for certain payments
to affiliates for services and as reimbursement of certain expenses incurred by
affiliates on behalf of the Partnership.
The following payments were made to the Managing General Partner and affiliates
during the three month periods ended March 31, 1999 and 1998:
1999 1998
(in thousands)
Property management fees (included in operating
expenses) $100 $ 95
Reimbursement for services of affiliates, including
approximately $1,000 in construction services
reimbursements in 1998 (included in operating
and general and administrative expenses). 31 38
Partnership management fee 50 --
During the three month periods ended March 31, 1999 and 1998, affiliates of the
Managing General Partner were entitled to receive 5% of gross receipts from all
of the Registrant's properties for providing property management services. The
Registrant paid to such affiliates approximately $100,000 and $95,000 for the
three month periods ended March 31, 1999 and 1998, respectively.
An affiliate of the Managing General Partner received reimbursement of
accountable administrative expenses amounting to approximately $31,000 and
$38,000 for the three month periods ended March 31, 1999 and 1998, respectively.
Pursuant to the Partnership Agreement for managing the affairs of the
Partnership, the Managing General Partner is entitled to receive a Partnership
management fee equal to 10% of the Partnership's adjusted cash from operations
as distributed. Approximately $50,000 in Partnership management fees was paid
during the three month period ended March 31, 1999.
NOTE D - DISTRIBUTIONS
A cash distribution from operations of approximately $450,000 was made during
the three months ended March 31, 1999. A cash distribution of approximately
$1,500,000 from the sale of Summerhill Apartments in 1997 was made during the
three months ended March 31, 1998.
NOTE E - SEGMENT REPORTING
Description of the types of products and services from which each reportable
segment derives its revenues:
The Partnership for the three month periods ended March 31, 1999 and 1998 had
one reportable segment: residential properties. The Partnership's residential
property segment consists of two apartment complexes in Texas. The Partnership
rents apartment units to tenants for terms that are typically twelve months or
less.
Measurement of segment profit or loss:
The Partnership evaluates performance based on net income. The accounting
policies of the reportable segment are the same as those of the Partnership as
described in the Partnership's annual report on Form 10-KSB for the fiscal year
ended December 31, 1998.
Factors management used to identify the enterprise's reportable segments:
The Partnership's reportable segment consists of investment properties that
offer similar products and services. Although each of the investment properties
is managed separately, they have been aggregated into one segment as they
provide services with similar types of products and customers.
Segment information for the three month periods ended March 31, 1999 and 1998 is
shown in the tables below (in thousands). The "Other" column includes
partnership administration related items and income and expense not allocated to
the reportable segment.
1999
Residential Other Totals
Rental income $ 1,913 $ -- $ 1,913
Other income 64 7 71
Interest expense 447 -- 447
Depreciation 339 -- 339
General and administrative expense -- 119 119
Segment profit (loss) 427 (112) 315
Total assets 22,174 801 22,975
Capital expenditures for investment
Properties 137 -- 137
1998
Residential Other Totals
Rental income $ 1,830 $ -- $ 1,830
Other income 54 40 94
Interest expense 429 -- 429
Depreciation 324 -- 324
General and administrative expense -- 75 75
Segment profit (loss) 329 (35) 294
Total assets 22,149 3,428 25,577
Capital expenditures for investment
Properties 64 -- 64
NOTE F - LEGAL PROCEEDING
In March 1998, several putative unit holders of limited partnership units of the
Partnership commenced an action entitled Rosalie Nuanes, et al. v. Insignia
Financial Group, Inc., et al. in the Superior Court of the State of California
for the County of San Mateo. The plaintiffs named as defendants, among others,
the Partnership, the Managing General Partner and several of their affiliated
partnerships and corporate entities. The complaint purports to assert claims on
behalf of a class of limited partners and derivatively on behalf of a number of
limited partnerships (including the Partnership) which are named as nominal
defendants, challenging the acquisition by Insignia and entities which were, at
the time, affiliates of Insignia Financial Group, Inc. ("Insignia Affiliates")
of interests in certain general partner entities, past tender offers by Insignia
Affiliates as well as a recently announced agreement between Insignia and AIMCO.
The complaint seeks monetary damages and equitable relief, including judicial
dissolution of the Partnership. On June 25, 1998, the Managing General Partner
filed a motion seeking dismissal of the action. In lieu of responding to the
motion, the plaintiffs have filed an amended complaint. The Managing General
Partner has filed demurrers to the amended complaint were heard during February
1999. No ruling on such demurrer has been received. The Managing General
Partner does not anticipate that costs associated with this case, if any, to be
material to the Partnership's overall operations.
On July 30, 1998, certain entities claiming to own limited partnership interests
in certain limited partnerships whose general partners were, at the time,
affiliates of Insignia filed a complaint entitled Everest Properties, LLC. v.
Insignia Financial Group, Inc., et al. in the Superior Court of the State of
California, county of Los Angeles. The action involves 44 real estate limited
partnerships (including the Partnership) in which the plaintiffs allegedly own
interests and which Insignia Affiliates allegedly manage or control (the
"Subject Partnerships"). This case was settled on March 3, 1999. The
Partnership is responsible for a portion of the settlement costs. The expense
will not have a material effect on the Partnership's overall operations.
The Partnership is unaware of any other pending or outstanding litigation that
is not of a routine nature arising in the ordinary course of business.
ITEM 2. MANAGEMENT'S DISCUSSION AND ANALYSIS OR PLAN OF OPERATION
The matters discussed in this Form 10-QSB contain certain forward-looking
statements and involve risks and uncertainties (including changing market
conditions, competitive and regulatory matters, etc.) detailed in the disclosure
contained in this Form 10-QSB and the other filings with the Securities and
Exchange Commission made by the Registrant from time to time. The discussion of
the Registrant's business and results of operations, including forward-looking
statements pertaining to such matters, does not take into account the effects of
any changes to the Registrant's business and results of operation. Accordingly,
actual results could differ materially from those projected in the forward-
looking statements as a result of a number of factors, including those
identified herein.
The Partnership's investment properties consist of two residential apartment
complexes. The following table sets forth the average occupancy of the
properties for each of the three month periods ended March 31, 1999 and 1998:
Average Occupancy
Property 1999 1998
Lakeside Place Apartments (1) 94% 98%
Houston, Texas
Preston Creek Apartments (2) 94% 87%
Dallas, Texas
(1) The Managing General Partner attributes the decrease in occupancy to
construction of new complexes in the Houston sub-market resulting in an
increased supply of available rental units.
(2) The Managing General attributes the increase in occupancy to an increase in
advertising and marketing.
Results of Operations
The Registrant's net income for the three month period ended March 31, 1999, was
approximately $315,000, versus a net income of approximately $294,000 for the
corresponding period in 1998. The increase in net income is attributable to an
increase in total revenues which was partially offset by an increase in total
expenses.
Total revenues increased due to an increase in rental income which was partially
offset by a decrease in other income. Rental income increased as a result of
improved occupancy levels at Preston Creek and an increase in average rental
rates at Preston Creek and Lakeside Place Apartments. Other income decreased as
a result of a decrease in cash held in interest bearing accounts due to a cash
distribution made to the partners during the three month period ended March 31,
1999.
Total expenses increased due to an increase in general and administrative,
depreciation and interest expenses, which was partially offset by a decrease in
operating expense. General and administrative expenses increased for the period
ended March 31, 1999 compared to the same period in 1998, as a result of an
increase in Partnership management fees collected on the distribution of cash
flows from operations during 1999. Included in general and administrative
expenses at both March 31, 1999 and 1998 are reimbursements to the Managing
General Partner allowed under the Partnership Agreement associated with its
management of the Partnership. In addition, costs associated with the quarterly
communications with investors and regulatory agencies and the annual audit
required by the Partnership Agreement are also included. Depreciation expense
increased as a result of additional depreciable assets recently placed into
service at Lakeside Place Apartments. Interest expenses increased resulting
from an adjustment made in the first quarter of 1998 to adjust the accumulated
amortization of loan costs.
The decrease in operating expenses is primarily due to a decrease at Lakeside
Place Apartments as the result of a decrease in advertising expenses and a
decrease in insurance expense. Also contributing to the decrease in operating
expenses is a decrease in maintenance expenses at Preston Creek Apartments.
As part of the ongoing business plan of the Partnership, the Managing General
Partner monitors the rental market environment of its investment properties to
assess the feasibility of increasing rents, maintaining or increasing occupancy
levels and protecting the Partnership from increases in expenses. As part of
this plan, the Managing General Partner attempts to protect the Partnership from
the burden of inflation-related increases in expenses by increasing rents and
maintaining a high overall occupancy level. However, due to changing market
conditions, which can result in the use of rental concessions and rental
reductions to offset softening market conditions, there is no guarantee that the
Managing General Partner will be able to sustain such a plan.
Liquidity and Capital Resources
At March 31, 1999, the Registrant had cash and cash equivalents of approximately
$1,089,000, compared to approximately $3,522,000 at March 31, 1998. For the
three months ended March 31, 1999, cash and cash equivalents decreased
approximately $54,000 from the Partnership's year ended December 31, 1998. The
decrease in cash and cash equivalents is due to approximately $483,000 of cash
used in financing activities and approximately $177,000 of cash used in
investing activities which more than offset by approximately $606,000 of cash
provided by operating activities. Cash used in financing activities consisted of
distributions to partners and payments of principal made on the mortgages
encumbering the Registrant's properties. Cash used in investing activities
consisted of capital improvements and replacements and deposits to escrow
accounts maintained by the mortgage lender. The Registrant invests its working
capital reserves in money market accounts.
An affiliate of the Managing General Partner has made available to the
Partnership a credit line of up to $150,000 per property owned by the
Partnership. The Partnership has no outstanding amounts due under this line of
credit. Based on present plans, the Managing General Partner does not
anticipate the need to borrow in the near future. Other than cash and cash
equivalents the line of credit is the Partnership's only unused source of
liquidity.
The sufficiency of existing liquid assets to meet future liquidity and capital
expenditure requirements is directly related to the level of capital
expenditures required at the properties to adequately maintain the physical
assets and other operating needs of the Registrant and to comply with Federal,
state and local legal and regulatory requirements. Capital improvements planned
for each of the Partnership's properties are detailed below.
Lakeside Place Apartments
During the three month period ended March 31, 1999, the Partnership completed
approximately $125,000 of capital improvement projects at Lakeside Place
Apartments consisting primarily of roof repairs, carpet replacement, appliances
and floor coverings. These improvements were funded from replacement reserves
and operating cash flow. Based on a report received from an independent third
party consultant analyzing necessary exterior improvements and estimates made by
the Managing General Partner on interior improvements, it is estimated that the
property requires approximately $335,000 of capital improvements over the near-
term. Capital improvement projects planned for 1999 consist of, but are not
limited to, roof repairs, carpet and vinyl replacement, landscaping, electrical
upgrades, parking lot repairs, air conditioning, and appliances. These
improvements are budgeted for approximately $677,000.
Preston Creek Apartments
During the three month period ended March 31, 1999 the Partnership completed
approximately $12,000 of capital improvement projects at Preston Creek
Apartments consisting of carpet replacement and structural upgrades. These
improvements were funded from operating cash flow. Based on a report received
from an independent third party consultant analyzing necessary exterior
improvements and estimates made by the Managing General Partner on interior
improvements, it is estimated that the property requires approximately $229,000
of capital improvements over the near-term. Capital improvement projects planned
for 1999 consist of, but are not limited to, structural upgrades, landscaping
and carpet and vinyl replacements. These improvements are budgeted for
approximately $218,000.
The additional capital expenditures will be incurred only if cash is available
from operations or from Partnership reserves. To the extent that such budgeted
capital improvements are completed, the Registrant's distributable cash flow, if
any, may be adversely affected at least in the short term.
The Partnership's current assets are thought to be sufficient for any near-term
needs (exclusive of capital improvements) of the Partnership. The mortgage
indebtedness of approximately $18,865,000 is amortized over varying periods with
maturity dates of July 2001 and November 2003. The Managing General Partner will
attempt to refinance such indebtedness and/or sell the properties prior to such
maturity date. If the properties cannot be refinanced or sold for a sufficient
amount, the Registrant will risk losing such properties through foreclosure.
A cash distribution from operations of approximately $450,000 ($4.90 per Limited
Partnership Unit) was made during the three months ended March 31, 1999. A cash
distribution of approximately $1,500,000 ($16.34 per Limited Partnership Unit)
from the sale of Summerhill Apartments in 1997 was made during the three months
ended March 31, 1998. The Registrant's distribution policy is reviewed on a
quarterly basis. Future cash distributions will depend on the levels of net
cash generated from operations, the availability of cash reserves, and the
timing of debt maturities, refinancings and/or property sales. There can be no
assurance, however, that the Registrant will generate sufficient funds from
operations after required capital expenditures to permit further distributions
to its partners in 1999 or subsequent periods.
Year 2000 Compliance
General Description of the Year 2000 Issue and the Nature and Effects of the
Year 2000 on Information Technology (IT) and Non-IT Systems
The Year 2000 issue is the result of computer programs being written using two
digits rather than four digits to define the applicable year. The Partnership
is dependent upon the Managing General Partner and its affiliates for management
and administrative services ("Managing Agent"). Any of the computer programs or
hardware that have date-sensitive software or embedded chips may recognize a
date using "00" as the year 1900 rather than the year 2000. This could result
in a system failure or miscalculations causing disruptions of operations,
including, among other things, a temporary inability to process transactions,
send invoices, or engage in similar normal business activities.
Over the past two years, the Managing Agent has determined that it will be
required to modify or replace significant portions of its software and certain
hardware so that those systems will properly utilize dates beyond December 31,
1999. The Managing Agent presently believes that with modifications or
replacements of existing software and certain hardware, the Year 2000 issue can
be mitigated. However, if such modifications and replacements are not made, or
not completed in time, the Year 2000 issue could have a material impact on the
operations of the Partnership.
The Managing Agent's plan to resolve Year 2000 issues involves four phases:
assessment, remediation, testing, and implementation. To date, the Managing
Agent has fully completed its assessment of all the information systems that
could be significantly affected by the Year 2000, and has begun the remediation,
testing and implementation phases on both hardware and software systems.
Assessments are continuing in regards to embedded systems. The status of each
is detailed below.
Status of Progress in Becoming Year 2000 Compliant, Including Timetable for
Completion of Each Remaining Phase
Computer Hardware:
During 1997 and 1998, the Managing Agent identified all of the computer systems
at risk and formulated a plan to repair or replace each of the affected systems.
In August 1998, the mainframe system used by the Managing Agent became fully
functional. In addition to the mainframe, PC-based network servers, routers and
desktop PCs were analyzed for compliance. The Managing Agent has begun to
replace each of the non-compliant network connections and desktop PCs and, as of
March 31, 1999, had completed approximately 75% of this effort.
The total cost to the Managing Agent to replace the PC-based network servers,
routers and desktop PCs is expected to be approximately $1.5 million of which
$1.3 million has been incurred to date. The remaining network connections and
desktop PCs are expected to be upgraded to Year 2000 compliant systems by July
31, 1999.
Computer Software:
The Managing Agent utilizes a combination of off-the-shelf, commercially
available software programs as well as custom-written programs that are designed
to fit specific needs. Both of these types of programs were studied, and
implementation plans written and executed with the intent of repairing or
replacing any non-compliant software programs.
During 1998, the Managing Agent began converting the existing property
management and rent collection systems to its management properties Year 2000
compliant systems. The estimated additional costs to convert such systems at
all properties, is $200,000, and the implementation and the testing process is
expected to be completed by July 31, 1999.
The final software area is the office software and server operating systems.
The Managing Agent has upgraded all non-compliant office software systems on
each PC and has upgraded 80% of the server operating systems. The remaining
server operating systems are planned to be upgraded to be Year 2000 compliant by
July 31, 1999.
Operating Equipment:
The Managing Agent has operating equipment, primarily at the property sites,
which needed to be evaluated for Year 2000 compliance. In September 1997, the
Managing Agent began taking a census and inventory of embedded systems
(including those devices that use time to control systems and machines at
specific properties, for example elevators, heating, ventilating, and air
conditioning systems, security and alarm systems, etc.).
The Managing Agent has chosen to focus its attention mainly upon security
systems, elevators, heating, ventilating and air conditioning systems, telephone
systems and switches, and sprinkler systems. While this area is the most
difficult to fully research adequately, management has not yet found any major
non-compliance issues that put the Managing Agent at risk financially or
operationally. The Managing Agent intends to have a third-party conduct an
audit of these systems and report their findings by July 31, 1999.
Any of the above operating equipment that has been found to be non-compliant to
date has been replaced or repaired. To date, these have consisted only of
security systems and phone systems. As of March 31, 1999 the Managing Agent has
evaluated approximately 86% of the operating equipment for the Year 2000
compliance.
The total cost incurred for all properties managed by the Managing Agent as of
March 31, 1999 to replace or repair the operating equipment was approximately
$400,000. The Managing Agent estimates the cost to replace or repair any
remaining operating equipment is approximately $325,000, which is expected to be
completed by August 30, 1999.
The Managing Agent continues to have "awareness campaigns" throughout the
organization designed to raise awareness and report any possible compliance
issues regarding operating equipment within its enterprise.
Nature and Level of Importance of Third Parties and Their Exposure to the Year
2000
The Managing Agent continues to conduct surveys of its banking and other vendor
relationships to assess risks regarding their Year 2000 readiness. The Managing
Agent has banking relationships with three major financial institutions, all of
which have indicated their compliance efforts will be complete before May 1999.
The Managing Agent has updated data transmission standards with two of the three
financial institutions. The Managing Agent's contingency plan in this regard is
to move accounts from any institution that cannot be certified Year 2000
compliant by June 1, 1999.
The Partnership does not rely heavily on any single vendor for goods and
services, and does not have significant suppliers and subcontractors who share
information systems (external agent). To date the Partnership is not aware of
any external agent with a Year 2000 compliance issue that would materially
impact the Partnership's results of operations, liquidity, or capital resources.
However, the Partnership has no means of ensuring that external agents will be
Year 2000 compliant.
The Managing Agent does not believe that the inability of external agents to
complete their Year 2000 remediation process in a timely manner will have a
material impact on the financial position or results of operations of the
Partnership. However, the effect of non-compliance by external agents is not
readily determinable.
Costs to Address Year 2000
The total cost of the Year 2000 project to the Managing Agent is estimated at
$3.5 million and is being funded from operating cash flows. To date, the
Managing Agent has incurred approximately $2.8 million ($0.6 million expensed
and $2.2 million capitalized for new systems and equipment) related to all
phases of the Year 2000 project. Of the total remaining project costs,
approximately $0.5 million is attributable to the purchase of new software and
operating equipment, which will be capitalized. The remaining $0.2 million
relates to repair of hardware and software and will be expensed as incurred.
The Partnership's portion of these costs are not material.
Risks Associated with the Year 2000
The Managing Agent believes it has an effective program in place to resolve the
Year 2000 issue in a timely manner. As noted above, the Managing Agent has not
yet completed all necessary phases of the Year 2000 program. In the event that
the Managing Agent does not complete any additional phases, certain worst case
scenarios could occur. The worst case scenarios could include elevators,
security and heating, ventilating and air conditioning systems that read
incorrect dates and operate with incorrect schedules (e.g., elevators will
operate on Monday as if it were Sunday). Although such a change would be
annoying to residents, it is not business critical.
In addition, disruptions in the economy generally resulting from Year 2000
issues could also adversely affect the Partnership. The Partnership could be
subject to litigation for, among other things, computer system failures,
equipment shutdowns or failure to properly date business records. The amount of
potential liability and lost revenue cannot be reasonably estimated at this
time.
Contingency Plans Associated with the Year 2000
The Managing Agent has contingency plans for certain critical applications and
is working on such plans for others. These contingency plans involve, among
other actions, manual workarounds and selecting new relationships for such
activities as banking relationships and elevator operating systems.
PART II - OTHER INFORMATION
ITEM 1. LEGAL PROCEEDING
In March 1998, several putative unit holders of limited partnership units of the
Partnership commenced an action entitled Rosalie Nuanes, et al. v. Insignia
Financial Group, Inc., et al. in the Superior Court of the State of California
for the County of San Mateo. The plaintiffs named as defendants, among others,
the Partnership, the Managing General Partner and several of their affiliated
partnerships and corporate entities. The complaint purports to assert claims on
behalf of a class of limited partners and derivatively on behalf of a number of
limited partnerships (including the Partnership) which are named as nominal
defendants, challenging the acquisition by Insignia and entities which were, at
the time, affiliates of Insignia Financial Group, Inc. ("Insignia Affiliates")
of interests in certain general partner entities, past tender offers by Insignia
Affiliates as well as a recently announced agreement between Insignia and AIMCO.
The complaint seeks monetary damages and equitable relief, including judicial
dissolution of the Partnership. On June 25, 1998, the Managing General Partner
filed a motion seeking dismissal of the action. In lieu of responding to the
motion, the plaintiffs have filed an amended complaint. The Managing General
Partner has filed demurrers to the amended complaint were heard during February
1999. No ruling on such demurrer has been received. The Managing General
Partner does not anticipate that costs associated with this case, if any, to be
material to the Partnership's overall operations.
On July 30, 1998, certain entities claiming to own limited partnership interests
in certain limited partnerships whose general partners were, at the time,
affiliates of Insignia filed a complaint entitled Everest Properties, LLC. v.
Insignia Financial Group, Inc., et al. in the Superior Court of the State of
California, county of Los Angeles. The action involves 44 real estate limited
partnerships (including the Partnership) in which the plaintiffs allegedly own
interests and which Insignia Affiliates allegedly manage or control (the
"Subject Partnerships"). This case was settled on March 3, 1999. The
Partnership is responsible for a portion of the settlement costs. The expense
will not have a material effect on the Partnership's overall operations.
ITEM 6. EXHIBITS AND REPORTS ON FORM 8-K
a) Exhibits:
Exhibit 27, Financial Data Schedule, is filed as an exhibit to this report.
b) Reports on Form 8-K:
None filed during the quarter ended March 31, 1999.
SIGNATURES
In accordance with the requirements of the Exchange Act, the registrant caused
this report to be signed on its behalf by the undersigned, thereunto duly
authorized.
CENTURY PROPERTIES FUND XV
By: FOX CAPITAL MANAGEMENT CORPORATION
Its Managing General Partner
By: /s/ Patrick J. Foye
Patrick J. Foye
Executive Vice President
By: /s/ Timothy R. Garrick
Timothy R. Garrick
Vice President - Accounting
Date:
<TABLE> <S> <C>
<ARTICLE> 5
<LEGEND>
This schedule contains summary financial information extracted from Century
Properties Fund XV First Quarter 10-QSB and is qualified in its entirety by
reference to such 10-QSB filing.
</LEGEND>
<CIK> 0000314690
<NAME> CENTURY PROPERTIES FUND XV
<MULTIPLIER> 1,000
<S> <C>
<PERIOD-TYPE> 3-MOS
<FISCAL-YEAR-END> DEC-31-1999
<PERIOD-END> MAR-31-1999
<CASH> 1,089
<SECURITIES> 0
<RECEIVABLES> 0
<ALLOWANCES> 0
<INVENTORY> 0
<CURRENT-ASSETS> 0<F1>
<PP&E> 40,603
<DEPRECIATION> 20,197
<TOTAL-ASSETS> 22,975
<CURRENT-LIABILITIES> 0<F1>
<BONDS> 18,865
0
0
<COMMON> 0
<OTHER-SE> 3,068
<TOTAL-LIABILITY-AND-EQUITY> 22,975
<SALES> 0
<TOTAL-REVENUES> 1,984
<CGS> 0
<TOTAL-COSTS> 0
<OTHER-EXPENSES> 1,669
<LOSS-PROVISION> 0
<INTEREST-EXPENSE> 447
<INCOME-PRETAX> 0
<INCOME-TAX> 0
<INCOME-CONTINUING> 0
<DISCONTINUED> 0
<EXTRAORDINARY> 0
<CHANGES> 0
<NET-INCOME> 315
<EPS-PRIMARY> 4.90<F2>
<EPS-DILUTED> 0
<FN>
<F1>Registrant has an unclassified balance sheet.
<F2>Multiplier is 1.
</FN>
</TABLE>
