Good day, and welcome to HomeStreet's third quarter 2021 earnings call. Now I'd like to turn the call over to Mr. Mark Mason, Chairman and CEO. Please go ahead. Hello, and thank you for joining us for our third quarter 2021 earnings call. Before we begin, I'd like to remind you that our detailed earnings release and an accompanying investor presentation were filed with the SEC on Form 8-K yesterday and are available on our website at ir.homestreet.com under the News & Events link. In addition, a recording and a transcript of this call will be available at the same address following our call. Please note that during our call today, we may make certain predictive statements that reflect our current views and expectations about the company's performance and financial results. These are likely forward-looking statements that are made subject to the safe harbor statements included in yesterday's earnings release, our investor deck, and the risk factors disclosed in our other public filings. Additionally, reconciliations to non-GAAP measures referred to on our call today can be found in our earnings release and investor deck available on our website. Joining me today is our Chief Financial Officer, John Michel. John will briefly discuss our financial results, then I'd like to give an update on our results of operations and our outlook going forward. John? Thank you, Mark. Good morning, everyone, and thank you for joining us. In the third quarter of 2021, our net income was $27 million, or $1.31 per share, as compared to net income of $29 million, or $1.37 per share in the second quarter of 2021. Our annualized return on tangible common equity for the third quarter was 15.6%. Our annualized return on average assets was 1.48%, and our efficiency ratio was 62.8%. Our net interest income in the third quarter was slightly lower than the second quarter due to a $1.7 million decrease in interest income derived from PPP loans, which was partially offset by higher levels of non-PPP loans. PPP loans caused our net interest margin to be higher by 11 basis points. Excluding the impact of PPP loans, our net interest margin in the third quarter of 2021 was consistent with our net interest margin in the second quarter of 2021. As of September 30th, 2021, outstanding PPP loans were $77 million, with deferred fees of $2.4 million. As a result of the continued favorable performance of our loan portfolio and the improving outlook of the impact of COVID-19 on our loan portfolio, we recorded a $5 million recovery of our allowance for credit losses in the third quarter of 2021. As we continue to have more clarity of the minimal impact COVID is having on our loan portfolio, and with projected improvements in our economies, we expect to recover additional amounts of our allowance for credit losses in future periods. Our ratio of non-performing assets to total assets improved to 26 basis points. Our ratio of ACL to total loans was 1.06%. The $3.8 million decrease in net gain on loan origination and sales activities in the third quarter of 2021 as compared to the second quarter of 2021, was due primarily to a lower volume of single-family mortgage rate locks and lower levels of CRE loans sold in the third quarter. The $0.9 million decrease in non-interest expense in the third quarter as compared to the second quarter, was primarily due to lower compensation costs, which were partially offset by higher general, administrative and other expenses. The $3.2 million decrease in compensation costs was primarily due to reduced commissions resulting from lower levels of loans closed in our single-family mortgage operations and lower benefit costs due to third quarter seasonality. General, administrative and other costs increased due to a $1.9 million reimbursement of legal costs received from our insurance carrier in the second quarter of 2021 and higher marketing costs. During the third quarter of 2021, we repurchased 2% of our outstanding common stock at an average price of $40.26 per share and declared and paid a dividend of $0.25 per share. Since the beginning of 2021, we have repurchased 7% of our outstanding common stock. This is in addition to the 12% and 9% repurchase in 2019 and 2020, respectively. I will now turn the call over to Mark. Thank you, John. HomeStreet's results for the third quarter continued our outstanding results for the year. Our results reflect our diversified business model, the benefits of our conservative credit culture, and continuing focus on operating efficiency. Our loan origination levels remained strong with $804 million of originations. Excluding the impact of PPP loans, and despite continuing high levels of prepayments, our total loans grew at an annualized rate of 19% during the quarter and 9% year to date. As expected, our single-family mortgage loan volume and profit margins decreased from second quarter levels, and our revenue has now declined to near normal levels. The credit quality of our loan portfolio continued its strong performance. As John mentioned, greater clarity on the impact of COVID on our portfolio allowed us to recover $5 million of our ACL. For the second consecutive quarter, our mortgage banking revenue comprised only 17% of total revenue and less than 8% of our net income. We continue to anticipate a slight decrease in our origination and gain on sales activities over the next few quarters. Due to increasing revenues from other operations, we expect the revenue contributions from our single-family mortgage banking business to represent an even smaller share of total company revenue going forward. We expect our overall net interest margin to continue to benefit in the fourth quarter of 2021 from the forgiveness of PPP loans. Looking forward, with the Federal Reserve indicating that short-term interest rates will remain low for the foreseeable future, we expect our net interest margin, excluding the impact of PPP loans, to remain level as the benefit of our deposits continuing to reprice downward is expected to offset any decline in the yields on our portfolio loans. As I had mentioned previously, we continue to increase our commercial real estate loan originations, primarily multifamily, both for sale and for our portfolio. The strong fundamentals and demand in our markets and our successful platform have supported this initiative. These continuing high levels of loan production are expected to result in 10%-15% growth in our loan portfolio next year and beyond, with a commensurate increase in net interest income. Our efficiency ratio in the third quarter was consistent with the prior quarter at 62.8%. While the expected decline in mortgage banking profitability is likely to result in upward pressure on our efficiency ratio through mid-next year, we anticipate that as a result of loan portfolio growth and related increases in net interest income and our ability to leverage our existing operating infrastructure, we have the opportunity to improve our efficiency ratio to approximately 60% in the second half of next year and ultimately to the mid to high 50% range beyond that. Based upon our continuing strong financial results and positive outlook, we repurchased $15 million of our common stock during the quarter and paid a $0.25 per share dividend, which today equates to a yield of approximately 2.3% on the market value of our common stock. We anticipate continuing to efficiently retain capital for growth while returning excess capital to shareholders. In that regard, subject to our board of directors' review and approval and the non-objection of our regulators, we plan on repurchasing $20 million of our outstanding shares in the fourth quarter. Additionally, given our consistently strong performance, the board of directors anticipates discussing an increase in our dividend in the first quarter of next year. Of course, future declarations of the current or higher levels of dividends are subject to our financial condition and future outlook at that time, as well as corporate governance, legal, and regulatory requirements. Last quarter, we disclosed that we were evaluating the use of securitizations as a tool to enable us to originate multifamily permanent loans to our full potential, to uncap individual borrower lending limits, and to improve our capital efficiency and retain the servicing on these loans, and that we planned on completing our first securitization this year. While we continue to evaluate the use of securitizations, we have instead agreed to execute a whole loan sale in the fourth quarter due to extremely favorable prices available in the secondary market today. Looking forward to 2022, we expect lower levels of portfolio loan sales, either through whole loan sales or securitization, as we plan to retain loans in our portfolio to generate increasing levels of net interest income. Since going public in 2012, HomeStreet has been executing a strategy to convert from a legacy thrift to a full-service commercial and consumer bank. This conversion focused on the development of commercial lending and deposit product lines, and more recently, reducing the size of our single-family mortgage banking business. S&P has recently recognized our successful conversion. HomeStreet's Global Industry Classification Standard code will be changed from a thrift and mortgage finance institution to a regional bank effective as of November the 1st for this year. This change may qualify HomeStreet for inclusion in certain regional bank indexes that currently exclude us. To reiterate my comments from last quarter, the investments that we have made and the improvements in our efficiency and profitability have provided us with the operating leverage that will enable us the opportunity to grow revenue and, in turn, earnings without commensurate additions to personnel or other operating expenses. While quarter-to-quarter earnings may show some degree of volatility, excluding recoveries of our allowance for credit losses and excluding non-recurring items, such as PPP loans and expense recoveries, and of course, subject to any unforeseen changes in the economy and our business. We believe we have the opportunity to continue to grow year-over-year earnings per share over the next few years. Specifically, we believe that current estimates understate our possible earnings per share over the next few years. Given our performance in relation to peers and my forward-looking comments today, I believe our stock is significantly undervalued. Today, we trade at a meaningful discount to our peers on a price-to-earnings or tangible book value basis. Specifically, based upon multiples of 2022 consensus earnings estimates, today, the median of our peers trade at over 30% higher than HomeStreet. Historically, this discount was largely attributed to high levels of mortgage banking revenues and earnings, and its associated volatility. Historically, this was accurate, with mortgage banking revenues exceeding 50% of total revenues. However, even at the height of last year's mortgage refinancing, our mortgage banking revenues never exceeded 32% of total revenues. The last two quarters of mortgage banking revenue represented only 17% of revenues and less than 8% of the bottom line. Today, any meaningful discount associated with mortgage banking volatility is unwanted. I believe our shares represent a tremendous opportunity for investors. The best way for me to describe the current state of affairs at HomeStreet is that while we are pleased to have achieved strong operating results and total shareholder returns over the prior decade, this is not the same HomeStreet of 10 years ago, nor is it the same HomeStreet of even three years ago. What we have been able to accomplish with our effective reorganization is to have brought the company to a place where we can expect to achieve lower earnings volatility, higher operational profitability, and stronger earnings growth, all of which we believe should compare very favorably to our regional banking peers going forward. With that, this concludes our prepared comments today. We appreciate your attention, and John and I would be happy to answer any questions you have at this time. I'll begin the question and answer session. To ask a question, you press star then one on your touchtone phone. If you're using a speakerphone, please pick up your handset before pressing the keys. To withdraw your question, please press star then two. The time will pause momentarily to assemble the roster. First question comes from Jeff Rulis, D.A. Davidson. Please go ahead. Good morning. Hey, Jeff. Hey, Jeff. Question on the gain on sale projections in 2022. You've got sort of flattish fee income expectations, just trying to see what that line item year-over-year. Maybe you could just detail a little bit more what you see with the gain on sale item. Obviously, we expect gain on sales of single-family mortgage loans to decline from this year, right? Earlier this year, we still had much more meaningful levels of refinancing activity. Absent a meaningful decline in mortgage rates, we are expecting the revenues next year in the single-family mortgage banking area to look a lot more like the second half of this year. You can see there would be a noticeable decline in those revenues. Additionally, given my earlier statements that we are planning to sell less multifamily loans next year, either by whole loan sale or securitization, those revenues are expected to decline also. We are expecting to continue to grow our multifamily Fannie Mae DUS business. Of course, those are all loan sales securitizations. We're expecting those related revenues to rise. That mitigates those declines somewhat. You could foresee these revenues declining if you sort of mix up all of those comments by 25% to say a third of this year's gain on sale revenue. For this year, yeah. Right. Just to add, the third quarter revenue numbers probably are pretty consistent from a single-family perspective in terms of going forward and looking on a go-forward basis should not be substantially different either up or down from that. The other thing I wanted to point out is as we go through in this mortgage banking revenues, as the prepayment speeds decline, we would expect some uptick in our loan servicing revenue on the single-family mortgage side to offset some of that. Yeah. Right. It's countercyclical. I know, Jeff, you've looked at our results for a long time and seen that. Our servicing results have been pretty poor, and they always are during falling rates, right? High levels of prepayment speeds which create high levels of decay or amortization of servicing lines. When looking at these third quarter results, we didn't have a multifamily loan sale. Right. Right? You really need to look at both third and fourth quarters to get a realistic run rate going forward. As we mentioned, we've agreed to have a whole loan sale of multifamily loans in the fourth quarter at premiums that were sufficient to keep us from securitizing. We're expecting that to be a strong loan sale. Got you. Just a housekeeping item. Maybe John, what were the PPP balances at quarter end? They were at $77 million. The deferred fees were about two and a half. Our expectations are that through the fourth quarter there'll be continued some forgiveness activity. We don't expect anything material to be affecting next year's results on the PPP side. It will be a small benefit. Got you. Other- Okay, go ahead. Also just kind of beyond the revenue question. We believe that revenue loss is going to be made up by other revenue increases. Primarily greater net interest income. And all of these things together, we believe, along with continuing repurchases, that we are not going to see a diminution in earnings per share next year. Right despite the broad estimates that exist today. Yeah. If you look at our numbers, our expectations, because of the declining balances this year due to PPP loans, is not only do we expect our year-over-year balances to increase by 10%-15%, but we expect our average balance of loans to increase by a similar level next year also. That 10%-15% includes the loans held for sale? The 10% to 15%, the loans held for sale it would not include that from the perspective of going forward. The loans held for sale will kind of be more fluctuating. Historically, we've been pretty consistent because we had the loan sale on a quarterly basis. In the future, that will be more fluctuating because we aren't going to necessarily do one on a quarterly basis going forward. Right, the 10%-15% is just loans held for investment. Okay, got it. The 19% annualized loan growth in the quarter, did you include the held for sale piece? Yeah, because if you look at the held for sale between the second quarter and the third quarter, there was a big jump because of reclassification. To get that annualized number, we did include all the loans. That's why we also included the loans for the whole year. That run rate was 9%. That's why I want to make sure we're clarifying to everybody what the growth is. We have strong growth when you pull back the PPP loans in terms of our overall portfolio. Got you. Thanks for clarifying. I'll step back. Thank you. Thanks, Jeff. Thanks, Jeff. Again, to ask a question, please press star, then one. Next question is from Steve Moss, B. Riley Securities. Go ahead, please. Good morning. Hey, Steve. Good morning, Steve. Maybe just following up on the loan pipeline being strong here. I hear you guys on multifamily originations, obviously. Kind of curious, you saw some growth here in the quarter in construction, and even other spots. Just kind of how you think about the mix in terms of the growth going forward? We have a very strong pipeline, particularly in the commercial real estate area, the multifamily area. Obviously, in the single-family mortgage area, we're coming into the seasonally lower volume period. The fourth quarter tends to be a period seasonally where you're drawing down the pipeline. We will exit the fourth quarter, at least in the single-family area, with a smaller pipeline than we enter. That may not be true in the commercial area. It still remains to be seen. Obviously, loan rates continue to be attractive. In some areas like the Fannie Mae DUS area, recent changes in the lending caps for Fannie Mae and Freddie Mac in the multifamily area have spurred greater originations there. The change in administration has been good for the agencies with respect to multifamily lending caps. Those caps were increased about 10% from the 2021 cap. The agencies have become much more competitive since those announcements. We're expecting much stronger agency lending through the end of the year and at least next year. Yeah. One other thing, too, is just our single-family loans originated for portfolio have been strong this year, and we continue to have pretty strong results next year. Just the level of prepayments have been so high this last year and a half that it's been hard to keep pace with it. We expect with prepayments going down next year that we expect our single-family portfolio to continue to actually just start growing next year. It's been running off since we downsized the business. Right. Right. Exactly. Okay, that's helpful. In terms of just loan pricing, kind of curious as to where rates are in terms of what's coming on the books these days versus what the rate of what is rolling off. Well, that condition hasn't changed, right? I mean, loans that are prepaid are prepaid for a reason, right? Let me see if I can give you some runoff note rates. In the aggregate in the third quarter, let me pick up. That's what we originated at. Right. I'm looking for the runoff. The runoff is here. That one. We ran loans off. Actually, it appears balanced, but it's not really. In total, we ran off loans at about a 338 spread and replaced them with 339. That's not true by category, right? If you look at, for example, single-family loans, the loans that prepaid were 3.93%, and the loans we added were 3.36%. I mean, that puts in perspective what happens with runoff. Yeah. The one thing that's affecting us too is the PPP loans are some of the runoff we have, and so those loan rates were low at 1%. Right. That's what makes the aggregate low. Yeah. In the ongoing portfolios, the multifamily term portfolio, plus the non-residential CRE term portfolio, we ran off at 4.21%, and we added at 3.22%, right? So t hese trends continue. This is the same experience all of our peers are having. Fortunately, our funding costs continue to fall, and in the aggregate, we believe we're able to maintain our core net interest margin. Okay. That's helpful. In terms of, Mark, you talked about capital deployment going up to 29 here, likely on the buyback. I take that to mean you're signaling sustained profitability closer to this quarter's current level. Just curious on how you guys are thinking about it, especially as we think about 2022. Well, that's a great question. We have been fairly aggressive with our buyback program, though we have been careful during the pandemic to structure our buyback program so that buybacks during the quarter have generally not exceeded what we've earned in the quarter in conjunction with dividends. Total distributions, if you will. We were sensitive to that relationship as the pandemic has extended, to maintain a somewhat higher level of capital than we would target in a normal course. Going forward, as the pandemic, I'm crossing my fingers on this one. As the pandemic ends and doesn't extend, you may see us extend the buyback activity beyond current earnings in conjunction with dividends. That would have the impact of reducing our capital ratios somewhat. Not significantly, but a little beyond current levels. Which means that relative to capital earnings, our buyback program may be slightly elevated. Okay. Great. That's helpful. Thank you very much and a nice quarter. Thank you, Steve. Great. Thanks, Steve. This concludes our question and answer session. I'd like to turn the call back over to Mark Mason for final remarks. Please, go ahead, sir. Well, before we leave, we're looking at the queue. Does Jeff Rulis have another question? Are we looking at the queue wrong? Operator, can you check? One moment. Yes, I'll get him back in. Give me a moment, please. Our next question will be from Jeff Rulis, a follow-up from D.A. Davidson. Please go ahead. Sorry, guys. Not to hold anyone up, but just a quick question on the EPS being understated. I think a big piece of expectations might be at least year-over-year 2021 versus 2022 is on the provision year to date, a $9 million recapture added. Are you excluding that in that conversation? Just wanted to kind of get your sense. If you're including it, I guess any expectations you have on the provision line for 2022 are relevant. Great. Thanks for asking that question. We are anticipating, again, absent changes in COVID-19-related risk or other credit risk. We are anticipating further drawdowns in our ACL next year. If we realize what I would consider a full normalization of that credit risk related to COVID-19 next year, we would likely normalize our ACL levels or coverage levels, if you will, which would anticipate us recovering the remainder of provisions we established against pandemic-related risk offset by growth in the portfolio and whatever other adjustments we might feel are needed to adequately state our ACL in relation to obviously the new standards. If you consider that we've had a growing composition of multifamily loans in our held for investment portfolio and that potential impact on the ACL, our ACL could end up at or slightly lower relatively to where we were pre-pandemic. We have not had losses in multifamily loans as an institution, as a simple statement. Our relative credit risk, when you consider our high composition of real estate-related lending and the hard collateral conservatively underwritten that comes with it, we have a lot of safety in our ACL coverage. Our next year's comments do contain the assumption that we will recover all or substantially all of the pandemic-related provisions from 2020 offset by portfolio growth. Got it. If you're growing loans 10%-15% in 2022, we could see continued drawdown of reserves in 2022, so be it that the provision line is a net benefit versus an expense. Yeah. Absolutely. That's correct. Okay. Thank you, guys. You got it. Thank you. That will conclude our question and answer session. We'll go to Mr. Mark Mason now for closing remarks. Thank you. Thank you, operator. Thank you to everyone who joined us today for your attendance and patience and hearing our prepared comments and the great Q&A. We look forward to talking to you next quarter. Conference is now concluded. Thank you for attending today's presentation. You may now disconnect.