MANAGEMENT’S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION AND RESULTS OF OPERATIONS The indenture governing the Company’s unsecured notes also requires the Company to comply with financial ratios and other covenants regarding the operations of the Company.
The Company is currently in compliance with all such covenants and expects to remain in compliance in the foreseeable future.
In January 2003, the Company completed an issuance of unsecured debt totaling $175 million bearing interest at 5.25%, due 2010.
Sale of Real Estate Assets The Company utilizes sales of real estate assets as an additional source of liquidity.
During 2000 and 2001, the Company engaged in a capital-recycling program that resulted in sales of over $1 billion of real estate assets during these two years.
In 2002, this program was substantially reduced as capital needs were met through other sources and the slower business climate provided few opportunities to profitably reinvest sales proceeds.
The Company continues to pursue opportunities to sell real estate assets when beneficial to the long-term strategy of the Company Uses of Liquidity The Company’s principal uses of liquidity include the following: ?
Property investments and recurring leasing/capital costs; ?
Dividends and distributions to shareholders and unitholders; ?
Long-term debt maturities; and ?
The Company’s common stock repurchase program.
Property Investments and Other Capital Expenditures One of the Company’s principal uses of its liquidity is for the development, acquisition and recurring leasing/capital expenditures of its real estate investments.
A summary of the Company’s recurring capital expenditures is as follows (in thousands):
## Table 0 ##
Dividends and Distributions In order to qualify as a REIT for federal income tax purposes, the Company must currently distribute at least 90% of its taxable income to its shareholders and Duke Realty Limited Partnership (“DRLP”) unitholders.
The Company paid dividends of $1.81, $1.76 and $1.64 for the years ended December 31, 2002, 2001 and 2000, respectively.
The Company expects to continue to distribute taxable earnings to meet the requirements to maintain its REIT status.
However, distributions are declared at the discretion of the Company’s Board of Directors and are subject to actual cash available for distribution, the Company’s financial condition, capital requirements and such other factors as the Company’s Board of Directors deems relevant.
Debt Maturities Debt outstanding at December 31, 2002, totaled $2.1 billion with a weighted average interest rate of 6.25% maturing at various dates through 2028.
The Company had $1.8 billion of unsecured debt and $299.1 million of secured debt outstanding at December 31, 2002.
Scheduled principal amortization of such debt totaled $10.9 million for the year ended December 31, 2002.
Following is a summary of the scheduled future amortization and maturities of the Company’s indebtedness at December 31, 2002 (in thousands):
Basic and diluted weighted-average common shares outstanding are the same due to the net losses for all periods presented.
As discussed in Note 14, approximately 63 million common shares were issued in June of 2010 in connection with the conversion of the remaining Series B mandatorily convertible preferred shares, which were originally issued in May 2009.
Under applicable accounting literature, such shares should be included in the denominator in arriving at diluted earnings per share as if they were issued at the beginning of the reporting period or as of the date issued, if later.
Prior to conversion, these shares were not included in the computation above as such amounts would have had an antidilutive effect on earnings (loss) per common share.
NOTE 16.
SHARE-BASED PAYMENTS Regions has long-term incentive compensation plans that permit the granting of incentive awards in the form of stock options, restricted stock, restricted stock awards and units, and/or stock appreciation rights.
While Regions has the ability to issue stock appreciation rights, as of December 31, 2010, 2009 and 2008, there were no outstanding stock appreciation rights.
The terms of all awards issued under these plans are determined by the Compensation Committee of the Board of Directors; however, no awards may be granted after the tenth anniversary from the date the plans were initially approved by shareholders.
Options and restricted stock usually vest based on employee service, generally within three years from the date of the grant.
The contractual lives of options granted under these plans range from seven to ten years from the date of the grant.
On May 13, 2010, the shareholders of the Company approved the Regions Financial Corporation 2010 Long-Term Incentive Plan (“2010 LTIP”), which permits the Company to grant to employees and directors various forms of incentive compensation.
These forms of incentive compensation are similar to the types of compensation approved in prior plans.
The 2010 LTIP authorizes 100 million common share equivalents available for grant, where grants of options count as one share equivalent and grants of full value awards (e. g. , shares of restricted stock and restricted stock units) count as 2.25 share equivalents.
Unless otherwise determined by the Compensation Committee of the Board of Directors, grants of restricted stock and restricted stock units accrue dividends as they are declared by the Board of Directors, and the dividends are paid upon vesting of the award.
The 2010 LTIP closed all prior long-term incentive plans to new grants, and accordingly, prospective grants must be made under the 2010 LTIP or a successor plan.
All existing grants under prior long-term incentive plans were unaffected by this amendment.
The number of remaining share equivalents available for future issuance under the active long-term compensation plan was approximately 91 million at December 31, 2010.
Grants of performance-based restricted stock typically have a one-year performance period, after which shares vest within three years after the grant date.
Restricted stock units, which were granted in 2008, have a vesting period of five years.
Generally, the terms of these plans stipulate that the exercise price of options may not be less than the fair market value of Regions’ common stock at the date the options are granted; however, under prior stock option plans, non-qualified options could be granted with a lower exercise price than the fair market value of Regions’ common stock on the date of grant.
The contractual life of options granted under these plans ranges from seven to ten years from the date of grant.
Regions issues new shares from authorized reserves upon exercise.
Grantees of restricted stock awards or units must either remain employed with the Company for certain periods from the date of grant in order for shares to be released or issued or retire after meeting the standards of a retiree, at which time shares would be prorated and released.
The following table summarizes the elements of compensation cost recognized in the consolidated statements of operations for the years ended December 31:
## Table 1 ##
PROVISION FOR LOAN LOSSES The provision for loan losses is used to maintain the allowance for loan losses at a level that in management’s judgment is appropriate to absorb probable losses inherent in the portfolio at the balance sheet date.
During 2018, the provision for loan losses totaled $229 million and net charge-offs were $323 million.
This compares to a provision for loan losses of $150 million and net charge-offs of $307 million in 2017.
The increase in the provision for loan losses was primarily a result of increased loan balances and slowing credit improvement as compared to 2017.
The increase was partially offset by the release of the Company's $40 million hurricane-specific loan loss allowance associated with certain 2017 hurricanes, as well as a $16 million net reduction to the provision for loan losses in the first quarter of 2018 from the sale of $254 million in residential first mortgage loans consisting primarily of performing troubled debt restructured loans.
For further discussion and analysis of the total allowance for credit losses, see the "Allowance for Credit Losses" and “Risk Management” sections found later in this report.
See also Note 6 “Allowance for Credit Losses” to the consolidated financial statements.
NON-INTEREST INCOME Table 5—Non-Interest Income from Continuing Operations
## Table 2 ##
Service Charges on Deposit Accounts Service charges on deposit accounts include non-sufficient fund fees and other service charges.
The increase in 2018 compared to 2017 was primarily due to continued customer account growth and increases in non-sufficient fund fee activity.
Card and ATM Fees Card and ATM fees include the combined amounts of credit card/bank card income and debit card and ATM related revenue.
The increase in 2018 compared to 2017 was primarily the result of an increase in commercial and consumer checkcard interchange income associated with new account growth and increases in spend and transactions.
Capital Markets Income Capital markets income primarily relates to capital raising activities that includes securities underwriting and placement, loan syndication and placement, as well as foreign exchange, derivatives, merger and acquisition and other advisory services.
The increase in 2018 compared to 2017 was driven primarily by increases in income from mergers and acquisitions advisory fees, customer interest rate swap income, and loan syndication fees, partially offset by a decrease in fees from the placement of permanent financing for real estate customers.

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2002	2001	2000
Tenant improvements	$28,011	$18,416	$31,955
Leasing costs	17,975	13,845	17,530
Building improvements	13,373	10,873	6,804
Totals	$59,359	$43,134	$56,289

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2010	2009	2008
(In millions)
Compensation cost of share-based compensation awards:
Restricted stock awards and units	$10	$33	$50
Stock options	13	14	16
Tax benefits related to compensation cost	-8	-17	-24
Compensation cost of share-based compensation awards, net of tax	$15	$30	$42

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Year Ended December 31	Change 2018 vs. 2017
2018	2017	2016	Amount	Percent
(Dollars in millions)
Service charges on deposit accounts	$710	$683	$664	$27	4.0%
Card and ATM fees	438	417	402	21	5.0%
Investment management and trust fee income	235	230	213	5	2.2%
Capital markets income	202	161	152	41	25.5%
Mortgage income	137	149	173	-12	-8.1%
Investment services fee income	71	60	58	11	18.3%
Commercial credit fee income	71	71	73	—	—%
Bank-owned life insurance	65	81	95	-16	-19.8%
Insurance proceeds	—	—	50	—	NM
Securities gains, net	1	19	6	-18	-94.7%
Market value adjustments on employee benefit assets - defined benefit	-6	—	—	-6	NM
Market value adjustments on employee benefit assets - other	-5	16	3	-21	-131.3%
Other miscellaneous income	100	75	122	25	33.3%
$2,019	$1,962	$2,011	$57	2.9%

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Question: In the year Ended December 31 where the amount of Investment services fee income is the highest, what's the increasing rate of the amount of Capital markets income?
Answer: 0.25466