We lease under a non-cancelable operating lease expiring in 2019 approximately 245,000 square feet in an office building in Houston, Texas, which is used for our corporate offices and for offices of several of our subsidiaries. In addition, we lease offices at approximately 570 additional locations for title office operations, production, administrative and technology centers. These additional locations include significant leased facilities in Glendale, California; Dallas, Texas; New York, New York; Wilmington, Delaware; Tampa, Florida; Denver, Colorado; San Diego, California; Toronto, Canada and St. Louis, Missouri.
Revenues generated by our mortgage services segment were $42.2 million for the fourth quarter 2015, decreasing 39.8% compared to $70.1 million in the fourth quarter 2014. Fourth quarter 2014 revenues included net realized gains of $6.2 million. Sequentially, revenues decreased 14.0% compared to the third quarter 2015. Relative to the fourth quarter 2014, the revenue decline is primarily attributable to declines within our delinquent loan servicing operations, falling market activity for certain centralized title products, including refinancing transactions and default-related title, and the impact of the sale of a small subsidiary in the fourth quarter 2014.
In July 2015, we announced the exit of our delinquent loan servicing operations and we anticipate the orderly wind-down and final exit of these operations by the end of the first quarter 2016. $2.9 million of exit-related costs were incurred during the fourth quarter 2015, including $1.1 million of accelerated depreciation charges. Through December 31, 2015, exit-related costs are approximately $3.5 million, and we expect the total charge to be incurred related to exiting these operations to be $5 million to $7 million. We finalized our review for impairment of goodwill and other intangibles associated with the segment and recorded an additional non-cash charge of $0.7 million ($0.6 million net of tax) in the fourth quarter 2015.
Investment income. Investment income for 2015 was comparable to 2014 while investment income increased $1.3 million, or 8.5%, in 2014 compared to 2013. Income from our debt securities increased slightly (4.0%) in 2015, which was offset by the reduction in income from our short term investments, cash equivalents and equity securities as a result of lower average balances of short term and cash equivalent investments and the stock market decline. The increase in 2014 was primarily due to increases in average balances invested.
Due to the inherent uncertainty in predicting future title policy losses, significant judgment is required by 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. As of December 31, 2015 and 2014, our reserve balance was above the actuarial midpoint of total estimated policy loss reserves.
Impairment of goodwill. During the year ended December 31, 2015, we recorded a non-cash impairment charge of $35.7 million on the goodwill of our mortgage services segment. The impairment charge was triggered by the segment's continued losses and reduced revenue and margin outlook, driven primarily by falling demand and contract pricing pressures related to our delinquent loan servicing activities. We are exiting these activities by the end of first quarter 2016. No such impairment was recorded during the years ended December 31, 2014 and 2013. Refer to our foregoing discussion of Goodwill and other long-lived assets under Critical Accounting Estimates for details of our impairment analysis.
Cash provided by operations in 2015 was $80.5 million, an increase of $16.5 million from $64.0 million provided by operations in 2014. This increase was primarily the result of the increase in net income when adjusted for non-cash charges compared to 2014, collections on accounts receivable and lower payments of liabilities relative to the prior period. The decrease in cash provided by operations in 2014 was primarily due to the decline in net income in 2014 compared with 2013.
Total debt and stockholders’ equity were $102.4 million and $637.1 million, respectively, as of December 31, 2015. In 2015 and 2014, we repaid $22.5 million and $63.8 million, respectively, of debt in accordance with the underlying terms of the debt instruments.