28 duke realty corporation 25cf our merchant building development and sales program , whereby a building is developed by us and then sold , is a signifi cant component of construction and development income . during 2004 , we generated after tax gains of $ 16.5 million from the sale of six properties compared to $ 9.6 million from the sale of four properties in 2003 . profi t margins on these types of building sales fl uctuate by sale depending on the type of property being sold , the strength of the underlying tenant and nature of the sale , such as a pre-contracted purchase price for a primary tenant versus a sale on the open market . general and administrative expense general and administrative expense increased from $ 22.0 million in 2003 to $ 26.3 million in 2004 . the increase was a result of increased staffi ng and employee compensation costs to support development of our national development and construction group . we also experienced an increase in marketing to support certain new projects . other income and expenses earnings from sales of land and ownership interests in unconsolidated companies , net of impairment adjustments , is comprised of the following amounts in 2004 and 2003 ( in thousands ) : .
what was the total gain on sales in 2004 before any adjustment for impairments in millions
in the fi rst quarter of 2003 , we sold our 50% ( 50 % ) interest in a joint venture that owned and operated depreciable investment property . the joint venture developed and operated real estate assets ; thus , the gain was not included in operating income . gain on land sales are derived from sales of undeveloped land owned by us . we pursue opportunities to dispose of land in markets with a high concentration of undeveloped land and in those markets where the land no longer meets our strategic development plans . the increase was partially attributable to a land sale to a current corporate tenant for potential future expansion . we recorded $ 424000 and $ 560000 of impairment charges associated with contracts to sell land parcels for the years ended december 31 , 2004 and 2003 , respectively . as of december 31 , 2004 , only one parcel on which we recorded impairment charges was still owned by us . we sold this parcel in the fi rst quarter of 2005 . management 2019s discussion and analysis of financial condition and results of operations critical accounting policies the preparation of our consolidated fi nancial statements in conformity with accounting principles generally accepted in the united states of america ( 201cgaap 201d ) requires us to make estimates and assumptions that affect the reported amounts of assets and liabilities and disclosure of contingent assets and liabilities at the date of the fi nancial statements and the reported amounts of revenues and expenses during the reported period . our estimates , judgments and assumptions are continually evaluated based upon available information and experience . note 2 to the consolidated financial statements includes further discussion of our signifi cant accounting policies . our management has assessed the accounting policies used in the preparation of our fi nancial statements and discussed them with our audit committee and independent auditors . the following accounting policies are considered critical based upon materiality to the fi nancial statements , degree of judgment involved in estimating reported amounts and sensitivity to changes in industry and economic conditions : accounting for joint ventures : we analyze our investments in joint ventures under financial accounting standards board ( 201cfasb 201d ) interpretation no . 46 ( r ) , consolidation of variable interest entities , to determine if the joint venture is considered a variable interest entity and would require consolidation . to the extent that our joint ventures do not qualify as variable interest entities , we further assess under the guidelines of emerging issues task force ( 201ceitf 201d ) issue no . 04-5 , determining whether a general partner , or the general partners as a group , controls a limited partnership or similar entity when the limited partners have certain rights ( 201ceitf 04-5 201d ) , statement of position 78-9 , accounting for investments in real estate ventures ; accounting research bulletin no . 51 , consolidated financial statements and fasb no . 94 , consolidation of all majority-owned subsidiaries , to determine if the venture should be consolidated . we have equity interests ranging from 10%-75% ( 10%-75 % ) in joint ventures that own and operate rental properties and hold land for development . we consolidate those joint ventures that we control through majority ownership interests or substantial participating rights . control is further demonstrated by the ability of the general partner to manage day-to-day operations , refi nance debt and sell the assets of the joint venture without the consent of the limited partner and inability of the limited partner to replace the general partner . we use the equity method of accounting for those joint ventures where we do not have control over operating and fi nancial polices . under the equity method of accounting , our investment in each joint venture is included on our balance sheet ; however , the assets and liabilities of the joint ventures for which we use the equity method are not included on our balance sheet. .