6.	Warranty Costs

General liability insurance for homebuilding companies and their suppliers and subcontractors is very difficult to obtain. The availability of general liability insurance is limited due to a decreased number of insurance companies willing to underwrite for the industry. In addition, those few insurers willing to underwrite liability insurance have significantly increased the premium costs. To date, we have been able to obtain general liability insurance but at higher premium costs with higher deductibles. Our subcontractors and suppliers have advised us that they have also had difficulty obtaining insurance that also provides us coverage. As a result, we have an owner controlled insurance program for certain of our subcontractors whereby the subcontractors pay us an insurance premium (through a reduction of amounts we would otherwise owe such subcontractors for their work on our homes) based on the risk type of the trade. We absorb the liability associated with their work on our homes as part of our overall general liability insurance at

additional cost to us because our existing general liability and construction defect insurance policy and related reserves for amounts under our deductible covers construction defects regardless of whether we or our subcontractors are responsible for the defect. For the

six

months ended

April 30, 2018

and

2017,

we received

$1.9

million and

$1.8

million, respectively, from subcontractors related to the owner controlled insurance program, which we accounted for as a reduction to inventory.

We accrue for warranty costs that are covered under our existing general liability and construction defect policy as part of our general liability insurance deductible. This accrual is expensed as selling, general and administrative costs. For homes delivered in fiscal

2018

and

2017,

our deductible under our general liability insurance is a

$20

million aggregate for construction defect and warranty claims. For bodily injury claims, our deductible per occurrence in fiscal

2018

and

2017

$0.25

million, up to a

million limit. Our aggregate retention for construction defect, warranty and bodily injury claims is

$20

million for fiscal

2018

and

$21

million for fiscal

2017.

In addition, we establish a warranty accrual for lower cost related issues to cover home repairs, community amenities and land development infrastructure that are

not

covered under our general liability and construction defect policy. We accrue an estimate for these warranty costs as part of cost of sales at the time each home is closed and title and possession have been transferred to the homebuyer. Additions and charges in the warranty reserve and general liability reserve for the

three

and

six

months ended

April 30, 2018

and

2017

were as follows:

	Three Months Ended April 30,						Six Months Ended April 30,
(In thousands)	2018			2017			2018			2017

Balance, beginning of period	$	129,314		$	118,013		$	127,702		$	121,144
Additions – Selling, general and administrative		2,169			2,856			4,338			5,764
Additions – Cost of sales		4,154			3,515			9,899			7,002
Charges incurred during the period		(19,862	)		(7,177	)		(26,164	)		(16,703	)
Changes to pre-existing reserves		-			-			-			-
Balance, end of period	$	115,775		$	117,207		$	115,775		$	117,207

Warranty accruals are based upon historical experience. We engage a

third

-party actuary that uses our historical warranty and construction defect data to assist our management in estimating our unpaid claims, claim adjustment expenses and incurred but

not

reported claims reserves for the risks that we are assuming under the general liability and construction defect programs. The estimates include provisions for inflation, claims handling and legal fees. The majority of the charges incurred during the

second

quarter of fiscal

2018

represented a payment for construction defect reserves related to the settlement of the Grandview II litigation as discussed in Note

Insurance claims paid by our insurance carriers, excluding insurance deductibles paid, for prior year deliveries were less than

$0.1

million and

$0.2

million for the

three

months ended

April 30, 2018

and

2017,

respectively, and less than

$0.1

million and

$0.2

million for the

six

months ended

April 30, 2018

and

2017,

respectively.