Summary of Significant Accounting Policies (Tables)

12 Months Ended

Dec. 31, 2017

Organization, Consolidation and Presentation of Financial Statements [Abstract]

Schedule of Variable Interest Entities [Table Text Block]

The major classes of assets, liabilities, and non-controlling equity interests held by the Company's VIEs, exclusive of the Operating Partnership as a whole, are as follows:



(in thousands)	December 31, 2017	December 31, 2016
Assets
Net real estate investments	$172,736	86,440
Cash and cash equivalents	4,993	3,444
Liabilities
Notes payable	16,551	8,175
Equity
Limited partners’ interests in consolidated partnerships	17,572	17,565

Receivables, Trade and Other Accounts Receivable, Allowance for Doubtful Accounts, Policy [Policy Text Block]

The following table represents the components of Tenant and other receivables, net in the accompanying Consolidated Balance Sheets:



	December 31,
(in thousands)	2017			2016
Billed tenant receivables	$	25,329		15,599
Accrued CAM, insurance and tax reimbursements	14,825			9,221
Other receivables	34,472			12,058
Straight-line rent receivables	93,284			73,384
Notes receivable	15,803			10,481
Less: allowance for doubtful accounts	(8,040		)	(5,460	)
Less: straight-line rent reserves	(4,688		)	(3,561	)
Total tenant and other receivables, net	$	170,985		111,722

Provisions for Doubtful Accounts [Table Text Block]

The Company recorded the following provisions for doubtful accounts:



	Year ended December 31,
(in thousands)	2017		2016	2015
Gross provision for doubtful accounts	$	3,992	1,705	2,364
Provision for straight line rent reserve	$	1,129	2,271	714

Schedule of Other Current Assets [Table Text Block]

(e) Other Assets

The following table represents the components of Other assets in the accompanying Consolidated Balance Sheets:



	December 31,
(in thousands)	2017		2016
Goodwill ⁽¹⁾	$	331,884	—
Investments	41,636		36,008
Prepaid and other	30,332		10,386
Derivative assets	14,515		11,622
Furniture, fixtures, and equipment, net	6,123		4,094
Deferred financing costs, net	2,637		3,557
Total other assets	$	427,127	65,667

⁽¹⁾Goodwill amount is subject to provisional accounting for the purchase price allocation from the Equity One merger, as discussed in note 2.

Goodwill

Goodwill represents the excess of the purchase price consideration for the Equity One merger over the fair value of the assets acquired and liabilities assumed, and reflects expected synergies from combining Regency's and Equity One's operations. The Company accounts for goodwill in accordance with the Intangibles - Goodwill and Other Topic of the FASB ASC 350, and allocates its goodwill to the reporting units, which have been determined to be at the individual property level. The Company performs an impairment evaluation of its goodwill at least annually, in November of each year. The Company's current goodwill impairment analysis, using a qualitative approach, did not result in any indication of impairment.

The goodwill impairment evaluation may be completed through a qualitative or quantitative approach. Under a qualitative approach, the impairment review for goodwill consists of an assessment of whether it is more-likely-than-not that the property’s fair value is less than its carrying value. If a qualitative approach indicates it is more likely-than-not that the estimated carrying value of a property exceeds its fair value, or if the Company chooses to bypass the qualitative approach for any property, the Company will perform the quantitative approach described below.

The quantitative approach consists of estimating the fair value of each property using discounted projected future cash flows and comparing those estimated fair values with the carrying values, which include the allocated goodwill. If the estimated fair value is less than the carrying value, the Company would then recognize an impairment charge for the amount by which the carrying amount exceeds the reporting unit's fair value, not to exceed the total amount of goodwill allocated to that reporting unit.

Investments

The Company determines the appropriate classification of its investments in debt and equity securities at the time of purchase and reevaluates such determinations at each balance sheet date. Debt securities are classified as held to maturity when the Company has the positive intent and ability to hold the securities to maturity. Marketable securities that are bought and held principally for the purpose of selling them in the near term are classified as trading securities and are reported at fair value, with unrealized gains and losses recognized in earnings. Debt and marketable equity securities not classified as held to maturity or as trading, are classified as available-for-sale, and are carried at fair value, with the unrealized gains and losses, net of tax, included in the determination of comprehensive income and reported in the Consolidated Statements of Comprehensive Income. The fair value of securities is determined using quoted market prices.

Schedule of Other Assets [Table Text Block]

The following table represents the components of Other assets in the accompanying Consolidated Balance Sheets:



	December 31,
(in thousands)	2017		2016
Goodwill ⁽¹⁾	$	331,884	—
Investments	41,636		36,008
Prepaid and other	30,332		10,386
Derivative assets	14,515		11,622
Furniture, fixtures, and equipment, net	6,123		4,094
Deferred financing costs, net	2,637		3,557
Total other assets	$	427,127	65,667

⁽¹⁾Goodwill amount is subject to provisional accounting for the purchase price allocation from the Equity One merger, as discussed in note 2.

- Definition

Tabular disclosure of the significant judgments and assumptions made in determining whether a variable interest (as defined) held by the entity requires the variable interest entity (VIE) (as defined) to be consolidated and (or) disclose information about its involvement with the VIE, individually or in aggregate (as applicable); the nature of restrictions, if any, on the consolidated VIE's assets and on the settlement of its liabilities reported by an entity in its statement of financial position, including the carrying amounts of such assets and liabilities; the nature of, and changes in, the risks associated with involvement in the VIE; how involvement with the VIE affects the entity's financial position, financial performance, and cash flows; the lack of recourse if creditors (or beneficial interest holders) of the consolidated VIE have no recourse to the general credit of the primary beneficiary (if applicable); the terms of arrangements, giving consideration to both explicit arrangements and implicit variable interests, if any, that could require the entity to provide financial support to the VIE, including events or circumstances that could expose the entity to a loss; the methodology used by the entity for determining whether or not it is the primary beneficiary of the variable interest entity; the significant factors considered and judgments made in determining that the power to direct the activities of a VIE that most significantly impact the VIE's economic performance are shared (as defined); the carrying amounts and classification of assets and liabilities of the VIE included in the statement of financial position; the entity's maximum exposure to loss, if any, as a result of its involvement with the VIE, including how the maximum exposure is determined and significant sources of the entity's exposure to the VIE; a comparison of the carrying amounts of the assets and liabilities and the entity's maximum exposure to loss; information about any liquidity arrangements, guarantees, and (or) other commitments by third parties that may affect the fair value or risk of the entity's variable interest in the VIE; whether or not the entity has provided financial support or other support (explicitly or implicitly) to the VIE that it was not previously contractually required to provide or whether the entity intends to provide that support, including the type and amount of the support and the primary reasons for providing the support; and supplemental information the entity determines necessary to provide.

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