#1HomeStreet] [ 1st Quarter 2022 April 25, 2022#2HomeStreet Important Disclosures Forward-Looking Statements This presentation includes forward-looking statements, as that term is defined for purposes of applicable securities laws, about our industry, our future financial performance, business plans and expectations. These statements are, in essence, attempts to anticipate or forecast future events, and thus subject to many risks and uncertainties. These forward-looking statements are based on our management's current expectations, beliefs, projections, and related to future plans and strategies, anticipated events, outcomes, or trends, as well as a number of assumptions concerning future events, are not historical facts and are identified by words such a "will," "may," "could," "should," "would," "believe," "expect," anticipate" and similar expressions. Forward-looking statements in this presentation include, among other matters, statements regarding our business plans and strategies, share repurchase plans, general economic trends, strategic initiatives we have announced, growth scenarios and performance targets and guidance with respect to loans held for investment, average deposits, net interest margin, noninterest income and noninterest expense. Readers should note, however, that all statements in this presentation other than assertions of historical fact are forward-looking in nature. These statements are subject to risks, uncertainties, assumptions and other important factors set forth in our SEC filings, including but not limited to our Annual Report on Form 10-K for the year ended December 31, 2021, and in our subsequent quarterly reports on Form 10-Q and Forms 8-K. Many of these factors and events that affect the volatility in our stock price and shareholders' response to those events and factors are beyond our control. Such factors could cause actual results to differ materially from the results discussed or implied in the forward-looking statements. These risks include, without limitation, the continued impact of COVID-19 on the U.S. and global economies, including business disruptions, reductions in employment and an increase in business failures, specifically among our clients; the continued impact of COVID-19 on our employees and our ability to provide services to our customers and respond to their needs as more cases of COVID-19 may arise in our primary markets; the timing and occurrence or non-occurrence of events may be subject to circumstances beyond our control; there may be increases in competitive pressure among financial institutions or from non-financial institutions; changes in the interest rate environment may reduce interest margins; changes in deposit flows, loan demand or real estate values may adversely affect the business of our primary subsidiaries, Bank and Capital, through which substantially all of our operations are carried out; our ability to control operating costs and expenses; our credit quality and the effect of credit quality on our credit losses expense and allowance for credit losses; the adequacy of our allowance for credit losses; changes in accounting principles, policies or guidelines may cause our financial condition to be perceived differently; legislative or regulatory changes that may adversely affect our business or financial condition, including, without limitation, changes in corporate and/or individual income tax laws and policies, changes in privacy laws, and changes in regulatory capital or other rules, and the availability of resources to address or respond to such changes; general economic conditions, either nationally or locally in some or all areas in which we conduct business, or conditions in the securities markets or banking industry, may be less favorable than what we currently anticipate; technological changes may be more difficult or expensive than what we anticipate; a failure in or breach of our operational or security systems or information technology infrastructure, or those of our third-party providers and vendors, including due to cyber-attacks; success or consummation of new business initiatives may be more difficult or expensive than what we anticipate; our ability to grow efficiently both organically and through acquisitions and to manage our growth and integration costs; our ability to attract and retain key members of our senior management team; staffing fluctuations in response to product demand or the implementation of corporate strategies that affect our work force and potential associated charges; litigation or other matters before regulatory agencies, whether currently existing or commencing in the future, may delay the occurrence or non-occurrence of events longer than what we anticipate; our ability to obtain regulatory approvals or non-objection to take various capital actions, including the payment of dividends by us or the Bank, or repurchases of our common stock; and our use of the net proceeds from this offering. Actual results may fall materially short of our expectations and projections, and we may be unable to execute on our strategic initiatives, or we may change our plans or take additional actions that differ in material ways from our current intentions. Accordingly, we can give no assurance of future performance, and you should not rely unduly on forward-looking statements. All forward-looking statements are based on information available to us as of the date hereof, and we do not undertake to update or revise any forward-looking statements for any reason. As used in this presentation, "HMST," "HomeStreet," the "Company," "we," "us," "our," or similar references refer to HomeStreet, Inc., a Washington corporation, and its consolidated subsidiaries, HomeStreet Bank (the "Bank") and HomeStreet Capital Corporation ("Capital"). Non-GAAP Financial Measures This presentation contains supplemental financial information determined by methods other than in accordance with U.S. generally accepted accounting principles ("GAAP"). Information on any non-GAAP financial measures such as core measures or tangible measures referenced in this presentation, including a reconciliation of those measures to GAAP measures, may also be found in the appendix, our SEC filings, and in the earnings release available on our web site. p. 1#3Highlights and Developments Quarterly Results • Net income of $20.0 million, or $1.01 per share • ROAE of 11.6%, ROATE of 12.2% (¹) and ROAA of 1.10% • Efficiency ratio of 77.0% (1) • Net interest margin of 3.27% HomeStreet • Loans held for investment increased at an annualized rate of 24% • Cost of deposits of 0.16% on March 31, 2022 . Deposits increased at an annualized rate of 8% Noninterest bearing deposits: 26% of total deposits on March 31, 2022 • Book Value per share of $32.15 and tangible book value per share of $30.47(1) on March 31, 2022 Other Results • Repurchased a total of 1,471,485 shares at an average price of $50.97 per share during the quarter. 7% of shares repurchased since beginning of the year. Declared and paid a quarterly cash dividend of $0.35 per share Recent Developments • Completed $100 million subordinated notes offering in January 2022. HomeStreet's results reflect its diversified business model, the benefits of its conservative credit culture and continuing focus on operating efficiency. (1) See appendix for reconciliation of non-GAAP financial measures. p. 2#4Nasdaq: HMST HomeStreet Focus on growth, profitability and efficiency while emerging as a leading western regional bank • Seattle-based diversified commercial & consumer bank - company founded in 1921 Serving customers throughout the western United States • 65 bank branches and primary offices • Total assets $7.5 billion p. 3#5HomeStreet Bank Transformation Since the early 2010's, HomeStreet has been executing a strategy to convert from a legacy thrift to a full-service commercial and consumer bank. This conversion focused on the development of commercial lending and deposit product lines and reducing the size of our single family mortgage operations. S & P has recognized our successful conversion and HomeStreet's Global Industry Classification Standard ("GICS") code is now Regional Bank. (GICS Code 40101015) Currently, HomeStreet is included in the following indices: S&P Regional Banks Select Industry Index S&P United States BMI Banks Index • S&P U.S. BMI Banks - Western Region • Russell 3000 Nasdaq Composite Index p. 4#6HomeStreet Tops in the nation in 2022 – Our recent awards AMERICA'S BEST BANKS 2022 RANKING BANKING. BEST SMALL SOLD REGIONAL BANKS #8 “Best Small Regional Bank" in the U.S. by Bank Director Newsweek RANKING BANKING. BEST BOARDS "Best Small Bank" in Washington State by Newsweek #8 "Best Board of Directors" in the U.S. of banks of all sizes by Bank Director p. 5#7HomeStreet Market Focus: • Seattle / Puget Sound & Eastern WA • Southern California • Portland, OR • Hawaiian Islands • San Francisco / Bay Area, CA Strategy: • Grow loan and core deposit portfolios Optimize capitalization • Grow market share in highly attractive metropolitan markets • Improve operating efficiency • Introduce smart product offerings - fast follower of technology Retail deposit branches (60) Primary stand-alone lending centers (5) Primary stand-alone insurance office (1) Hawaii The number of offices depicted does not include satellite offices that have a limited number of staff which report to a manager located in a separate primary office. Southern California Seattle Metro Washington HomeStreet Oregon Idaho California Utah p. 6#8Operational Metrics: Net Promoter Score 56 60 60 50 HomeStreet 53 33 44 44 ■ We are pleased to announce that we achieved a Net Promoter Score (NPS) of 44 in 2021- exceeding the bank industry benchmark for the sixth consecutive year. The NPS is a measure of customer satisfaction calculated based on responses to a single question: How likely is it that you would recommend HomeStreet Bank to a friend or colleague? To calculate the bank's latest NPS rating, we surveyed 26,000 checking customers and received more than 1,400 survey responses. ■ Our net promoter score is a testament to our ongoing. commitment to enrich the financial lives of families and businesses in the communities we serve and great recognition for our frontline employees and support staff, who consistently go above and beyond to deliver exceptional customer service - even when tested in the heart of a global pandemic. (1) Source of Bank Industry NPS is xminstitute.com 37 2016 2017 2018 NPS WaFd Bank HomeStreet Bank Average Banner Bank Columbia Bank KeyBank US Bank Chase Wells Fargo 2019 2020 2021 Bank Industry NPS Industry NPS Benchmarks Bank of America 48 44 30 13 3 3 3. -1 -12 -24 H#9HomeStreet Rising Interest Rate Environment Funding changes - as of March 31, 2022 Noninterest bearing demand deposits now make up 26% of our deposit base; Wholesale funding represents only 7% of our liabilities; Excess liquidity in system reduces pressure to increase deposit rates (lower deposit betas). Loan portfolio composition – as of March 31, 2022 • 23% variable loan rates 64% hybrid loans (variable after fixed period) • 13% fixed rate loans Benefits of our loan production Portfolio loan production $747 million in the first quarter of 2021; • On an annualized run rate, this represents 52% of our loan portfolio; • New loan production reflects current market pricing; • In essence, we will originate a portfolio of loans at market interest rates equal to our current portfolio balance. During the last three years, our balance sheet has been restructured for improved performance in a rising rate environment p. 8#10Shareholder Returns 40% 30% 20% 10% 0% -10% -20% 31/2021 HomeStreet 0% 4/30/2021 5/31/2021 6/30/2021 7/31/2021 1-Year Share Price Performance HomeStreet KBW Nasdaq Regional Bank Index 8/31/2021 9/30/2021 10/31/2021 11/30/2021 12/31/2021 Total Shareholder Returns (1) (TSR) at a Glance KBW Regional Banking Index (KRX) Above (Below) KRX (1) Source: Bloomberg 1/31/2022 2/28/2022 Since IPO 5-Year 3-Year 1-Year 363% 78% 89% 10% 197% 32% 38% 3% 166 PPT 46 PPT 51 PPT 7 PPT 3/31/2022 p. 9 2% HomeStreet#11[HomeStreet] Shareholder Value and Active Capital Management 4,000,000 3,500,000 11.8% 3,000,000 2,500,000 2,000,000 1,500,000 1,000,000 500,000 Share Repurchases 2019 Shares repurchased 14.0% 12.0% 9.2% 8.6% 10.0% 7.3% 8.0% 6.0% 4.0% 2.0% 0.0% 2020 2022 YTD 2021 % of Stock O/S beginning of period 2019 2020 2021 2022 Total (in 000's) $ Average Price 98,025 S 30.76 $ 58,020 $ 26.31 $ 84,154 S 44.92 $ 75,000 50.97 S $ Total 315,199 36.07 p. 10#12$2.25 $2.00 Dividends Paid HomeStreet $1.75 $1.50 $1.25 $1.00 $0.75 $0.50 $0.25 $- 1Q20 2Q20 3Q20 4Q20 1Q21 2Q21 3Q21 4Q21 1Q22 Cumulative Dividends -Quarterly Dividend p. 11#13[HomeStreet] ENVIRONMENTAL, SOCIAL AND GOVERNANCE ("ESG") PRACTICES We are committed to environmental and sustainability efforts, our human capital, our customers and strengthening the communities and markets in which we operate. Overall Environment and Sustainability Social Responsibility and Human Capital Governance • • Human Resource and Corporate Governance Committee's duties and responsibilities include monitoring and evaluating the Company's programs, policies and practices relating to ESG issues and making recommendations to the Board on the Company's ESG strategy. Established an ESG Management Steering Committee comprised of Senior Management and included ESG as part of our strategic plan. Evaluating disclosure frameworks against which to measure and risk manage our climate and sustainability priorities. Evaluating disclosure controls and procedures for ESG disclosures. Conducting proposed SEC climate rule readiness assessment. Focusing on the safety, health and wellness of our employees through the COVID-19 pandemic by continually monitoring and adapting operations to guidance from the Centers for Disease Control and state/local health authorities. Formalized our Diversity, Equity and Inclusion Program, including naming a director, established an employee advisory group and designed Employee Resource Groups and Employee Mentorship programs. Assisted customers during the pandemic by providing loan modifications and loans through the Small Business Administration's Paycheck Protection Program. Donated $2.1 million in 2021 to local non-profit organizations and our employees recorded 7,000 hours of volunteer, including teaching financial education to 1,200 participants. Invested in public safety with a grant of $150,000 to the Seattle Police Foundation in support of officer wellness and will sponsor a National Night Out in communities with retail branches. Supervised by an engaged Board who actively monitor the policies and business strategies of the Company and are committed to the interest of the Company, the shareholders, employees and communities where we operate. Appointed a new diverse director in 2022 with experience developing initiatives to address local, regional and national scenarios in the ESG arenas. Maintain effective governance practices including Corporate Governance Guidelines, Committee Charters, Stock Ownership Guidelines, a Code of Ethics and a Whistleblower policy. p. 12#14Net Interest Income & Margin Stable net interest margin (1) HomeStreet Net Interest Income Net Interest Margin NIM excluding PPP loans • Stable funding costs $ Millions $58.0 • Q1 22 includes impact of new Subordinate debt interest $57.5 $57.1 expense (1) excluding PPP loans $54.5 $54.5 42% 34% 3.27% 3.29% 1Q21 2Q21 3Q21 4Q21 1Q22 p. 13#15Interest-Earning Assets HomeStreet Investment Securities Loans Average Yield $2 $1 $0 Es to us to ✡A LA LA LA $4 $3 $5 Average Balances $ Billions $8 $7 Percent 5.00% $6.78 $6.74 $6.72 $6.84 $6.79 $6 4.50% Average Rate 4.00% 3.70% 3.60% 3.65% 3.50% 3.57% 3.54% 3.00% 1Q21 2Q21 3Q21 4Q21 1Q22 p. 14#16HomeStreet Interest-Bearing Liabilities Average Balances $ Billions Total Borrowings Interest Bearing Deposits Average Rate Period End Cost of Deposits Average Rate Percent $6 2.50% $4.92 $4.88 $5 $4.68 $4.74 $4.78 2.00% $4 1.50% $3 1.00% $2 0.42% 0.35% 0.33% 0.33% 0.38% 11977 197 0.50% $1 0.21% 0.16% 0.15% 0.15% 0.16% $0 0.00% 1Q21 2Q21 3Q21 4Q21 1Q22 p. 15#17Deposits Period End Balances HomeStreet ■Time Deposits ■Interest-Bearing Transaction & Savings Deposits Noninterest-Bearing Transaction & Savings Deposits $ Billions $7 $6.13 $6.09 $6 $6.36 16% $6.15 $6.27 19% 17% 15% 15% $5 $4 57% $3 57% 57% 59% 59% $2 $1 24% 26% 27% 26% 26% $- 1Q21 2Q21 3Q21 4Q21 1Q22 p. 16#18Noninterest Income $ Millions $50 $38.8 $40 $30 $20 $10 $0 1Q21 ■Other Deposit Fees Loan Servicing Income ■Net Gain on Commercial & CRE Loan Sales ■Net Gain on Single Family Loan Sales $28.2 $28.6 $24.3 2Q21 3Q21 4Q21 HomeStreet $15.6 1Q22 Other consists of insurance agency commissions, swap income, gain (loss) on sale of securities, and other miscellaneous income p. 17#19Single Family Mortgage Banking 35% Rate Locks/Loan Closings, $ in millions Single Family Loan Sales HomeStreet Rate Locks Loans Closed 700 GOS Margin Margin% 629 624 12% 600 566 517537 561573 564 563 512 10% 500 442 393 400 340 377414 8% 361 303 300 268 6% 226239 5.47% 200 4.92% 4.80% 5.12% 4% 100 4.03% 3.78% 2.73% 2.67% 3.15% 2% 3.94% 0% 4Q19 1Q20 2Q20 3Q20 4Q20 1Q21 2Q21 3Q21 4Q21 1Q21 Single Family Mortgage Banking as a % of Total Revenues 25% 25% 17% 17% 15% 12% 5% 1Q21 2Q21 3Q21 4Q21 10% 1Q22 p. 18#20[HomeStreet Single Family Mortgage Banking (SFMB) Analysis Impact of SFMB Operations on Overall Efficiency Ratio Closings/Locks 650 60% 10% 55% 600 9% 50% 8% 550 45% 7% 500 40% 6% 35% 450 5% 30% 400 25% 4% 350 20% 3% 15% 300 2% 10% 1% 250 5% 0% 200 0% Q1 21 Q2 21 Q3 21 Q4 21 Q1 22 Q1 21 Q2 21 Q3 21 Q4 21 Q1 22 SFMB Negative Impact Rate locks Loan Closings p. 19#21Commercial Real Estate Loan Sales $ Millions $500 HomeStreet DUS Sales CRE Sales DUS Margin CRE Margin 7% 6% $400 5% $300 4% 3% $200 2% $100 1% $0 0% 1Q19 2Q19 3Q19 4Q19 1Q20 2Q20 3Q20 4Q20 1Q21 2Q21 3Q21 4Q21 1Q22 p. 20#22Noninterest Expense $ Millions HomeStreet General, Administrative and Other Information services Occupancy Compensation & Benefits FTE $60 $56.6 $52.8 $51.9 $54.0 $54.5 $50 $40 $30 $20 1,013 $10 997 983 970 962 $0 1Q21 2Q21 3Q21 4Q21 1Q22 p. 21#23Loan Portfolio Loan Composition: $5.9 Billion C&I (1) 14% Single Family 13% Home Equity & Other 5% Construction All Types 9% CRE Perm Nonowner 12% Multifamily 47% [ A highly diversified loan portfolio by product and geography. (1) Includes owner occupied CRE ] HomeStreet Permanent CRE by Property Type: $3.9 Billion (1) Office 10% Industrial 6% Other 5% Retail 9% Multifamily 70% Construction by Property Type: $528 Million Land & Lots 15% Custom Home Construction 29% O Residential Construction 46% CRE 3% Multifamily Construction 7% p. 22#24Permanent Commercial Real Estate Lending Overview CA Los Angeles County CA Other Oregon 6% 4% 10% 6% 23% Multifamily 10% 51% 40% O 4% 2% Geographical Distribution (Balances) 17% Industrial/Warehouse 27% 46% 15% O Office 15% 14% 38% 4% 6% Loan Characteristics • • Up To 30 Year Term • $30MM Loan Amt. Max ≥ 1.15 DSCR Avg. LTV @ Orig. ~ 69% $30MM Loan Amt. Max • ≥ 1.25 DSCR . Up To 15 Year Term • . Up To 15 Year Term . • $30MM Loan Amt. Max • • ≥ 1.25 DSCR • Avg. LTV @ Orig. ~ 60% . Avg. LTV @ Orig. ~ 66% . HomeStreet Other WA King/Pierce/Snohomish WA Other 5% 19% 15% 4% 6%% 23% 9% 6% Retail 74% Other Up To 15 Year Term $30MM Loan Amt. Max • ≥ 1.25 DSCR Avg. LTV @ Orig. ~ 62% • Additional property types are reviewed on a case by case basis •Includes acquired loan types • Examples include: hotels, schools, churches, marinas • Balance: $2.7B • % of Balances: 70% • Portfolio Avg. LTV - 65% (1) . • • Portfolio Avg. DSCR -~ 1.40x Avg. Loan Size: $4.5M Largest Dollar Loan: $34.5M [: • Balance: $228M • 03/31/22 Balances Outstanding Totaling $3.9 Billion % of Balances: 6% % Owner Occupied: 54% Portfolio LTV - 49% (1) • Portfolio Avg. DSCR ~ 1.62x • Balance: $393M • % of Balances: 10% • • • Avg. Loan Size: $2.0M Largest Dollar Loan: $18.5M . % Owner Occupied: 31% Portfolio LTV ~ 56%(1) Portfolio Avg. DSCR ~ 1.72x Avg. Loan Size: $2.0M Largest Dollar Loan: $23.4M • Balance: $349M % of Balances: 9% • % Owner Occupied: 21% Portfolio LTV ~ 54% (1) • Portfolio Avg. DSCR ~ 1.65x Avg. Loan Size: $2.5M Largest Dollar Loan: $16.0M Balance: $194M ⚫% of Balances: 5% • % of Owner Occupied: 74% Portfolio LTV ~ - 37% (1) • Portfolio Avg. DSCR ~1.92x Avg. Loan Size: $2.3M . Largest Dollar Loan: $24.8M HomeStreet lends across the full spectrum of commercial real estate lending types, but is deliberate in its effort to achieve diversification among property types and geographic areas to mitigate concentration risk. "Other" category includes loans secured by Schools ($64.4 million), Hotels ($30.9 million), and Churches ($23.1 million) (1) Property values as of origination date. p. 23#25Construction Lending Overview 2%208% 6% 1% 23% 29% HomeStreet Seattle Metro Puget Sound Other WA Other Portland Metro Hawaii California Utah Idaho OR Other Other: AZ, CO Geographical Distribution (Balances) 43% Ο Multifamily 14% 14% 18% 15% 15% 35% 10% 16% 3% 3% 4% 32% 4% 86% 3% 9% CRE Residential Construction Land and Lots 19% 6% 34% 46% Custom Home Construction ⚫ 12 Month Term • Consumer Owner Occupied • Borrower Underwritten similar to Single Family • Balance: $153M • Unfunded Commitments: $134M . % of Balances: 29% % of Unfunded Commitments: 24% • Avg. Loan Size: $518K Largest Dollar Loan: $2.0M [ • 18-36 Month Term • ≤ 80% LTC • Minimum 15% Cash Equity ≥ 1.20 DSC • Portfolio LTV ~ 32% • Liquidity and DSC covenants • Balance: $37M Loan Characteristics • 18-36 Month Term • ≤ 80% LTC • Minimum 15% Cash Equity • ≥ 1.25 DSC • ≥ 50% pre-leased office/retail • Portfolio LTV -53% • Liquidity and DSC covenants 12-18 Month Term LTC: 95% Presale & Spec Leverage, Liquid. & Net Worth Covenants as appropriate • Portfolio LTV ~ 71% 03/31/22 Balances Outstanding Totaling $528 Million • Unfunded Commitments: $137M • % of Balances: 7% • % of Unfunded Commitments: 25% • Avg. Loan Size: $3.7M Largest Dollar Loan: $12.5M • Balance: $14M Unfunded Commitments: • $3M • % of Balances: 3% ⚫% of Unfunded Commitments: 1% • Avg. Loan Size: $6.8M • Largest Dollar Loan: $11.7M ⚫ Balance: $242M • Unfunded Commitments: $251M % of Balances: 46% ⚫% of Unfunded Commitments: 45% Avg. Loan Size: $402K Largest Dollar Loan: $13.9M Construction lending is a broad category that includes many different loan types, which possess different risk profiles. HomeStreet lends across the full spectrum of construction lending types. Additionally, our expansion into additional markets has provided an opportunity to increase geographic diversification • 12-24 Month Term • ≤50%-80% LTC • Strong, experienced, vertically integrated builders • Portfolio LTV ~ 65% • Balance: $82M • Unfunded Commitments: $29M % of Balances: 15% • % of Unfunded • Commitments: 5% Avg. Loan Size: $932K Largest Dollar Loan: $4.2M p. 24#26Commercial Business Lending Overview Commercial Business Balances by Industry Type as of March 31, 2022 12% 3% 4% 4% 4% $387.9M 7% 11% 12% 27% 16% HomeStreet ■Health Care and Social Assistance ■ Manufacturing Wholesale Trade ■Finance and Insurance ■ Professional, Scientific and Technical Services ■Construction ■ Retail Trade Transportation and Warehousing ■ Administrative and Support and Waste Management and Remediation Services ■ All Other p. 25#27Allowance for Credit Losses by Product Type $ Thousands Non-owner Occupied CRE Multifamily [HomeStreet] March 31, 2022 December 31, 2021 Reserve Amount Reserve Reserve Rate Reserve Rate Amount $2,294 0.33% $7,509 1.06% 8,427 0.31% 5,854 0.24% Construction/Land Development Multifamily Construction 456 1.24% 507 1.34% Commercial RE Construction 184 1.02% 150 1.06% Single Family Construction 7,735 2.42% 6,411 2.16% Single Family Construction to Permanent 990 0.64% 1,055 0.71% Total CRE Loans 20,086 0.51% 21,486 0.59% Owner Occupied CRE 3,536 0.76% 5,006 1.10% Commercial Business 6,910 1.83% 12,273 3.39% Total C&I Single Family Home Equity and Other 10,446 1.24% 17,279 2.11% 3,762 0.58% 4,394 0.68% 3,650 1.24% 3,964 1.31% Total Consumer Loans Total Allowance for Credit Losses 7,412 0.78% 8,358 0.88% $37,944 0.66% $47,123 0.88% The reserve rate is calculated excluding balances related to loans that are insured by the FHA or guaranteed by the VA or SBA. p. 26#28Outlook HomeStreet#29Key Drivers Guidance Metric Loans Held for Investment Average Deposits 2 to 3 Quarter Outlook Increasing • Increasing • Comments Increases in commercial real estate - multifamily Lower prepayment expectations Growth in consumer and business customers Net Interest Margin Stable • Uncertainty related to timing of Fed rate increases Expectation of low deposit betas • Current loan production at higher rates Noninterest Income Increasing • Single family volume seasonality • Noninterest Expense Stable Wage increases offset by benefits of seasonality Inflationary pressures mainly limited to wages [HomeStreet The information in this presentation, particularly including but not limited to that presented on this slide, is forward-looking in nature, and you should review Item 1A, "Risk Factors," in our most recent SEC filings including our Annual Report on Form 10-K, and our quarterly reports on Form 10-Q, for a list of factors that may cause us to deviate from our plans or to fall short of our expectations. p. 28#30Appendix HomeStreet#31Loans Held for Investment Balance Trend HomeStreet Balances Mar. 31, 2022 Dec. 31, 2021 Sep. 30, 2021 June 30, 2021 Mar. 31, 2021 $ Millions Non-owner Occupied CRE $699 12% $705 13% $754 14% $762 14% $766 14% Multifamily 2,730 47% 2,415 44% 2,090 39% 1,967 37% 1,521 29% Construction / Land Development 528 9% 496 9% 514 10% 484 9% 532 10% Total CRE Loans $3,957 68% $3,617 66% $3,358 63% $3,213 60% $2,819 53% Owner Occupied CRE $464 8% $458 8% $450 8% $458 8% $473 9% Commercial Business 388 6% 402 7% 436 8% 575 11% 758 14% Total C&I Loans $852 14% $860 15% $886 16% $1,033 19% $1,231 23% Single Family $759 13% $763 14% $794 15% $812 15% $875 17% Home Equity and Other 296 5% 303 5% 316 6% 335 6% 366 7% Total Consumer Loans $1,055 18% $1,066 19% $1,110 21% $1,147 21% $1,242 24% Total Loans Held for Investment $5,864 100% $5,542 100% $5,354 100% $5,393 100% $5,292 100% p. 30#32Loan Originations and Advances Trend HomeStreet Originations and Advances $ Millions Mar. 31, 2022 Dec. 31, 2021 Sep. 30, 2021 June 30, 2021 Mar. 31, 2021 Non-owner Occupied CRE $23 3% $34 4% $30 4% $14 2% $8 1% Multifamily 371 50% 395 50% 408 51% 514 56% 283 37% Construction / Land Development 175 23% 180 23% 192 24% 184 20% 166 22% Total CRE Loans $569 76% $609 77% $630 79% $711 78% $457 59% Owner Occupied CRE $21 3% $27 3% $12 1% $9 1% $33 4% Commercial Business 54 7% 50 38 5% 83 9% 164 22% Total C&I loans $75 10% $77 9% $50 6% $92 10% $197 26% Single Family $70 9% $73 9% $94 11% $78 9% $95 12% Home Equity and Other 33 5% 36 5% 30 4% 30 3% 20 3% Total Consumer loans $103 14% $109 14% $124 15% $108 12% $115 15% Total $747 100% $795 100% $804 100% $912 100% $769 100% p. 31#33Results of Operations $ Thousands, Except Per Share Data Net Interest Income Provision for Credit Losses Noninterest Income Noninterest Expense Quarter Ended [HomeStreet Mar. 31, 2022 Dec. 31, 2021 Sep. 30, 2021 June 30, 2021 Mar. 31, 2021 $54,546 $57,084 $57,484 $57,972 $54.517 (9,000) (6,000) (5,000) (4,000) 15,558 28,620 24,298 28,224 38,833 54,473 53,971 51,949 52,815 56,608 Income Before Income Tax 24,631 37,733 34,833 37,381 36,742 Total 19,951 29,432 27,170 29,157 29,663 Income per Share - Diluted $1.01 $1.43 $1.31 $1.37 $1.35 ROAA 1.10% 1.59% 1.48% 1.59% 1.65% ROAE 11.6% 16.1% 14.8% 16.3% 16.4% ROATE (1) 12.2% 17.0% 15.6% 17.2% 17.3% Net Interest Margin Efficiency Ratio (1) Full-Time-Equivalent Employees Tier 1 Leverage Ratio (Bank) 3.27% 3.34% 3.42% 3.45% 3.29% 77.0% 62.2% 62.8% 62.8% 60.0% 962 970 983 997 1,013 10.30% 10.11% 10.17% 9.95% 10.01% Total Risk-Based Capital (Bank) 13.23% 13.77% 13.71% 14.36% 14.84% Tier 1 Leverage Ratio (Company) 8.99% 9.94% 10.00% 9.78% 9.83% Total Risk-Based Capital (Company) 12.65% 12.66% 13.01% 13.59% 14.05% (1) See appendix for reconciliation of these non-GAAP financial measures. p. 32#34Selected Balance Sheet and Other Data [HomeStreet As of: $ Thousands, except per share data Mar. 31, 2022 Dec. 31, 2021 Sep. 30, 2021 June 30, 2021 Loans Held For Sale $59,150 $176,131 $395,112 Loans Held for Investment, net 5,826,546 5,495,726 5,299,741 $225,241 5,332,626 Mar. 31, 2021 $390,223 5,227,727 Allowance for Credit Losses Investment Securities Total Assets Deposits 37,944 47,123 54,516 59,897 64,047 1,083,640 1,006,691 983,038 1,007,658 1,049,105 7,510,894 7,204,091 7,372,451 7,167,951 7,265,191 6,270,535 6,146,509 6,359,660 6,086,527 6,131,233 Borrowings Long-Term Debt Total Shareholders' Equity 273,000 41,000 50,000 84,500 224,137 126,026 125,979 125,932 125,885 601,231 715,339 710,376 708,731 701,463 Other Data: Book Value per Share $32.15 $35.61 $34.74 $34.09 $32.84 Tangible Book Value per Share(1) $30.47 $34.04 $33.18 $32.53 $31.31 Shares Outstanding 18,700,536 20,085,336 20,446,648 20,791,659 21,360,514 Loans to Deposit Ratio 94.5% 93.0% 90.4% 92.3% 92.7% Asset Quality: ACL to Total Loans (2) ACL to Nonaccrual Loans 0.66% 0.88% 1.06% 1.18% 1.34% 320.3% 386.2% 307.8% 287.5% 297.3% Nonaccrual Loans to Total Loans 0.20% 0.22% 0.33% 0.39% 0.41% Nonperforming Assets to Total Assets 0.17% 0.18% 0.26% 0.31% 0.32% Nonperforming Assets $12,581 $12,936 $19,196 $22,319 $23,025 (1) See appendix for reconciliation of these non-GAAP financial measures. (2) The reserve ratio is calculated excluding balances related to loans that are insured by the FHA or guaranteed by the VA or SBA, including PPP loans p. 33#35Non-GAAP Financial Measures [HomeStreet $ Thousands, Except Per Share Data Quarter Ended Mar. 31, 2022 Dec. 31, 2021 Sep. 30, 2021 June 30, 2021 Mar. 31, 2021 Tangible Book Value per Share Shareholders' Equity $601,231 $715,339 $710,376 $708,731 $701,463 Less: Goodwill and Other Intangibles (31,464) (31,709) (32,002) (32,295) (32,587) Tangible Shareholders' Equity $569,767 $683,630 $678,374 $676,436 $668,876 Common Shares Outstanding 18,700,536 20,085,336 20,446,648 20,791,659 21,360,514 Computed Amount $30.47 $34.04 $33.18 $32.53 $31.31 Tangible Common Equity to Tangible Assets Tangible Shareholders' Equity $569,767 $683,630 $678,374 $676,436 $668,876 Tangible Assets Total Assets $7,510,894 $7,204,091 $7,372,451 $7,167,951 $7,265,191 Less: Goodwill and other (31,464) (31,709) intangibles Net $7,479,430 $7,172,382 Ratio 7.6% 9.5% (32,002) $7,340,449 9.2% (32,295) $7,135,656 (32,587) $7,232,604 9.5% 9.2% p. 34#36[HomeStreet Non-GAAP Financial Measures (continued) $ Thousands, Except Per Share Data Quarter Ended Mar. 31, 2022 Dec. 31, 2021 Sep. 30, 2021 June 30, 2021 Mar. 31, 2021 Return on Average Tangible Equity Average Shareholders' Equity $698,598 $726,014 $726,823 $718,838 $731,719 Less: Average Goodwill and Other (31,624) (31,901) (32,195) (32,487) (32,777) Intangibles Average Tangible Equity $669,974 $694,113 $694,628 $686,351 $698,942 Net Income $19,951 $29,432 $27,170 $29,157 $29,663 Amortization of Core Deposit 191 229 229 229 236 Intangibles (net of tax) Tangible Income Applicable to $20,142 $29,661 $27,399 $29,386 $29,899 Shareholders Ratio 12.2% 17.0% 15.6% 17.2% 17.3% Return on Average Assets Average Assets $7,363,589 $7,356,957 $7,264,933 $7,342,275 $7,310,408 Net Income $19,951 Ratio 1.10% $29,432 1.59% $27,170 1.48% $29,157 1.59% $29,663 1.65% Effective Tax Rate Used in 22.0% 22.0% 22.0% 22.0% 19.3% Computations Above p. 35#37HomeStreet] Non-GAAP Financial Measures (continued) $ Thousands Efficiency Ratio Noninterest Expense Adjustments $54,473 $53,971 Quarter Ended Mar. 31, 2022 Dec. 31, 2021 Sep. 30, 2021 June 30, 2021 Mar. 31, 2021 $51,949 $52,815 $56,608 Legal fees recovery 1,900 State of Washington Taxes (506) (664) (578) (602) (579) Adjusted Total $53,967 $53,307 $51,371 $54,113 $56,029 Total Revenues Net Interest Income Noninterest Income $54,546 $57,084 $57,484 $57,972 $54,517 $15,558 $28,620 $24,298 $28,224 $38,833 $70,104 $85,704 $81,782 $86,196 $93,350 77.0% 62.2% 62.8% 62.8% 60.0% Total Revenues Ratio Efficiency Ratio- excluding SFL Noninterest Expense (per above) $53,967 $53,307 $51,371 $54,113 $56,029 Less: SFL direct expense* (8,885) (10,006) (11,347) (13,823) (16,105) Net 45,082 43,301 40,024 40,290 39,924 Revenue (per above) $70,104 $85,704 $81,782 $86,196 $93,350 Less: SFL Revenue Net (6,735) (10,047) (14,002) (14,630) (23,301) 63,369 75,657 67,780 71,566 70,049 Ratio 71.1% 57.2% 59.0% 56.3% 57.0% Efficiency Ratio - SFL* 131.9% 99.6% 81.0% 94.5% 69.1% *excludes allocations of indirect expenses p. 36#38HomeStreet Non-GAAP Financial Measures (continued) To supplement our unaudited condensed consolidated financial statements presented in accordance with GAAP, we use certain non- GAAP measures of financial performance. In this presentation, we use the following non-GAAP measures: (i) tangible common equity and tangible assets as we believe this information is consistent with the treatment by bank regulatory agencies, which excluded intangible assets from the calculation of capital ratios; and (ii) an efficiency ratio which is the ratio of noninterest expenses to the sum of net interest income and noninterest income, excluding certain items of income or expense and excluding taxes incurred and payable to the state of Washington as such taxes are not classified as income taxes and we believe including them in noninterest expenses impacts the comparability of our results to those companies whose operations are in states where assessed taxes on business are classified as income taxes. These supplemental performance measures may vary from, and may not be comparable to, similarly titled measures provided by other companies in our industry. Non-GAAP financial measures are not in accordance with, or an alternative for, GAAP. Generally, a non- GAAP financial measure is a numerical measure of a company's performance that either excludes or includes amounts that are not normally excluded or included in the most directly comparable measure calculated and presented in accordance with GAAP. A non- GAAP financial measure may also be a financial metric that is not required by GAAP or other applicable requirements. We believe that these non-GAAP financial measures, when taken together with the corresponding GAAP financial measures, provide meaningful supplemental information regarding our performance by providing additional information used by management that is not otherwise required by GAAP or other applicable requirements. Our management uses, and believes that investors benefit from referring to, these non-GAAP financial measures in assessing our operating results and when planning, forecasting and analyzing future periods. These non-GAAP financial measures also facilitate a comparison of our performance to prior periods. We believe these measures are frequently used by securities analysts, investors and other parties in the evaluation of companies in our industry. Rather, these non-GAAP financial measures should be considered in addition to, not as a substitute for or superior to, financial measures prepared in accordance with GAAP. In the information below, we have provided reconciliations of, where applicable, the most comparable GAAP financial measures to the non-GAAP measures used in this press release, or a reconciliation of the non-GAAP calculation of the financial measure. p. 37