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Allowance for Loan Losses and Credit Quality of Loans | 12 Months Ended
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Dec. 31, 2017
Allowance for Loan Losses and Credit Quality of Loans [Abstract] |
Allowance for Loan Losses and Credit Quality of Loans |
5. | Allowance for Loan Losses and Credit Quality of Loans
Allowance for Loan Losses The allowance for loan losses is maintained at a level estimated by management to provide adequately for probable incurred losses inherent in the current loan portfolio. The appropriateness of the allowance for loan losses is continuously monitored. It is assessed for appropriateness using a methodology designed to ensure the level of the allowance reasonably reflects the loan portfolio’s risk profile. It is evaluated to ensure that it is sufficient to absorb all reasonably estimable credit losses inherent in the current loan portfolio. To develop and document a systematic methodology for determining the allowance for loan losses, the Company has divided the loan portfolio into three segments, each with different risk characteristics and methodologies for assessing risk. Those segments are further segregated between our loans accounted for under the amortized cost method (referred to as “originated” loans) and loans acquired in a business combination (referred to as “acquired” loans). Each portfolio segment is broken down into class segments where appropriate. Class segments contain unique measurement attributes, risk characteristics and methods for monitoring and assessing risk that are necessary to develop the allowance for loan losses. Unique characteristics such as borrower type, loan type, collateral type and risk characteristics define each class segment. The following table illustrates the portfolio and class segments for the Company’s loan portfolio:
Portfolio | Class
Commercial Loans | Commercial
| Commercial Real Estate
| Agricultural
| Agricultural Real Estate
| Business Banking
Consumer Loans | Indirect
| Home Equity
| Direct
Residential Real Estate Mortgages |
Commercial Loans The Company offers a variety of commercial loan products including commercial (non-real estate), commercial real estate, agricultural, agricultural real estate and business banking loans. The Company’s underwriting analysis for commercial loans typically includes credit verification, independent appraisals, a review of the borrower’s financial condition and a detailed analysis of the borrower’s underlying cash flows. Commercial – The Company offers a variety of loan options to meet the specific needs of our commercial customers including term loans, time notes and lines of credit. Such loans are made available to businesses for working capital needs such as inventory and receivables, business expansion and equipment purchases. Generally, a collateral lien is placed on equipment or other assets owned by the borrower. These loans typically carry a higher risk than commercial real estate loans due to the nature of the underlying collateral, which can be business assets such as equipment and accounts receivable, which are generally less liquid than real estate. To reduce the risk, management also attempts to secure real estate as collateral and obtain personal guarantees of the borrowers. Commercial Real Estate – The Company offers commercial real estate loans to finance real estate purchases, refinancings, expansions and improvements to commercial properties. Commercial real estate loans are made to finance the purchases of real property, which generally consist of real estate with completed structures. These commercial real estate loans are secured by liens on the real estate, which may include both owner occupied and non-owner-occupied properties, such as apartments, commercial structures, housing businesses, health care facilities and other facilities. These loans are typically less risky than commercial loans, since they are secured by real estate and buildings. The Company’s underwriting analysis includes credit verification, independent appraisals, a review of the borrower’s financial condition and a detailed analysis of the borrower’s underlying cash flows. These loans are typically originated in amounts of no more than 80% of the appraised value of the property. Agricultural – The Company offers a variety of agricultural loans to meet the needs of our agricultural customers including term loans, time notes and lines of credit. These loans are made to purchase livestock, purchase and modernize equipment and finance seasonal crop expenses. Generally, a collateral lien is placed on the livestock, equipment, produce inventories and/or receivables owned by the borrower. These loans may carry a higher risk than commercial and agricultural real estate loans due to the industry price volatility and in some cases, the perishable nature of the underlying collateral. To reduce these risks, management may attempt to secure these loans with additional real estate collateral, obtain personal guarantees of the borrowers or obtain government loan guarantees to provide further support. Agricultural Real Estate – The Company offers real estate loans to our agricultural customers to finance farm related real estate purchases, refinancings, expansions and improvements to agricultural properties. Agricultural real estate loans are made to finance the purchase and improvements of farm properties that generally consist of barns, production facilities and land. The agricultural real estate loans are secured by liens on the farm real estate. Because they are secured by land and buildings, these loans may be less risky than agricultural loans. The Company’s underwriting analysis includes credit verification, independent appraisals, a review of the borrower’s financial condition and a detailed analysis of the borrower’s underlying cash flows. These loans are typically originated in amounts of no more than 75% of the appraised value of the property. Government loan guarantees may be obtained to provide further support. Business Banking – The Company offers a variety of loan options to meet the specific needs of our business banking customers including term loans, business banking mortgages and lines of credit. Such loans are generally less than $750 thousand and are made available to businesses for working capital such as inventory and receivables, business expansion, equipment purchases and agricultural needs. Generally, a collateral lien is placed on equipment or other assets owned by the borrower such as inventory and/or receivables. These loans carry a higher risk than commercial loans due to the smaller size of the borrower and lower levels of capital. To reduce these risks, the Company obtains personal guarantees of the owners for a majority of the loans. Consumer Loans The Company offers a variety of consumer loan products including indirect, home equity and direct loans. Indirect – The Company maintains relationships with many dealers primarily in the communities that we serve. Through these relationships, the Company primarily finances the purchases of automobiles and recreational vehicles (such as campers, boats, etc.) indirectly through dealer relationships. Approximately 70% of the indirect relationships represent automobile financing. Most of these loans carry a fixed rate of interest with principal repayment terms typically ranging from three to six years, based upon the nature of the collateral and the size of the loan. The majority of indirect consumer loans are underwritten on a secured basis using the underlying collateral being financed. As of December 31, 2017 and 2016, respectively, the consumer loan portfolio includes $403.6 million and $374.9 million of unsecured consumer loans across a national footprint originated through our relationship with national technology-driven consumer lending companies. Advances of credit through this specialty lending business line are to prime borrowers and are subject to the Company’s underwriting standards. Home Equity – The Company offers fixed home equity loans as well as home equity lines of credit to consumers to finance home improvements, debt consolidation, education and other uses. Consumers are able to borrow up to 85% of the equity in their homes. The Company originates home equity lines of credit and second mortgage loans (loans secured by a second lien position on one-to-four-family residential real estate). These loans carry a higher risk than first mortgage residential loans as they are in a second position with respect to collateral. Risk is reduced through underwriting criteria, which include credit verification, appraisals, a review of the borrower’s financial condition and personal cash flows. A security interest, with title insurance when necessary, is taken in the underlying real estate. Direct – The Company offers a variety of consumer installment loans to finance vehicle purchases, mobile home purchases and personal expenditures. Most of these loans carry a fixed rate of interest with principal repayment terms typically ranging from one to ten years, based upon the nature of the collateral and the size of the loan. The majority of consumer loans are underwritten on a secured basis using the underlying collateral being financed or a customer’s deposit account. In addition to installment loans, the Company also offers personal lines of credit and overdraft protection. A minimal amount of loans are unsecured, which carry a higher risk of loss. Residential Real Estate Mortgages Residential real estate loans consist primarily of loans secured by first or second deeds of trust on primary residences. We originate adjustable-rate and fixed-rate, one-to-four-family residential real estate loans for the construction, purchase or refinancing of a mortgage. These loans are collateralized by owner-occupied properties located in the Company’s market area. When market conditions are favorable, for longer term, fixed-rate residential mortgages without escrow, the Company retains the servicing, but sells the right to receive principal and interest to Freddie Mac. This practice allows the Company to manage interest rate, liquidity risk and credit risk. Loans on one-to-four-family residential real estate are generally originated in amounts of no more than 85% of the purchase price or appraised value (whichever is lower) or have private mortgage insurance. Mortgage title insurance and hazard insurance are normally required. Construction loans have a unique risk, because they are secured by an incomplete dwelling. This risk is reduced through periodic site inspections, including one at each loan draw period. Allowance for Loan Loss Calculation For purposes of evaluating the adequacy of the allowance, the Company considers a number of significant factors that affect the collectability of the portfolio. For individually impaired loans, these include estimates of impairment, if any, which reflect the facts and circumstances that affect the likelihood of repayment of such loans as of the evaluation date. For homogeneous pools of loans, estimates of the Company’s exposure to credit loss reflect a current assessment of a number of factors, which could affect collectability. These factors include: past loss experience, size, trend, composition and nature of loans; changes in lending policies and procedures, including underwriting standards and collection, charge-offs and recoveries; trends experienced in nonperforming and delinquent loans; current economic conditions in the Company’s market; portfolio concentrations that may affect loss experienced across one or more components of the portfolio; the effect of external factors such as competition, legal and regulatory requirements; and the experience, ability and depth of lending management and staff. After a thorough consideration of the factors discussed above, any required additions or reductions to the allowance for loan losses are made periodically by charges or credits to the provision for loan losses. These charges are necessary to maintain the allowance at a level that management believes is reflective of overall level of incurred loss in the portfolio. While management uses available information to recognize losses on loans, additions and reductions of the allowance may fluctuate from one reporting period to another. These fluctuations are reflective of changes in risk associated with portfolio content and/or changes in management’s assessment of any or all of the determining factors discussed above. The following table illustrates the changes in the allowance for loan losses by portfolio segment:
(In thousands) |  | Commercial Loans |  |  | Consumer Loans |  |  | Residential Real Estate Mortgages |  |  | Unallocated |  |  | Total |
Balance as of December 31, 2016 |  | $ | 25,444 |  |  | $ | 33,375 |  |  | $ | 6,381 |  |  | $ | - |  |  | $ | 65,200 |
Charge-offs |  |  | (4,169 | ) |  |  | (27,072 | ) |  |  | (1,846 | ) |  |  | - |  |  |  | (33,087 | )
Recoveries |  |  | 1,077 |  |  |  | 5,142 |  |  |  | 180 |  |  |  | - |  |  |  | 6,399 |
Provision |  |  | 5,254 |  |  |  | 25,385 |  |  |  | 349 |  |  |  | - |  |  |  | 30,988 |
Ending Balance as of December 31, 2017 |  | $ | 27,606 |  |  | $ | 36,830 |  |  | $ | 5,064 |  |  | $ | - |  |  | $ | 69,500 |
Balance as of December 31, 2015 |  | $ | 25,545 |  |  | $ | 29,253 |  |  | $ | 7,960 |  |  | $ | 260 |  |  | $ | 63,018 |
Charge-offs |  |  | (4,592 | ) |  |  | (23,364 | ) |  |  | (1,343 | ) |  |  | - |  |  |  | (29,299 | )
Recoveries |  |  | 1,887 |  |  |  | 3,870 |  |  |  | 293 |  |  |  | - |  |  |  | 6,050 |
Provision |  |  | 2,604 |  |  |  | 23,616 |  |  |  | (529 | ) |  |  | (260 | ) |  |  | 25,431 |
Ending Balance as of December 31, 2016 |  | $ | 25,444 |  |  | $ | 33,375 |  |  | $ | 6,381 |  |  | $ | - |  |  | $ | 65,200 |
Balance as of December 31, 2014 |  | $ | 32,433 |  |  | $ | 26,720 |  |  | $ | 7,130 |  |  | $ | 76 |  |  | $ | 66,359 |
Charge-offs |  |  | (5,718 | ) |  |  | (18,140 | ) |  |  | (2,229 | ) |  |  | - |  |  |  | (26,087 | )
Recoveries |  |  | 1,014 |  |  |  | 3,127 |  |  |  | 320 |  |  |  | - |  |  |  | 4,461 |
Provision |  |  | (2,184 | ) |  |  | 17,546 |  |  |  | 2,739 |  |  |  | 184 |  |  |  | 18,285 |
Ending Balance as of December 31, 2015 |  | $ | 25,545 |  |  | $ | 29,253 |  |  | $ | 7,960 |  |  | $ | 260 |  |  | $ | 63,018 |
For acquired loans, to the extent that we experience deterioration in borrower credit quality resulting in a decrease in our expected cash flows subsequent to acquisition of the loans, an allowance for loan losses would be established based on our estimate of future credit losses over the remaining life of the loans. There was no allowance for loan losses for the acquired loan portfolio as of December 31, 2017 and $0.7 million as of December 31, 2016. Net charge-offs related to acquired loans totaled approximately $0.7 million, $0.5 million and $2.7 million during the years ended December 31, 2017, 2016 and 2015, respectively, and are included in the table above. The following table illustrates the allowance for loan losses and the recorded investment by portfolio segment:
(In thousands) |  | Commercial Loans |  |  | Consumer Loans |  |  | Residential Real Estate Mortgages |  |  | Total |
As of December 31, 2017 |  |  |  |  |  |  |  |  |  |  |  |
Allowance for loan losses |  | $ | 27,606 |  |  | $ | 36,830 |  |  | $ | 5,064 |  |  | $ | 69,500 |
Allowance for loans individually evaluated for impairment |  |  | 57 |  |  |  | - |  |  |  | - |  |  |  | 57 |
Allowance for loans collectively evaluated for impairment |  |  | 27,549 |  |  |  | 36,830 |  |  |  | 5,064 |  |  |  | 69,443 |
Ending balance of loans |  |  | 3,028,269 |  |  |  | 2,234,809 |  |  |  | 1,321,695 |  |  |  | 6,584,773 |
Ending balance of originated loans individually evaluated for impairment |  |  | 5,876 |  |  |  | 8,432 |  |  |  | 6,830 |  |  |  | 21,138 |
Ending balance of acquired loans collectively evaluated for impairment |  |  | 187,313 |  |  |  | 43,906 |  |  |  | 170,472 |  |  |  | 401,691 |
Ending balance of originated loans collectively evaluated for impairment |  | $ | 2,835,080 |  |  | $ | 2,182,471 |  |  | $ | 1,144,393 |  |  | $ | 6,161,944 |
As of December 31, 2016 |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Allowance for loan losses |  | $ | 25,444 |  |  | $ | 33,375 |  |  | $ | 6,381 |  |  | $ | 65,200 |
Allowance for loans individually evaluated for impairment |  |  | 1,517 |  |  |  | - |  |  |  | - |  |  |  | 1,517 |
Allowance for loans collectively evaluated for impairment |  |  | 23,927 |  |  |  | 33,375 |  |  |  | 6,381 |  |  |  | 63,683 |
Ending balance of loans |  |  | 2,786,002 |  |  |  | 2,149,441 |  |  |  | 1,262,614 |  |  |  | 6,198,057 |
Ending balance of originated loans individually evaluated for impairment |  |  | 13,070 |  |  |  | 8,488 |  |  |  | 6,111 |  |  |  | 27,669 |
Ending balance of acquired loans individually evaluated for impairment |  |  | 1,205 |  |  |  | - |  |  |  | - |  |  |  | 1,205 |
Ending balance of acquired loans collectively evaluated for impairment |  |  | 236,413 |  |  |  | 63,005 |  |  |  | 199,471 |  |  |  | 498,889 |
Ending balance of originated loans collectively evaluated for impairment |  | $ | 2,535,314 |  |  | $ | 2,077,948 |  |  | $ | 1,057,032 |  |  | $ | 5,670,294 |
The following table sets forth information with regard to past due and nonperforming loans by loan class:
(In thousands) |  | 31-60 Days Past Due Accruing |  |  | 61-90 Days Past Due Accruing |  |  | Greater Than 90 Days Past Due Accruing |  |  | Total Past Due Accruing |  |  | Nonaccrual |  |  | Current |  |  | Recorded Total Loans |
As of December 31, 2017 |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Originated |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Commercial Loans: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Commercial |  | $ | - |  |  | $ | - |  |  | $ | - |  |  | $ | - |  |  | $ | 202 |  |  | $ | 753,577 |  |  | $ | 753,779 |
Commercial Real Estate |  |  | 161 |  |  |  | 138 |  |  |  | - |  |  |  | 299 |  |  |  | 3,178 |  |  |  | 1,533,065 |  |  |  | 1,536,542 |
Agricultural |  |  | 117 |  |  |  | - |  |  |  | - |  |  |  | 117 |  |  |  | 1,043 |  |  |  | 34,386 |  |  |  | 35,546 |
Agricultural Real Estate |  |  | 493 |  |  |  | - |  |  |  | - |  |  |  | 493 |  |  |  | 2,736 |  |  |  | 30,905 |  |  |  | 34,134 |
Business Banking |  |  | 1,907 |  |  |  | 597 |  |  |  | - |  |  |  | 2,504 |  |  |  | 5,304 |  |  |  | 473,147 |  |  |  | 480,955 |
Total Commercial Loans |  | $ | 2,678 |  |  | $ | 735 |  |  | $ | - |  |  | $ | 3,413 |  |  | $ | 12,463 |  |  | $ | 2,825,080 |  |  | $ | 2,840,956 |
Consumer Loans: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Indirect |  | $ | 18,747 |  |  | $ | 4,033 |  |  | $ | 3,492 |  |  | $ | 26,272 |  |  | $ | 2,115 |  |  | $ | 1,642,664 |  |  | $ | 1,671,051 |
Home Equity |  |  | 2,887 |  |  |  | 854 |  |  |  | 341 |  |  |  | 4,082 |  |  |  | 2,736 |  |  |  | 448,081 |  |  |  | 454,899 |
Direct |  |  | 341 |  |  |  | 108 |  |  |  | 70 |  |  |  | 519 |  |  |  | 35 |  |  |  | 64,399 |  |  |  | 64,953 |
Total Consumer Loans |  | $ | 21,975 |  |  | $ | 4,995 |  |  | $ | 3,903 |  |  | $ | 30,873 |  |  | $ | 4,886 |  |  | $ | 2,155,144 |  |  | $ | 2,190,903 |
Residential Real Estate Mortgages |  | $ | 3,730 |  |  | $ | 667 |  |  | $ | 1,262 |  |  | $ | 5,659 |  |  | $ | 5,987 |  |  | $ | 1,139,577 |  |  | $ | 1,151,223 |
Total Originated Loans |  | $ | 28,383 |  |  | $ | 6,397 |  |  | $ | 5,165 |  |  | $ | 39,945 |  |  | $ | 23,336 |  |  | $ | 6,119,801 |  |  | $ | 6,183,082 |
Acquired |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Commercial Loans: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Commercial |  | $ | - |  |  | $ | - |  |  | $ | - |  |  | $ | - |  |  | $ | - |  |  | $ | 39,575 |  |  | $ | 39,575 |
Commercial Real Estate |  |  | - |  |  |  | - |  |  |  | - |  |  |  | - |  |  |  | 2 |  |  |  | 106,632 |  |  |  | 106,634 |
Business Banking |  |  | 354 |  |  |  | - |  |  |  | - |  |  |  | 354 |  |  |  | 669 |  |  |  | 40,081 |  |  |  | 41,104 |
Total Commercial Loans |  | $ | 354 |  |  | $ | - |  |  | $ | - |  |  | $ | 354 |  |  | $ | 671 |  |  | $ | 186,288 |  |  | $ | 187,313 |
Consumer Loans: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Indirect |  | $ | 38 |  |  | $ | - |  |  | $ | 1 |  |  | $ | 39 |  |  | $ | 22 |  |  | $ | 1,157 |  |  | $ | 1,218 |
Home Equity |  |  | 254 |  |  |  | 34 |  |  |  | 103 |  |  |  | 391 |  |  |  | 225 |  |  |  | 39,256 |  |  |  | 39,872 |
Direct |  |  | 6 |  |  |  | 1 |  |  |  | 1 |  |  |  | 8 |  |  |  | 23 |  |  |  | 2,785 |  |  |  | 2,816 |
Total Consumer Loans |  | $ | 298 |  |  | $ | 35 |  |  | $ | 105 |  |  | $ | 438 |  |  | $ | 270 |  |  | $ | 43,198 |  |  | $ | 43,906 |
Residential Real Estate Mortgages |  | $ | 627 |  |  | $ | 226 |  |  | $ | 140 |  |  | $ | 993 |  |  | $ | 1,431 |  |  | $ | 168,048 |  |  | $ | 170,472 |
Total Acquired Loans |  | $ | 1,279 |  |  | $ | 261 |  |  | $ | 245 |  |  | $ | 1,785 |  |  | $ | 2,372 |  |  | $ | 397,534 |  |  | $ | 401,691 |
Total Loans |  | $ | 29,662 |  |  | $ | 6,658 |  |  | $ | 5,410 |  |  | $ | 41,730 |  |  | $ | 25,708 |  |  | $ | 6,517,335 |  |  | $ | 6,584,773 |
(In thousands) |  | 31-60 Days Past Due Accruing |  |  | 61-90 Days Past Due Accruing |  |  | Greater Than 90 Days Past Due Accruing |  |  | Total Past Due Accruing |  |  | Nonaccrual |  |  | Current |  |  | Recorded Total Loans |
As of December 31, 2016 |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Originated |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Commercial Loans: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Commercial |  | $ | 33 |  |  | $ | 5 |  |  | $ | - |  |  | $ | 38 |  |  | $ | 2,964 |  |  | $ | 650,568 |  |  | $ | 653,570 |
Commercial Real Estate |  |  | - |  |  |  | - |  |  |  | - |  |  |  | - |  |  |  | 7,935 |  |  |  | 1,343,854 |  |  |  | 1,351,789 |
Agricultural |  |  | - |  |  |  | - |  |  |  | - |  |  |  | - |  |  |  | 730 |  |  |  | 37,186 |  |  |  | 37,916 |
Agricultural Real Estate |  |  | - |  |  |  | - |  |  |  | - |  |  |  | - |  |  |  | 1,803 |  |  |  | 30,619 |  |  |  | 32,422 |
Business Banking |  |  | 1,609 |  |  |  | 318 |  |  |  | - |  |  |  | 1,927 |  |  |  | 4,860 |  |  |  | 465,900 |  |  |  | 472,687 |
Total Commercial Loans |  | $ | 1,642 |  |  | $ | 323 |  |  | $ | - |  |  | $ | 1,965 |  |  | $ | 18,292 |  |  | $ | 2,528,127 |  |  | $ | 2,548,384 |
Consumer Loans: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Indirect |  | $ | 19,253 |  |  | $ | 4,185 |  |  | $ | 2,499 |  |  | $ | 25,937 |  |  | $ | 2,145 |  |  | $ | 1,538,593 |  |  | $ | 1,566,675 |
Home Equity |  |  | 3,416 |  |  |  | 1,065 |  |  |  | 528 |  |  |  | 5,009 |  |  |  | 2,851 |  |  |  | 448,797 |  |  |  | 456,657 |
Direct |  |  | 452 |  |  |  | 125 |  |  |  | 20 |  |  |  | 597 |  |  |  | 107 |  |  |  | 62,400 |  |  |  | 63,104 |
Total Consumer Loans |  | $ | 23,121 |  |  | $ | 5,375 |  |  | $ | 3,047 |  |  | $ | 31,543 |  |  | $ | 5,103 |  |  | $ | 2,049,790 |  |  | $ | 2,086,436 |
Residential Real Estate Mortgages |  | $ | 2,725 |  |  | $ | 172 |  |  | $ | 1,406 |  |  | $ | 4,303 |  |  | $ | 6,682 |  |  | $ | 1,052,158 |  |  | $ | 1,063,143 |
Total Originated Loans |  | $ | 27,488 |  |  | $ | 5,870 |  |  | $ | 4,453 |  |  | $ | 37,811 |  |  | $ | 30,077 |  |  | $ | 5,630,075 |  |  | $ | 5,697,963 |
Acquired |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Commercial Loans: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Commercial |  | $ | - |  |  | $ | - |  |  | $ | - |  |  | $ | - |  |  | $ | - |  |  | $ | 49,447 |  |  | $ | 49,447 |
Commercial Real Estate |  |  | - |  |  |  | - |  |  |  | - |  |  |  | - |  |  |  | 1,891 |  |  |  | 135,398 |  |  |  | 137,289 |
Business Banking |  |  | 236 |  |  |  | - |  |  |  | - |  |  |  | 236 |  |  |  | 804 |  |  |  | 49,842 |  |  |  | 50,882 |
Total Commercial Loans |  | $ | 236 |  |  | $ | - |  |  | $ | - |  |  | $ | 236 |  |  | $ | 2,695 |  |  | $ | 234,687 |  |  | $ | 237,618 |
Consumer Loans: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Indirect |  | $ | 100 |  |  | $ | 5 |  |  | $ | - |  |  | $ | 105 |  |  | $ | 47 |  |  | $ | 8,541 |  |  | $ | 8,693 |
Home Equity |  |  | 254 |  |  |  | 53 |  |  |  | 30 |  |  |  | 337 |  |  |  | 237 |  |  |  | 50,553 |  |  |  | 51,127 |
Direct |  |  | 30 |  |  |  | 2 |  |  |  | - |  |  |  | 32 |  |  |  | 20 |  |  |  | 3,133 |  |  |  | 3,185 |
Total Consumer Loans |  | $ | 384 |  |  | $ | 60 |  |  | $ | 30 |  |  | $ | 474 |  |  | $ | 304 |  |  | $ | 62,227 |  |  | $ | 63,005 |
Residential Real Estate Mortgages |  | $ | 609 |  |  | $ | 28 |  |  | $ | 327 |  |  | $ | 964 |  |  | $ | 2,636 |  |  | $ | 195,871 |  |  | $ | 199,471 |
Total Acquired Loans |  | $ | 1,229 |  |  | $ | 88 |  |  | $ | 357 |  |  | $ | 1,674 |  |  | $ | 5,635 |  |  | $ | 492,785 |  |  | $ | 500,094 |
Total Loans |  | $ | 28,717 |  |  | $ | 5,958 |  |  | $ | 4,810 |  |  | $ | 39,485 |  |  | $ | 35,712 |  |  | $ | 6,122,860 |  |  | $ | 6,198,057 |
There were no material commitments to extend further credit to borrowers with nonperforming loans as of December 31, 2017 and 2016. Classified loans, including all TDRs and nonaccrual commercial loans that are graded Substandard or below, with outstanding balances of $750 thousand or more are evaluated for impairment through the Company’s quarterly status review process. The Company considers commercial loans less than $750 thousand to be homogeneous loans. In determining that we will be unable to collect all principal and interest payments due in accordance with the contractual terms of the loan agreements, we consider factors such as payment history and changes in the financial condition of individual borrowers, local economic conditions, historical loss experience and the conditions of the various markets in which the collateral may be liquidated. For loans that are identified as impaired, impairment is measured by one of three methods: 1) the fair value of collateral less cost to sell, 2) present value of expected future cash flows or 3) the loan’s observable market price. These impaired loans are reviewed on a quarterly basis for changes in the measurement of impairment. Any change to the previously recognized amount of impairment loss is recognized as a component of the provision for loan losses. The following provides additional information on impaired loans specifically evaluated for impairment:
|  | December 31, 2017 |  |  | December 31, 2016 |
(In thousands) |  | Recorded Investment Balance (Book) |  |  | Unpaid Principal Balance (Legal) |  |  | Related Allowance |  |  | Recorded Investment Balance (Book) |  |  | Unpaid Principal Balance (Legal) |  |  | Related Allowance |
Originated |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
With no related allowance recorded: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Commercial Loans: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Commercial |  | $ | - |  |  | $ | 251 |  |  |  |  |  | $ | 1,278 |  |  | $ | 1,697 |  |  |  |
Commercial Real Estate |  |  | 2,211 |  |  |  | 3,979 |  |  |  |  |  |  | 3,816 |  |  |  | 3,841 |  |  |  |
Agricultural |  |  | 452 |  |  |  | 465 |  |  |  |  |  |  | 130 |  |  |  | 137 |  |  |  |
Agricultural Real Estate |  |  | 2,250 |  |  |  | 2,423 |  |  |  |  |  |  | 1,434 |  |  |  | 1,567 |  |  |  |
Business Banking |  |  | 860 |  |  |  | 1,730 |  |  |  |  |  |  | 655 |  |  |  | 728 |  |  |  |
Total Commercial Loans |  | $ | 5,773 |  |  | $ | 8,848 |  |  |  |  |  | $ | 7,313 |  |  | $ | 7,970 |  |  |  |
Consumer Loans: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Indirect |  | $ | 131 |  |  | $ | 143 |  |  |  |  |  | $ | 5 |  |  | $ | 16 |  |  |  |
Home Equity |  |  | 8,027 |  |  |  | 9,966 |  |  |  |  |  |  | 8,483 |  |  |  | 9,429 |  |  |  |
Direct |  |  | 274 |  |  |  | 274 |  |  |  |  |  |  | - |  |  |  | - |  |  |  |
Total Consumer Loans |  | $ | 8,432 |  |  | $ | 10,383 |  |  |  |  |  | $ | 8,488 |  |  | $ | 9,445 |  |  |  |
Residential Real Estate Mortgages |  | $ | 6,830 |  |  | $ | 8,780 |  |  |  |  |  | $ | 6,111 |  |  | $ | 6,906 |  |  |  |
Total |  | $ | 21,035 |  |  | $ | 28,011 |  |  |  |  |  | $ | 21,912 |  |  | $ | 24,321 |  |  |  |
With an allowance recorded: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Commercial Loans: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Commercial Real Estate |  | $ | 76 |  |  | $ | 82 |  |  | $ | 30 |  |  | $ | 5,553 |  |  | $ | 5,736 |  |  | $ | 735 |
Agricultural |  |  | 27 |  |  |  | 27 |  |  |  | 27 |  |  |  | 49 |  |  |  | 49 |  |  |  | 37 |
Agricultural Real Estate |  |  | - |  |  |  | - |  |  |  | - |  |  |  | 155 |  |  |  | 155 |  |  |  | 54 |
Total Commercial Loans |  | $ | 103 |  |  | $ | 109 |  |  | $ | 57 |  |  | $ | 5,757 |  |  | $ | 5,940 |  |  | $ | 826 |
Acquired |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
With an allowance recorded: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Commercial Loans: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Commercial Real Estate |  | $ | - |  |  | $ | - |  |  | $ | - |  |  | $ | 1,205 |  |  | $ | 1,321 |  |  | $ | 691 |
Total Commercial Loans |  | $ | - |  |  | $ | - |  |  | $ | - |  |  | $ | 1,205 |  |  | $ | 1,321 |  |  | $ | 691 |
Total |  | $ | 21,138 |  |  | $ | 28,120 |  |  | $ | 57 |  |  | $ | 28,874 |  |  | $ | 31,582 |  |  | $ | 1,517 |
The following table summarizes the average recorded investments on loans specifically evaluated for impairment and the interest income recognized:
|  | December 31, 2017 |  |  | December 31, 2016 |  |  | December 31, 2015 |
(In thousands) |  | Average Recorded Investment |  |  | Interest Income Recognized Accrual |  |  | Average Recorded Investment |  |  | Interest Income Recognized Accrual |  |  | Average Recorded Investment |  |  | Interest Income Recognized Accrual |
Originated |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Commercial Loans: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Commercial |  | $ | 1,841 |  |  | $ | - |  |  | $ | 6,217 |  |  | $ | - |  |  | $ | 2,219 |  |  | $ | 71 |
Commercial Real Estate |  |  | 3,534 |  |  |  | 115 |  |  |  | 5,828 |  |  |  | 167 |  |  |  | 8,538 |  |  |  | 164 |
Agricultural |  |  | 224 |  |  |  | 1 |  |  |  | 715 |  |  |  | 1 |  |  |  | 148 |  |  |  | 1 |
Agricultural Real Estate |  |  | 1,709 |  |  |  | 43 |  |  |  | 908 |  |  |  | 44 |  |  |  | 628 |  |  |  | 45 |
Business Banking |  |  | 875 |  |  |  | 12 |  |  |  | 830 |  |  |  | 9 |  |  |  | 960 |  |  |  | 21 |
Total Commerical Loans |  | $ | 8,183 |  |  | $ | 171 |  |  | $ | 14,498 |  |  | $ | 221 |  |  | $ | 12,493 |  |  | $ | 302 |
Consumer Loans: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Indirect |  | $ | 35 |  |  | $ | 3 |  |  | $ | 8 |  |  | $ | - |  |  | $ | - |  |  | $ | - |
Home Equity |  |  | 8,226 |  |  |  | 446 |  |  |  | 8,278 |  |  |  | 480 |  |  |  | 7,070 |  |  |  | 374 |
Direct |  |  | 178 |  |  |  | 8 |  |  |  | - |  |  |  | - |  |  |  | - |  |  |  | - |
Total Consumer Loans |  | $ | 8,439 |  |  | $ | 457 |  |  | $ | 8,286 |  |  | $ | 480 |  |  | $ | 7,070 |  |  | $ | 374 |
Residential Real Estate Mortgages |  | $ | 6,523 |  |  |  | 296 |  |  |  | 6,143 |  |  |  | 269 |  |  |  | 5,128 |  |  |  | 219 |
Total Originated |  | $ | 23,145 |  |  | $ | 924 |  |  | $ | 28,927 |  |  | $ | 970 |  |  | $ | 24,691 |  |  | $ | 895 |
Acquired |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Commercial Loans |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Commercial |  | $ | - |  |  | $ | - |  |  | $ | - |  |  | $ | - |  |  | $ | 2,045 |  |  | $ | - |
Commercial Real Estate |  |  | 93 |  |  |  | - |  |  |  | 1,205 |  |  |  | - |  |  |  | 5,734 |  |  |  | - |
Total Commerical Loans |  | $ | 93 |  |  | $ | - |  |  | $ | 1,205 |  |  | $ | - |  |  | $ | 7,779 |  |  | $ | - |
Total Acquired |  | $ | 93 |  |  | $ | - |  |  | $ | 1,205 |  |  | $ | - |  |  | $ | 7,779 |  |  | $ | - |
Total |  | $ | 23,238 |  |  | $ | 924 |  |  | $ | 30,132 |  |  | $ | 970 |  |  | $ | 32,470 |  |  | $ | 895 |
Credit Quality Indicators The Company has developed an internal loan grading system to evaluate and quantify the Company’s loan portfolio with respect to quality and risk. The system focuses on, among other things, financial strength of borrowers, experience and depth of borrower’s management, primary and secondary sources of repayment, payment history, nature of the business and outlook on particular industries. The internal grading system enables the Company to monitor the quality of the entire loan portfolio on a consistent basis and provide management with an early warning system, enabling recognition and response to problem loans and potential problem loans. Commercial Grading System For commercial and agricultural loans, the Company uses a grading system that relies on quantifiable and measurable characteristics when available. This would include comparison of financial strength to available industry averages, comparison of transaction factors (loan terms and conditions) to loan policy and comparison of credit history to stated repayment terms and industry averages. Some grading factors are necessarily more subjective such as economic and industry factors, regulatory environment and management. Classified loans are graded Doubtful, Substandard, Special Mention and Pass.
| ● | Doubtful
A Doubtful loan has a high probability of total or substantial loss, but because of specific pending events that may strengthen the asset, its classification as a loss is deferred. Doubtful borrowers are usually in default, lack adequate liquidity or capital and lack the resources necessary to remain an operating entity. Pending events can include mergers, acquisitions, liquidations, capital injections, the perfection of liens on additional collateral, the valuation of collateral and refinancing. Generally, pending events should be resolved within a relatively short period and the ratings will be adjusted based on the new information. Nonaccrual treatment is required for Doubtful assets because of the high probability of loss.
| ● | Substandard
Substandard loans have a high probability of payment default or they have other well-defined weaknesses. They require more intensive supervision by bank management. Substandard loans are generally characterized by current or expected unprofitable operations, inadequate debt service coverage, inadequate liquidity or marginal capitalization. Repayment may depend on collateral or other credit risk mitigants. For some Substandard loans, the likelihood of full collection of interest and principal may be in doubt and those loans should be placed on nonaccrual. Although Substandard assets in the aggregate will have a distinct potential for loss, an individual asset’s loss potential does not have to be distinct for the asset to be rated Substandard.
| ● | Special Mention
Special Mention loans have potential weaknesses that may, if not checked or corrected, weaken the asset or inadequately protect the Company’s position at some future date. These loans pose elevated risk, but their weakness does not yet justify a Substandard classification. Borrowers may be experiencing adverse operating trends (i.e., declining revenues or margins) or may be struggling with an ill-proportioned balance sheet (i.e., increasing inventory without an increase in sales, high leverage, tight liquidity). Adverse economic or market conditions, such as interest rate increases or the entry of a new competitor, may also support a Special Mention rating. Although a Special Mention loan has a higher probability of default than a Pass asset, its default is not imminent.
| ● | Pass
Loans graded as Pass encompass all loans not graded as Doubtful, Substandard or Special Mention. Pass loans are in compliance with loan covenants and payments are generally made as agreed. Pass loans range from superior quality to fair quality. Business Banking Grading System Business Banking loans are graded as either Classified or Non-classified:
| ● | Classified
Classified loans are inadequately protected by the current worth and paying capacity of the obligor or, if applicable, the collateral pledged. These loans have a well-defined weakness or weaknesses, that jeopardize the liquidation of the debt or in some cases make collection or liquidation in full, on the basis of currently existing facts, conditions and values, highly questionable and improbable. They are characterized by the distinct possibility that the Company will sustain some loss if the deficiencies are not corrected. Classified loans have a high probability of payment default or a high probability of total or substantial loss. These loans require more intensive supervision by management and are generally characterized by current or expected unprofitable operations, inadequate debt service coverage, inadequate liquidity or marginal capitalization. Repayment may depend on collateral or other credit risk mitigants. When the likelihood of full collection of interest and principal may be in doubt, Classified loans are considered to have a nonaccrual status. In some cases, Classified loans are considered uncollectible and of such little value that their continuance as assets is not warranted.
| ● | Non-classified
Loans graded as Non-classified encompass all loans not graded as Classified. Non-classified loans are in compliance with loan covenants and payments are generally made as agreed. Consumer and Residential Mortgage Grading System Consumer and Residential Mortgage loans are graded as either Nonperforming or Performing.
| ● | Nonperforming
Nonperforming loans are loans that are 1) over 90 days past due and interest is still accruing or 2) on nonaccrual status.
| ● | Performing
All loans not meeting any of these three criteria are considered Performing. The following tables illustrate the Company’s credit quality by loan class:
(In thousands) |  | December 31, 2017 |
Originated |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Commercial Credit Exposure |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
By Internally Assigned Grade: |  | Commercial |  |  | Commercial Real Estate |  |  | Agricultural |  |  | Agricultural Real Estate |  |  | Total |
Pass |  | $ | 708,567 |  |  | $ | 1,481,926 |  |  | $ | 31,142 |  |  | $ | 23,381 |  |  | $ | 2,245,016 |
Special Mention |  |  | 30,337 |  |  |  | 28,264 |  |  |  | 2,294 |  |  |  | 2,441 |  |  |  | 63,336 |
Substandard |  |  | 14,875 |  |  |  | 26,352 |  |  |  | 2,110 |  |  |  | 8,312 |  |  |  | 51,649 |
Total |  | $ | 753,779 |  |  | $ | 1,536,542 |  |  | $ | 35,546 |  |  | $ | 34,134 |  |  | $ | 2,360,001 |
Business Banking Credit Exposure |  |  |  |  |  |  |  |
By Internally Assigned Grade: |  |  | Business Banking |  |  |  | Total |
Non-classified |  | $ | 468,898 |  |  | $ | 468,898 |
Classified |  |  | 12,057 |  |  |  | 12,057 |
Total |  | $ | 480,955 |  |  | $ | 480,955 |
Consumer Credit Exposure |  |  |  |  |  |  |  |  |  |  |  |
By Payment Activity: |  | Indirect |  |  | Home Equity |  |  | Direct |  |  | Total |
Performing |  | $ | 1,665,444 |  |  | $ | 451,822 |  |  | $ | 64,848 |  |  | $ | 2,182,114 |
Nonperforming |  |  | 5,607 |  |  |  | 3,077 |  |  |  | 105 |  |  |  | 8,789 |
Total |  | $ | 1,671,051 |  |  | $ | 454,899 |  |  | $ | 64,953 |  |  | $ | 2,190,903 |
Residential Mortgage Credit Exposure |  |  |  |  |  |
By Payment Activity: |  | Residential Mortgage |  |  | Total |
Performing |  | $ | 1,143,974 |  |  | $ | 1,143,974 |
Nonperforming |  |  | 7,249 |  |  |  | 7,249 |
Total |  | $ | 1,151,223 |  |  | $ | 1,151,223 |
Acquired |  |  |  |  |  |  |  |  |
Commercial Credit Exposure |  |  |  |  |  |  |  |  |
By Internally Assigned Grade: |  | Commercial |  |  | Commercial Real Estate |  |  | Total |
Pass |  | $ | 37,825 |  |  | $ | 103,248 |  |  | $ | 141,073 |
Special Mention |  |  | 425 |  |  |  | 498 |  |  |  | 923 |
Substandard |  |  | 1,325 |  |  |  | 2,888 |  |  |  | 4,213 |
Total |  | $ | 39,575 |  |  | $ | 106,634 |  |  | $ | 146,209 |
Business Banking Credit Exposure |  |  |  |  |  |
By Internally Assigned Grade: |  | Business Banking |  |  | Total |
Non-classified |  | $ | 38,236 |  |  | $ | 38,236 |
Classified |  |  | 2,868 |  |  |  | 2,868 |
Total |  | $ | 41,104 |  |  | $ | 41,104 |
Consumer Credit Exposure |  |  |  |  |  |  |  |  |  |  |  |
By Payment Activity: |  | Indirect |  |  | Home E quity |  |  | Direct |  |  | Total |
Performing |  | $ | 1,195 |  |  | $ | 39,544 |  |  | $ | 2,792 |  |  | $ | 43,531 |
Nonperforming |  |  | 23 |  |  |  | 328 |  |  |  | 24 |  |  |  | 375 |
Total |  | $ | 1,218 |  |  | $ | 39,872 |  |  | $ | 2,816 |  |  | $ | 43,906 |
Residential Mortgage Credit Exposure |  |  |  |  |  |
By Payment Activity: |  | Residential Mortgage |  |  | Total |
Performing |  | $ | 168,901 |  |  | $ | 168,901 |
Nonperforming |  |  | 1,571 |  |  |  | 1,571 |
Total |  | $ | 170,472 |  |  | $ | 170,472 |
(In thousands) |  | December 31, 2016 |
Originated |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Commercial Credit Exposure |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
By Internally Assigned Grade: |  | Commercial |  |  | Commercial Real Estate |  |  | Agricultural |  |  | Agricultural Real Estate |  |  | Total |
Pass |  | $ | 616,829 |  |  | $ | 1,288,409 |  |  | $ | 36,762 |  |  | $ | 28,912 |  |  | $ | 1,970,912 |
Special Mention |  |  | 7,750 |  |  |  | 31,053 |  |  |  | 25 |  |  |  | 1,896 |  |  |  | 40,724 |
Substandard |  |  | 28,991 |  |  |  | 32,327 |  |  |  | 1,124 |  |  |  | 1,614 |  |  |  | 64,056 |
Doubtful |  |  | - |  |  |  | - |  |  |  | 5 |  |  |  | - |  |  |  | 5 |
Total |  | $ | 653,570 |  |  | $ | 1,351,789 |  |  | $ | 37,916 |  |  | $ | 32,422 |  |  | $ | 2,075,697 |
Business Banking Credit Exposure |  |  |  |  |  |
By Internally Assigned Grade: |  | Business Banking |  |  | Total |
Non-classified |  | $ | 458,864 |  |  | $ | 458,864 |
Classified |  |  | 13,823 |  |  |  | 13,823 |
Total |  | $ | 472,687 |  |  | $ | 472,687 |
Consumer Credit Exposure |  |  |  |  |  |  |  |  |  |  |  |
By Payment Activity: |  | Indirect |  |  | Home Equity |  |  | Direct |  |  | Total |
Performing |  | $ | 1,562,031 |  |  | $ | 453,278 |  |  | $ | 62,977 |  |  | $ | 2,078,286 |
Nonperforming |  |  | 4,644 |  |  |  | 3,379 |  |  |  | 127 |  |  |  | 8,150 |
Total |  | $ | 1,566,675 |  |  | $ | 456,657 |  |  | $ | 63,104 |  |  | $ | 2,086,436 |
Residential Mortgage Credit Exposure |  |  |  |  |  |
By Payment Activity: |  | Residential Mortgage |  |  | Total |
Performing |  | $ | 1,055,055 |  |  | $ | 1,055,055 |
Nonperforming |  |  | 8,088 |  |  |  | 8,088 |
Total |  | $ | 1,063,143 |  |  | $ | 1,063,143 |
Acquired |  |  |  |  |  |  |  |  |
Commercial Credit Exposure |  |  |  |  |  |  |  |  |
By Internally Assigned Grade: |  | Commercial |  |  | Commercial Real Estate |  |  | Total |
Pass |  | $ | 48,194 |  |  | $ | 127,660 |  |  | $ | 175,854 |
Special Mention |  |  | 76 |  |  |  | 1,231 |  |  |  | 1,307 |
Substandard |  |  | 1,177 |  |  |  | 7,193 |  |  |  | 8,370 |
Doubtful |  |  | - |  |  |  | 1,205 |  |  |  | 1,205 |
Total |  | $ | 49,447 |  |  | $ | 137,289 |  |  | $ | 186,736 |
Business Banking Credit Exposure |  |  |  |  |  |
By Internally Assigned Grade: |  | Business Banking |  |  | Total |
Non-classified |  | $ | 47,347 |  |  | $ | 47,347 |
Classified |  |  | 3,535 |  |  |  | 3,535 |
Total |  | $ | 50,882 |  |  | $ | 50,882 |
Consumer Credit Exposure |  |  |  |  |  |  |  |  |  |  |  |
By Payment Activity: |  | Indirect |  |  | Home Equity |  |  | Direct |  |  | Total |
Performing |  | $ | 8,646 |  |  | $ | 50,860 |  |  | $ | 3,165 |  |  | $ | 62,671 |
Nonperforming |  |  | 47 |  |  |  | 267 |  |  |  | 20 |  |  |  | 334 |
Total |  | $ | 8,693 |  |  | $ | 51,127 |  |  | $ | 3,185 |  |  | $ | 63,005 |
Residential Mortgage Credit Exposure |  |  |  |  |  |
By Payment Activity: |  | Residential Mortgage |  |  | Total |
Performing |  | $ | 196,508 |  |  | $ | 196,508 |
Nonperforming |  |  | 2,963 |  |  |  | 2,963 |
Total |  | $ | 199,471 |  |  | $ | 199,471 |
Troubled Debt Restructuring When the Company modifies a loan in a troubled debt restructuring, such modifications include one or a combination of the following: an extension of the maturity date at a stated rate of interest lower than the current market rate for new debt with similar risk; temporary reduction in the interest rate; or change in scheduled payment amount. Residential and home equity TDRs occurring during 2017 and 2016 were due to the reduction in the interest rate or extension of the term. Commercial and business banking TDRs during 2017 and 2016 were both a reduction of the interest rate and change in terms. When the Company modifies a loan in a troubled debt restructuring, management measures for impairment, if any, based on the present value of the expected future cash flows, discounted at the contractual interest rate of the original loan agreement, except when the sold (remaining) source of repayment for the loan is the operation or liquidation of the collateral. In these cases, management uses the current fair value of the collateral, less selling costs. If management determines that the value of the modified loan is less than the recorded investment in the loan an impairment charge would be recorded. The following tables illustrate the recorded investment and number of modifications for modified loans, including the recorded investment in the loans prior to a modification and the recorded investment in the loans after restructuring:
|  | Year ended December 31, 2017 |
(In thousands) |  | Number of Contracts |  |  | Pre- Modification Outstanding Recorded Investment |  |  | Post- Modification Outstanding Recorded Investment |
Commercial Loans: |  |  |  |  |  |  |  |  |
Commercial |  |  | 1 |  |  | $ | 3,300 |  |  | $ | 3,239 |
Business Banking |  |  | 3 |  |  |  | 385 |  |  |  | 381 |
Total Commercial Loans |  |  | 4 |  |  | $ | 3,685 |  |  | $ | 3,620 |
Consumer Loans: |  |  |  |  |  |  |  |  |  |  |  |
Indirect |  |  | 8 |  |  | $ | 145 |  |  | $ | 143 |
Home Equity |  |  | 13 |  |  |  | 552 |  |  |  | 600 |
Direct |  |  | 2 |  |  |  | 279 |  |  |  | 279 |
Total Consumer Loans |  |  | 23 |  |  | $ | 976 |  |  | $ | 1,022 |
Residential Real Estate Mortgages |  |  | 15 |  |  | $ | 1,454 |  |  | $ | 1,474 |
Total Troubled Debt Restructurings |  |  | 42 |  |  | $ | 6,115 |  |  | $ | 6,116 |
|  | Year ended December 31, 2016 |
(In thousands) |  | Number of contracts |  |  | Pre- Modification Outstanding Recorded Investment |  |  | Post- Modification Outstanding Recorded Investment |
Consumer Loans: |  |  |  |  |  |  |  |  |
Home Equity |  |  | 28 |  |  | $ | 1,886 |  |  | $ | 1,743 |
Total Consumer Loans |  |  | 28 |  |  | $ | 1,886 |  |  | $ | 1,743 |
Residential Real Estate Mortgages |  |  | 13 |  |  | $ | 1,084 |  |  | $ | 843 |
Total Troubled Debt Restructurings |  |  | 41 |  |  | $ | 2,970 |  |  | $ | 2,586 |
The following table illustrates the recorded investment and number of modifications for TDRs where a concession has been made and subsequently defaulted during the period:
|  | Year ended December 31, 2017 |  |  | Year ended December 31, 2016 |
(In thousands) |  | Number of contracts |  |  | Recorded Investment |  |  | Number of contracts |  |  | Recorded Investment |
Commercial Loans: |  |  |  |  |  |  |  |  |  |  |  |
Commercial |  |  | 1 |  |  | $ | 145 |  |  |  | 1 |  |  | $ | 169 |
Commercial Real Estate |  |  | - |  |  |  | - |  |  |  | 1 |  |  |  | 1,573 |
Business Banking |  |  | 1 |  |  |  | 329 |  |  |  | 1 |  |  |  | 67 |
Total Commercial Loans |  |  | 2 |  |  | $ | 474 |  |  |  | 3 |  |  | $ | 1,809 |
Consumer Loans: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Indirect |  |  | 2 |  |  | $ | 19 |  |  |  | - |  |  | $ | - |
Home Equity |  |  | 34 |  |  |  | 1,720 |  |  |  | 34 |  |  |  | 1,770 |
Total Consumer Loans |  |  | 36 |  |  | $ | 1,739 |  |  |  | 34 |  |  | $ | 1,770 |
Residential Real Estate Mortgages |  |  | 19 |  |  | $ | 1,302 |  |  |  | 16 |  |  | $ | 1,109 |
Total Troubled Debt Restructurings |  |  | 57 |  |  | $ | 3,515 |  |  |  | 53 |  |  | $ | 4,688 |

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- Definition The entire disclosure for allowance for credit losses. + References Reference 1: http://www.xbrl.org/2003/role/presentationRef -Publisher FASB -Name Accounting Standards Codification -Topic 310 -URI http://asc.fasb.org/topic&trid=2196771 + Details
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