Loans are presented net of unearned income of $4.5 million and $3.2 million at June 30, 2016 and December 31, 2015 and net of a discount related to purchase accounting fair value adjustments of $9.0 million and $10.9 million at June 30, 2016 and December 31, 2015. The following table indicates the composition of the acquired and originated loans as of the dates presented:



(dollars in thousands)	June 30, 2016		December 31, 2015
Commercial
Commercial real estate	$	2,388,786	$	2,166,603
Commercial and industrial	1,385,746		1,256,830
Commercial construction	398,122		413,444
Total Commercial Loans	4,172,654		3,836,877
Consumer
Residential mortgage	671,665		639,372
Home equity	480,204		470,845
Installment and other consumer	58,139		73,939
Consumer construction	5,602		6,579
Total Consumer Loans	1,215,610		1,190,735
Total Portfolio Loans	5,388,264		5,027,612
Loans held for sale	11,999		35,321
Total Loans	$	5,400,263	$	5,062,933

We attempt to limit our exposure to credit risk by diversifying our loan portfolio by segment, geography, collateral and industry and actively managing concentrations. When concentrations exist in certain segments, we monitor this risk by reviewing the relevant economic indicators and internal risk rating trends and through stress testing of the loans in these segments. Total commercial loans represented 77 percent of total portfolio loans at June 30, 2016 and 76 percent of total portfolio loans at December 31, 2015. Within our commercial portfolio, the CRE and Commercial Construction portfolios combined comprised $2.8 billion or 67 percent of total commercial loans and 52 percent of total portfolio loans at June 30, 2016 and 67 percent of total commercial loans and 51 percent of total portfolio loans at December 31, 2015. Further segmentation of the CRE and Commercial Construction portfolios by collateral type reveal no concentration in excess of seven percent of total loans at June 30, 2016 and December 31, 2015.

Our market area includes Pennsylvania and the contiguous states of Ohio, West Virginia, New York and Maryland. The majority of our commercial and consumer loans are made to businesses and individuals in this market area, resulting in a geographic concentration. We believe our knowledge and familiarity with customers and conditions locally outweighs this geographic concentration risk. The conditions of the local and regional economies are monitored closely through publicly available data as well as information supplied by our customers. Our CRE and Commercial Construction portfolios have out-of-market exposure of 5.3 percent of the combined portfolio and 2.7 percent of total loans at June 30, 2016 and 5.8 percent of the combined portfolio and 3.0 percent of total loans at December 31, 2015.

The decrease in loans held for sale of $23.3 million primarily related to the sale of our credit card portfolio of $22.9 million and resulted in a $2.1 million gain for the six months ended June 30, 2016.

Troubled debt restructurings, or TDRs, are loans where we, for economic or legal reasons related to a borrower’s financial difficulties, grant a concession to the borrower. We strive to identify borrowers with financial difficulty early and work with them to come to a mutual resolution to modify the terms of their loan before the loan goes nonaccrual. These modified terms generally include extensions of maturity dates at a stated interest rate lower than the current market rate for a new loan with similar risk characteristics, reductions in contractual interest rates or principal deferment. While unusual, there may be instances of principal forgiveness. These modifications are generally for longer term periods that would not be considered insignificant. Additionally, we classify loans where the debt obligation has been discharged through a Chapter 7 Bankruptcy and not reaffirmed as TDRs.

We individually evaluate all substandard commercial loans that have experienced a forbearance or change in terms agreement, as well as all substandard consumer and residential mortgage loans that entered into an agreement to modify their existing loan to determine if they should be designated as TDRs. All TDRs are considered to be impaired loans and will be reported as impaired loans for the remaining life of the loan, unless the restructuring agreement specifies an interest rate equal to or greater than the rate that would be accepted at the time of the restructuring for a new loan with comparable risk and it is fully expected that the remaining principal and interest will be collected according to the restructured agreement. Further, all impaired loans are reported as nonaccrual loans unless the loan is a TDR that has met the requirements to be returned to accruing status. TDRs can be returned to accruing status if the ultimate collectability of all contractual amounts due, according to the restructured agreement, is not in doubt and there is a period of a minimum of six months of satisfactory payment performance by the borrower either immediately before or after the restructuring.

The following table summarizes the restructured loans as of the dates presented:



	June 30, 2016						December 31, 2015
(dollars in thousands)	Performing TDRs		Nonperforming TDRs		Total TDRs		Performing TDRs		Nonperforming TDRs		Total TDRs
Commercial real estate	$	4,263	$	4,369	$	8,632	$	6,822	$	3,548	$	10,370
Commercial and industrial	6,241		2,535		8,776		6,321		1,570		7,891
Commercial construction	4,351		2,820		7,171		5,013		1,265		6,278
Residential mortgage	2,493		4,411		6,904		2,590		665		3,255
Home equity	3,225		882		4,107		3,184		523		3,707
Installment and other consumer	25		11		36		25		88		113
Total	$	20,598	$	15,028	$	35,626	$	23,955	$	7,659	$	31,614

There were no TDRs returned to accruing status during the three and six months ended June 30, 2016 and there were six TDRs that returned to accruing status totaling $0.3 million during the three and six months ended June 30, 2015.

The following tables present the restructured loans during the periods presented:



	Three Months Ended June 30, 2016								Three Months Ended June 30, 2015
(dollars in thousands)	Number of Loans	Pre-Modification Outstanding Recorded Investment⁽¹⁾		Post-Modification Outstanding Recorded Investment⁽¹⁾		Total Difference in Recorded Investment			Number of Loans	Pre-Modification Outstanding Recorded Investment⁽¹⁾		Post-Modification Outstanding Recorded Investment⁽¹⁾		Total Difference in Recorded Investment
Commercial real estate
Principal deferral	1	$	4,721	$	2,270	$	(2,451	)	—	$	—	$	—	$	—
Commercial and industrial
Principal deferral	5	985		985		—			—	—		—		—
Principal forgiveness	—	—		—		—			1	400		400		—
Maturity date extension	1	130		130		—			—	—		—		—
Commercial Construction
Maturity date extension	4	1,324		1,269		(55		)	—	—		—		—
Residential mortgage
Principal deferral	1	3,273		3,273		—			—	—		—		—
Chapter 7 bankruptcy⁽²⁾	1	65		64		(1		)	—	—		—		—
Maturity date extension and interest rate reduction	—	—		—		—			2	225		225		—
Home equity
Chapter 7 bankruptcy⁽²⁾	4	73		69		(4		)	4	171		171		—
Maturity date extension	3	120		120		—			—	—		—		—
Installment and other consumer
Chapter 7 bankruptcy⁽²⁾	2	16		13		(3		)	—	—		—		—
Total by Concession Type
Principal forgiveness	—	$	—	$	—	$	—		1	$	400	$	400	$	—
Principal deferral	7	8,979		6,528		(2,451		)	—	—		—		—
Chapter 7 bankruptcy⁽²⁾	7	154		146		(8		)	4	171		171		—
Interest rate reduction	—	—		—		—			—	—		—		—
Maturity date extension and interest rate reduction	—	—		—		—			2	225		225		—
Maturity date extension	8	1,574		1,519		(55		)	—	—		—		—
Total	22	$	10,707	$	8,193	$	(2,514	)	7	$	796	$	796	$	—
⁽¹⁾ Excludes loans that were fully paid off or fully charged-off by period end. The pre-modification balance represents the balance outstanding prior to modification. The post-modification balance represents the outstanding balance at period end. ⁽²⁾ Chapter 7 bankruptcy loans where the debt has been legally discharged through the bankruptcy court and not reaffirmed.



	Six Months Ended June 30, 2016								Six Months Ended June 30, 2015
(dollars in thousands)	Number of Loans	Pre-Modification Outstanding Recorded Investment⁽¹⁾		Post-Modification Outstanding Recorded Investment⁽¹⁾		Total Difference in Recorded Investment			Number of Loans	Pre-Modification Outstanding Recorded Investment⁽¹⁾		Post-Modification Outstanding Recorded Investment⁽¹⁾		Total Difference in Recorded Investment
Commercial real estate
Principal deferral	1	$	4,721	$	2,270	$	(2,451	)	2	$	2,851	$	2,851	$	—
Chapter 7 bankruptcy(2)	1	709		681		(28		)	—	—		—		—
Commercial and industrial
Principal forgiveness	—	—		—		—			1	400		400		—
Principal deferral	5	985		985		—			6	661		661		—
Chapter 7 bankruptcy⁽²⁾	—	—		—		—			1	3		1		(2		)
Maturity date extension	3	755		728		(27		)	1	780		765		(15		)
Commercial Construction
Principal deferral	—	—		—		—			1	104		103		(1		)
Maturity date extension	5	1,357		1,303		(54		)	—	—		—		—
Residential mortgage
Principal deferral	1	3,273		3,273		—			—	—		—		—
Chapter 7 bankruptcy⁽²⁾	4	285		280		(5		)	—	—		—		—
Maturity date extension	1	483		483		—			—	—		—		—
Maturity date extension and interest rate reduction	—	—		—		—			2	225		225		—
Home equity
Principal deferral	1	47		46		(1		)	—	—		—		—
Chapter 7 bankruptcy⁽²⁾	9	318		309		(9		)	12	313		304		(9		)
Maturity date extension and interest rate reduction	1	130		128		(2		)	—	—		—		—
Maturity date extension	4	274		272		(2		)	1	71		71		—
Installment and other consumer
Chapter 7 bankruptcy⁽²⁾	2	16		13		$	(3	)	—	—		—		$	—
Total by Concession Type
Principal forgiveness	—	$	—	$	—	$	—		1	$	400	$	400	$	—
Principal deferral	8	9,026		6,574		(2,452		)	9	3,616		3,615		(1		)
Chapter 7 bankruptcy⁽²⁾	16	1,328		1,283		(45		)	13	316		305		(11		)
Interest rate reduction	—	—		—		—								—
Maturity date extension and interest rate reduction	1	130		128		(2		)	2	225		225		—
Maturity date extension	13	2,869		2,786		(83		)	2	851		836		(15		)
Total	38	$	13,353	$	10,771	$	(2,582	)	27	$	5,408	$	5,381	$	(27	)
⁽¹⁾ Excludes loans that were fully paid off or fully charged-off by period end. The pre-modification balance represents the balance outstanding prior to modification. The post-modification balance represents the outstanding balance at period end. ⁽²⁾ Chapter 7 bankruptcy loans where the debt has been legally discharged through the bankruptcy court and not reaffirmed.

For the three months ended June 30, 2016, we modified one C&I loan totaling $6.5 million and one CRE loan totaling $0.5 million that were not considered to be TDRs. For the six months ended June 30, 2016, we modified three C&I loans totaling $8.7 million and one CRE loan totaling $0.5 million. The modifications were administrative extensions of maturity dates that were determined not to be a concession. As of June 30, 2016, we have $0.7 million of commitments to lend additional funds on TDRs.

Defaulted TDRs are defined as loans having a payment default of 90 days or more after the restructuring takes place. The following tables present a summary of TDRs which defaulted during the periods presented that had been restructured within the last 12 months prior to defaulting:



	Defaulted TDRs
	Three Months Ended June 30,						Six Months Ended June 30,
	2016			2015			2016			2015
(dollars in thousands)	Number of Defaults	Recorded Investment		Number of Defaults	Recorded Investment		Number of Defaults	Recorded Investment		Number of Defaults	Recorded Investment
Commercial real estate	—	$	—	—	$	—	—	$	—	—	$	—
Commercial and Industrial	—	—		—	—		—	—		—	—
Commercial construction	—	—		—	—		1	605		—	—
Residential mortgage	—	—		—	—		—	—		1	183
Home equity	—	—		2	119		—	—		3	124
Installment and other consumer	—	—		—	—		—	—		—	—
Consumer construction	—	—		—	—		—	—		—	—
Total	—	$	—	2	$	119	1	$	605	4	$	307

The following table is a summary of nonperforming assets as of the dates presented:



	Nonperforming Assets
(dollars in thousands)	June 30, 2016		December 31, 2015
Nonperforming Assets
Nonaccrual loans	$	27,877	$	27,723
Nonaccrual TDRs	15,028		7,659
Total nonaccrual loans	42,905		35,382
OREO	328		354
Total Nonperforming Assets	$	43,233	$	35,736