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Loans | 9 Months Ended
--- | ---
Sep. 30, 2014
Loans |
Loans | Note 3 – Loans Major classifications of loans were as follows:
|  | September 30, 2014 |  | December 31, 2013
Commercial |  | $ | 106,592 |  | $ | 94,736
Real estate - commercial |  |  | 600,649 |  |  | 560,233
Real estate - construction |  |  | 41,936 |  |  | 29,351
Real estate - residential |  |  | 365,602 |  |  | 390,201
Consumer |  |  | 3,142 |  |  | 2,760
Overdraft |  |  | 1,198 |  |  | 628
Lease financing receivables |  |  | 8,398 |  |  | 10,069
Other |  |  | 12,757 |  |  | 12,793
|  |  | 1,140,274 |  |  | 1,100,771
Net deferred loan fees |  |  | 608 |  |  | 485
|  | $ | 1,140,882 |  | $ | 1,101,256
It is the policy of the Company to review each prospective credit in order to determine if an adequate level of security or collateral was obtained prior to making a loan. The type of collateral, when required, will vary from liquid assets to real estate. The Company’s access to collateral, in the event of borrower default, is assured through adherence to lending laws, the Company’s lending standards and credit monitoring procedures. The Bank generally makes loans solely within its market area. There are no significant concentrations of loans where the customers’ ability to honor loan terms is dependent upon a single economic sector although the real estate related categories listed above represent 88.4% and 89.0% of the portfolio at September 30, 2014, and December 31, 2013, respectively. Aged analysis of past due loans by class of loans were as follows:
|  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  | Recorded
|  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  | Investment
|  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  | 90 days or
|  |  |  |  |  |  |  | 90 Days or |  |  |  |  |  |  |  |  |  |  |  |  |  | Greater Past
|  | 30-59 Days |  | 60-89 Days |  | Greater Past |  | Total Past |  |  |  |  |  |  |  |  |  |  | Due and
September 30, 2014 |  | Past |  | Past Due |  | Due |  | Due |  | Current |  | Nonaccrual |  | Total Loans |  | Accruing
Commercial |  | $ | 99 |  | $ | - |  | $ | - |  | $ | 99 |  | $ | 113,246 |  | $ | 1,645 |  | $ | 114,990 |  | $ | -
Real estate - commercial |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Owner occupied general purpose |  |  | 32 |  |  | - |  |  | - |  |  | 32 |  |  | 132,123 |  |  | 5,973 |  |  | 138,128 |  |  | -
Owner occupied special purpose |  |  | - |  |  | - |  |  | - |  |  | - |  |  | 166,561 |  |  | 3,802 |  |  | 170,363 |  |  | -
Non-owner occupied general purpose |  |  | - |  |  | - |  |  | - |  |  | - |  |  | 150,073 |  |  | 6,421 |  |  | 156,494 |  |  | -
Non-owner occupied special purpose |  |  | - |  |  | - |  |  | - |  |  | - |  |  | 84,410 |  |  | 1,472 |  |  | 85,882 |  |  | -
Retail properties |  |  | - |  |  | - |  |  | - |  |  | - |  |  | 34,692 |  |  | - |  |  | 34,692 |  |  | -
Farm |  |  | - |  |  | - |  |  | - |  |  | - |  |  | 15,090 |  |  | - |  |  | 15,090 |  |  | -
Real estate - construction |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Homebuilder |  |  | - |  |  | - |  |  | - |  |  | - |  |  | 3,232 |  |  | - |  |  | 3,232 |  |  | -
Land |  |  | - |  |  | - |  |  | - |  |  | - |  |  | 1,684 |  |  | 209 |  |  | 1,893 |  |  | -
Commercial speculative |  |  | - |  |  | - |  |  | - |  |  | - |  |  | 15,859 |  |  | - |  |  | 15,859 |  |  | -
All other |  |  | - |  |  | - |  |  | - |  |  | - |  |  | 20,367 |  |  | 585 |  |  | 20,952 |  |  | -
Real estate - residential |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Investor |  |  | 173 |  |  | 722 |  |  | - |  |  | 895 |  |  | 127,490 |  |  | 1,901 |  |  | 130,286 |  |  | -
Owner occupied |  |  | 96 |  |  | 230 |  |  | - |  |  | 326 |  |  | 109,990 |  |  | 7,204 |  |  | 117,520 |  |  | -
Revolving and junior liens |  |  | 105 |  |  | 78 |  |  | 44 |  |  | 227 |  |  | 115,273 |  |  | 2,296 |  |  | 117,796 |  |  | 44
Consumer |  |  | 6 |  |  | - |  |  | - |  |  | 6 |  |  | 3,136 |  |  | - |  |  | 3,142 |  |  | -
All other 1 |  |  | - |  |  | - |  |  | - |  |  | - |  |  | 14,563 |  |  | - |  |  | 14,563 |  |  | -
|  | $ | 511 |  | $ | 1,030 |  | $ | 44 |  | $ | 1,585 |  | $ | 1,107,789 |  | $ | 31,508 |  | $ | 1,140,882 |  | $ | 44
|  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  | Recorded
|  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  | Investment
|  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  | 90 days or
|  |  |  |  |  |  |  | 90 Days or |  |  |  |  |  |  |  |  |  |  |  |  |  | Greater Past
|  | 30-59 Days |  | 60-89 Days |  | Greater Past |  | Total Past |  |  |  |  |  |  |  |  |  |  | Due and
December 31, 2013 |  | Past |  | Past Due |  | Due |  | Due |  | Current |  | Nonaccrual |  | Total Loans |  | Accruing
Commercial |  | $ | - |  | $ | - |  | $ | - |  | $ | - |  | $ | 104,778 |  | $ | 27 |  | $ | 104,805 |  | $ | -
Real estate - commercial |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Owner occupied general purpose |  |  | 290 |  |  | 526 |  |  | - |  |  | 816 |  |  | 117,938 |  |  | 3,180 |  |  | 121,934 |  |  | -
Owner occupied special purpose |  |  | 511 |  |  | - |  |  | - |  |  | 511 |  |  | 164,277 |  |  | 7,671 |  |  | 172,459 |  |  | -
Non-owner occupied general purpose |  |  | 218 |  |  | - |  |  | - |  |  | 218 |  |  | 132,331 |  |  | 5,708 |  |  | 138,257 |  |  | -
Non-owner occupied special purpose |  |  | - |  |  | - |  |  | - |  |  | - |  |  | 73,325 |  |  | 661 |  |  | 73,986 |  |  | -
Retail properties |  |  | - |  |  | - |  |  | - |  |  | - |  |  | 34,034 |  |  | 3,144 |  |  | 37,178 |  |  | -
Farm |  |  | - |  |  | - |  |  | - |  |  | - |  |  | 16,419 |  |  | - |  |  | 16,419 |  |  | -
Real estate - construction |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Homebuilder |  |  | - |  |  | - |  |  | - |  |  | - |  |  | 3,515 |  |  | 168 |  |  | 3,683 |  |  | -
Land |  |  | - |  |  | - |  |  | - |  |  | - |  |  | 4,436 |  |  | 209 |  |  | 4,645 |  |  | -
Commercial speculative |  |  | - |  |  | - |  |  | - |  |  | - |  |  | 11,235 |  |  | 1,913 |  |  | 13,148 |  |  | -
All other |  |  | 32 |  |  | - |  |  | - |  |  | 32 |  |  | 7,404 |  |  | 439 |  |  | 7,875 |  |  | -
Real estate - residential |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Investor |  |  | 581 |  |  | 171 |  |  | - |  |  | 752 |  |  | 140,926 |  |  | 6,615 |  |  | 148,293 |  |  | -
Owner occupied |  |  | 4,414 |  |  | 308 |  |  | 87 |  |  | 4,809 |  |  | 106,184 |  |  | 5,967 |  |  | 116,960 |  |  | 87
Revolving and junior liens |  |  | 650 |  |  | 76 |  |  | - |  |  | 726 |  |  | 121,013 |  |  | 3,209 |  |  | 124,948 |  |  | -
Consumer |  |  | 5 |  |  | - |  |  | - |  |  | 5 |  |  | 2,755 |  |  | - |  |  | 2,760 |  |  | -
All other 1 |  |  | - |  |  | - |  |  | - |  |  | - |  |  | 13,906 |  |  | - |  |  | 13,906 |  |  | -
|  | $ | 6,701 |  | $ | 1,081 |  | $ | 87 |  | $ | 7,869 |  | $ | 1,054,476 |  | $ | 38,911 |  | $ | 1,101,256 |  | $ | 87
1. The “All other” class includes overdrafts and net deferred costs. Credit Quality Indicators: The Company categorizes loans into credit risk categories based on current financial information, overall debt service coverage, comparison against industry averages, historical payment experience, and current economic trends. This analysis includes loans with outstanding balances or commitments greater than $50,000 and excludes homogeneous loans such as home equity lines of credit and residential mortgages. Loans with a classified risk rating are reviewed quarterly regardless of size or loan type. The Company uses the following definitions for classified risk ratings: Special Mention. Loans classified as special mention have a potential weakness that deserves management’s close attention. If left uncorrected, these potential weaknesses may result in deterioration of the repayment prospects for the loan at some future date. Substandard. Loans classified as substandard are inadequately protected by the current net worth and paying capacity of the obligor or of the collateral pledged, if any. Loans so classified have a well-defined weakness or weaknesses that jeopardize the liquidation of the debt. They are characterized by the distinct possibility that the institution will sustain some loss if the deficiencies are not corrected. Doubtful. Loans classified as doubtful have all the weaknesses inherent in those classified as substandard, with the added characteristic that the weaknesses make collection or liquidation in full, on the basis of currently existing facts, conditions, and values, highly questionable and improbable. Credits that are not covered by the definitions above are pass credits, which are not considered to be adversely rated. Credit Quality Indicators by class of loans were as follow s:
September 30, 2014 |  |  |  |  | Special |  |  |  |  |  |  |  |  |
|  | Pass |  | Mention |  | Substandard 1 |  | Doubtful |  | Total
Commercial |  | $ | 106,620 |  | $ | 4,119 |  | $ | 4,251 |  | $ | - |  | $ | 114,990
Real estate - commercial |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Owner occupied general purpose |  |  | 129,530 |  |  | 913 |  |  | 7,685 |  |  | - |  |  | 138,128
Owner occupied special purpose |  |  | 151,663 |  |  | 12,558 |  |  | 6,142 |  |  | - |  |  | 170,363
Non-owner occupied general purpose |  |  | 145,153 |  |  | 1,872 |  |  | 9,469 |  |  | - |  |  | 156,494
Non-owner occupied special purpose |  |  | 76,267 |  |  | 8,143 |  |  | 1,472 |  |  | - |  |  | 85,882
Retail Properties |  |  | 32,450 |  |  | 2,242 |  |  | - |  |  | - |  |  | 34,692
Farm |  |  | 15,090 |  |  | - |  |  | - |  |  | - |  |  | 15,090
Real estate - construction |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Homebuilder |  |  | 3,232 |  |  | - |  |  | - |  |  | - |  |  | 3,232
Land |  |  | 1,684 |  |  | - |  |  | 209 |  |  | - |  |  | 1,893
Commercial speculative |  |  | 11,815 |  |  | 540 |  |  | 3,504 |  |  | - |  |  | 15,859
All other |  |  | 20,367 |  |  | - |  |  | 585 |  |  | - |  |  | 20,952
Real estate - residential |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Investor |  |  | 126,879 |  |  | - |  |  | 3,407 |  |  | - |  |  | 130,286
Owner occupied |  |  | 109,723 |  |  | - |  |  | 7,797 |  |  | - |  |  | 117,520
Revolving and junior liens |  |  | 113,933 |  |  | 188 |  |  | 3,675 |  |  | - |  |  | 117,796
Consumer |  |  | 3,141 |  |  | - |  |  | 1 |  |  | - |  |  | 3,142
All other |  |  | 14,563 |  |  | - |  |  | - |  |  | - |  |  | 14,563
Total |  | $ | 1,062,110 |  | $ | 30,575 |  | $ | 48,197 |  | $ | - |  | $ | 1,140,882
December 31, 2013 |  |  |  |  | Special |  |  |  |  |  |  |  |  |
|  | Pass |  | Mention |  | Substandard 1 |  | Doubtful |  | Total
Commercial |  | $ | 96,371 |  | $ | 7,953 |  | $ | 481 |  | $ | - |  | $ | 104,805
Real estate - commercial |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Owner occupied general purpose |  |  | 105,683 |  |  | 9,048 |  |  | 7,203 |  |  | - |  |  | 121,934
Owner occupied special purpose |  |  | 162,586 |  |  | 1,968 |  |  | 7,905 |  |  | - |  |  | 172,459
Non-owner occupied general purpose |  |  | 122,844 |  |  | 1,826 |  |  | 13,587 |  |  | - |  |  | 138,257
Non-owner occupied special purpose |  |  | 59,674 |  |  | 9,840 |  |  | 4,472 |  |  | - |  |  | 73,986
Retail Properties |  |  | 30,059 |  |  | 2,989 |  |  | 4,130 |  |  | - |  |  | 37,178
Farm |  |  | 16,419 |  |  | - |  |  | - |  |  | - |  |  | 16,419
Real estate - construction |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Homebuilder |  |  | 1,745 |  |  | 1,770 |  |  | 168 |  |  | - |  |  | 3,683
Land |  |  | 4,436 |  |  | - |  |  | 209 |  |  | - |  |  | 4,645
Commercial speculative |  |  | 7,674 |  |  | 3,561 |  |  | 1,913 |  |  | - |  |  | 13,148
All other |  |  | 7,109 |  |  | 32 |  |  | 734 |  |  | - |  |  | 7,875
Real estate - residential |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Investor |  |  | 135,136 |  |  | 3,407 |  |  | 9,750 |  |  | - |  |  | 148,293
Owner occupied |  |  | 109,261 |  |  | - |  |  | 7,699 |  |  | - |  |  | 116,960
Revolving and junior liens |  |  | 120,589 |  |  | 388 |  |  | 3,971 |  |  | - |  |  | 124,948
Consumer |  |  | 2,759 |  |  | - |  |  | 1 |  |  | - |  |  | 2,760
All other |  |  | 13,906 |  |  | - |  |  | - |  |  | - |  |  | 13,906
Total |  | $ | 996,251 |  | $ | 42,782 |  | $ | 62,223 |  | $ | - |  | $ | 1,101,256
1 The substandard credit quality indicator includes both potential problem loans that are currently performing and nonperforming loans Impaired loans by class of loan were as follows:
|  |  |  | Nine Months Ended
|  | As of September 30, 2014 |  | September 30, 2014
|  |  |  |  | Unpaid |  |  |  |  | Average |  | Interest
|  | Recorded |  | Principal |  | Related |  | Recorded |  | Income
|  | Investment |  | Balance |  | Allowance |  | Investment |  | Recognized
With no related allowance recorded |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Commercial |  | $ | 1,645 |  | $ | 2,173 |  | $ | - |  | $ | 836 |  | $ | -
Commercial real estate |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Owner occupied general purpose |  |  | 7,176 |  |  | 7,840 |  |  | - |  |  | 4,860 |  |  | 81
Owner occupied special purpose |  |  | 3,217 |  |  | 4,147 |  |  | - |  |  | 3,294 |  |  | -
Non-owner occupied general purpose |  |  | 7,065 |  |  | 8,052 |  |  | - |  |  | 6,246 |  |  | 45
Non-owner occupied special purpose |  |  | 1,472 |  |  | 1,935 |  |  | - |  |  | 1,067 |  |  | -
Retail properties |  |  | - |  |  | - |  |  | - |  |  | 1,572 |  |  | -
Farm |  |  | - |  |  | - |  |  | - |  |  | - |  |  | -
Construction |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Homebuilder |  |  | 1,791 |  |  | 1,791 |  |  | - |  |  | 1,903 |  |  | 69
Land |  |  | 209 |  |  | 312 |  |  | - |  |  | 209 |  |  | -
Commercial speculative |  |  | - |  |  | - |  |  | - |  |  | 369 |  |  | -
All other |  |  | 306 |  |  | 347 |  |  | - |  |  | 155 |  |  | -
Residential |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Investor |  |  | 2,553 |  |  | 3,538 |  |  | - |  |  | 4,269 |  |  | 32
Owner occupied |  |  | 11,735 |  |  | 13,214 |  |  | - |  |  | 10,457 |  |  | 128
Revolving and junior liens |  |  | 2,028 |  |  | 3,163 |  |  | - |  |  | 1,899 |  |  | 4
Consumer |  |  | - |  |  | - |  |  |  |  |  | - |  |  | -
Total impaired loans with no recorded allowance |  |  | 39,197 |  |  | 46,512 |  |  | - |  |  | 37,136 |  |  | 359
With an allowance recorded |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Commercial |  |  | - |  |  | - |  |  | - |  |  | - |  |  | -
Commercial real estate |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Owner occupied general purpose |  |  | - |  |  | - |  |  | - |  |  | 365 |  |  | -
Owner occupied special purpose |  |  | 585 |  |  | 676 |  |  | 167 |  |  | 2,443 |  |  | -
Non-owner occupied general purpose |  |  | - |  |  | - |  |  | - |  |  | 469 |  |  | -
Non-owner occupied special purpose |  |  | - |  |  | - |  |  | - |  |  | - |  |  | -
Retail properties |  |  | - |  |  | - |  |  | - |  |  | - |  |  | -
Farm |  |  | - |  |  | - |  |  | - |  |  | - |  |  | -
Construction |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Homebuilder |  |  | - |  |  | - |  |  | - |  |  | 84 |  |  | -
Land |  |  | - |  |  | - |  |  | - |  |  | - |  |  | -
Commercial speculative |  |  | - |  |  | - |  |  | - |  |  | 588 |  |  | -
All other |  |  | 279 |  |  | 312 |  |  | 107 |  |  | 357 |  |  | -
Residential |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Investor |  |  | 139 |  |  | 149 |  |  | 79 |  |  | 412 |  |  | -
Owner occupied |  |  | 259 |  |  | 394 |  |  | 59 |  |  | 912 |  |  | 15
Revolving and junior liens |  |  | 327 |  |  | 358 |  |  | 129 |  |  | 912 |  |  | -
Consumer |  |  | - |  |  | - |  |  | - |  |  | - |  |  | -
Total impaired loans with a recorded allowance |  |  | 1,589 |  |  | 1,889 |  |  | 541 |  |  | 6,542 |  |  | 15
Total impaired loans |  | $ | 40,786 |  | $ | 48,401 |  | $ | 541 |  | $ | 43,678 |  | $ | 374
Impaired loans by class of loans were as follows:
|  |  |  |  |  |  |  |  |  |  | Nine Months Ended
|  | As of December 31, 2013 |  | September 30, 2013
|  |  |  | Unpaid |  |  |  | Average |  | Interest
|  | Recorded |  | Principal |  | Related |  | Recorded |  | Income
|  | Investment |  | Balance |  | Allowance |  | Investment |  | Recognized
With no related allowance recorded |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Commercial |  | $ | 27 |  | $ | 34 |  | $ | - |  | $ | 113 |  | $ | -
Commercial real estate |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Owner occupied general purpose |  |  | 2,543 |  |  | 3,006 |  |  | - |  |  | 3,565 |  |  | 3
Owner occupied special purpose |  |  | 3,371 |  |  | 4,117 |  |  | - |  |  | 5,913 |  |  | -
Non-owner occupied general purpose |  |  | 5,428 |  |  | 6,709 |  |  | - |  |  | 11,995 |  |  | 113
Non-owner occupied special purpose |  |  | 661 |  |  | 919 |  |  | - |  |  | 457 |  |  | -
Retail properties |  |  | 3,144 |  |  | 3,811 |  |  | - |  |  | 6,918 |  |  | -
Farm |  |  | - |  |  | - |  |  | - |  |  | 1,259 |  |  | -
Construction |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Homebuilder |  |  | 2,016 |  |  | 2,016 |  |  | - |  |  | 3,597 |  |  | 120
Land |  |  | 209 |  |  | 308 |  |  | - |  |  | 231 |  |  | -
Commercial speculative |  |  | 738 |  |  | 742 |  |  | - |  |  | 2,089 |  |  | -
All other |  |  | 4 |  |  | 35 |  |  | - |  |  | 188 |  |  | -
Residential |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Investor |  |  | 5,984 |  |  | 8,338 |  |  | - |  |  | 5,845 |  |  | -
Owner occupied |  |  | 9,179 |  |  | 10,451 |  |  | - |  |  | 9,606 |  |  | 151
Revolving and junior liens |  |  | 1,771 |  |  | 2,313 |  |  | - |  |  | 1,668 |  |  | 5
Consumer |  |  | - |  |  | - |  |  |  |  |  | 12 |  |  | -
Total impaired loans with no recorded allowance |  |  | 35,075 |  |  | 42,799 |  |  | - |  |  | 53,456 |  |  | 392
With an allowance recorded |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Commercial |  |  | - |  |  | - |  |  | - |  |  | 283 |  |  | -
Commercial real estate |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Owner occupied general purpose |  |  | 730 |  |  | 792 |  |  | 264 |  |  | 974 |  |  | -
Owner occupied special purpose |  |  | 4,300 |  |  | 4,702 |  |  | 759 |  |  | 2,777 |  |  | -
Non-owner occupied general purpose |  |  | 939 |  |  | 1,030 |  |  | 129 |  |  | 1,481 |  |  | -
Non-owner occupied special purpose |  |  | - |  |  | - |  |  | - |  |  | - |  |  | -
Retail properties |  |  | - |  |  | - |  |  | - |  |  | 876 |  |  | -
Farm |  |  | - |  |  | - |  |  | - |  |  | - |  |  | -
Construction |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Homebuilder |  |  | 168 |  |  | 604 |  |  | 76 |  |  | 97 |  |  | -
Land |  |  | - |  |  | - |  |  | - |  |  | - |  |  | -
Commercial speculative |  |  | 1,175 |  |  | 1,808 |  |  | 17 |  |  | 2,971 |  |  | -
All other |  |  | 436 |  |  | 468 |  |  | 262 |  |  | 465 |  |  | -
Residential |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Investor |  |  | 684 |  |  | 913 |  |  | 160 |  |  | 3,263 |  |  | -
Owner occupied |  |  | 1,565 |  |  | 1,831 |  |  | 170 |  |  | 3,448 |  |  | 12
Revolving and junior liens |  |  | 1,498 |  |  | 1,848 |  |  | 558 |  |  | 1,527 |  |  | -
Consumer |  |  | - |  |  | - |  |  | - |  |  | - |  |  | -
Total impaired loans with a recorded allowance |  |  | 11,495 |  |  | 13,996 |  |  | 2,395 |  |  | 18,162 |  |  | 12
Total impaired loans |  | $ | 46,570 |  | $ | 56,795 |  | $ | 2,395 |  | $ | 71,618 |  | $ | 404
Troubled debt restructurings (“TDRs”) are loans for which the contractual terms have been modified and both of these conditions exist: (1) there is a concession to the borrower and (2) the borrower is experiencing financial difficulties. Loans are restructured on a case-by-case basis during the loan collection process with modifications generally initiated at the request of the borrower. These modifications may include reduction in interest rates, extension of term, deferrals of principal, and other modifications. The Bank participates in the U.S. Department of the Treasury’s (the “Treasury”) Home Affordable Modification Program (“HAMP”) which gives qualifying homeowners an opportunity to refinance into more affordable monthly payments. The specific allocation of the allowance for loan losses on a TDR is determined by either discounting the modified cash flows at the original effective rate of the loan before modification or is based on the underlying collateral value less costs to sell, if repayment of the loan is collateral-dependent. If the resulting amount is less than the recorded book value, the Bank either establishes a valuation allowance (i.e. specific reserve) as a component of the allowance for loan losses or charges off the impaired balance if it determines that such amount is a confirmed loss. This method is used consistently for all segments of the portfolio. The allowance for loan losses also includes an allowance based on a loss migration analysis for each loan category on loans that are not individually evaluated for specific impairment. All loans charged-off, including TDRs charged-off, are factored into this calculation by portfolio segment. TDRs that were modified during the period are as follows:
|  | TDR Modifications |  | TDR Modifications
|  | Three Months Ended September 30, 2014 |  | Nine Months Ended September 30, 2014
|  | # of |  | Pre-modification |  | Post-modification |  | # of |  | Pre-modification |  | Post-modification
|  | contracts |  | recorded investment |  | recorded investment |  | contracts |  | recorded investment |  | recorded investment
Troubled debt restructurings |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Real estate - commercial |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Other 1 |  | - |  | $ | - |  | $ | - |  | 2 |  | $ | 1,320 |  | $ | 1,118
Real estate - residential |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Investor |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Other 1 |  | 1 |  |  | 155 |  |  | 153 |  | 1 |  |  | 155 |  |  | 153
Owner occupied |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
HAMP 2 |  | - |  |  | - |  |  | - |  | 1 |  |  | 102 |  |  | 74
Deferral 3 |  | - |  |  | - |  |  | - |  | 2 |  |  | 344 |  |  | 226
Revolving and junior liens |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Other 1 |  | 1 |  |  | 62 |  |  | 59 |  | 3 |  |  | 222 |  |  | 218
|  | 2 |  | $ | 217 |  | $ | 212 |  | 9 |  | $ | 2,143 |  | $ | 1,789
|  | TDR Modifications |  | TDR Modifications
|  | Three Months Ended September 30, 2013 |  | Nine Months Ended September 30, 2013
|  | # of |  | Pre-modification |  | Post-modification |  | # of |  | Pre-modification |  | Post-modification
|  | contracts |  | recorded investment |  | recorded investment |  | contracts |  | recorded investment |  | recorded investment
Troubled debt restructurings |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Real estate - commercial |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Deferral 3 |  | - |  | $ | - |  | $ | - |  | 1 |  | $ | 610 |  | $ | 472
Real estate - residential |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Owner occupied |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Deferral 3 |  | - |  |  | - |  |  | - |  | 1 |  |  | 137 |  |  | 137
Revolving and junior liens |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Other 1 |  | - |  |  | - |  |  | - |  | 1 |  |  | 30 |  |  | 29
|  | - |  | $ | - |  | $ | - |  | 3 |  | $ | 777 |  | $ | 638
1 Other: Change of terms from bankruptcy court 2 HAMP: Home Affordable Modification Program 3 Deferral: Refers to the deferral of principal TDRs are classified as being in default on a case-by-case basis when they fail to be in compliance with the modified terms. The following table presents TDRs that defaulted during the periods shown and were restructured within the 12 month period prior to default. There was no TDR default activity for the three and nine months ended September 30, 2014.
|  | TDR Default Activity |  | TDR Default Activity
|  | Three Months Ended September 30, 2013 |  | Nine Months Ended September 30, 2013
Troubled debt restructurings that |  | # of |  |  | Pre-modification outstanding |  | # of |  |  | Pre-modification outstanding
Subsequently Defaulted |  | contracts |  |  | recorded investment |  | contracts |  |  | recorded investment
Real estate - commercial |  |  |  |  |  |  |  |  |  |
Owner occupied special purpose |  | 1 |  | $ | 610 |  | 1 |  | $ | 610
Real estate - residential |  |  |  |  |  |  |  |  |  |
Investor |  | - |  |  | - |  | 1 |  |  | 155
Owner occupied |  | 1 |  |  | 175 |  | 1 |  |  | 175
Revolving and junior liens |  | 1 |  |  | 30 |  | 1 |  |  | 30
|  | 3 |  | $ | 815 |  | 4 |  | $ | 970

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