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Loans | 9 Months Ended
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Sep. 30, 2016
Loans |
Loans | Note 3 – Loans Major classifications of loans were as follows:
|  | September 30, 2016 |  | December 31, 2015 |
Commercial |  | $ | 169,824 |  | $ | 130,362 |
Real estate - commercial |  |  | 617,280 |  |  | 605,721 |
Real estate - construction |  |  | 28,786 |  |  | 19,806 |
Real estate - residential |  |  | 357,846 |  |  | 351,007 |
Consumer |  |  | 3,325 |  |  | 4,216 |
Overdraft |  |  | 403 |  |  | 483 |
Lease financing receivables |  |  | 14,210 |  |  | 10,953 |
Other |  |  | 10,114 |  |  | 10,130 |
|  |  | 1,201,788 |  |  | 1,132,678 |
Net deferred loan costs |  |  | 1,064 |  |  | 1,037 |
Total loans |  | $ | 1,202,852 |  | $ | 1,133,715 |
It is the policy of the Company to review each prospective credit prior to making a loan in order to determine if an adequate level of security or collateral has been obtained. 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. With selected exceptions, the Bank 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 83.5% and 86.1% of the portfolio at September 30, 2016, and December 31, 2015, respectively. Aged analysis of past due loans by class of loans was 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, 2016 |  | Past Due |  | Past Due |  | Due |  | Due |  | Current |  | Nonaccrual |  | Total Loans |  | Accruing
Commercial 1 |  | $ | 182 |  | $ | - |  | $ | - |  | $ | 182 |  | $ | 183,269 |  | $ | 583 |  | $ | 184,034 |  | $ | -
Real estate - commercial |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Owner occupied general purpose |  |  | 96 |  |  | - |  |  | - |  |  | 96 |  |  | 125,733 |  |  | 1,492 |  |  | 127,321 |  |  | -
Owner occupied special purpose |  |  | - |  |  | - |  |  | - |  |  | - |  |  | 167,664 |  |  | 397 |  |  | 168,061 |  |  | -
Non-owner occupied general purpose |  |  | 789 |  |  | - |  |  | - |  |  | 789 |  |  | 159,923 |  |  | 2,463 |  |  | 163,175 |  |  | -
Non-owner occupied special purpose |  |  | - |  |  | - |  |  | - |  |  | - |  |  | 103,990 |  |  | 1,013 |  |  | 105,003 |  |  | -
Retail properties |  |  | - |  |  | - |  |  | - |  |  | - |  |  | 37,685 |  |  | 1,980 |  |  | 39,665 |  |  | -
Farm |  |  | 22 |  |  | 1,350 |  |  | - |  |  | 1,372 |  |  | 12,683 |  |  | - |  |  | 14,055 |  |  | -
Real estate - construction |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Homebuilder |  |  | - |  |  | - |  |  | - |  |  | - |  |  | 612 |  |  | - |  |  | 612 |  |  | -
Land |  |  | - |  |  | - |  |  | - |  |  | - |  |  | 1,237 |  |  | - |  |  | 1,237 |  |  | -
Commercial speculative |  |  | - |  |  | - |  |  | - |  |  | - |  |  | 8,901 |  |  | 76 |  |  | 8,977 |  |  | -
All other |  |  | 102 |  |  | - |  |  | - |  |  | 102 |  |  | 17,858 |  |  | - |  |  | 17,960 |  |  | -
Real estate - residential |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Investor |  |  | 419 |  |  | 132 |  |  | 454 |  |  | 1,005 |  |  | 129,302 |  |  | 910 |  |  | 131,217 |  |  | 454
Owner occupied |  |  | - |  |  | 70 |  |  | - |  |  | 70 |  |  | 119,854 |  |  | 5,654 |  |  | 125,578 |  |  | -
Revolving and junior liens |  |  | 112 |  |  | 102 |  |  | 29 |  |  | 243 |  |  | 98,640 |  |  | 2,168 |  |  | 101,051 |  |  | 29
Consumer |  |  | 10 |  |  | - |  |  | - |  |  | 10 |  |  | 3,315 |  |  | - |  |  | 3,325 |  |  | -
Other 2 |  |  | - |  |  | - |  |  | - |  |  | - |  |  | 11,581 |  |  | - |  |  | 11,581 |  |  | -
Total |  | $ | 1,732 |  | $ | 1,654 |  | $ | 483 |  | $ | 3,869 |  | $ | 1,182,247 |  | $ | 16,736 |  | $ | 1,202,852 |  | $ | 483
|  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  | Recorded
|  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  | Investment
|  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  | 90 days or
|  |  |  |  |  |  |  | 90 Days or |  |  |  |  |  |  |  |  |  |  |  |  |  | Greater Past
|  | 30-59 Days |  | 60-89 Days |  | Greater Past |  | Total Past |  |  |  |  |  |  |  |  |  |  | Due and
December 31, 2015 |  | Past Due |  | Past Due |  | Due |  | Due |  | Current |  | Nonaccrual |  | Total Loans |  | Accruing
Commercial 1 |  | $ | 394 |  | $ | - |  | $ | - |  | $ | 394 |  | $ | 140,848 |  | $ | 73 |  | $ | 141,315 |  | $ | -
Real estate - commercial |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Owner occupied general purpose |  |  | 652 |  |  | 119 |  |  | - |  |  | 771 |  |  | 123,479 |  |  | 1,254 |  |  | 125,504 |  |  | -
Owner occupied special purpose |  |  | 358 |  |  | - |  |  | - |  |  | 358 |  |  | 170,827 |  |  | 763 |  |  | 171,948 |  |  | -
Non-owner occupied general purpose |  |  | - |  |  | - |  |  | - |  |  | - |  |  | 166,668 |  |  | 975 |  |  | 167,643 |  |  | -
Non-owner occupied special purpose |  |  | - |  |  | - |  |  | - |  |  | - |  |  | 92,387 |  |  | - |  |  | 92,387 |  |  | -
Retail properties |  |  | - |  |  | - |  |  | - |  |  | - |  |  | 34,352 |  |  | - |  |  | 34,352 |  |  | -
Farm |  |  | - |  |  | - |  |  | - |  |  | - |  |  | 12,615 |  |  | 1,272 |  |  | 13,887 |  |  | -
Real estate - construction |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Homebuilder |  |  | - |  |  | - |  |  | - |  |  | - |  |  | 2,604 |  |  | - |  |  | 2,604 |  |  | -
Land |  |  | - |  |  | - |  |  | - |  |  | - |  |  | 1,137 |  |  | - |  |  | 1,137 |  |  | -
Commercial speculative |  |  | - |  |  | - |  |  | - |  |  | - |  |  | 2,117 |  |  | 83 |  |  | 2,200 |  |  | -
All other |  |  | 6 |  |  | 77 |  |  | 65 |  |  | 148 |  |  | 13,717 |  |  | - |  |  | 13,865 |  |  | 65
Real estate - residential |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Investor |  |  | 101 |  |  | - |  |  | - |  |  | 101 |  |  | 125,611 |  |  | 972 |  |  | 126,684 |  |  | -
Owner occupied |  |  | 1,083 |  |  | 446 |  |  | - |  |  | 1,529 |  |  | 110,885 |  |  | 6,378 |  |  | 118,792 |  |  | -
Revolving and junior liens |  |  | 344 |  |  | 68 |  |  | - |  |  | 412 |  |  | 102,500 |  |  | 2,619 |  |  | 105,531 |  |  | -
Consumer |  |  | 4 |  |  | - |  |  | - |  |  | 4 |  |  | 4,212 |  |  | - |  |  | 4,216 |  |  | -
Other 2 |  |  | - |  |  | - |  |  | - |  |  | - |  |  | 11,650 |  |  | - |  |  | 11,650 |  |  | -
Total |  | $ | 2,942 |  | $ | 710 |  | $ | 65 |  | $ | 3,717 |  | $ | 1,115,609 |  | $ | 14,389 |  | $ | 1,133,715 |  | $ | 65
1 The “Commercial” class includes lease financing receivables. 2 The “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 follows:
September 30, 2016 |  |  |  |  | Special |  |  |  |  |  |  |  |  |
|  | Pass |  | Mention |  | Substandard 1 |  | Doubtful |  | Total
Commercial |  | $ | 177,082 |  | $ | 4,650 |  | $ | 2,302 |  | $ | - |  | $ | 184,034
Real estate - commercial |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Owner occupied general purpose |  |  | 124,359 |  |  | 645 |  |  | 2,317 |  |  | - |  |  | 127,321
Owner occupied special purpose |  |  | 165,333 |  |  | 2,330 |  |  | 398 |  |  | - |  |  | 168,061
Non-owner occupied general purpose |  |  | 160,463 |  |  | 249 |  |  | 2,463 |  |  | - |  |  | 163,175
Non-owner occupied special purpose |  |  | 100,191 |  |  | - |  |  | 4,812 |  |  | - |  |  | 105,003
Retail Properties |  |  | 36,435 |  |  | - |  |  | 3,230 |  |  | - |  |  | 39,665
Farm |  |  | 11,014 |  |  | 1,240 |  |  | 1,801 |  |  | - |  |  | 14,055
Real estate - construction |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Homebuilder |  |  | 612 |  |  | - |  |  | - |  |  | - |  |  | 612
Land |  |  | 1,237 |  |  | - |  |  | - |  |  | - |  |  | 1,237
Commercial speculative |  |  | 8,901 |  |  | - |  |  | 76 |  |  | - |  |  | 8,977
All other |  |  | 17,782 |  |  | - |  |  | 178 |  |  | - |  |  | 17,960
Real estate - residential |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Investor |  |  | 130,046 |  |  | - |  |  | 1,171 |  |  | - |  |  | 131,217
Owner occupied |  |  | 119,146 |  |  | - |  |  | 6,432 |  |  | - |  |  | 125,578
Revolving and junior liens |  |  | 97,973 |  |  | - |  |  | 3,078 |  |  | - |  |  | 101,051
Consumer |  |  | 3,324 |  |  | - |  |  | 1 |  |  | - |  |  | 3,325
Other |  |  | 11,554 |  |  | 27 |  |  | - |  |  | - |  |  | 11,581
Total |  | $ | 1,165,452 |  | $ | 9,141 |  | $ | 28,259 |  | $ | - |  | $ | 1,202,852
December 31, 2015 |  |  |  |  | Special |  |  |  |  |  |  |  |  |
|  | Pass |  | Mention |  | Substandard 1 |  | Doubtful |  | Total
Commercial |  | $ | 136,078 |  | $ | 3,208 |  | $ | 2,029 |  | $ | - |  | $ | 141,315
Real estate - commercial |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Owner occupied general purpose |  |  | 123,827 |  |  | - |  |  | 1,677 |  |  | - |  |  | 125,504
Owner occupied special purpose |  |  | 171,185 |  |  | - |  |  | 763 |  |  | - |  |  | 171,948
Non-owner occupied general purpose |  |  | 163,956 |  |  | 1,908 |  |  | 1,779 |  |  | - |  |  | 167,643
Non-owner occupied special purpose |  |  | 88,468 |  |  | - |  |  | 3,919 |  |  | - |  |  | 92,387
Retail Properties |  |  | 30,432 |  |  | 1,490 |  |  | 2,430 |  |  | - |  |  | 34,352
Farm |  |  | 12,615 |  |  | - |  |  | 1,272 |  |  | - |  |  | 13,887
Real estate - construction |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Homebuilder |  |  | 2,604 |  |  | - |  |  | - |  |  | - |  |  | 2,604
Land |  |  | 1,137 |  |  | - |  |  | - |  |  | - |  |  | 1,137
Commercial speculative |  |  | 2,117 |  |  | - |  |  | 83 |  |  | - |  |  | 2,200
All other |  |  | 13,865 |  |  | - |  |  | - |  |  | - |  |  | 13,865
Real estate - residential |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Investor |  |  | 125,548 |  |  | - |  |  | 1,136 |  |  | - |  |  | 126,684
Owner occupied |  |  | 111,713 |  |  | - |  |  | 7,079 |  |  | - |  |  | 118,792
Revolving and junior liens |  |  | 102,476 |  |  | - |  |  | 3,055 |  |  | - |  |  | 105,531
Consumer |  |  | 4,215 |  |  | - |  |  | 1 |  |  | - |  |  | 4,216
Other |  |  | 11,650 |  |  | - |  |  | - |  |  | - |  |  | 11,650
Total |  | $ | 1,101,886 |  | $ | 6,606 |  | $ | 25,223 |  | $ | - |  | $ | 1,133,715
1 The substandard credit quality indicator includes both potential problem loans that are currently performing and nonperforming loans. The Company had $2.2 million and $3.9 million residential assets in the process of foreclosure as of September 30, 2016, and December 31, 2015, respectively. Impaired loans, which include nonaccrual loans and troubled debt restructurings, by class of loans for the September 2016 periods listed were as follows:
|  |  |  | Nine Months Ended
|  | As of September 30, 2016 |  | September 30, 2016
|  |  |  |  | Unpaid |  |  |  |  | Average |  | Interest
|  | Recorded |  | Principal |  | Related |  | Recorded |  | Income
|  | Investment |  | Balance |  | Allowance |  | Investment |  | Recognized
With no related allowance recorded |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Commercial |  | $ | 382 |  | $ | 464 |  | $ | - |  | $ | 226 |  | $ | -
Commercial real estate |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Owner occupied general purpose |  |  | 2,509 |  |  | 2,807 |  |  | - |  |  | 2,412 |  |  | 66
Owner occupied special purpose |  |  | 397 |  |  | 525 |  |  | - |  |  | 580 |  |  | -
Non-owner occupied general purpose |  |  | 2,263 |  |  | 2,458 |  |  | - |  |  | 1,655 |  |  | 2
Non-owner occupied special purpose |  |  | 1,013 |  |  | 1,649 |  |  | - |  |  | 506 |  |  | -
Retail properties |  |  | 1,980 |  |  | 2,364 |  |  | - |  |  | 990 |  |  | -
Farm |  |  | - |  |  | - |  |  | - |  |  | 636 |  |  | -
Construction |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Homebuilder |  |  | - |  |  | - |  |  | - |  |  | - |  |  | -
Land |  |  | - |  |  | - |  |  | - |  |  | - |  |  | -
Commercial speculative |  |  | 76 |  |  | 83 |  |  | - |  |  | 80 |  |  | -
All other |  |  | - |  |  | - |  |  | - |  |  | - |  |  | -
Residential |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Investor |  |  | 1,822 |  |  | 2,156 |  |  | - |  |  | 1,864 |  |  | 35
Owner occupied |  |  | 9,294 |  |  | 10,720 |  |  | - |  |  | 9,916 |  |  | 120
Revolving and junior liens |  |  | 2,322 |  |  | 3,336 |  |  | - |  |  | 2,527 |  |  | 9
Consumer |  |  | 201 |  |  | 268 |  |  | - |  |  | 100 |  |  | -
Total impaired loans with no recorded allowance |  |  | 22,259 |  |  | 26,830 |  |  | - |  |  | 21,492 |  |  | 232
With an allowance recorded |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Commercial |  |  | - |  |  | - |  |  | - |  |  | 2 |  |  | -
Commercial real estate |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Owner occupied general purpose |  |  | - |  |  | - |  |  | - |  |  | - |  |  | -
Owner occupied special purpose |  |  | - |  |  | - |  |  | - |  |  | - |  |  | -
Non-owner occupied general purpose |  |  | 264 |  |  | 603 |  |  | 264 |  |  | 132 |  |  | 31
Non-owner occupied special purpose |  |  | - |  |  | - |  |  | - |  |  | - |  |  | -
Retail properties |  |  | - |  |  | - |  |  | - |  |  | - |  |  | -
Farm |  |  | - |  |  | - |  |  | - |  |  | - |  |  | -
Construction |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Homebuilder |  |  | - |  |  | - |  |  | - |  |  | - |  |  | -
Land |  |  | - |  |  | - |  |  | - |  |  | - |  |  | -
Commercial speculative |  |  | - |  |  | - |  |  | - |  |  | - |  |  | -
All other |  |  | - |  |  | - |  |  | - |  |  | - |  |  | -
Residential |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Investor |  |  | - |  |  | - |  |  | - |  |  | - |  |  | -
Owner occupied |  |  | 600 |  |  | 639 |  |  | 250 |  |  | 356 |  |  | -
Revolving and junior liens |  |  | - |  |  | - |  |  | - |  |  | 23 |  |  | -
Consumer |  |  | - |  |  | - |  |  | - |  |  | - |  |  | -
Total impaired loans with a recorded allowance |  |  | 864 |  |  | 1,242 |  |  | 514 |  |  | 513 |  |  | 31
Total impaired loans |  | $ | 23,123 |  | $ | 28,072 |  | $ | 514 |  | $ | 22,005 |  | $ | 263
Impaired loans by class of loans as of December 31, 2015 and for the nine months ended September 30, 2015 were as follows:
|  |  |  |  |  |  |  |  |  |  | Nine Months Ended
|  | As of December 31, 2015 |  | September 30, 2015
|  |  |  | Unpaid |  |  |  | Average |  | Interest
|  | Recorded |  | Principal |  | Related |  | Recorded |  | Income
|  | Investment |  | Balance |  | Allowance |  | Investment |  | Recognized
With no related allowance recorded |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Commercial |  | $ | 70 |  | $ | 149 |  | $ | - |  | $ | 1,014 |  | $ | -
Commercial real estate |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Owner occupied general purpose |  |  | 2,314 |  |  | 3,004 |  |  | - |  |  | 4,857 |  |  | 62
Owner occupied special purpose |  |  | 763 |  |  | 871 |  |  | - |  |  | 1,288 |  |  | -
Non-owner occupied general purpose |  |  | 1,047 |  |  | 1,065 |  |  | - |  |  | 2,583 |  |  | -
Non-owner occupied special purpose |  |  | - |  |  | - |  |  | - |  |  | 712 |  |  | -
Retail properties |  |  | - |  |  | - |  |  | - |  |  | - |  |  | -
Farm |  |  | 1,272 |  |  | 1,338 |  |  | - |  |  | 636 |  |  | -
Construction |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Homebuilder |  |  | - |  |  | - |  |  | - |  |  | 896 |  |  | -
Land |  |  | - |  |  | - |  |  | - |  |  | - |  |  | -
Commercial speculative |  |  | 83 |  |  | 86 |  |  | - |  |  | 1,780 |  |  | -
All other |  |  | - |  |  | - |  |  | - |  |  | 266 |  |  | -
Residential |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Investor |  |  | 1,906 |  |  | 2,259 |  |  | - |  |  | 2,050 |  |  | 33
Owner occupied |  |  | 10,539 |  |  | 11,999 |  |  | - |  |  | 11,309 |  |  | 128
Revolving and junior liens |  |  | 2,731 |  |  | 3,947 |  |  | - |  |  | 2,500 |  |  | 4
Consumer |  |  | - |  |  | - |  |  | - |  |  | - |  |  | -
Total impaired loans with no recorded allowance |  |  | 20,725 |  |  | 24,718 |  |  | - |  |  | 29,891 |  |  | 227
With an allowance recorded |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Commercial |  |  | 3 |  |  | 8 |  |  | 3 |  |  | 2 |  |  | -
Commercial real estate |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Owner occupied general purpose |  |  | - |  |  | - |  |  | - |  |  | - |  |  | -
Owner occupied special purpose |  |  | - |  |  | - |  |  | - |  |  | - |  |  | -
Non-owner occupied general purpose |  |  | - |  |  | - |  |  | - |  |  | 38 |  |  | -
Non-owner occupied special purpose |  |  | - |  |  | - |  |  | - |  |  | - |  |  | -
Retail properties |  |  | - |  |  | - |  |  | - |  |  | - |  |  | -
Farm |  |  | - |  |  | - |  |  | - |  |  | - |  |  | -
Construction |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Homebuilder |  |  | - |  |  | - |  |  | - |  |  | - |  |  | -
Land |  |  | - |  |  | - |  |  | - |  |  | - |  |  | -
Commercial speculative |  |  | - |  |  | - |  |  | - |  |  | - |  |  | -
All other |  |  | - |  |  | - |  |  | - |  |  | 135 |  |  | -
Residential |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Investor |  |  | - |  |  | - |  |  | - |  |  | 67 |  |  | -
Owner occupied |  |  | 112 |  |  | 112 |  |  | 31 |  |  | 12 |  |  | -
Revolving and junior liens |  |  | 46 |  |  | 46 |  |  | - |  |  | 364 |  |  | 2
Consumer |  |  | - |  |  | - |  |  | - |  |  | - |  |  | -
Total impaired loans with a recorded allowance |  |  | 161 |  |  | 166 |  |  | 34 |  |  | 618 |  |  | 2
Total impaired loans |  | $ | 20,886 |  | $ | 24,884 |  | $ | 34 |  | $ | 30,509 |  | $ | 229
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 for all loans, including TDRs, 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, 2016 |  | Nine Months Ended September 30, 2016 |
|  | # 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 |  | $ | 312 |  | $ | 211 |
Real estate - residential |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Owner occupied |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
HAMP 2 |  | - |  |  | - |  |  | - |  | 1 |  |  | 239 |  |  | 235 |
Revolving and junior liens |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
HAMP 2 |  | - |  |  | - |  |  | - |  | 4 |  |  | 469 |  |  | 433 |
Other 1 |  | 1 |  |  | 70 |  |  | 70 |  | 1 |  |  | 70 |  |  | 70 |
Total |  | 1 |  | $ | 70 |  | $ | 70 |  | 8 |  | $ | 1,090 |  | $ | 949 |
|  | TDR Modifications |  | TDR Modifications |
|  | Three Months Ended September 30, 2015 |  | Nine Months Ended September 30, 2015 |
|  | # 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 - residential |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Owner occupied |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Other 1 |  | - |  | $ | - |  | $ | - |  | 3 |  | $ | 404 |  | $ | 412 |
Revolving and junior liens |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
HAMP 2 |  | 1 |  |  | 45 |  |  | 11 |  | 4 |  |  | 178 |  |  | 142 |
Other 1 |  | 3 |  |  | 378 |  |  | 349 |  | 3 |  |  | 378 |  |  | 349 |
Total |  | 4 |  | $ | 423 |  | $ | 360 |  | 10 |  | $ | 960 |  | $ | 903 |
1 Other: Change of terms from bankruptcy court 2 HAMP: Home Affordable Modification Program TDRs are classified as being in default on a case-by-case basis when they fail to be in compliance with the modified terms. There was no TDR default activity for three and nine months ending September 30, 2016, and September 30, 2015, for loans that were restructured within the 12 month period prior to default.

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