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Note 4 - Loans and Allowance for Loan Losses | 12 Months Ended
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Dec. 31, 2015
Receivables [Abstract] |
Loans, Notes, Trade and Other Receivables Disclosure [Text Block] | NOTE 4 – LOANS AND ALLOWANCE FOR LOAN LOSSES Loans originated for investment are stated at their principal amount outstanding adjusted for partial charge-offs, the allowance, and net deferred loan fees and costs. Interest income on loans is accrued over the term of the loans primarily using the simple interest method based on the principal balance outstanding. Interest is not accrued on loans where collectability is uncertain. Accrued interest is included in other assets in the Consolidated Balance Sheets. Loan origination fees and certain direct costs incurred to extend credit are deferred and amortized over the term of the loan or loan commitment period as an adjustment to the related loan yield. Acquired loans are those purchased in the Firstbank merger. These loans were recorded at estimated fair value at the Merger Date with no carryover of the related allowance. The acquired loans were segregated between those considered to be performing (“acquired non-impaired loans”) and those with evidence of credit deterioration (“acquired impaired loans”). Acquired loans are considered impaired if there is evidence of credit deterioration and if it is probable, at acquisition, all contractually required payments will not be collected. Acquired loans restructured after acquisition are not considered or reported as troubled debt restructurings if the loans evidenced credit deterioration as of the Merger Date and are accounted for in pools. The fair value estimates for acquired loans are based on expected prepayments and the amount and timing of discounted expected principal, interest and other cash flows. Credit discounts representing the principal losses expected over the life of the loan are also a component of the initial fair value. In determining the Merger Date fair value of acquired impaired loans, and in subsequent accounting, we have generally aggregated acquired commercial and consumer loans into pools of loans with common risk characteristics. The difference between the fair value of an acquired non-impaired loan and contractual amounts due at the Merger Date is accreted into interest income over the estimated life of the loan. Contractually required payments represent the total undiscounted amount of all uncollected principal and interest payments. Acquired non-impaired loans are placed on nonaccrual status and reported as nonperforming or past due using the same criteria applied to the originated loan portfolio. The excess of an acquired impaired loan’s contractually required payments over the amount of its undiscounted cash flows expected to be collected is referred to as the non-accretable difference. The non-accretable difference, which is neither accreted into income nor recorded on the Consolidated Balance Sheets, reflects estimated future credit losses and uncollectable contractual interest expected to be incurred over the life of the acquired impaired loan. The excess cash flows expected to be collected over the carrying amount of the acquired loan is referred to as the accretable yield. This amount is accreted into interest income over the remaining life of the acquired loans or pools using the level yield method. The accretable yield is affected by changes in interest rate indices for variable rate loans, changes in prepayment speed assumptions and changes in expected principal and interest payments over the estimated lives of the acquired impaired loans. We evaluate quarterly the remaining contractually required payments receivable and estimate cash flows expected to be collected over the lives of the impaired loans. Contractually required payments receivable may increase or decrease for a variety of reasons, for example, when the contractual terms of the loan agreement are modified, when interest rates on variable rate loans change, or when principal and/or interest payments are received. Cash flows expected to be collected on acquired impaired loans are estimated by incorporating several key assumptions similar to the initial estimate of fair value. These key assumptions include probability of default, loss given default, and the amount of actual prepayments after the Merger Date. Prepayments affect the estimated lives of loans and could change the amount of interest income, and possibly principal, expected to be collected. In re-forecasting future estimated cash flows, credit loss expectations are adjusted as necessary. The adjustments are based, in part, on actual loss severities recognized for each loan type, as well as changes in the probability of default. For periods in which estimated cash flows are not re-forecasted, the prior reporting period’s estimated cash flows are adjusted to reflect the actual cash received and credit events that transpired during the current reporting period. Increases in expected cash flows of acquired impaired loans subsequent to the Merger Date are recognized prospectively through adjustments of the yield on the loans or pools over their remaining lives, while decreases in expected cash flows are recognized as impairment through a provision for loan losses and an increase in the allowance. Year-end loans disaggregated by class of loan within the loan portfolio segments were as follows:
|  | December 31, 2015 |  |  | December 31, 2014 |  |  | Percent Increase |
|  | Balance |  |  | % |  |  | Balance |  |  | % |  |  | (Decrease) |
Originated Loans |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Commercial: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Commercial and industrial |  | $ | 577,872,000 |  |  |  | 35.7 | % |  | $ | 384,570,000 |  |  |  | 30.8 | % |  |  | 50.3 | %
Vacant land, land development, and residential construction |  |  | 30,138,000 |  |  |  | 1.9 |  |  |  | 29,826,000 |  |  |  | 2.4 |  |  |  | 1.0 |
Real estate – owner occupied |  |  | 330,798,000 |  |  |  | 20.5 |  |  |  | 291,758,000 |  |  |  | 23.4 |  |  |  | 13.4 |
Real estate – non-owner occupied |  |  | 520,754,000 |  |  |  | 32.2 |  |  |  | 410,977,000 |  |  |  | 33.0 |  |  |  | 26.7 |
Real estate – multi-family and residential rental |  |  | 33,954,000 |  |  |  | 2.1 |  |  |  | 36,058,000 |  |  |  | 2.9 |  |  |  | (5.8 | )
Total commercial |  |  | 1,493,516,000 |  |  |  | 92.4 |  |  |  | 1,153,189,000 |  |  |  | 92.5 |  |  |  | 29.5 |
Retail: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Home equity and other |  |  | 67,816,000 |  |  |  | 4.2 |  |  |  | 50,059,000 |  |  |  | 4.0 |  |  |  | 35.5 |
1-4 family mortgages |  |  | 55,255,000 |  |  |  | 3.4 |  |  |  | 42,868,000 |  |  |  | 3.5 |  |  |  | 28.9 |
Total retail |  |  | 123,071,000 |  |  |  | 7.6 |  |  |  | 92,927,000 |  |  |  | 7.5 |  |  |  | 32.4 |
Total originated loans |  | $ | 1,616,587,000 |  |  |  | 100.0 | % |  | $ | 1,246,116,000 |  |  |  | 100.0 | % |  |  | 29.7 | %
|  | December 31, 2015 |  |  | December 31, 2014 |  |  | Percent Increase |
|  | Balance |  |  | % |  |  | Balance |  |  | % |  |  | (Decrease) |
Acquired Loans |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Commercial: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Commercial and industrial |  | $ | 118,431,000 |  |  |  | 17.9 | % |  | $ | 166,037,000 |  |  |  | 19.7 | % |  |  | (28.7% | )
Vacant land, land development, and residential construction |  |  | 14,982,000 |  |  |  | 2.3 |  |  |  | 22,148,000 |  |  |  | 2.6 |  |  |  | (32.4 | )
Real estate – owner occupied |  |  | 115,121,000 |  |  |  | 17.4 |  |  |  | 138,630,000 |  |  |  | 16.4 |  |  |  | (17.0 | )
Real estate – non-owner occupied |  |  | 123,597,000 |  |  |  | 18.7 |  |  |  | 148,597,000 |  |  |  | 17.6 |  |  |  | (16.8 | )
Real estate – multi-family and residential rental |  |  | 81,049,000 |  |  |  | 12.3 |  |  |  | 86,702,000 |  |  |  | 10.3 |  |  |  | (6.5 | )
Total commercial |  |  | 453,180,000 |  |  |  | 68.6 |  |  |  | 562,114,000 |  |  |  | 66.6 |  |  |  | (19.4 | )
Retail: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Home equity and other |  |  | 72,830,000 |  |  |  | 11.0 |  |  |  | 109,219,000 |  |  |  | 13.0 |  |  |  | (33.3 | )
1-4 family mortgages |  |  | 135,130,000 |  |  |  | 20.4 |  |  |  | 171,828,000 |  |  |  | 20.4 |  |  |  | (21.4 | )
Total retail |  |  | 207,960,000 |  |  |  | 31.4 |  |  |  | 281,047,000 |  |  |  | 33.4 |  |  |  | (26.0 | )
Total acquired loans |  | $ | 661,140,000 |  |  |  | 100.0 | % |  | $ | 843,161,000 |  |  |  | 100.0 | % |  |  | (21.6% | )
|  | December 31, 2015 |  |  | December 31, 2014 |  |  | Percent Increase |
|  | Balance |  |  | % |  |  | Balance |  |  | % |  |  | (Decrease) |
Total Loans |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Commercial: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Commercial and industrial |  | $ | 696,303,000 |  |  |  | 30.6 | % |  | $ | 550,607,000 |  |  |  | 26.4 | % |  |  | 26.5 | %
Vacant land, land development, and residential construction |  |  | 45,120,000 |  |  |  | 2.0 |  |  |  | 51,974,000 |  |  |  | 2.5 |  |  |  | (13.2 | )
Real estate – owner occupied |  |  | 445,919,000 |  |  |  | 19.6 |  |  |  | 430,388,000 |  |  |  | 20.5 |  |  |  | 3.6 |
Real estate – non-owner occupied |  |  | 644,351,000 |  |  |  | 28.3 |  |  |  | 559,574,000 |  |  |  | 26.8 |  |  |  | 15.2 |
Real estate – multi-family and residential rental |  |  | 115,003,000 |  |  |  | 5.0 |  |  |  | 122,760,000 |  |  |  | 5.9 |  |  |  | (6.3 | )
Total commercial |  |  | 1,946,696,000 |  |  |  | 85.5 |  |  |  | 1,715,303,000 |  |  |  | 82.1 |  |  |  | 13.5 |
Retail: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Home equity and other |  |  | 140,646,000 |  |  |  | 6.2 |  |  |  | 159,278,000 |  |  |  | 7.6 |  |  |  | (11.7 | )
1-4 family mortgages |  |  | 190,385,000 |  |  |  | 8.3 |  |  |  | 214,696,000 |  |  |  | 10.3 |  |  |  | (11.3 | )
Total retail |  |  | 331,031,000 |  |  |  | 14.5 |  |  |  | 373,974,000 |  |  |  | 17.9 |  |  |  | (11.5 | )
Total loans |  | $ | 2,277,727,000 |  |  |  | 100.0 | % |  | $ | 2,089,277,000 |  |  |  | 100.0 | % |  |  | 9.0 | %
The total contractually required payments and carrying value of acquired impaired loans was $24.6 million and $13.1 million, respectively, as of December 31, 2015. The total contractually required payments and carrying value of acquired impaired loans was $31.4 million and $18.6 million, respectively, as of December 31, 2014. Changes in the accretable yield for acquired impaired loans for the year ended December 31, 2015 and the seven-month period ended December 31, 2014 were as follows:
|  | 2015 |
Balance at December 31, 2014 |  | $ | 4,998,000 |
Additions |  |  | 26,000 |
Accretion income |  |  | (2,607,000 | )
Net reclassification from nonaccretable to accretable |  |  | 4,272,000 |
Reductions (1) |  |  | (1,496,000 | )
Balance at December 31, 2015 |  | $ | 5,193,000 |
|  | 2014 |
Balance at May 31, 2014 |  | $ | 0 |
Additions |  |  | 2,514,000 |
Accretion income |  |  | (786,000 | )
Net reclassification from nonaccretable to accretable |  |  | 3,537,000 |
Reductions (1) |  |  | (267,000 | )
Balance at December 31, 2014 |  | $ | 4,998,000 |
| (1) | Reductions primarily reflect the result of exit events, including loan payoffs and charge-offs.
Concentrations within the loan portfolio were as follows at year-end:
|  | 2015 |  |  | 2014 |
|  |  |  |  |  | Percentage of |  |  |  |  |  |  | Percentage of |
|  | Balance |  |  | Loan Portfolio |  |  | Balance |  |  | Loan Portfolio |
Commercial real estate loans to lessors of non-residential buildings |  | $ | 506,721,000 |  |  |  | 22.2 | % |  | $ | 480,170,000 |  |  |  | 23.0 | %
Year-end nonperforming originated loans were as follows:
|  | 2015 |  |  | 2014 |
Loans past due 90 days or more still accruing interest |  | $ | 0 |  |  | $ | 0 |
Nonaccrual loans |  |  | 1,954,000 |  |  |  | 26,049,000 |
Total nonperforming loans |  | $ | 1,954,000 |  |  | $ | 26,049,000 |
Year-end nonperforming acquired loans were as follows:
|  | 2015 |  |  | 2014 |
Loans past due 90 days or more still accruing interest |  | $ | 5,000 |  |  | $ | 26,000 |
Nonaccrual loans |  |  | 3,485,000 |  |  |  | 3,359,000 |
Total nonperforming loans |  | $ | 3,490,000 |  |  | $ | 3,385,000 |
The recorded principal balance of nonperforming loans was as follows:
|  | December 31, 2015 |  |  | December 31, 2014 |
Commercial: |  |  |  |  |  |  |  |
Commercial and industrial |  | $ | 458,000 |  |  | $ | 6,478,000 |
Vacant land, land development, and residential construction |  |  | 155,000 |  |  |  | 209,000 |
Real estate – owner occupied |  |  | 1,797,000 |  |  |  | 18,063,000 |
Real estate – non-owner occupied |  |  | 79,000 |  |  |  | 378,000 |
Real estate – multi-family and residential rental |  |  | 157,000 |  |  |  | 106,000 |
Total commercial |  |  | 2,646,000 |  |  |  | 25,234,000 |
Retail: |  |  |  |  |  |  |  |
Home equity and other |  |  | 771,000 |  |  |  | 800,000 |
1-4 family mortgages |  |  | 2,027,000 |  |  |  | 3,400,000 |
Total retail |  |  | 2,798,000 |  |  |  | 4,200,000 |
Total nonperforming loans |  | $ | 5,444,000 |  |  | $ | 29,434,000 |
Acquired impaired loans are not reported as nonperforming loans based on acquired impaired loan accounting. Acquired non-impaired loans are placed on nonaccrual status and reported as nonperforming or past due using the same criteria applied to the originated loan portfolio. An age analysis of past due loans is as follows as of December 31, 2015:
|  | 30 – 59 Days Past Due |  |  | 60 – 89 Days Past Due |  |  | Greater Than 89 Days Past Due |  |  | Total Past Due |  |  | Current |  |  | Total Loans |  |  | Recorded Balance > 89 Days and Accruing |
Originated Loans |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Commercial: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Commercial and industrial |  | $ | 0 |  |  | $ | 0 |  |  | $ | 0 |  |  | $ | 0 |  |  | $ | 577,872,000 |  |  | $ | 577,872,000 |  |  | $ | 0 |
Vacant land, land development, and residential construction |  |  | 0 |  |  |  | 0 |  |  |  | 0 |  |  |  | 0 |  |  |  | 30,138,000 |  |  |  | 30,138,000 |  |  |  | 0 |
Real estate – owner occupied |  |  | 432,000 |  |  |  | 0 |  |  |  | 9,000 |  |  |  | 441,000 |  |  |  | 330,357,000 |  |  |  | 330,798,000 |  |  |  | 0 |
Real estate – non-owner occupied |  |  | 0 |  |  |  | 0 |  |  |  | 0 |  |  |  | 0 |  |  |  | 520,754,000 |  |  |  | 520,754,000 |  |  |  | 0 |
Real estate – multi-family and residential rental |  |  | 0 |  |  |  | 0 |  |  |  | 0 |  |  |  | 0 |  |  |  | 33,954,000 |  |  |  | 33,954,000 |  |  |  | 0 |
Total commercial |  |  | 432,000 |  |  |  | 0 |  |  |  | 9,000 |  |  |  | 441,000 |  |  |  | 1,493,075,000 |  |  |  | 1,493,516,000 |  |  |  | 0 |
Retail: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Home equity and other |  |  | 186,000 |  |  |  | 108,000 |  |  |  | 0 |  |  |  | 294,000 |  |  |  | 67,522,000 |  |  |  | 67,816,000 |  |  |  | 0 |
1- 4 family mortgages |  |  | 107,000 |  |  |  | 95,000 |  |  |  | 356,000 |  |  |  | 558,000 |  |  |  | 54,697,000 |  |  |  | 55,255,000 |  |  |  | 0 |
Total retail |  |  | 293,000 |  |  |  | 203,000 |  |  |  | 356,000 |  |  |  | 852,000 |  |  |  | 122,219,000 |  |  |  | 123,071,000 |  |  |  | 0 |
Total past due loans |  | $ | 725,000 |  |  | $ | 203,000 |  |  | $ | 365,000 |  |  | $ | 1,293,000 |  |  | $ | 1,615,294,000 |  |  | $ | 1,616,587,000 |  |  | $ | 0 |
|  | 30 – 59 Days Past Due |  |  | 60 – 89 Days Past Due |  |  | Greater Than 89 Days Past Due |  |  | Total Past Due |  |  | Current |  |  | Total Loans |  |  | Recorded Balance > 89 Days and Accruing |
Acquired Loans |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Commercial: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Commercial and industrial |  | $ | 0 |  |  | $ | 5,000 |  |  | $ | 541,000 |  |  | $ | 546,000 |  |  | $ | 117,885,000 |  |  | $ | 118,431,000 |  |  | $ | 0 |
Vacant land, land development, and residential construction |  |  | 27,000 |  |  |  | 0 |  |  |  | 0 |  |  |  | 27,000 |  |  |  | 14,955,000 |  |  |  | 14,982,000 |  |  |  | 0 |
Real estate – owner occupied |  |  | 323,000 |  |  |  | 425,000 |  |  |  | 1,142,000 |  |  |  | 1,890,000 |  |  |  | 113,231,000 |  |  |  | 115,121,000 |  |  |  | 0 |
Real estate – non-owner occupied |  |  | 53,000 |  |  |  | 703,000 |  |  |  | 79,000 |  |  |  | 835,000 |  |  |  | 122,762,000 |  |  |  | 123,597,000 |  |  |  | 0 |
Real estate – multi-family and residential rental |  |  | 223,000 |  |  |  | 54,000 |  |  |  | 0 |  |  |  | 277,000 |  |  |  | 80,772,000 |  |  |  | 81,049,000 |  |  |  | 0 |
Total commercial |  |  | 626,000 |  |  |  | 1,187,000 |  |  |  | 1,762,000 |  |  |  | 3,575,000 |  |  |  | 449,605,000 |  |  |  | 453,180,000 |  |  |  | 0 |
Retail: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Home equity and other |  |  | 395,000 |  |  |  | 44,000 |  |  |  | 28,000 |  |  |  | 467,000 |  |  |  | 72,363,000 |  |  |  | 72,830,000 |  |  |  | 5,000 |
1- 4 family mortgages |  |  | 960,000 |  |  |  | 354,000 |  |  |  | 416,000 |  |  |  | 1,730,000 |  |  |  | 133,400,000 |  |  |  | 135,130,000 |  |  |  | 0 |
Total retail |  |  | 1,355,000 |  |  |  | 398,000 |  |  |  | 444,000 |  |  |  | 2,197,000 |  |  |  | 205,763,000 |  |  |  | 207,960,000 |  |  |  | 5,000 |
Total past due loans |  | $ | 1,981,000 |  |  | $ | 1,585,000 |  |  | $ | 2,206,000 |  |  | $ | 5,772,000 |  |  | $ | 655,368,000 |  |  | $ | 661,140,000 |  |  | $ | 5,000 |
An age analysis of past due loans is as follows as of December 31, 2014:
|  | 30 – 59 Days Past Due |  |  | 60 – 89 Days Past Due |  |  | Greater Than 89 Days Past Due |  |  | Total Past Due |  |  | Current |  |  | Total Loans |  |  | Recorded Balance > 89 Days and Accruing |
Originated Loans |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Commercial: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Commercial and industrial |  | $ | 0 |  |  | $ | 0 |  |  | $ | 0 |  |  | $ | 0 |  |  | $ | 384,570,000 |  |  | $ | 384,570,000 |  |  | $ | 0 |
Vacant land, land development, and residential construction |  |  | 0 |  |  |  | 0 |  |  |  | 0 |  |  |  | 0 |  |  |  | 29,826,000 |  |  |  | 29,826,000 |  |  |  | 0 |
Real estate – owner occupied |  |  | 0 |  |  |  | 0 |  |  |  | 120,000 |  |  |  | 120,000 |  |  |  | 291,638,000 |  |  |  | 291,758,000 |  |  |  | 0 |
Real estate – non-owner occupied |  |  | 0 |  |  |  | 0 |  |  |  | 116,000 |  |  |  | 116,000 |  |  |  | 410,861,000 |  |  |  | 410,977,000 |  |  |  | 0 |
Real estate – multi-family and residential rental |  |  | 0 |  |  |  | 0 |  |  |  | 0 |  |  |  | 0 |  |  |  | 36,058,000 |  |  |  | 36,058,000 |  |  |  | 0 |
Total commercial |  |  | 0 |  |  |  | 0 |  |  |  | 236,000 |  |  |  | 236,000 |  |  |  | 1,152,953,000 |  |  |  | 1,153,189,000 |  |  |  | 0 |
Retail: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Home equity and other |  |  | 38,000 |  |  |  | 3,000 |  |  |  | 0 |  |  |  | 41,000 |  |  |  | 50,018,000 |  |  |  | 50,059,000 |  |  |  | 0 |
1-4 family mortgages |  |  | 0 |  |  |  | 0 |  |  |  | 366,000 |  |  |  | 366,000 |  |  |  | 42,502,000 |  |  |  | 42,868,000 |  |  |  | 0 |
Total retail |  |  | 38,000 |  |  |  | 3,000 |  |  |  | 366,000 |  |  |  | 407,000 |  |  |  | 92,520,000 |  |  |  | 92,927,000 |  |  |  | 0 |
Total past due loans |  | $ | 38,000 |  |  | $ | 3,000 |  |  | $ | 602,000 |  |  | $ | 643,000 |  |  | $ | 1,245,473,000 |  |  | $ | 1,246,116,000 |  |  | $ | 0 |
|  | 30 – 59 Days Past Due |  |  | 60 – 89 Days Past Due |  |  | Greater Than 89 Days Past Due |  |  | Total Past Due |  |  | Current |  |  | Total Loans |  |  | Recorded Balance > 89 Days and Accruing |
Acquired Loans |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Commercial: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Commercial and industrial |  | $ | 29,000 |  |  | $ | 32,000 |  |  | $ | 76,000 |  |  | $ | 137,000 |  |  | $ | 165,900,000 |  |  | $ | 166,037,000 |  |  | $ | 0 |
Vacant land, land development, and residential construction |  |  | 0 |  |  |  | 38,000 |  |  |  | 0 |  |  |  | 38,000 |  |  |  | 22,110,000 |  |  |  | 22,148,000 |  |  |  | 0 |
Real estate – owner occupied |  |  | 51,000 |  |  |  | 425,000 |  |  |  | 1,625,000 |  |  |  | 2,101,000 |  |  |  | 136,529,000 |  |  |  | 138,630,000 |  |  |  | 0 |
Real estate – non-owner occupied |  |  | 68,000 |  |  |  | 598,000 |  |  |  | 395,000 |  |  |  | 1,061,000 |  |  |  | 147,536,000 |  |  |  | 148,597,000 |  |  |  | 0 |
Real estate – multi-family and residential rental |  |  | 37,000 |  |  |  | 0 |  |  |  | 105,000 |  |  |  | 142,000 |  |  |  | 86,560,000 |  |  |  | 86,702,000 |  |  |  | 0 |
Total commercial |  |  | 185,000 |  |  |  | 1,093,000 |  |  |  | 2,201,000 |  |  |  | 3,479,000 |  |  |  | 558,635,000 |  |  |  | 562,114,000 |  |  |  | 0 |
Retail: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Home equity and other |  |  | 445,000 |  |  |  | 419,000 |  |  |  | 155,000 |  |  |  | 1,019,000 |  |  |  | 108,200,000 |  |  |  | 109,219,000 |  |  |  | 26,000 |
1-4 family mortgages |  |  | 1,087,000 |  |  |  | 408,000 |  |  |  | 750,000 |  |  |  | 2,245,000 |  |  |  | 169,583,000 |  |  |  | 171,828,000 |  |  |  | 0 |
Total retail |  |  | 1,532,000 |  |  |  | 827,000 |  |  |  | 905,000 |  |  |  | 3,264,000 |  |  |  | 277,783,000 |  |  |  | 281,047,000 |  |  |  | 26,000 |
Total past due loans |  | $ | 1,717,000 |  |  | $ | 1,920,000 |  |  | $ | 3,106,000 |  |  | $ | 6,743,000 |  |  | $ | 836,418,000 |  |  | $ | 843,161,000 |  |  | $ | 26,000 |
Impaired originated loans with no related allowance recorded were as follows as of December 31, 2015:
|  | Unpaid Contractual Principal Balance |  |  | Recorded Principal Balance |  |  | Related Allowance |  |  | Year-To-Date Average Recorded Principal Balance |
With no related allowance recorded: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Commercial: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Commercial and industrial |  | $ | 1,509,000 |  |  | $ | 1,501,000 |  |  |  |  |  |  | $ | 1,683,000 |
Vacant land, land development and residential construction |  |  | 0 |  |  |  | 0 |  |  |  |  |  |  |  | 81,000 |
Real estate – owner occupied |  |  | 712,000 |  |  |  | 505,000 |  |  |  |  |  |  |  | 927,000 |
Real estate – non-owner occupied |  |  | 5,696,000 |  |  |  | 5,696,000 |  |  |  |  |  |  |  | 3,703,000 |
Real estate – multi-family and residential rental |  |  | 0 |  |  |  | 0 |  |  |  |  |  |  |  | 186,000 |
Total commercial |  |  | 7,917,000 |  |  |  | 7,702,000 |  |  |  |  |  |  |  | 6,580,000 |
Retail: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Home equity and other |  |  | 14,000 |  |  |  | 5,000 |  |  |  |  |  |  |  | 153,000 |
1-4 family mortgages |  |  | 1,328,000 |  |  |  | 657,000 |  |  |  |  |  |  |  | 637,000 |
Total retail |  |  | 1,342,000 |  |  |  | 662,000 |  |  |  |  |  |  |  | 790,000 |
Total with no related allowance recorded |  | $ | 9,259,000 |  |  | $ | 8,364,000 |  |  |  |  |  |  | $ | 7,370,000 |
Impaired originated loans with an allowance recorded and total impaired loans were as follows as of December 31, 2015:
|  | Unpaid Contractual Principal Balance |  |  | Recorded Principal Balance |  |  | Related Allowance |  |  | Year-To-Date Average Recorded Principal Balance |
With an allowance recorded: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Commercial: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Commercial and industrial |  | $ | 352,000 |  |  | $ | 305,000 |  |  | $ | 165,000 |  |  | $ | 2,314,000 |
Vacant land, land development and residential construction |  |  | 2,017,000 |  |  |  | 1,655,000 |  |  |  | 245,000 |  |  |  | 1,952,000 |
Real estate – owner occupied |  |  | 5,867,000 |  |  |  | 1,314,000 |  |  |  | 242,000 |  |  |  | 7,285,000 |
Real estate – non-owner occupied |  |  | 4,841,000 |  |  |  | 4,841,000 |  |  |  | 201,000 |  |  |  | 9,265,000 |
Real estate – multi-family and residential rental |  |  | 1,028,000 |  |  |  | 1,028,000 |  |  |  | 365,000 |  |  |  | 1,219,000 |
Total commercial |  |  | 14,105,000 |  |  |  | 9,143,000 |  |  |  | 1,218,000 |  |  |  | 22,035,000 |
Retail: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Home equity and other |  |  | 600,000 |  |  |  | 562,000 |  |  |  | 209,000 |  |  |  | 227,000 |
1-4 family mortgages |  |  | 165,000 |  |  |  | 128,000 |  |  |  | 47,000 |  |  |  | 538,000 |
Total retail |  |  | 765,000 |  |  |  | 690,000 |  |  |  | 256,000 |  |  |  | 765,000 |
Total with an allowance recorded |  | $ | 14,870,000 |  |  | $ | 9,833,000 |  |  | $ | 1,474,000 |  |  | $ | 22,800,000 |
Total impaired loans: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Commercial |  | $ | 22,022,000 |  |  | $ | 16,845,000 |  |  | $ | 1,218,000 |  |  | $ | 28,615,000 |
Retail |  |  | 2,107,000 |  |  |  | 1,352,000 |  |  |  | 256,000 |  |  |  | 1,555,000 |
Total impaired loans |  | $ | 24,129,000 |  |  | $ | 18,197,000 |  |  | $ | 1,474,000 |  |  | $ | 30,170,000 |
Impaired acquired loans with no related allowance recorded were as follows as of December 31, 2015:
|  | Unpaid Contractual Principal Balance |  |  | Recorded Principal Balance |  |  | Related Allowance |  |  | Year-To-Date Average Recorded Principal Balance |
With no related allowance recorded: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Commercial: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Commercial and industrial |  | $ | 1,528,000 |  |  | $ | 1,494,000 |  |  |  |  |  |  | $ | 1,444,000 |
Vacant land, land development and residential construction |  |  | 0 |  |  |  | 0 |  |  |  |  |  |  |  | 0 |
Real estate – owner occupied |  |  | 2,233,000 |  |  |  | 1,952,000 |  |  |  |  |  |  |  | 818,000 |
Real estate – non-owner occupied |  |  | 880,000 |  |  |  | 880,000 |  |  |  |  |  |  |  | 565,000 |
Real estate – multi-family and residential rental |  |  | 452,000 |  |  |  | 404,000 |  |  |  |  |  |  |  | 1,520,000 |
Total commercial |  |  | 5,093,000 |  |  |  | 4,730,000 |  |  |  |  |  |  |  | 4,347,000 |
Retail: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Home equity and other |  |  | 471,000 |  |  |  | 310,000 |  |  |  |  |  |  |  | 400,000 |
1-4 family mortgages |  |  | 1,804,000 |  |  |  | 1,548,000 |  |  |  |  |  |  |  | 994,000 |
Total retail |  |  | 2,275,000 |  |  |  | 1,858,000 |  |  |  |  |  |  |  | 1,394,000 |
Total with no related allowance recorded |  | $ | 7,368,000 |  |  | $ | 6,588,000 |  |  |  |  |  |  | $ | 5,741,000 |
Impaired acquired loans with an allowance recorded and total impaired loans were as follows as of December 31, 2015:
|  | Unpaid Contractual Principal Balance |  |  | Recorded Principal Balance |  |  | Related Allowance |  |  | Year-To-Date Average Recorded Principal Balance |
With an allowance recorded: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Commercial: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Commercial and industrial |  | $ | 383,000 |  |  | $ | 376,000 |  |  | $ | 102,000 |  |  | $ | 127,000 |
Vacant land, land development and residential construction |  |  | 0 |  |  |  | 0 |  |  |  | 0 |  |  |  | 0 |
Real estate – owner occupied |  |  | 51,000 |  |  |  | 51,000 |  |  |  | 4,000 |  |  |  | 823,000 |
Real estate – non-owner occupied |  |  | 0 |  |  |  | 0 |  |  |  | 0 |  |  |  | 0 |
Real estate – multi-family and residential rental |  |  | 23,000 |  |  |  | 23,000 |  |  |  | 0 |  |  |  | 21,000 |
Total commercial |  |  | 457,000 |  |  |  | 450,000 |  |  |  | 106,000 |  |  |  | 971,000 |
Retail: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Home equity and other |  |  | 0 |  |  |  | 0 |  |  |  | 0 |  |  |  | 0 |
1-4 family mortgages |  |  | 175,000 |  |  |  | 175,000 |  |  |  | 6,000 |  |  |  | 185,000 |
Total retail |  |  | 175,000 |  |  |  | 175,000 |  |  |  | 6,000 |  |  |  | 185,000 |
Total with an allowance recorded |  | $ | 632,000 |  |  | $ | 625,000 |  |  | $ | 112,000 |  |  | $ | 1,156,000 |
Total impaired loans: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Commercial |  | $ | 5,550,000 |  |  | $ | 5,180,000 |  |  | $ | 106,000 |  |  | $ | 5,318,000 |
Retail |  |  | 2,450,000 |  |  |  | 2,033,000 |  |  |  | 6,000 |  |  |  | 1,579,000 |
Total impaired loans |  | $ | 8,000,000 |  |  | $ | 7,213,000 |  |  | $ | 112,000 |  |  | $ | 6,897,000 |
Impaired originated loans with no related allowance recorded were as follows as of December 31, 2014:
|  | Unpaid Contractual Principal Balance |  |  | Recorded Principal Balance |  |  | Related Allowance |  |  | Year-To-Date Average Recorded Principal Balance |
With no related allowance recorded: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Commercial: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Commercial and industrial |  | $ | 1,170,000 |  |  | $ | 1,164,000 |  |  |  |  |  |  | $ | 652,000 |
Vacant land, land development and residential construction |  |  | 540,000 |  |  |  | 209,000 |  |  |  |  |  |  |  | 227,000 |
Real estate – owner occupied |  |  | 3,609,000 |  |  |  | 1,901,000 |  |  |  |  |  |  |  | 4,365,000 |
Real estate – non-owner occupied |  |  | 1,210,000 |  |  |  | 1,210,000 |  |  |  |  |  |  |  | 971,000 |
Real estate – multi-family and residential rental |  |  | 375,000 |  |  |  | 317,000 |  |  |  |  |  |  |  | 64,000 |
Total commercial |  |  | 6,904,000 |  |  |  | 4,801,000 |  |  |  |  |  |  |  | 6,279,000 |
Retail: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Home equity and other |  |  | 207,000 |  |  |  | 191,000 |  |  |  |  |  |  |  | 517,000 |
1-4 family mortgages |  |  | 1,144,000 |  |  |  | 560,000 |  |  |  |  |  |  |  | 585,000 |
Total retail |  |  | 1,351,000 |  |  |  | 751,000 |  |  |  |  |  |  |  | 1,102,000 |
Total with no related allowance recorded |  | $ | 8,255,000 |  |  | $ | 5,552,000 |  |  |  |  |  |  | $ | 7,381,000 |
Impaired originated loans with an allowance recorded and total impaired loans were as follows as of December 31, 2014:
|  | Unpaid Contractual Principal Balance |  |  | Recorded Principal Balance |  |  | Related Allowance |  |  | Year-To-Date Average Recorded Principal Balance |
With an allowance recorded: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Commercial: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Commercial and industrial |  | $ | 5,299,000 |  |  | $ | 5,226,000 |  |  | $ | 1,578,000 |  |  | $ | 2,759,000 |
Vacant land, land development and residential construction |  |  | 2,000,000 |  |  |  | 2,000,000 |  |  |  | 151,000 |  |  |  | 3,229,000 |
Real estate – owner occupied |  |  | 15,745,000 |  |  |  | 15,674,000 |  |  |  | 2,200,000 |  |  |  | 4,630,000 |
Real estate – non-owner occupied |  |  | 16,033,000 |  |  |  | 15,949,000 |  |  |  | 4,779,000 |  |  |  | 18,245,000 |
Real estate – multi-family and residential rental |  |  | 1,371,000 |  |  |  | 1,371,000 |  |  |  | 666,000 |  |  |  | 1,700,000 |
Total commercial |  |  | 40,448,000 |  |  |  | 40,220,000 |  |  |  | 9,374,000 |  |  |  | 30,563,000 |
Retail: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Home equity and other |  |  | 115,000 |  |  |  | 84,000 |  |  |  | 84,000 |  |  |  | 128,000 |
1-4 family mortgages |  |  | 2,194,000 |  |  |  | 2,000,000 |  |  |  | 694,000 |  |  |  | 2,115,000 |
Total retail |  |  | 2,309,000 |  |  |  | 2,084,000 |  |  |  | 778,000 |  |  |  | 2,243,000 |
Total with an allowance recorded |  | $ | 42,757,000 |  |  | $ | 42,304,000 |  |  | $ | 10,152,000 |  |  | $ | 32,806,000 |
Total impaired loans: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Commercial |  | $ | 47,352,000 |  |  | $ | 45,021,000 |  |  | $ | 9,374,000 |  |  | $ | 36,842,000 |
Retail |  |  | 3,660,000 |  |  |  | 2,835,000 |  |  |  | 778,000 |  |  |  | 3,345,000 |
Total impaired loans |  | $ | 51,012,000 |  |  | $ | 47,856,000 |  |  | $ | 10,152,000 |  |  | $ | 40,187,000 |
Impaired acquired loans with no related allowance recorded were as follows as of December 31, 2014:
|  | Unpaid Contractual Principal Balance |  |  | Recorded Principal Balance |  |  | Related Allowance |  |  | Year-To-Date Average Recorded Principal Balance |
With no related allowance recorded: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Commercial: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Commercial and industrial |  | $ | 1,586,000 |  |  | $ | 1,579,000 |  |  |  |  |  |  | $ | 563,000 |
Vacant land, land development and residential construction |  |  | 0 |  |  |  | 0 |  |  |  |  |  |  |  | 0 |
Real estate – owner occupied |  |  | 113,000 |  |  |  | 113,000 |  |  |  |  |  |  |  | 52,000 |
Real estate – non-owner occupied |  |  | 326,000 |  |  |  | 326,000 |  |  |  |  |  |  |  | 260,000 |
Real estate – multi-family and residential rental |  |  | 487,000 |  |  |  | 487,000 |  |  |  |  |  |  |  | 166,000 |
Total commercial |  |  | 2,512,000 |  |  |  | 2,505,000 |  |  |  |  |  |  |  | 1,041,000 |
Retail: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Home equity and other |  |  | 641,000 |  |  |  | 639,000 |  |  |  |  |  |  |  | 262,000 |
1-4 family mortgages |  |  | 866,000 |  |  |  | 866,000 |  |  |  |  |  |  |  | 458,000 |
Total retail |  |  | 1,507,000 |  |  |  | 1,505,000 |  |  |  |  |  |  |  | 720,000 |
Total with no related allowance recorded |  | $ | 4,019,000 |  |  | $ | 4,010,000 |  |  |  |  |  |  | $ | 1,761,000 |
Impaired acquired loans with an allowance recorded and total impaired loans were as follows as of December 31, 2014:
|  | Unpaid Contractual Principal Balance |  |  | Recorded Principal Balance |  |  | Related Allowance |  |  | Year-To-Date Average Recorded Principal Balance |
With an allowance recorded: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Commercial: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Commercial and industrial |  | $ | 0 |  |  | $ | 0 |  |  | $ | 0 |  |  | $ | 0 |
Vacant land, land development and residential construction |  |  | 0 |  |  |  | 0 |  |  |  | 0 |  |  |  | 0 |
Real estate – owner occupied |  |  | 1,516,000 |  |  |  | 1,502,000 |  |  |  | 605,000 |  |  |  | 501,000 |
Real estate – non-owner occupied |  |  | 0 |  |  |  | 0 |  |  |  | 0 |  |  |  | 0 |
Real estate – multi-family and residential rental |  |  | 0 |  |  |  | 0 |  |  |  | 0 |  |  |  | 0 |
Total commercial |  |  | 1,516,000 |  |  |  | 1,502,000 |  |  |  | 605,000 |  |  |  | 501,000 |
Retail: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Home equity and other |  |  | 0 |  |  |  | 0 |  |  |  | 0 |  |  |  | 0 |
1-4 family mortgages |  |  | 0 |  |  |  | 0 |  |  |  | 0 |  |  |  | 0 |
Total retail |  |  | 0 |  |  |  | 0 |  |  |  | 0 |  |  |  | 0 |
Total with an allowance recorded |  | $ | 1,516,000 |  |  | $ | 1,502,000 |  |  | $ | 605,000 |  |  | $ | 501,000 |
Total impaired loans: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Commercial |  | $ | 4,028,000 |  |  | $ | 4,007,000 |  |  | $ | 605,000 |  |  | $ | 1,542,000 |
Retail |  |  | 1,507,000 |  |  |  | 1,505,000 |  |  |  | 0 |  |  |  | 720,000 |
Total impaired loans |  | $ | 5,535,000 |  |  | $ | 5,512,000 |  |  | $ | 605,000 |  |  | $ | 2,262,000 |
Impaired loans for which no allocation of the allowance for loan losses has been made generally reflect situations whereby the loans have been charged-down to estimated collateral value. Interest income recognized on accruing troubled debt restructurings totaled $2.4 million, $1.8 million and $2.5 million during 2015, 2014 and 2013, respectively. Interest income recognized on nonaccrual loans totaled $1.7 million during 2015 and $1.9 million during 2013, reflecting the collection of interest at the time of principal pay-off. No such significant collections of interest income were recorded during 2014. Lost interest income on nonaccrual loans totaled $0.3 million, $0.1 million and $0.4 million during 2015, 2014 and 2013, respectively. Credit Quality Indicators. We utilize a comprehensive grading system for our commercial loans. All commercial loans are graded on a ten grade rating system. The rating system utilizes standardized grade paradigms that analyze several critical factors such as cash flow, operating performance, financial condition, collateral, industry condition and management. All commercial loans are graded at inception and reviewed and, if appropriate, re-graded at various intervals thereafter. The risk assessment for retail loans is primarily based on the type of collateral and payment activity. Loans by credit quality indicators were as follows as of December 31, 2015: Originated Loans Commercial credit exposure – credit risk profiled by internal credit risk grades:
|  |  |  |  |  | Commercial |  |  |  |  |  |  |  |  |  |  | Commercial |
|  |  |  |  |  | Vacant Land, |  |  | Commercial |  |  | Commercial |  |  | Real Estate - |
|  | Commercial |  |  | Land Development, |  |  | Real Estate - |  |  | Real Estate - |  |  | Multi-Family |
|  | and |  |  | and Residential |  |  | Owner |  |  | Non-Owner |  |  | and Residential |
|  | Industrial |  |  | Construction |  |  | Occupied |  |  | Occupied |  |  | Rental |
Internal credit risk grade groupings: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Grades 1 – 4 |  | $ | 417,120,000 |  |  | $ | 18,118,000 |  |  | $ | 230,629,000 |  |  | $ | 400,350,000 |  |  | $ | 19,121,000 |
Grades 5 – 7 |  |  | 160,454,000 |  |  |  | 10,365,000 |  |  |  | 98,332,000 |  |  |  | 120,404,000 |  |  |  | 13,806,000 |
Grades 8 – 9 |  |  | 298,000 |  |  |  | 1,655,000 |  |  |  | 1,837,000 |  |  |  | 0 |  |  |  | 1,027,000 |
Total commercial |  | $ | 577,872,000 |  |  | $ | 30,138,000 |  |  | $ | 330,798,000 |  |  | $ | 520,754,000 |  |  | $ | 33,954,000 |
Retail credit exposure – credit risk profiled by collateral type:
|  | Retail |  |  | Retail |
|  | Home Equity |  |  | 1-4 Family |
|  | and Other |  |  | Mortgages |
Total retail |  | $ | 67,816,000 |  |  | $ | 55,255,000 |
Acquired Loans Commercial credit exposure – credit risk profiled by internal credit risk grades:
|  |  |  |  |  | Commercial |  |  |  |  |  |  |  |  |  |  | Commercial |
|  |  |  |  |  | Vacant Land, |  |  | Commercial |  |  | Commercial |  |  | Real Estate - |
|  | Commercial |  |  | Land Development, |  |  | Real Estate - |  |  | Real Estate - |  |  | Multi-Family |
|  | and |  |  | and Residential |  |  | Owner |  |  | Non-Owner |  |  | and Residential |
|  | Industrial |  |  | Construction |  |  | Occupied |  |  | Occupied |  |  | Rental |
Internal credit risk grade groupings: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Grades 1 – 4 |  | $ | 67,978,000 |  |  | $ | 3,095,000 |  |  | $ | 45,807,000 |  |  | $ | 71,197,000 |  |  | $ | 44,763,000 |
Grades 5 – 7 |  |  | 47,589,000 |  |  |  | 11,364,000 |  |  |  | 63,563,000 |  |  |  | 50,066,000 |  |  |  | 35,288,000 |
Grades 8 – 9 |  |  | 2,864,000 |  |  |  | 523,000 |  |  |  | 5,751,000 |  |  |  | 2,334,000 |  |  |  | 998,000 |
Total commercial |  | $ | 118,431,000 |  |  | $ | 14,982,000 |  |  | $ | 115,121,000 |  |  | $ | 123,597,000 |  |  | $ | 81,049,000 |
Retail credit exposure – credit risk profiled by collateral type:
|  | Retail |  |  | Retail |
|  | Home Equity |  |  | 1-4 Family |
|  | and Other |  |  | Mortgages |
Total retail |  | $ | 72,830,000 |  |  | $ | 135,130,000 |
Loans by credit quality indicators were as follows as of December 31, 2014: Originated Loans Commercial credit exposure – credit risk profiled by internal credit risk grades:
|  | Commercial and Industrial |  |  | Commercial Vacant Land, Land Development, and Residential Construction |  |  | Commercial Real Estate - Owner Occupied |  |  | Commercial Real Estate - Non-Owner Occupied |  |  | Commercial Real Estate - Multi-Family and Residential Rental |
Internal credit risk grade groupings: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Grades 1 – 4 |  | $ | 266,631,000 |  |  | $ | 11,242,000 |  |  | $ | 190,656,000 |  |  | $ | 285,035,000 |  |  | $ | 12,394,000 |
Grades 5 – 7 |  |  | 109,639,000 |  |  |  | 16,375,000 |  |  |  | 83,123,000 |  |  |  | 113,982,000 |  |  |  | 22,282,000 |
Grades 8 – 9 |  |  | 8,300,000 |  |  |  | 2,209,000 |  |  |  | 17,979,000 |  |  |  | 11,960,000 |  |  |  | 1,382,000 |
Total commercial |  | $ | 384,570,000 |  |  | $ | 29,826,000 |  |  | $ | 291,758,000 |  |  | $ | 410,977,000 |  |  | $ | 36,058,000 |
Retail credit exposure – credit risk profiled by collateral type:
|  | Retail |  |  | Retail |
|  | Home Equity |  |  | 1-4 Family |
|  | and Other |  |  | Mortgages |
Total retail |  | $ | 50,059,000 |  |  | $ | 42,868,000 |
Acquired Loans Commercial credit exposure – credit risk profiled by internal credit risk grades:
|  |  |  |  |  | Commercial |  |  |  |  |  |  |  |  |  |  | Commercial |
|  |  |  |  |  | Vacant Land, |  |  | Commercial |  |  | Commercial |  |  | Real Estate - |
|  | Commercial |  |  | Land Development, |  |  | Real Estate - |  |  | Real Estate - |  |  | Multi-Family |
|  | and |  |  | and Residential |  |  | Owner |  |  | Non-Owner |  |  | and Residential |
|  | Industrial |  |  | Construction |  |  | Occupied |  |  | Occupied |  |  | Rental |
Internal credit risk grade groupings: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Grades 1 – 4 |  | $ | 72,411,000 |  |  | $ | 5,875,000 |  |  | $ | 39,496,000 |  |  | $ | 65,886,000 |  |  | $ | 35,858,000 |
Grades 5 – 7 |  |  | 90,320,000 |  |  |  | 14,472,000 |  |  |  | 92,212,000 |  |  |  | 78,103,000 |  |  |  | 49,781,000 |
Grades 8 – 9 |  |  | 3,306,000 |  |  |  | 1,801,000 |  |  |  | 6,922,000 |  |  |  | 4,608,000 |  |  |  | 1,063,000 |
Total commercial |  | $ | 166,037,000 |  |  | $ | 22,148,000 |  |  | $ | 138,630,000 |  |  | $ | 148,597,000 |  |  | $ | 86,702,000 |
Retail credit exposure – credit risk profiled by collateral type:
|  | Retail |  |  | Retail |
|  | Home Equity |  |  | 1-4 Family |
|  | and Other |  |  | Mortgages |
Total retail |  | $ | 109,219,000 |  |  | $ | 171,828,000 |
All commercial loans are graded using the following number system: Grade 1. Excellent credit rating that contain very little, if any, risk of loss. Grade 2. Strong sources of repayment and have low repayment risk. Grade 3. Good sources of repayment and have limited repayment risk. Grade 4. Adequate sources of repayment and acceptable repayment risk; however, characteristics are present that render the credit more vulnerable to a negative event. Grade 5. Marginally acceptable sources of repayment and exhibit defined weaknesses and negative characteristics. Grade 6. Well defined weaknesses which may include negative current cash flow, high leverage, or operating losses. Generally, if the credit does not stabilize or if further deterioration is observed in the near term, the loan will likely be downgraded and placed on the Watch List (i.e., list of lending relationships that receive increased scrutiny and review by the Board of Directors and senior management). Grade 7. Defined weaknesses or negative trends that merit close monitoring through Watch List status. Grade 8. Inadequately protected by current sound net worth, paying capacity of the obligor, or pledged collateral, resulting in a distinct possibility of loss requiring close monitoring through Watch List status. Grade 9. Vital weaknesses exist where collection of principal is highly questionable. Grade 10. Considered uncollectable and of such little value that their continuance as an asset is not warranted. The primary risk elements with respect to commercial loans are the financial condition of the borrower, the sufficiency of collateral, and timeliness of scheduled payments. We have a policy of requesting and reviewing periodic financial statements from commercial loan customers and employ a disciplined and formalized review of the existence of collateral and its value. The primary risk element with respect to each residential real estate loan and consumer loan is the timeliness of scheduled payments. We have a reporting system that monitors past due loans and have adopted policies to pursue creditor’s rights in order to preserve our collateral position. The allowance for originated loan losses and recorded investments in originated loans for the year-ended December 31, 2015 are as follows:
|  | Commercial Loans |  |  | Retail Loans |  |  | Unallocated |  |  | Total |
Allowance for loan losses: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Beginning balance |  | $ | 17,736,000 |  |  | $ | 1,487,000 |  |  | $ | 76,000 |  |  | $ | 19,299,000 |
Provision for loan losses |  |  | (1,771,000 | ) |  |  | 1,006,000 |  |  |  | 64,000 |  |  |  | (701,000 | )
Charge-offs |  |  | (4,915,000 | ) |  |  | (1,280,000 | ) |  |  | 0 |  |  |  | (6,195,000 | )
Recoveries |  |  | 2,622,000 |  |  |  | 208,000 |  |  |  | 0 |  |  |  | 2,830,000 |
Ending balance |  | $ | 13,672,000 |  |  | $ | 1,421,000 |  |  | $ | 140,000 |  |  | $ | 15,233,000 |
Ending balance: individually evaluated for impairment |  | $ | 1,218,000 |  |  | $ | 256,000 |  |  | $ | 0 |  |  | $ | 1,474,000 |
Ending balance: collectively evaluated for impairment |  | $ | 12,454,000 |  |  | $ | 1,165,000 |  |  | $ | 140,000 |  |  | $ | 13,759,000 |
Total loans: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Ending balance |  | $ | 1,493,516,000 |  |  | $ | 123,071,000 |  |  |  |  |  |  | $ | 1,616,587,000 |
Ending balance: individually evaluated for impairment |  | $ | 16,845,000 |  |  | $ | 1,352,000 |  |  |  |  |  |  | $ | 18,197,000 |
Ending balance: collectively evaluated for impairment |  | $ | 1,476,671,000 |  |  | $ | 121,719,000 |  |  |  |  |  |  | $ | 1,598,390,000 |
The allowance for acquired loan losses for the year-ended December 31, 2015 is as follows:
|  | Commercial Loans |  |  | Retail Loans |  |  | Unallocated |  |  | Total |
Allowance for loan losses: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Beginning balance |  | $ | 681,000 |  |  | $ | 61,000 |  |  | $ | 0 |  |  | $ | 742,000 |
Provision for loan losses |  |  | (617,000 | ) |  |  | 318,000 |  |  |  | 0 |  |  |  | (299,000 | )
Charge-offs |  |  | (77,000 | ) |  |  | (7,000 | ) |  |  | 0 |  |  |  | (84,000 | )
Recoveries |  |  | 45,000 |  |  |  | 44,000 |  |  |  | 0 |  |  |  | 89,000 |
Ending balance |  | $ | 32,000 |  |  | $ | 416,000 |  |  | $ | 0 |  |  | $ | 448,000 |
The allowance for originated loan losses and recorded investments in originated loans for the year-ended December 31, 2014 are as follows:
|  | Commercial Loans |  |  | Retail Loans |  |  | Unallocated |  |  | Total |
Allowance for loan losses: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Beginning balance |  | $ | 20,455,000 |  |  | $ | 2,358,000 |  |  | $ | 8,000 |  |  | $ | 22,821,000 |
Provision for loan losses |  |  | (3,140,000 | ) |  |  | (721,000 | ) |  |  | 68,000 |  |  |  | (3,793,000 | )
Charge-offs |  |  | (876,000 | ) |  |  | (554,000 | ) |  |  | 0 |  |  |  | (1,430,000 | )
Recoveries |  |  | 1,297,000 |  |  |  | 404,000 |  |  |  | 0 |  |  |  | 1,701,000 |
Ending balance |  | $ | 17,736,000 |  |  | $ | 1,487,000 |  |  | $ | 76,000 |  |  | $ | 19,299,000 |
Ending balance: individually evaluated for impairment |  | $ | 9,374,000 |  |  | $ | 778,000 |  |  | $ | 0 |  |  | $ | 10,152,000 |
Ending balance: collectively evaluated for impairment |  | $ | 8,362,000 |  |  | $ | 709,000 |  |  | $ | 76,000 |  |  | $ | 9,147,000 |
Total loans: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Ending balance |  | $ | 1,153,189,000 |  |  | $ | 92,927,000 |  |  |  |  |  |  | $ | 1,246,116,000 |
Ending balance: individually evaluated for impairment |  | $ | 45,021,000 |  |  | $ | 2,835,000 |  |  |  |  |  |  | $ | 47,856,000 |
Ending balance: collectively evaluated for impairment |  | $ | 1,108,168,000 |  |  | $ | 90,092,000 |  |  |  |  |  |  | $ | 1,198,260,000 |
The allowance for acquired loan losses for the year-ended December 31, 2014 is as follows:
|  | Commercial Loans |  |  | Retail Loans |  |  | Unallocated |  |  | Total |
Allowance for loan losses: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Beginning balance |  | $ | 0 |  |  | $ | 0 |  |  | $ | 0 |  |  | $ | 0 |
Provision for loan losses |  |  | 734,000 |  |  |  | 59,000 |  |  |  | 0 |  |  |  | 793,000 |
Charge-offs |  |  | (55,000 | ) |  |  | (16,000 | ) |  |  | 0 |  |  |  | (71,000 | )
Recoveries |  |  | 2,000 |  |  |  | 18,000 |  |  |  | 0 |  |  |  | 20,000 |
Ending balance |  | $ | 681,000 |  |  | $ | 61,000 |  |  | $ | 0 |  |  | $ | 742,000 |
In accordance with the applicable accounting guidance for business combinations, there was no carry-over of Firstbank’s previously established allowance for loan losses. The allowance for originated loan losses and recorded investments in originated loans for the year-ended December 31, 2013 are as follows:
|  | Commercial Loans |  |  | Retail Loans |  |  | Unallocated |  |  | Total |
Allowance for loan losses: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Beginning balance |  | $ | 26,043,000 |  |  | $ | 2,645,000 |  |  | $ | (11,000 | ) |  | $ | 28,677,000 |
Provision for loan losses |  |  | (6,730,000 | ) |  |  | (489,000 | ) |  |  | 19,000 |  |  |  | (7,200,000 | )
Charge-offs |  |  | (5,120,000 | ) |  |  | (170,000 | ) |  |  | 0 |  |  |  | (5,290,000 | )
Recoveries |  |  | 6,262,000 |  |  |  | 372,000 |  |  |  | 0 |  |  |  | 6,634,000 |
Ending balance |  | $ | 20,455,000 |  |  | $ | 2,358,000 |  |  | $ | 8,000 |  |  | $ | 22,821,000 |
Ending balance: individually evaluated for impairment |  | $ | 11,260,000 |  |  | $ | 1,126,000 |  |  | $ | 0 |  |  | $ | 12,386,000 |
Ending balance: collectively evaluated for impairment |  | $ | 9,195,000 |  |  | $ | 1,232,000 |  |  | $ | 8,000 |  |  | $ | 10,435,000 |
Total loans: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Ending balance |  | $ | 986,696,000 |  |  | $ | 66,547,000 |  |  |  |  |  |  | $ | 1,053,243,000 |
Ending balance: individually evaluated for impairment |  | $ | 33,240,000 |  |  | $ | 3,628,000 |  |  |  |  |  |  | $ | 36,868,000 |
Ending balance: collectively evaluated for impairment |  | $ | 953,456,000 |  |  | $ | 62,919,000 |  |  |  |  |  |  | $ | 1,016,375,000 |
Loans modified as troubled debt restructurings during 2015 were as follows:
|  |  |  |  |  | Pre- |  |  | Post- |
|  |  |  |  |  | Modification |  |  | Modification |
|  |  |  |  |  | Recorded |  |  | Recorded |
|  | Number of |  |  | Principal |  |  | Principal |
|  | Contracts |  |  | Balance |  |  | Balance |
Originated Loans |  |  |  |  |  |  |  |  |  |  |  |
Commercial: |  |  |  |  |  |  |  |  |  |  |  |
Commercial and industrial |  |  | 9 |  |  | $ | 1,876,000 |  |  | $ | 1,901,000 |
Vacant land, land development and residential construction |  |  | 0 |  |  |  | 0 |  |  |  | 0 |
Real estate – owner occupied |  |  | 0 |  |  |  | 0 |  |  |  | 0 |
Real estate – non-owner occupied |  |  | 0 |  |  |  | 0 |  |  |  | 0 |
Real estate – multi-family and residential rental |  |  | 0 |  |  |  | 0 |  |  |  | 0 |
Total commercial |  |  | 9 |  |  |  | 1,876,000 |  |  |  | 1,901,000 |
Retail: |  |  |  |  |  |  |  |  |  |  |  |
Home equity and other |  |  | 1 |  |  |  | 146,000 |  |  |  | 146,000 |
1-4 family mortgages |  |  | 0 |  |  |  | 0 |  |  |  | 0 |
Total retail |  |  | 1 |  |  |  | 146,000 |  |  |  | 146,000 |
Total |  |  | 10 |  |  | $ | 2,022,000 |  |  | $ | 2,047,000 |
Acquired Loans |  |  |  |  |  |  |  |  |  |  |  |
Commercial: |  |  |  |  |  |  |  |  |  |  |  |
Commercial and industrial |  |  | 3 |  |  | $ | 624,000 |  |  | $ | 624,000 |
Vacant land, land development and residential construction |  |  | 0 |  |  |  | 0 |  |  |  | 0 |
Real estate – owner occupied |  |  | 7 |  |  |  | 494,000 |  |  |  | 494,000 |
Real estate – non-owner occupied |  |  | 5 |  |  |  | 714,000 |  |  |  | 714,000 |
Real estate – multi-family and residential rental |  |  | 4 |  |  |  | 287,000 |  |  |  | 287,000 |
Total commercial |  |  | 19 |  |  |  | 2,119,000 |  |  |  | 2,119,000 |
Retail: |  |  |  |  |  |  |  |  |  |  |  |
Home equity and other |  |  | 0 |  |  |  | 0 |  |  |  | 0 |
1-4 family mortgages |  |  | 1 |  |  |  | 143,000 |  |  |  | 143,000 |
Total retail |  |  | 1 |  |  |  | 143,000 |  |  |  | 143,000 |
Total |  |  | 20 |  |  | $ | 2,262,000 |  |  | $ | 2,262,000 |
Loans modified as troubled debt restructurings during 2014 were as follows:
|  |  |  |  | Pre- |  |  | Post- |
|  |  |  |  | Modification |  |  | Modification |
|  |  |  |  | Recorded |  |  | Recorded |
|  | Number of |  |  | Principal |  |  | Principal |
|  | Contracts |  |  | Balance |  |  | Balance |
Originated Loans |  |  |  |  |  |  |  |  |  |  |  |
Commercial: |  |  |  |  |  |  |  |  |  |  |  |
Commercial and industrial |  |  | 2 |  |  | $ | 5,994,000 |  |  | $ | 6,094,000 |
Vacant land, land development and residential construction |  |  | 0 |  |  |  | 0 |  |  |  | 0 |
Real estate – owner occupied |  |  | 2 |  |  |  | 16,787,000 |  |  |  | 16,787,000 |
Real estate – non-owner occupied |  |  | 1 |  |  |  | 146,000 |  |  |  | 146,000 |
Real estate – multi-family and residential rental |  |  | 0 |  |  |  | 0 |  |  |  | 0 |
Total commercial |  |  | 5 |  |  |  | 22,927,000 |  |  |  | 23,027,000 |
Retail: |  |  |  |  |  |  |  |  |  |  |  |
Home equity and other |  |  | 0 |  |  |  | 0 |  |  |  | 0 |
1-4 family mortgages |  |  | 0 |  |  |  | 0 |  |  |  | 0 |
Total retail |  |  | 0 |  |  |  | 0 |  |  |  | 0 |
Total |  |  | 5 |  |  | $ | 22,927,000 |  |  | $ | 23,027,000 |
Acquired Loans |  |  |  |  |  |  |  |  |  |  |  |
Commercial: |  |  |  |  |  |  |  |  |  |  |  |
Commercial and industrial |  |  | 7 |  |  | $ | 1,604,000 |  |  | $ | 1,604,000 |
Vacant land, land development and residential construction |  |  | 0 |  |  |  | 0 |  |  |  | 0 |
Real estate – owner occupied |  |  | 2 |  |  |  | 1,619,000 |  |  |  | 1,619,000 |
Real estate – non-owner occupied |  |  | 1 |  |  |  | 65,000 |  |  |  | 65,000 |
Real estate – multi-family and residential rental |  |  | 4 |  |  |  | 394,000 |  |  |  | 394,000 |
Total commercial |  |  | 14 |  |  |  | 3,682,000 |  |  |  | 3,682,000 |
Retail: |  |  |  |  |  |  |  |  |  |  |  |
Home equity and other |  |  | 1 |  |  |  | 26,000 |  |  |  | 26,000 |
1-4 family mortgages |  |  | 1 |  |  |  | 179,000 |  |  |  | 179,000 |
Total retail |  |  | 2 |  |  |  | 205,000 |  |  |  | 205,000 |
Total |  |  | 16 |  |  | $ | 3,887,000 |  |  | $ | 3,887,000 |
The following originated loans, modified as troubled debt restructurings within the previous twelve months, became over 30 days past due during the twelve months ended December 31, 2015 (amounts as of period end):
|  | Number of Contracts |  |  | Recorded Principal Balance |
Commercial: |  |  |  |  |  |  |  |
Commercial and industrial |  |  | 0 |  |  | $ | 0 |
Vacant land, land development and residential construction |  |  | 0 |  |  |  | 0 |
Real estate – owner occupied |  |  | 0 |  |  |  | 0 |
Real estate – non-owner occupied |  |  | 0 |  |  |  | 0 |
Real estate – multi-family and residential rental |  |  | 0 |  |  |  | 0 |
Total commercial |  |  | 0 |  |  |  | 0 |
Retail: |  |  |  |  |  |  |  |
Home equity and other |  |  | 0 |  |  |  | 0 |
1-4 family mortgages |  |  | 0 |  |  |  | 0 |
Total retail |  |  | 0 |  |  |  | 0 |
Total |  |  | 0 |  |  | $ | 0 |
The following acquired loans, modified as troubled debt restructurings within the previous twelve months, became over 30 days past due during the twelve months ended December 31, 2015 (amounts as of period end):
|  | Number of Contracts |  |  | Recorded Principal Balance |
Commercial: |  |  |  |  |  |  |  |
Commercial and industrial |  |  | 0 |  |  | $ | 0 |
Vacant land, land development and residential construction |  |  | 0 |  |  |  | 0 |
Real estate – owner occupied |  |  | 1 |  |  |  | 18,000 |
Real estate – non-owner occupied |  |  | 0 |  |  |  | 0 |
Real estate – multi-family and residential rental |  |  | 0 |  |  |  | 0 |
Total commercial |  |  | 1 |  |  |  | 18,000 |
Retail: |  |  |  |  |  |  |  |
Home equity and other |  |  | 0 |  |  |  | 0 |
1-4 family mortgages |  |  | 0 |  |  |  | 0 |
Total retail |  |  | 0 |  |  |  | 0 |
Total |  |  | 1 |  |  | $ | 18,000 |
The following originated loans, modified as troubled debt restructurings within the previous twelve months, became over 30 days past due during the twelve months ended December 31, 2014 (amounts as of period end):
|  | Number of Contracts |  |  | Recorded Principal Balance |
Commercial: |  |  |  |  |  |  |  |
Commercial and industrial |  |  | 0 |  |  | $ | 0 |
Vacant land, land development and residential construction |  |  | 0 |  |  |  | 0 |
Real estate – owner occupied |  |  | 0 |  |  |  | 0 |
Real estate – non-owner occupied |  |  | 0 |  |  |  | 0 |
Real estate – multi-family and residential rental |  |  | 0 |  |  |  | 0 |
Total commercial |  |  | 0 |  |  |  | 0 |
Retail: |  |  |  |  |  |  |  |
Home equity and other |  |  | 0 |  |  |  | 0 |
1-4 family mortgages |  |  | 0 |  |  |  | 0 |
Total retail |  |  | 0 |  |  |  | 0 |
Total |  |  | 0 |  |  | $ | 0 |
The following acquired loans, modified as troubled debt restructurings within the previous seven months, became over 30 days past due during the seven months ended December 31, 2014 (amounts as of period end):
|  | Number of Contracts |  |  | Recorded P rincipal Balance |
Commercial: |  |  |  |  |  |  |  |
Commercial and industrial |  |  | 0 |  |  | $ | 0 |
Vacant land, land development and residential construction |  |  | 0 |  |  |  | 0 |
Real estate – owner occupied |  |  | 0 |  |  |  | 0 |
Real estate – non-owner occupied |  |  | 0 |  |  |  | 0 |
Real estate – multi-family and residential rental |  |  | 0 |  |  |  | 0 |
Total commercial |  |  | 0 |  |  |  | 0 |
Retail: |  |  |  |  |  |  |  |
Home equity and other |  |  | 0 |  |  |  | 0 |
1-4 family mortgages |  |  | 0 |  |  |  | 0 |
Total retail |  |  | 0 |  |  |  | 0 |
Total |  |  | 0 |  |  | $ | 0 |
Activity for originated loans categorized as troubled debt restructurings during 2015 is as follows:
|  | Commercial and |  |  | Commercial Vacant Land, Land Development, and Residential |  |  | Commercial Real Estate - Owner |  |  | Commercial Real Estate - Non-Owner |  |  | Commercial Real Estate - Multi-Family and Residential |
|  | Industrial |  |  | Construction |  |  | Occupied |  |  | Occupied |  |  | Rental |
Commercial Loan Portfolio: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Beginning Balance |  | $ | 7,026,000 |  |  | $ | 2,680,000 |  |  | $ | 17,160,000 |  |  | $ | 17,439,000 |  |  | $ | 505,000 |
Charge-Offs |  |  | 0 |  |  |  | 0 |  |  |  | (4,198,000 | ) |  |  | 0 |  |  |  | 0 |
Payments |  |  | (6,648,000 | ) |  |  | (594,000 | ) |  |  | (11,562,000 | ) |  |  | (6,782,000 | ) |  |  | (29,000 | )
Transfers to ORE |  |  | 0 |  |  |  | 0 |  |  |  | 0 |  |  |  | 0 |  |  |  | 0 |
Net Additions/Deletions |  |  | 1,650,000 |  |  |  | 0 |  |  |  | 0 |  |  |  | 0 |  |  |  | 0 |
Ending Balance |  | $ | 2,028,000 |  |  | $ | 2,086,000 |  |  | $ | 1,400,000 |  |  | $ | 10,657,000 |  |  | $ | 476,000 |
|  | Retail Home Equity and Other |  |  | Retail 1-4 Family Mortgages |
Retail Loan Portfolio: |  |  |  |  |  |  |  |
Beginning Balance |  | $ | 0 |  |  | $ | 1,967,000 |
Charge-Offs |  |  | 0 |  |  |  | (148,000 | )
Payments |  |  | 0 |  |  |  | (1,691,000 | )
Transfers to ORE |  |  | 0 |  |  |  | 0 |
Net Additions/Deletions |  |  | 146,000 |  |  |  | 0 |
Ending Balance |  | $ | 146,000 |  |  | $ | 128,000 |
Activity for acquired loans categorized as troubled debt restructurings during 2015 is as follows:
|  | Commercial and Industrial |  |  | Commercial Vacant Land, Land Development, and Residential Construction |  |  | Commercial Real Estate - Owner Occupied |  |  | Commercial Real Estate - Non-Owner Occupied |  |  | Commercial Real Estate - Multi-Family and Residential Rental |
Commercial Loan Portfolio: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Beginning Balance |  | $ | 1,439,000 |  |  | $ | 0 |  |  | $ | 1,569,000 |  |  | $ | 64,000 |  |  | $ | 381,000 |
Charge-Offs |  |  | 0 |  |  |  | 0 |  |  |  | (31,000 | ) |  |  | 0 |  |  |  | (42,000 | )
Payments |  |  | (444,000 | ) |  |  | 0 |  |  |  | (590,000 | ) |  |  | (9,000 | ) |  |  | (342,000 | )
Transfers to ORE |  |  | 0 |  |  |  | 0 |  |  |  | 0 |  |  |  | 0 |  |  |  | 0 |
Net Additions/Deletions |  |  | 691,000 |  |  |  | 0 |  |  |  | 704,000 |  |  |  | 592,000 |  |  |  | 334,000 |
Ending Balance |  | $ | 1,686,000 |  |  | $ | 0 |  |  | $ | 1,652,000 |  |  | $ | 647,000 |  |  | $ | 331,000 |
|  | Retail Home Equity and Other |  |  | Retail 1-4 Family Mortgages |
Retail Loan Portfolio: |  |  |  |  |  |  |  |
Beginning Balance |  | $ | 26,000 |  |  | $ | 178,000 |
Charge-Offs |  |  | 0 |  |  |  | 0 |
Payments |  |  | (39,000 | ) |  |  | (3,000 | )
Transfers to ORE |  |  | 0 |  |  |  | 0 |
Net Additions/Deletions |  |  | 154,000 |  |  |  | 141,000 |
Ending Balance |  | $ | 141,000 |  |  | $ | 316,000 |
Activity for originated loans categorized as troubled debt restructurings during 2014 is as follows:
|  | Commercial and Industrial |  |  | Commercial Vacant Land, Land Development, and Residential Construction |  |  | Commercial Real Estate - Owner Occupied |  |  | Commercial Real Estate - Non-Owner Occupied |  |  | Commercial Real Estate - Multi-Family and Residential Rental |
Commercial Loan Portfolio: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Beginning Balance |  | $ | 1,656,000 |  |  | $ | 4,501,000 |  |  | $ | 1,816,000 |  |  | $ | 22,312,000 |  |  | $ | 2,620,000 |
Charge-Offs |  |  | (67,000 | ) |  |  | 0 |  |  |  | (11,000 | ) |  |  | 0 |  |  |  | (420,000 | )
Payments |  |  | (871,000 | ) |  |  | (4,719,000 | ) |  |  | (2,343,000 | ) |  |  | (5,191,000 | ) |  |  | (1,695,000 | )
Transfers to ORE |  |  | (21,000 | ) |  |  | 0 |  |  |  | (48,000 | ) |  |  | 0 |  |  |  | 0 |
Net Additions/Deletions |  |  | 6,329,000 |  |  |  | 2,898,000 |  |  |  | 17,746,000 |  |  |  | 318,000 |  |  |  | 0 |
Ending Balance |  | $ | 7,026,000 |  |  | $ | 2,680,000 |  |  | $ | 17,160,000 |  |  | $ | 17,439,000 |  |  | $ | 505,000 |
|  | Retail Home Equity and Other |  |  | Retail 1-4 Family Mortgages |
Retail Loan Portfolio: |  |  |  |  |  |  |  |
Beginning Balance |  | $ | 0 |  |  | $ | 1,987,000 |
Charge-Offs |  |  | 0 |  |  |  | 0 |
Payments |  |  | 0 |  |  |  | (224,000 | )
Transfers to ORE |  |  | 0 |  |  |  | 0 |
Net Additions/Deletions |  |  | 0 |  |  |  | 204,000 |
Ending Balance |  | $ | 0 |  |  | $ | 1,967,000 |
Activity for acquired loans categorized as troubled debt restructurings during the last seven months of 2014 is as follows:
|  | Commercial and Industrial |  |  | Commercial Vacant Land, Land Development, and Residential Construction |  |  | Commercial Real Estate - Owner Occupied |  |  | Commercial Real Estate - Non-Owner Occupied |  |  | Commercial Real Estate - Multi-Family and Residential Rental |
Commercial Loan Portfolio: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Beginning Balance |  | $ | 0 |  |  | $ | 0 |  |  | $ | 0 |  |  | $ | 0 |  |  | $ | 0 |
Charge-Offs |  |  | 0 |  |  |  | 0 |  |  |  | 0 |  |  |  | 0 |  |  |  | 0 |
Payments |  |  | (2,000 | ) |  |  | 0 |  |  |  | 0 |  |  |  | 0 |  |  |  | (18,000 | )
Transfers to ORE |  |  | 0 |  |  |  | 0 |  |  |  | 0 |  |  |  | 0 |  |  |  | 0 |
Net Additions/Deletions |  |  | 1,441,000 |  |  |  | 0 |  |  |  | 1,569,000 |  |  |  | 64,000 |  |  |  | 399,000 |
Ending Balance |  | $ | 1,439,000 |  |  | $ | 0 |  |  | $ | 1,569,000 |  |  | $ | 64,000 |  |  | $ | 381,000 |
|  | Retail Home Equity and Other |  |  | Retail 1-4 Family Mortgages |
Retail Loan Portfolio: |  |  |  |  |  |  |  |
Beginning Balance |  | $ | 0 |  |  | $ | 0 |
Charge-Offs |  |  | 0 |  |  |  | 0 |
Payments |  |  | 0 |  |  |  | 0 |
Transfers to ORE |  |  | 0 |  |  |  | 0 |
Net Additions/Deletions |  |  | 26,000 |  |  |  | 178,000 |
Ending Balance |  | $ | 26,000 |  |  | $ | 178,000 |
Activity for originated loans categorized as troubled debt restructurings during 2013 is as follows:
|  | Commercial and Industrial |  |  | Commercial Vacant Land, Land Development, and Residential Construction |  |  | Commercial Real Estate - Owner Occupied |  |  | Commercial Real Estate - Non-Owner Occupied |  |  | Commercial Real Estate - Multi-Family and Residential Rental |
Commercial Loan Portfolio: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Beginning Balance |  | $ | 2,720,000 |  |  | $ | 3,071,000 |  |  | $ | 4,116,000 |  |  | $ | 37,671,000 |  |  | $ | 3,027,000 |
Charge-Offs |  |  | (35,000 | ) |  |  | (725,000 | ) |  |  | (70,000 | ) |  |  | (2,537,000 | ) |  |  | (15,000 | )
Payments |  |  | (2,781,000 | ) |  |  | (1,596,000 | ) |  |  | (2,151,000 | ) |  |  | (13,795,000 | ) |  |  | (735,000 | )
Transfers to ORE |  |  | (74,000 | ) |  |  | 0 |  |  |  | (363,000 | ) |  |  | (1,153,000 | ) |  |  | 0 |
Net Additions/Deletions |  |  | 1,826,000 |  |  |  | 3,751,000 |  |  |  | 284,000 |  |  |  | 2,126,000 |  |  |  | 343,000 |
Ending Balance |  | $ | 1,656,000 |  |  | $ | 4,501,000 |  |  | $ | 1,816,000 |  |  | $ | 22,312,000 |  |  | $ | 2,620,000 |
|  | Retail Home Equity and Other |  |  | Retail 1-4 Family Mortgages |
Retail Loan Portfolio: |  |  |  |  |  |  |  |
Beginning Balance |  | $ | 0 |  |  | $ | 155,000 |
Charge-Offs |  |  | 0 |  |  |  | 0 |
Payments |  |  | 0 |  |  |  | (46,000 | )
Transfers to ORE |  |  | 0 |  |  |  | 0 |
Net Additions/Deletions |  |  | 0 |  |  |  | 1,878,000 |
Ending Balance |  | $ | 0 |  |  | $ | 1,987,000 |
The allowance related to loans categorized as troubled debt restructurings was as follows:
|  | December 31, 2015 |  |  | December 31, 2014 |
Commercial: |  |  |  |  |  |  |  |
Commercial and industrial |  | $ | 221,000 |  |  | $ | 16,000 |
Vacant land, land development, and residential construction |  |  | 186,000 |  |  |  | 151,000 |
Real estate – owner occupied |  |  | 115,000 |  |  |  | 182,000 |
Real estate – non-owner occupied |  |  | 201,000 |  |  |  | 4,778,000 |
Real estate – multi-family and residential rental |  |  | 365,000 |  |  |  | 666,000 |
Total commercial |  |  | 1,088,000 |  |  |  | 5,793,000 |
Retail: |  |  |  |  |  |  |  |
Home equity and other |  |  | 14,000 |  |  |  | 0 |
1-4 family mortgages |  |  | 6,000 |  |  |  | 0 |
Total retail |  |  | 20,000 |  |  |  | 0 |
Total related allowance |  | $ | 1,108,000 |  |  | $ | 5,793,000 |
In general, our policy dictates that a renewal or modification of an 8- or 9-rated commercial loan meets the criteria of a troubled debt restructuring, although we review and consider all renewed and modified loans as part of our troubled debt restructuring assessment procedures. Loan relationships rated 8 contain significant financial weaknesses, resulting in a distinct possibility of loss, while relationships rated 9 reflect vital financial weaknesses, resulting in a highly questionable ability on our part to collect principal; we believe borrowers warranting such ratings would have difficulty obtaining financing from other market participants. Thus, due to the lack of comparable market rates for loans with similar risk characteristics, we believe 8- or 9-rated loans renewed or modified were done so at below market rates. Loans that are identified as troubled debt restructurings are considered impaired and are individually evaluated for impairment when assessing these credits in our allowance for loan losses calculation.

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