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Note 3 - Loans and Allowance for Loan Losses | 6 Months Ended
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Jun. 30, 2020
Notes to Financial Statements |
Loans, Notes, Trade and Other Receivables Disclosure [Text Block] | 3. 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 presented separately in the consolidated balance sheet. 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. Our total loans at June 30, 2020 were $3.33 billion compared to $2.86 billion at December 31, 2019, an increase of $476 million, or 16.7%. The components of our loan portfolio disaggregated by class of loan within the loan portfolio segments at June 30, 2020 and December 31, 2019, and the percentage change in loans from the end of 2019 to the end of the second quarter of 2020, are as follows:
|  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  | Percent |
|  | June 30, 2020 |  |  | December 31, 2019 |  |  | Increase |
|  | Balance |  |  | % |  |  | Balance |  |  | % |  |  | (Decrease) |
Commercial: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Commercial and industrial (1) |  | $ | 1,307,455,000 |  |  |  | 39.2 | % |  | $ | 846,551,000 |  |  |  | 29.6 | % |  |  | 54.4 | %
Vacant land, land development, and residential construction |  |  | 52,984,000 |  |  |  | 1.6 |  |  |  | 56,119,000 |  |  |  | 2.0 |  |  |  | (5.6 | )
Real estate – owner occupied |  |  | 567,621,000 |  |  |  | 17.0 |  |  |  | 579,003,000 |  |  |  | 20.3 |  |  |  | (2.0 | )
Real estate – non-owner occupied |  |  | 841,145,000 |  |  |  | 25.2 |  |  |  | 835,346,000 |  |  |  | 29.2 |  |  |  | 0.7 |
Real estate – multi-family and residential rental |  |  | 132,047,000 |  |  |  | 4.0 |  |  |  | 124,525,000 |  |  |  | 4.4 |  |  |  | 6.0 |
Total commercial |  |  | 2,901,252,000 |  |  |  | 87.0 |  |  |  | 2,441,544,000 |  |  |  | 85.5 |  |  |  | 18.8 |
Retail: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Home equity and other |  |  | 64,743,000 |  |  |  | 2.0 |  |  |  | 75,374,000 |  |  |  | 2.6 |  |  |  | (14.1 | )
1-4 family mortgages |  |  | 367,061,000 |  |  |  | 11.0 |  |  |  | 339,749,000 |  |  |  | 11.9 |  |  |  | 8.0 |
Total retail |  |  | 431,804,000 |  |  |  | 13.0 |  |  |  | 415,123,000 |  |  |  | 14.5 |  |  |  | 4.0 |
Total loans |  | $ | 3,333,056,000 |  |  |  | 100.0 | % |  | $ | 2,856,667,000 |  |  |  | 100.0 | % |  |  | 16.7 | %
| (1) | For June 30, 2020, includes $549 million in loans originated under the Paycheck Protection Program.
Nonperforming loans as of June 30, 2020 and December 31, 2019 were as follows:
|  | June 30, 2020 |  |  | December 31, 2019 |
Loans past due 90 days or more still accruing interest |  | $ | 0 |  |  | $ | 0 |
Nonaccrual loans |  |  | 3,212,000 |  |  |  | 2,284,000 |
Total nonperforming loans |  | $ | 3,212,000 |  |  | $ | 2,284,000 |
The recorded principal balance of nonperforming loans was as follows:
|  | June 30, 2020 |  |  | December 31, 2019 |
Commercial: |  |  |  |  |  |  |  |
Commercial and industrial |  | $ | 98,000 |  |  | $ | 0 |
Vacant land, land development, and residential construction |  |  | 198,000 |  |  |  | 0 |
Real estate – owner occupied |  |  | 275,000 |  |  |  | 134,000 |
Real estate – non-owner occupied |  |  | 25,000 |  |  |  | 0 |
Real estate – multi-family and residential rental |  |  | 0 |  |  |  | 2,000 |
Total commercial |  |  | 596,000 |  |  |  | 136,000 |
Retail: |  |  |  |  |  |  |  |
Home equity and other |  |  | 250,000 |  |  |  | 255,000 |
1-4 family mortgages |  |  | 2,366,000 |  |  |  | 1,893,000 |
Total retail |  |  | 2,616,000 |  |  |  | 2,148,000 |
Total nonperforming loans |  | $ | 3,212,000 |  |  | $ | 2,284,000 |
An age analysis of past due loans is as follows as of June 30, 2020:
|  | 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 |
Commercial: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Commercial and industrial |  | $ | 0 |  |  | $ | 0 |  |  | $ | 38,000 |  |  | $ | 38,000 |  |  | $ | 1,307,417,000 |  |  | $ | 1,307,455,000 |  |  | $ | 0 |
Vacant land, land development, and residential construction |  |  | 0 |  |  |  | 22,000 |  |  |  | 198,000 |  |  |  | 220,000 |  |  |  | 52,764,000 |  |  |  | 52,984,000 |  |  |  | 0 |
Real estate – owner occupied |  |  | 0 |  |  |  | 0 |  |  |  | 181,000 |  |  |  | 181,000 |  |  |  | 567,440,000 |  |  |  | 567,621,000 |  |  |  | 0 |
Real estate – non-owner occupied |  |  | 0 |  |  |  | 25,000 |  |  |  | 0 |  |  |  | 25,000 |  |  |  | 841,120,000 |  |  |  | 841,145,000 |  |  |  | 0 |
Real estate – multi-family and residential rental |  |  | 0 |  |  |  | 0 |  |  |  | 0 |  |  |  | 0 |  |  |  | 132,047,000 |  |  |  | 132,047,000 |  |  |  | 0 |
Total commercial |  |  | 0 |  |  |  | 47,000 |  |  |  | 417,000 |  |  |  | 464,000 |  |  |  | 2,900,788,000 |  |  |  | 2,901,252,000 |  |  |  | 0 |
Retail: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Home equity and other |  |  | 49,000 |  |  |  | 39,000 |  |  |  | 90,000 |  |  |  | 178,000 |  |  |  | 64,565,000 |  |  |  | 64,743,000 |  |  |  | 0 |
1-4 family mortgages |  |  | 238,000 |  |  |  | 96,000 |  |  |  | 429,000 |  |  |  | 763,000 |  |  |  | 366,298,000 |  |  |  | 367,061,000 |  |  |  | 0 |
Total retail |  |  | 287,000 |  |  |  | 135,000 |  |  |  | 519,000 |  |  |  | 941,000 |  |  |  | 430,863,000 |  |  |  | 431,804,000 |  |  |  | 0 |
Total past due loans |  | $ | 287,000 |  |  | $ | 182,000 |  |  | $ | 936,000 |  |  | $ | 1,405,000 |  |  | $ | 3,331,651,000 |  |  | $ | 3,333,056,000 |  |  | $ | 0 |
An age analysis of past due loans is as follows as of December 31, 2019:
|  | 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 |
Commercial: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Commercial and industrial |  | $ | 0 |  |  | $ | 0 |  |  | $ | 0 |  |  | $ | 0 |  |  | $ | 846,551,000 |  |  | $ | 846,551,000 |  |  | $ | 0 |
Vacant land, land development, and residential construction |  |  | 191,000 |  |  |  | 0 |  |  |  | 0 |  |  |  | 191,000 |  |  |  | 55,928,000 |  |  |  | 56,119,000 |  |  |  | 0 |
Real estate – owner occupied |  |  | 0 |  |  |  | 0 |  |  |  | 134,000 |  |  |  | 134,000 |  |  |  | 578,869,000 |  |  |  | 579,003,000 |  |  |  | 0 |
Real estate – non-owner occupied |  |  | 0 |  |  |  | 0 |  |  |  | 0 |  |  |  | 0 |  |  |  | 835,346,000 |  |  |  | 835,346,000 |  |  |  | 0 |
Real estate – multi-family and residential rental |  |  | 0 |  |  |  | 0 |  |  |  | 0 |  |  |  | 0 |  |  |  | 124,525,000 |  |  |  | 124,525,000 |  |  |  | 0 |
Total commercial |  |  | 191,000 |  |  |  | 0 |  |  |  | 134,000 |  |  |  | 325,000 |  |  |  | 2,441,219,000 |  |  |  | 2,441,544,000 |  |  |  | 0 |
Retail: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Home equity and other |  |  | 171,000 |  |  |  | 65,000 |  |  |  | 20,000 |  |  |  | 256,000 |  |  |  | 75,118,000 |  |  |  | 75,374,000 |  |  |  | 0 |
1-4 family mortgages |  |  | 745,000 |  |  |  | 29,000 |  |  |  | 529,000 |  |  |  | 1,303,000 |  |  |  | 338,446,000 |  |  |  | 339,749,000 |  |  |  | 0 |
Total retail |  |  | 916,000 |  |  |  | 94,000 |  |  |  | 549,000 |  |  |  | 1,559,000 |  |  |  | 413,564,000 |  |  |  | 415,123,000 |  |  |  | 0 |
Total past due loans |  | $ | 1,107,000 |  |  | $ | 94,000 |  |  | $ | 683,000 |  |  | $ | 1,884,000 |  |  | $ | 2,854,783,000 |  |  | $ | 2,856,667,000 |  |  | $ | 0 |
Impaired loans as of June 30, 2020, and average impaired loans for the three and six months ended June 30, 2020, were as follows:
|  | Unpaid Contractual Principal Balance |  |  | Recorded Principal Balance |  | Related Allowance |  | Second Quarter Average Recorded Principal Balance |  |  | Year-To-Date Average Recorded Principal Balance |
With no related allowance recorded |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Commercial: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Commercial and industrial |  | $ | 8,784,000 |  |  | $ | 8,753,000 |  |  |  | $ | 9,460,000 |  |  | $ | 9,016,000 |
Vacant land, land development and residential construction |  |  | 538,000 |  |  |  | 453,000 |  |  |  |  | 326,000 |  |  |  | 246,000 |
Real estate – owner occupied |  |  | 4,434,000 |  |  |  | 4,375,000 |  |  |  |  | 4,316,000 |  |  |  | 3,100,000 |
Real estate – non-owner occupied |  |  | 25,000 |  |  |  | 25,000 |  |  |  |  | 12,000 |  |  |  | 67,000 |
Real estate – multi-family and residential rental |  |  | 21,000 |  |  |  | 0 |  |  |  |  | 2,000 |  |  |  | 4,000 |
Total commercial |  |  | 13,802,000 |  |  |  | 13,606,000 |  |  |  |  | 14,116,000 |  |  |  | 12,433,000 |
Retail: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Home equity and other |  |  | 1,359,000 |  |  |  | 1,274,000 |  |  |  |  | 1,273,000 |  |  |  | 1,252,000 |
1-4 family mortgages |  |  | 4,561,000 |  |  |  | 2,571,000 |  |  |  |  | 2,627,000 |  |  |  | 2,407,000 |
Total retail |  |  | 5,920,000 |  |  |  | 3,845,000 |  |  |  |  | 3,900,000 |  |  |  | 3,659,000 |
Total with no related allowance recorded |  | $ | 19,722,000 |  |  | $ | 17,451,000 |  |  |  | $ | 18,016,000 |  |  | $ | 16,092,000 |
|  | Unpaid Contractual Principal Balance |  |  | Recorded Principal Balance |  |  | Related Allowance |  |  | Second Quarter Average Recorded Principal Balance |  |  | Year-To-Date Average Recorded Principal Balance |
With an allowance recorded |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Commercial: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Commercial and industrial |  | $ | 1,331,000 |  |  | $ | 1,330,000 |  |  | $ | 1,006,000 |  |  | $ | 1,751,000 |  |  | $ | 1,320,000 |
Vacant land, land development and residential construction |  |  | 0 |  |  |  | 0 |  |  |  | 0 |  |  |  | 192,000 |  |  |  | 128,000 |
Real estate – owner occupied |  |  | 49,000 |  |  |  | 49,000 |  |  |  | 2,000 |  |  |  | 126,000 |  |  |  | 443,000 |
Real estate – non-owner occupied |  |  | 170,000 |  |  |  | 170,000 |  |  |  | 3,000 |  |  |  | 85,000 |  |  |  | 57,000 |
Real estate – multi-family and residential rental |  |  | 1,000 |  |  |  | 1,000 |  |  |  | 0 |  |  |  | 0 |  |  |  | 0 |
Total commercial |  |  | 1,551,000 |  |  |  | 1,550,000 |  |  |  | 1,011,000 |  |  |  | 2,154,000 |  |  |  | 1,948,000 |
Retail: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Home equity and other |  |  | 596,000 |  |  |  | 577,000 |  |  |  | 339,000 |  |  |  | 486,000 |  |  |  | 486,000 |
1-4 family mortgages |  |  | 662,000 |  |  |  | 662,000 |  |  |  | 162,000 |  |  |  | 638,000 |  |  |  | 544,000 |
Total retail |  |  | 1,258,000 |  |  |  | 1,239,000 |  |  |  | 501,000 |  |  |  | 1,124,000 |  |  |  | 1,030,000 |
Total with an allowance recorded |  | $ | 2,809,000 |  |  | $ | 2,789,000 |  |  | $ | 1,512,000 |  |  | $ | 3,278,000 |  |  | $ | 2,978,000 |
Total impaired loans: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Commercial |  | $ | 15,353,000 |  |  | $ | 15,156,000 |  |  | $ | 1,011,000 |  |  | $ | 16,270,000 |  |  | $ | 14,381,000 |
Retail |  |  | 7,178,000 |  |  |  | 5,084,000 |  |  |  | 501,000 |  |  |  | 5,024,000 |  |  |  | 4,689,000 |
Total impaired loans |  | $ | 22,531,000 |  |  | $ | 20,240,000 |  |  | $ | 1,512,000 |  |  | $ | 21,294,000 |  |  | $ | 19,070,000 |
Impaired loans as of December 31, 2019, and average impaired loans for the three and six months ended June 30, 2019, were as follows:
|  | Unpaid Contractual Principal Balance |  |  | Recorded Principal Balance |  | Related Allowance |  | Second Quarter Average Recorded Principal Balance |  |  | Year-To-Date Average Recorded Principal Balance |
With no related allowance recorded |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Commercial: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Commercial and industrial |  | $ | 8,129,000 |  |  | $ | 8,129,000 |  |  |  | $ | 10,214,000 |  |  | $ | 9,810,000 |
Vacant land, land development and residential construction |  |  | 85,000 |  |  |  | 85,000 |  |  |  |  | 90,000 |  |  |  | 91,000 |
Real estate – owner occupied |  |  | 715,000 |  |  |  | 667,000 |  |  |  |  | 2,083,000 |  |  |  | 1,996,000 |
Real estate – non-owner occupied |  |  | 178,000 |  |  |  | 178,000 |  |  |  |  | 175,000 |  |  |  | 117,000 |
Real estate – multi-family and residential rental |  |  | 29,000 |  |  |  | 9,000 |  |  |  |  | 89,000 |  |  |  | 68,000 |
Total commercial |  |  | 9,136,000 |  |  |  | 9,068,000 |  |  |  |  | 12,651,000 |  |  |  | 12,082,000 |
Retail: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Home equity and other |  |  | 1,279,000 |  |  |  | 1,209,000 |  |  |  |  | 1,360,000 |  |  |  | 1,222,000 |
1-4 family mortgages |  |  | 3,272,000 |  |  |  | 1,968,000 |  |  |  |  | 2,201,000 |  |  |  | 2,214,000 |
Total retail |  |  | 4,551,000 |  |  |  | 3,177,000 |  |  |  |  | 3,561,000 |  |  |  | 3,436,000 |
Total with no related allowance recorded |  | $ | 13,687,000 |  |  | $ | 12,245,000 |  |  |  | $ | 16,212,000 |  |  | $ | 15,518,000 |
|  | Unpaid Contractual Principal Balance |  |  | Recorded Principal Balance |  |  | Related Allowance |  |  | Second Quarter Average Recorded Principal Balance |  |  | Year-To-Date Average Recorded Principal Balance |
With an allowance recorded |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Commercial: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Commercial and industrial |  | $ | 460,000 |  |  | $ | 458,000 |  |  | $ | 202,000 |  |  | $ | 9,687,000 |  |  | $ | 8,184,000 |
Vacant land, land development and residential construction |  |  | 0 |  |  |  | 0 |  |  |  | 0 |  |  |  | 0 |  |  |  | 0 |
Real estate – owner occupied |  |  | 1,078,000 |  |  |  | 1,078,000 |  |  |  | 982,000 |  |  |  | 1,384,000 |  |  |  | 1,858,000 |
Real estate – non-owner occupied |  |  | 0 |  |  |  | 0 |  |  |  | 0 |  |  |  | 47,000 |  |  |  | 101,000 |
Real estate – multi-family and residential rental |  |  | 0 |  |  |  | 0 |  |  |  | 0 |  |  |  | 65,000 |  |  |  | 90,000 |
Total commercial |  |  | 1,538,000 |  |  |  | 1,536,000 |  |  |  | 1,184,000 |  |  |  | 11,183,000 |  |  |  | 10,233,000 |
Retail: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Home equity and other |  |  | 502,000 |  |  |  | 485,000 |  |  |  | 356,000 |  |  |  | 572,000 |  |  |  | 672,000 |
1-4 family mortgages |  |  | 358,000 |  |  |  | 356,000 |  |  |  | 83,000 |  |  |  | 639,000 |  |  |  | 663,000 |
Total retail |  |  | 860,000 |  |  |  | 841,000 |  |  |  | 439,000 |  |  |  | 1,211,000 |  |  |  | 1,335,000 |
Total with an allowance recorded |  | $ | 2,398,000 |  |  | $ | 2,377,000 |  |  | $ | 1,623,000 |  |  | $ | 12,394,000 |  |  | $ | 11,568,000 |
Total impaired loans: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Commercial |  | $ | 10,674,000 |  |  | $ | 10,604,000 |  |  | $ | 1,184,000 |  |  | $ | 23,834,000 |  |  | $ | 22,315,000 |
Retail |  |  | 5,411,000 |  |  |  | 4,018,000 |  |  |  | 439,000 |  |  |  | 4,772,000 |  |  |  | 4,771,000 |
Total impaired loans |  | $ | 16,085,000 |  |  | $ | 14,622,000 |  |  | $ | 1,623,000 |  |  | $ | 28,606,000 |  |  | $ | 27,086,000 |
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 fair value. Interest income recognized on accruing troubled debt restructurings totaled $0.4 million and $0.2 million during the second quarters of 2020 and 2019, respectively, and $0.6 million and $0.5 million during the first six months of 2020 and 2019, respectively. No interest income was recognized on nonaccrual loans during the second quarter and first six months of 2020 or during the respective 2019 periods. Lost interest income on nonaccrual loans totaled less than $0.1 million during the second quarters of 2020 and 2019, and $0.1 million and less than $0.1 million during the first six months of 2020 and 2019, 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. Credit quality indicators were as follows as of June 30, 2020: 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 (1) |  | $ | 1,008,010,000 |  |  | $ | 21,500,000 |  |  | $ | 309,221,000 |  |  | $ | 545,764,000 |  |  | $ | 73,394,000 |
Grades 5 – 7 |  |  | 289,342,000 |  |  |  | 30,914,000 |  |  |  | 253,695,000 |  |  |  | 294,423,000 |  |  |  | 58,461,000 |
Grades 8 – 9 |  |  | 10,103,000 |  |  |  | 570,000 |  |  |  | 4,705,000 |  |  |  | 958,000 |  |  |  | 192,000 |
Total commercial |  | $ | 1,307,455,000 |  |  | $ | 52,984,000 |  |  | $ | 567,621,000 |  |  | $ | 841,145,000 |  |  | $ | 132,047,000 |
Retail credit exposure – credit risk profiled by collateral type:
|  | Retail Home Equity and Other |  |  | Retail 1-4 Family Mortgages |
Performing |  |  | 64,493,000 |  |  |  | 364,695,000 |
Nonperforming |  |  | 250,000 |  |  |  | 2,366,000 |
Total retail |  | $ | 64,743,000 |  |  | $ | 367,061,000 |
| (1) | Included in Commercial and Industrial Loans Grades 1 – 4 are $549 million of loans originated under the Paycheck Protection Program.
Credit quality indicators were as follows as of December 30, 2019: 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 |  | $ | 521,920,000 |  |  | $ | 26,065,000 |  |  | $ | 351,671,000 |  |  | $ | 563,087,000 |  |  | $ | 85,152,000 |
Grades 5 – 7 |  |  | 309,824,000 |  |  |  | 29,716,000 |  |  |  | 220,980,000 |  |  |  | 272,124,000 |  |  |  | 39,203,000 |
Grades 8 – 9 |  |  | 14,807,000 |  |  |  | 338,000 |  |  |  | 6,352,000 |  |  |  | 135,000 |  |  |  | 170,000 |
Total commercial |  | $ | 846,551,000 |  |  | $ | 56,119,000 |  |  | $ | 579,003,000 |  |  | $ | 835,346,000 |  |  | $ | 124,525,000 |
Retail credit exposure – credit risk profiled by collateral type:
|  | Retail Home Equity and Other |  |  | Retail 1-4 Family Mortgages |
Performing |  |  | 75,119,000 |  |  |  | 337,856,000 |
Nonperforming |  |  | 255,000 |  |  |  | 1,893,000 |
Total retail |  | $ | 75,374,000 |  |  | $ | 339,749,000 |
All commercial loans are graded using the following criteria:
| Grade 1. | “Exceptional” Loans with this rating contain very little, if any, risk.
| Grade 2. | “Outstanding” Loans with this rating have excellent and stable sources of repayment and conform to bank policy and regulatory requirements.
| Grade 3. | “Very Good” Loans with this rating have strong sources of repayment and conform to bank policy and regulatory requirements. These are loans for which repayment risks are acceptable.
| Grade 4. | “Good” Loans with this rating have solid sources of repayment and conform to bank policy and regulatory requirements. These are loans for which repayment risks are modest.
| Grade 5. | “Acceptable” Loans with this rating exhibit acceptable sources of repayment and conform with most bank policies and all regulatory requirements. These are loans for which repayment risks are satisfactory.
| Grade 6. | “Monitor” Loans with this rating are considered to have emerging weaknesses which may include negative current cash flow, high leverage, or operating losses. Generally, if further deterioration is observed, these credits will be downgraded to the criticized asset report.
| Grade 7. | “Special Mention” Loans with this rating have potential weaknesses that deserve 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.
| Grade 8. | “Substandard” Loans with this rating are inadequately protected by current sound net worth, paying capacity of the obligor, or of the pledged collateral, if any. A Substandard loan normally has one or more well-defined weaknesses that jeopardize the repayment of the debt. They are characterized by the distinct possibility of loss if the deficiencies are not corrected.
| Grade 9. | “Doubtful” Loans with this rating exhibit all the weaknesses inherent in the Substandard classification and where collection or liquidation in full is highly questionable and improbable.
| Grade 10. | “Loss” Loans with this rating are considered uncollectable, and of such little value that continuance as an active 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 creditors’ rights in order to preserve our collateral position. Activity in the allowance for loan losses and the recorded investments in loans as of and during the three and six months ended June 30, 2020 are as follows:
|  | Commercial Loans |  |  | Retail Loans |  |  | Unallocated |  |  | Total |
Allowance for loan losses: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Balance at March 31, 2020 |  | $ | 21,750,000 |  |  | $ | 3,078,000 |  |  | $ | 0 |  |  | $ | 24,828,000 |
Provision for loan losses |  |  | 6,466,000 |  |  |  | 1,074,000 |  |  |  | 60,000 |  |  |  | 7,600,000 |
Charge-offs |  |  | (301,000 | ) |  |  | (34,000 | ) |  |  | 0 |  |  |  | (335,000 | )
Recoveries |  |  | 47,000 |  |  |  | 106,000 |  |  |  | 0 |  |  |  | 153,000 |
Ending balance |  | $ | 27,962,000 |  |  | $ | 4,224,000 |  |  | $ | 60,000 |  |  | $ | 32,246,000 |
Allowance for loan losses: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Balance at December 31, 2019 |  | $ | 21,070,000 |  |  | $ | 2,749,000 |  |  | $ | 70,000 |  |  | $ | 23,889,000 |
Provision for loan losses |  |  | 7,039,000 |  |  |  | 1,321,000 |  |  |  | (10,000 | ) |  |  | 8,350,000 |
Charge-offs |  |  | (314,000 | ) |  |  | (61,000 | ) |  |  | 0 |  |  |  | (375,000 | )
Recoveries |  |  | 167,000 |  |  |  | 215,000 |  |  |  | 0 |  |  |  | 382,000 |
Ending balance |  | $ | 27,962,000 |  |  | $ | 4,224,000 |  |  | $ | 60,000 |  |  | $ | 32,246,000 |
Ending balance: individually evaluated for impairment |  | $ | 1,011,000 |  |  | $ | 501,000 |  |  | $ | 0 |  |  | $ | 1,512,000 |
Ending balance: collectively evaluated for impairment |  | $ | 26,951,000 |  |  | $ | 3,723,000 |  |  | $ | 60,000 |  |  | $ | 30,734,000 |
Total loans: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Ending balance |  | $ | 2,901,252,000 |  |  | $ | 431,804,000 |  |  |  |  |  |  | $ | 3,333,056,000 |
Ending balance: individually evaluated for impairment |  | $ | 15,156,000 |  |  | $ | 5,084,000 |  |  |  |  |  |  | $ | 20,240,000 |
Ending balance: collectively evaluated for impairment |  | $ | 2,886,096,000 |  |  | $ | 426,720,000 |  |  |  |  |  |  | $ | 3,312,816,000 |
Activity in the allowance for loan losses for loans during the three and six months ended June 30, 2019 and the recorded investments in loans as of December 31, 2019 are as follows:
|  | Commercial Loans |  |  | Retail Loans |  |  | Unallocated |  |  | Total |
Allowance for loan losses: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Balance at March 31, 2019 |  | $ | 20,211,000 |  |  | $ | 2,696,000 |  |  | $ | 228,000 |  |  | $ | 23,135,000 |
Provision for loan losses |  |  | 1,015,000 |  |  |  | 16,000 |  |  |  | (131,000 | ) |  |  | 900,000 |
Charge-offs |  |  | (2,000 | ) |  |  | (75,000 | ) |  |  | 0 |  |  |  | (77,000 | )
Recoveries |  |  | 47,000 |  |  |  | 48,000 |  |  |  | 0 |  |  |  | 95,000 |
Ending balance |  | $ | 21,271,000 |  |  | $ | 2,685,000 |  |  | $ | 97,000 |  |  | $ | 24,053,000 |
Allowance for loan losses: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Balance at December 31, 2018 |  | $ | 19,619,000 |  |  | $ | 2,717,000 |  |  | $ | 44,000 |  |  | $ | 22,380,000 |
Provision for loan losses |  |  | 1,579,000 |  |  |  | 118,000 |  |  |  | 53,000 |  |  |  | 1,750,000 |
Charge-offs |  |  | (2,000 | ) |  |  | (250,000 | ) |  |  | 0 |  |  |  | (252,000 | )
Recoveries |  |  | 75,000 |  |  |  | 100,000 |  |  |  | 0 |  |  |  | 175,000 |
Ending balance |  | $ | 21,271,000 |  |  | $ | 2,685,000 |  |  | $ | 97,000 |  |  | $ | 24,053,000 |
Ending balance: individually evaluated for impairment |  | $ | 2,149,000 |  |  | $ | 387,000 |  |  | $ | 0 |  |  | $ | 2,536,000 |
Ending balance: collectively evaluated for impairment |  | $ | 19,122,000 |  |  | $ | 2,298,000 |  |  | $ | 97,000 |  |  | $ | 21,517,000 |
Total loans: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Ending balance |  | $ | 2,441,544,000 |  |  | $ | 415,123,000 |  |  |  |  |  |  | $ | 2,856,667,000 |
Ending balance: individually evaluated for impairment |  | $ | 10,986,000 |  |  | $ | 4,070,000 |  |  |  |  |  |  | $ | 15,056,000 |
Ending balance: collectively evaluated for impairment |  | $ | 2,430,558,000 |  |  | $ | 411,053,000 |  |  |  |  |  |  | $ | 2,841,611,000 |
Loans modified as troubled debt restructurings during the three months ended June 30, 2020 were as follows:
|  | Number of Contracts |  |  | Pre- Modification Recorded Principal Balance |  |  | Post- Modification Recorded Principal Balance |
Commercial: |  |  |  |  |  |  |  |  |  |  |
Commercial and industrial |  | 2 |  |  | $ | 6,000 |  |  | $ | 6,000 |
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 |  | 2 |  |  |  | 6,000 |  |  |  | 6,000 |
Retail: |  |  |  |  |  |  |  |  |  |  |
Home equity and other |  | 7 |  |  |  | 438,000 |  |  |  | 439,000 |
1-4 family mortgages |  | 1 |  |  |  | 20,000 |  |  |  | 20,000 |
Total retail |  | 8 |  |  |  | 458,000 |  |  |  | 459,000 |
Total loans |  | 10 |  |  | $ | 464,000 |  |  | $ | 465,000 |
Loans modified as troubled debt restructurings during the six months ended June 30, 2020 were as follows:
|  | Number of Contracts |  |  | Pre- Modification Recorded Principal Balance |  |  | Post- Modification Recorded Principal Balance |
Commercial: |  |  |  |  |  |  |  |  |  |  |
Commercial and industrial |  | 8 |  |  | $ | 6,545,000 |  |  | $ | 6,542,000 |
Vacant land, land development and residential construction |  | 0 |  |  |  | 0 |  |  |  | 0 |
Real estate – owner occupied |  | 8 |  |  |  | 4,261,000 |  |  |  | 3,659,000 |
Real estate – non-owner occupied |  | 0 |  |  |  | 0 |  |  |  | 0 |
Real estate – multi-family and residential rental |  | 0 |  |  |  | 0 |  |  |  | 0 |
Total commercial |  | 16 |  |  |  | 10,806,000 |  |  |  | 10,201,000 |
Retail: |  |  |  |  |  |  |  |  |  |  |
Home equity and other |  | 10 |  |  |  | 503,000 |  |  |  | 505,000 |
1-4 family mortgages |  | 1 |  |  |  | 20,000 |  |  |  | 20,000 |
Total retail |  | 11 |  |  |  | 523,000 |  |  |  | 525,000 |
Total loans |  | 27 |  |  | $ | 11,329,000 |  |  | $ | 10,726,000 |
Loans modified as troubled debt restructurings during the three months ended June 30, 2019 were as follows:
|  | Number of Contracts |  |  | Pre- Modification Recorded Principal Balance |  |  | Post- Modification Recorded Principal Balance |
Commercial: |  |  |  |  |  |  |  |  |  |  |
Commercial and industrial |  | 3 |  |  | $ | 14,040,000 |  |  | $ | 14,337,000 |
Vacant land, land development and residential construction |  | 0 |  |  |  | 0 |  |  |  | 0 |
Real estate – owner occupied |  | 1 |  |  |  | 1,567,000 |  |  |  | 1,567,000 |
Real estate – non-owner occupied |  | 0 |  |  |  | 0 |  |  |  | 0 |
Real estate – multi-family and residential rental |  | 0 |  |  |  | 0 |  |  |  | 0 |
Total commercial |  | 4 |  |  |  | 15,607,000 |  |  |  | 15,904,000 |
Retail: |  |  |  |  |  |  |  |  |  |  |
Home equity and other |  | 4 |  |  |  | 93,000 |  |  |  | 94,000 |
1-4 family mortgages |  | 3 |  |  |  | 122,000 |  |  |  | 122,000 |
Total retail |  | 7 |  |  |  | 215,000 |  |  |  | 216,000 |
Total loans |  | 11 |  |  | $ | 15,822,000 |  |  | $ | 16,120,000 |
Loans modified as troubled debt restructurings during the six months ended June 30, 2019 were as follows:
|  | Number of Contracts |  |  | Pre- Modification Recorded Principal Balance |  |  | Post- Modification Recorded Principal Balance |
Commercial: |  |  |  |  |  |  |  |  |  |  |
Commercial and industrial |  | 6 |  |  | $ | 14,429,000 |  |  | $ | 14,726,000 |
Vacant land, land development and residential construction |  | 0 |  |  |  | 0 |  |  |  | 0 |
Real estate – owner occupied |  | 2 |  |  |  | 2,257,000 |  |  |  | 2,246,000 |
Real estate – non-owner occupied |  | 0 |  |  |  | 0 |  |  |  | 0 |
Real estate – multi-family and residential rental |  | 0 |  |  |  | 0 |  |  |  | 0 |
Total commercial |  | 8 |  |  |  | 16,686,000 |  |  |  | 16,972,000 |
Retail: |  |  |  |  |  |  |  |  |  |  |
Home equity and other |  | 8 |  |  |  | 163,000 |  |  |  | 164,000 |
1-4 family mortgages |  | 4 |  |  |  | 154,000 |  |  |  | 154,000 |
Total retail |  | 12 |  |  |  | 317,000 |  |  |  | 318,000 |
Total loans |  | 20 |  |  | $ | 17,003,000 |  |  | $ | 17,290,000 |
The following loans, modified as troubled debt restructurings within the previous twelve months, became over 30 days past due within the three months ended June 30, 2020 (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 loans, modified as troubled debt restructurings within the previous twelve months, became over 30 days past due within the six months ended June 30, 2020 (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 |  | 1 |  |  |  | 32,000 |
Total retail |  | 1 |  |  |  | 32,000 |
Total |  | 1 |  |  | $ | 32,000 |
The following loans, modified as troubled debt restructurings within the previous twelve months, became over 30 days past due within the three months ended June 30, 2019 (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 loans, modified as troubled debt restructurings within the previous twelve months, became over 30 days past due within the six months ended June 30, 2019 (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 |
Activity for loans categorized as troubled debt restructurings during the three months ended June 30, 2020 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 |  | $ | 12,204,000 |  |  | $ | 82,000 |  |  | $ | 3,811,000 |  |  | $ | 174,000 |  |  | $ | 3,000 |
Charge-Offs |  |  | 0 |  |  |  | 0 |  |  |  | 0 |  |  |  | 0 |  |  |  | 0 |
Payments |  |  | (2,143,000 | ) |  |  | (2,000 | ) |  |  | (20,000 | ) |  |  | (4,000 | ) |  |  | (2,000 | )
Transfers to ORE |  |  | 0 |  |  |  | 0 |  |  |  | 0 |  |  |  | 0 |  |  |  | 0 |
Net Additions/Deletions |  |  | 6,000 |  |  |  | 0 |  |  |  | 0 |  |  |  | 0 |  |  |  | 0 |
Ending Balance |  | $ | 10,067,000 |  |  | $ | 80,000 |  |  | $ | 3,791,000 |  |  | $ | 170,000 |  |  | $ | 1,000 |
|  | Retail Home Equity and Other |  |  | Retail 1-4 Family Mortgages |
Retail Loan Portfolio: |  |  |  |  |  |  |  |
Beginning Balance |  | $ | 1,452,000 |  |  | $ | 715,000 |
Charge-Offs |  |  | 0 |  |  |  | 0 |
Payments |  |  | (175,000 | ) |  |  | (20,000 | )
Transfers to ORE |  |  | 0 |  |  |  | 0 |
Net Additions/Deletions |  |  | 438,000 |  |  |  | 20,000 |
Ending Balance |  | $ | 1,715,000 |  |  | $ | 715,000 |
Activity for loans categorized as troubled debt restructurings during the six months ended June 30, 2020 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 |  | $ | 8,587,000 |  |  | $ | 85,000 |  |  | $ | 1,145,000 |  |  | $ | 178,000 |  |  | $ | 7,000 |
Charge-Offs |  |  | 0 |  |  |  | 0 |  |  |  | 0 |  |  |  | 0 |  |  |  | 0 |
Payments |  |  | (4,975,000 | ) |  |  | (5,000 | ) |  |  | (1,008,000 | ) |  |  | (8,000 | ) |  |  | (6,000 | )
Transfers to ORE |  |  | 0 |  |  |  | 0 |  |  |  | 0 |  |  |  | 0 |  |  |  | 0 |
Net Additions/Deletions |  |  | 6,455,000 |  |  |  | 0 |  |  |  | 3,654,000 |  |  |  | 0 |  |  |  | 0 |
Ending Balance |  | $ | 10,067,000 |  |  | $ | 80,000 |  |  | $ | 3,791,000 |  |  | $ | 170,000 |  |  | $ | 1,000 |
|  | Retail Home Equity and Other |  |  | Retail 1-4 Family Mortgages |
Retail Loan Portfolio: |  |  |  |  |  |  |  |
Beginning Balance |  | $ | 1,415,000 |  |  | $ | 724,000 |
Charge-Offs |  |  | 0 |  |  |  | 0 |
Payments |  |  | (203,000 | ) |  |  | (29,000 | )
Transfers to ORE |  |  | 0 |  |  |  | 0 |
Net Additions/Deletions |  |  | 503,000 |  |  |  | 20,000 |
Ending Balance |  | $ | 1,715,000 |  |  | $ | 715,000 |
Activity for loans categorized as troubled debt restructurings during the three months ended June 30, 2019 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 |  | $ | 15,610,000 |  |  | $ | 0 |  |  | $ | 3,695,000 |  |  | $ | 189,000 |  |  | $ | 21,000 |
Charge-Offs |  |  | 0 |  |  |  | 0 |  |  |  | 0 |  |  |  | 0 |  |  |  | 0 |
Payments |  |  | (3,148,000 | ) |  |  | 0 |  |  |  | (2,377,000 | ) |  |  | (4,000 | ) |  |  | (4,000 | )
Transfers to ORE |  |  | 0 |  |  |  | 0 |  |  |  | 0 |  |  |  | 0 |  |  |  | 0 |
Net Additions/Deletions |  |  | 11,672,000 |  |  |  | 0 |  |  |  | 1,180,000 |  |  |  | 0 |  |  |  | 0 |
Ending Balance |  | $ | 24,134,000 |  |  | $ | 0 |  |  | $ | 2,498,000 |  |  | $ | 185,000 |  |  | $ | 17,000 |
|  | Retail Home Equity and Other |  |  | Retail 1-4 Family Mortgages |
Retail Loan Portfolio: |  |  |  |  |  |  |  |
Beginning Balance |  | $ | 1,444,000 |  |  | $ | 600,000 |
Charge-Offs |  |  | (18,000 | ) |  |  | 0 |
Payments |  |  | (62,000 | ) |  |  | (14,000 | )
Transfers to ORE |  |  | 0 |  |  |  | 0 |
Net Additions/Deletions |  |  | 102,000 |  |  |  | 120,000 |
Ending Balance |  | $ | 1,466,000 |  |  | $ | 706,000 |
Activity for loans categorized as troubled debt restructurings during the six months ended June 30, 2019 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 |  | $ | 14,138,000 |  |  | $ | 0 |  |  | $ | 3,100,000 |  |  | $ | 210,000 |  |  | $ | 24,000 |
Charge-Offs |  |  | 0 |  |  |  | 0 |  |  |  | 0 |  |  |  | 0 |  |  |  | 0 |
Payments |  |  | (4,814,000 | ) |  |  | 0 |  |  |  | (2,425,000 | ) |  |  | (25,000 | ) |  |  | (7,000 | )
Transfers to ORE |  |  | 0 |  |  |  | 0 |  |  |  | (97,000 | ) |  |  | 0 |  |  |  | 0 |
Net Additions/Deletions |  |  | 14,810,000 |  |  |  | 0 |  |  |  | 1,920,000 |  |  |  | 0 |  |  |  | 0 |
Ending Balance |  | $ | 24,134,000 |  |  | $ | 0 |  |  | $ | 2,498,000 |  |  | $ | 185,000 |  |  | $ | 17,000 |
|  | Retail Home Equity and Other |  |  | Retail 1-4 Family Mortgages |
Retail Loan Portfolio: |  |  |  |  |  |  |  |
Beginning Balance |  | $ | 1,402,000 |  |  | $ | 578,000 |
Charge-Offs |  |  | (18,000 | ) |  |  | 0 |
Payments |  |  | (90,000 | ) |  |  | (24,000 | )
Transfers to ORE |  |  | 0 |  |  |  | 0 |
Net Additions/Deletions |  |  | 172,000 |  |  |  | 152,000 |
Ending Balance |  | $ | 1,466,000 |  |  | $ | 706,000 |
The allowance related to loans categorized as troubled debt restructurings was as follows:
|  | June 30, 2020 |  |  | December 31, 2019 |
Commercial: |  |  |  |  |  |  |  |
Commercial and industrial |  | $ | 946,000 |  |  | $ | 202,000 |
Vacant land, land development, and residential construction |  |  | 0 |  |  |  | 0 |
Real estate – owner occupied |  |  | 2,000 |  |  |  | 982,000 |
Real estate – non-owner occupied |  |  | 3,000 |  |  |  | 0 |
Real estate – multi-family and residential rental |  |  | 0 |  |  |  | 0 |
Total commercial |  |  | 951,000 |  |  |  | 1,184,000 |
Retail: |  |  |  |  |  |  |  |
Home equity and other |  |  | 288,000 |  |  |  | 311,000 |
1-4 family mortgages |  |  | 154,000 |  |  |  | 83,000 |
Total retail |  |  | 442,000 |  |  |  | 394,000 |
Total related allowance |  | $ | 1,393,000 |  |  | $ | 1,578,000 |
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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- Definition The entire disclosure for claims held for amounts due a entity, excluding financing receivables. Examples include, but are not limited to, trade accounts receivables, notes receivables, loans receivables. Includes disclosure for allowance for credit losses. + References Reference 1: http://www.xbrl.org/2009/role/commonPracticeRef -Publisher FASB -Name Accounting Standards Codification -Topic 310 -SubTopic 10 -URI http://asc.fasb.org/subtopic&trid=2196772 + Details
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