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Loans | 3 Months Ended
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Mar. 31, 2016
Receivables [Abstract] |
Loans |
6. | LOANS
Total net loans at March 31, 2016 and December 31, 2015 are summarized as follows:
|  | March 31, 2016 |  |  | December 31, 2015 |
Commercial, industrial, and agricultural |  | $ | 477,835 |  |  | $ | 475,364 |
Commercial mortgages |  |  | 471,844 |  |  |  | 448,179 |
Residential real estate |  |  | 578,028 |  |  |  | 574,225 |
Consumer |  |  | 75,858 |  |  |  | 78,345 |
Credit cards |  |  | 5,167 |  |  |  | 5,201 |
Overdrafts |  |  | 1,454 |  |  |  | 1,040 |
Less: unearned discount |  |  | (3,878 | ) |  |  | (4,556 | )
allowance for loan losses |  |  | (16,738 | ) |  |  | (16,737 | )
Loans, net |  | $ | 1,589,570 |  |  | $ | 1,561,061 |
At March 31, 2016 and December 31, 2015, net unamortized loan fees of $(686) and $(636), respectively, have been included in the carrying value of loans. The Corporation’s outstanding loans and related unfunded commitments are primarily concentrated within Central and Western Pennsylvania and Central Ohio. The Bank attempts to limit concentrations within specific industries by utilizing dollar limitations to single industries or customers, and by entering into participation agreements with third parties. Collateral requirements are established based on management’s assessment of the customer. The Corporation maintains lending policies to control the quality of the loan portfolio. These policies delegate the authority to extend loans under specific guidelines and underwriting standards. These policies are prepared by the Corporation’s management and reviewed and ratified annually by the Corporation’s Board of Directors. All relevant documentation, such as the loan application, financial statements and tax returns, required under the lending policies is summarized and provided to management and/or the Corporation’s Board of Directors in connection with the loan approval process. Such documentation is subsequently electronically archived in the Corporation’s document management system. Pursuant to the Corporation’s lending policies, management considers a variety of factors when determining whether to extend credit to a customer, including loan-to-value ratios, FICO scores, quality of the borrower’s financial statements, and the ability to obtain personal guarantees. Commercial, industrial, and agricultural loans comprised 30% and 30% of the Corporation’s total loan portfolio at March 31, 2016 and December 31, 2015, respectively. Commercial mortgage loans comprised 29% and 28% of the Corporation’s total loan portfolio at March 31, 2016 and December 31, 2015, respectively. Management assigns a risk rating to all commercial loans at loan origination. The loan-to-value policy guidelines for commercial, industrial, and agricultural loans are generally a maximum of 80% of the value of business equipment, a maximum of 75% of the value of accounts receivable, and a maximum of 60% of the value of business inventory. The loan-to-value policy guideline for commercial mortgage loans is generally a maximum of 85% of the appraised value of the real estate. Residential real estate loans comprised 36% and 36% of the Corporation’s total loan portfolio at March 31, 2016 and December 31, 2015, respectively. The loan-to-value policy guidelines for residential real estate loans vary depending on the collateral position and the specific type of loan. Higher loan-to-value terms may be approved with the appropriate private mortgage insurance coverage. The Corporation also originates and prices loans for sale into the secondary market through Freddie Mac. Loans originated for sale into the secondary market are classified as loans held for sale and are excluded from residential real estate loans reported above. The rationale for these sales is to mitigate interest rate risk associated with holding lower rate, long-term residential mortgages in the loan portfolio and to generate fee revenue from sales and servicing the loan. The Corporation also offers a variety of unsecured and secured consumer loan and credit card products which represent less than 10% of the total loan portfolio at both March 31, 2016 and December 31, 2015. Terms and collateral requirements vary depending on the size and nature of the loan. CNB has not underwritten any hybrid loans, payment option loans, or low documentation/no documentation loans. Variable rate loans are generally underwritten at the fully indexed rate. Loan underwriting policies and procedures have not changed materially between any periods presented. Transactions in the allowance for loan losses for the three months ended March 31, 2016 were as follows:
|  | Commercial, |  |  |  |  |  | Residential |  |  |  |  |  |  |  |  |  |  |  |  |
|  | Industrial, and |  |  | Commercial |  |  | Real |  |  |  |  |  | Credit |  |  |  |  |  |  |
|  | Agricultural |  |  | Mortgages |  |  | Estate |  |  | Consumer |  |  | Cards |  |  | Overdrafts |  |  | Total |
Allowance for loan losses, January 1, 2016 |  | $ | 6,035 |  |  | $ | 5,605 |  |  | $ | 2,475 |  |  | $ | 2,371 |  |  | $ | 90 |  |  | $ | 161 |  |  | $ | 16,737 |
Charge-offs |  |  | (271 | ) |  |  | 0 |  |  |  | (25 | ) |  |  | (987 | ) |  |  | (9 | ) |  |  | (51 | ) |  |  | (1,343 | )
Recoveries |  |  | 8 |  |  |  | 5 |  |  |  | 59 |  |  |  | 44 |  |  |  | 12 |  |  |  | 20 |  |  |  | 148 |
Provision (benefit) for loan losses |  |  | (145 | ) |  |  | 434 |  |  |  | 65 |  |  |  | 846 |  |  |  | (12 | ) |  |  | 8 |  |  |  | 1,196 |
Allowance for loan losses, March 31, 2016 |  | $ | 5,627 |  |  | $ | 6,044 |  |  | $ | 2,574 |  |  | $ | 2,274 |  |  | $ | 81 |  |  | $ | 138 |  |  | $ | 16,738 |
Transactions in the allowance for loan losses for the three months ended March 31, 2015 were as follows:
|  | Commercial, |  |  |  |  |  | Residential |  |  |  |  |  |  |  |  |  |  |  |  |
|  | Industrial, and |  |  | Commercial |  |  | Real |  |  |  |  |  | Credit |  |  |  |  |  |  |
|  | Agricultural |  |  | Mortgages |  |  | Estate |  |  | Consumer |  |  | Cards |  |  | Overdrafts |  |  | Total |
Allowance for loan losses, January 1, 2015 |  | $ | 7,114 |  |  | $ | 5,310 |  |  | $ | 2,479 |  |  | $ | 2,205 |  |  | $ | 71 |  |  | $ | 194 |  |  | $ | 17,373 |
Charge-offs |  |  | (74 | ) |  |  | 0 |  |  |  | (66 | ) |  |  | (523 | ) |  |  | (42 | ) |  |  | (57 | ) |  |  | (762 | )
Recoveries |  |  | 15 |  |  |  | 50 |  |  |  | 1 |  |  |  | 29 |  |  |  | 3 |  |  |  | 30 |  |  |  | 128 |
Provision (benefit) for loan losses |  |  | 168 |  |  |  | (64 | ) |  |  | 372 |  |  |  | 418 |  |  |  | 42 |  |  |  | 7 |  |  |  | 943 |
Allowance for loan losses, March 31, 2015 |  | $ | 7,223 |  |  | $ | 5,296 |  |  | $ | 2,786 |  |  | $ | 2,129 |  |  | $ | 74 |  |  | $ | 174 |  |  | $ | 17,682 |
The following table presents the balance in the allowance for loan losses and the recorded investment in loans by portfolio segment and is based on the Corporation’s impairment method as of March 31, 2016 and December 31, 2015. The recorded investment in loans excludes accrued interest and unearned discounts due to their insignificance. March 31, 2016
|  | Commercial, Industrial, and Agricultural |  |  | Commercial Mortgages |  |  | Residential Real Estate |  |  | Consumer |  |  | Credit Cards |  |  | Overdrafts |  |  | Total |
Allowance for loan losses: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Ending allowance balance attributable to loans: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Individually evaluated for impairment |  | $ | 208 |  |  | $ | 107 |  |  | $ | 0 |  |  | $ | 0 |  |  | $ | 0 |  |  | $ | 0 |  |  | $ | 315 |
Collectively evaluated for impairment |  |  | 4,634 |  |  |  | 4,003 |  |  |  | 2,574 |  |  |  | 2,274 |  |  |  | 81 |  |  |  | 138 |  |  |  | 13,704 |
Acquired with deteriorated credit quality |  |  | 0 |  |  |  | 0 |  |  |  | 0 |  |  |  | 0 |  |  |  | 0 |  |  |  | 0 |  |  |  | 0 |
Modified in a troubled debt restructuring |  |  | 785 |  |  |  | 1,934 |  |  |  | 0 |  |  |  | 0 |  |  |  | 0 |  |  |  | 0 |  |  |  | 2,719 |
Total ending allowance balance |  | $ | 5,627 |  |  | $ | 6,044 |  |  | $ | 2,574 |  |  | $ | 2,274 |  |  | $ | 81 |  |  | $ | 138 |  |  | $ | 16,738 |
Loans: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Individually evaluated for impairment |  | $ | 1,032 |  |  | $ | 230 |  |  | $ | 0 |  |  | $ | 0 |  |  | $ | 0 |  |  | $ | 0 |  |  | $ | 1,262 |
Collectively evaluated for impairment |  |  | 471,932 |  |  |  | 461,205 |  |  |  | 578,028 |  |  |  | 75,858 |  |  |  | 5,167 |  |  |  | 1,454 |  |  |  | 1,593,644 |
Acquired with deteriorated credit quality |  |  | 0 |  |  |  | 676 |  |  |  | 0 |  |  |  | 0 |  |  |  | 0 |  |  |  | 0 |  |  |  | 676 |
Modified in a troubled debt restructuring |  |  | 4,871 |  |  |  | 9,733 |  |  |  | 0 |  |  |  | 0 |  |  |  | 0 |  |  |  | 0 |  |  |  | 14,604 |
Total ending loans balance |  | $ | 477,835 |  |  | $ | 471,844 |  |  | $ | 578,028 |  |  | $ | 75,858 |  |  | $ | 5,167 |  |  | $ | 1,454 |  |  | $ | 1,610,186 |
December 31, 2015
|  | Commercial, Industrial, and Agricultural |  |  | Commercial Mortgages |  |  | Residential Real Estate |  |  | Consumer |  |  | Credit Cards |  |  | Overdrafts |  |  | Total |
Allowance for loan losses: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Ending allowance balance attributable to loans: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Individually evaluated for impairment |  | $ | 239 |  |  | $ | 0 |  |  | $ | 39 |  |  | $ | 0 |  |  | $ | 0 |  |  | $ | 0 |  |  | $ | 278 |
Collectively evaluated for impairment |  |  | 4,909 |  |  |  | 3,580 |  |  |  | 2,436 |  |  |  | 2,371 |  |  |  | 90 |  |  |  | 161 |  |  |  | 13,547 |
Acquired with deteriorated credit quality |  |  | 0 |  |  |  | 0 |  |  |  | 0 |  |  |  | 0 |  |  |  | 0 |  |  |  | 0 |  |  |  | 0 |
Modified in a troubled debt restructuring |  |  | 887 |  |  |  | 2,025 |  |  |  | 0 |  |  |  | 0 |  |  |  | 0 |  |  |  | 0 |  |  |  | 2,912 |
Total ending allowance balance |  | $ | 6,035 |  |  | $ | 5,605 |  |  | $ | 2,475 |  |  | $ | 2,371 |  |  | $ | 90 |  |  | $ | 161 |  |  | $ | 16,737 |
Loans: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Individually evaluated for impairment |  | $ | 1,196 |  |  | $ | 393 |  |  | $ | 248 |  |  | $ | 0 |  |  | $ | 0 |  |  | $ | 0 |  |  | $ | 1,837 |
Collectively evaluated for impairment |  |  | 469,128 |  |  |  | 437,200 |  |  |  | 573,977 |  |  |  | 78,345 |  |  |  | 5,201 |  |  |  | 1,040 |  |  |  | 1,564,891 |
Acquired with deteriorated credit quality |  |  | 0 |  |  |  | 685 |  |  |  | 0 |  |  |  | 0 |  |  |  | 0 |  |  |  | 0 |  |  |  | 685 |
Modified in a troubled debt restructuring |  |  | 5,040 |  |  |  | 9,901 |  |  |  | 0 |  |  |  | 0 |  |  |  | 0 |  |  |  | 0 |  |  |  | 14,941 |
Total ending loans balance |  | $ | 475,364 |  |  | $ | 448,179 |  |  | $ | 574,225 |  |  | $ | 78,345 |  |  | $ | 5,201 |  |  | $ | 1,040 |  |  | $ | 1,582,354 |
The following tables present information related to loans individually evaluated for impairment, including loans modified in troubled debt restructurings, by portfolio segment as of March 31, 2016 and December 31, 2015 and for the three months ended March 31, 2016 and 2015: March 31, 2016
|  | Unpaid Principal Balance |  |  | Recorded Investment |  |  | Allowance for Loan Losses Allocated |
With an allowance recorded: |  |  |  |  |  |  |  |  |  |  |  |
Commercial, industrial, and agricultural |  | $ | 3,416 |  |  | $ | 3,309 |  |  | $ | 993 |
Commercial mortgage |  |  | 6,426 |  |  |  | 5,473 |  |  |  | 2,041 |
Residential real estate |  |  | 0 |  |  |  | 0 |  |  |  | 0 |
With no related allowance recorded: |  |  |  |  |  |  |  |  |  |  |  |
Commercial, industrial, and agricultural |  |  | 3,527 |  |  |  | 2,594 |  |  |  | 0 |
Commercial mortgage |  |  | 4,490 |  |  |  | 4,490 |  |  |  | 0 |
Residential real estate |  |  | 0 |  |  |  | 0 |  |  |  | 0 |
Total |  | $ | 17,859 |  |  | $ | 15,866 |  |  | $ | 3,034 |
December 31, 2015
|  | Unpaid Principal Balance |  |  | Recorded Investment |  |  | Allowance for Loan Losses Allocated |
With an allowance recorded: |  |  |  |  |  |  |  |  |  |  |  |
Commercial, industrial, and agricultural |  | $ | 3,448 |  |  | $ | 3,448 |  |  | $ | 1,126 |
Commercial mortgage |  |  | 5,985 |  |  |  | 5,343 |  |  |  | 2,025 |
Residential real estate |  |  | 351 |  |  |  | 248 |  |  |  | 39 |
With no related allowance recorded: |  |  |  |  |  |  |  |  |  |  |  |
Commercial, industrial, and agricultural |  |  | 3,716 |  |  |  | 2,788 |  |  |  | 0 |
Commercial mortgage |  |  | 5,001 |  |  |  | 4,951 |  |  |  | 0 |
Residential real estate |  |  | 0 |  |  |  | 0 |  |  |  | 0 |
Total |  | $ | 18,501 |  |  | $ | 16,778 |  |  | $ | 3,190 |
|  | Three Months Ended March 31, 2016 |
|  | Average |  |  | Interest |  |  | Cash Basis |
|  | Recorded |  |  | Income |  |  | Interest |
|  | Investment |  |  | Recognized |  |  | Recognized |
With an allowance recorded: |  |  |  |  |  |  |  |  |  |  |  |
Commercial, industrial, and agricultural |  | $ | 3,379 |  |  | $ | 0 |  |  | $ | 0 |
Commercial mortgage |  |  | 5,408 |  |  |  | 0 |  |  |  | 0 |
Residential real estate |  |  | 124 |  |  |  | 5 |  |  |  | 5 |
With no related allowance recorded: |  |  |  |  |  |  |  |  |  |  |  |
Commercial, industrial, and agricultural |  |  | 2,691 |  |  |  | 0 |  |  |  | 0 |
Commercial mortgage |  |  | 4,720 |  |  |  | 0 |  |  |  | 0 |
Residential real estate |  |  | 0 |  |  |  | 1 |  |  |  | 1 |
Total |  | $ | 16,322 |  |  | $ | 6 |  |  | $ | 6 |
|  | Three Months Ended March 31, 2015 |
|  | Average |  |  | Interest |  |  | Cash Basis |
|  | Recorded |  |  | Income |  |  | Interest |
|  | Investment |  |  | Recognized |  |  | Recognized |
With an allowance recorded: |  |  |  |  |  |  |  |  |  |  |  |
Commercial, industrial, and agricultural |  | $ | 5,981 |  |  | $ | 35 |  |  | $ | 35 |
Commercial mortgage |  |  | 10,241 |  |  |  | 0 |  |  |  | 0 |
Residential real estate |  |  | 400 |  |  |  | 2 |  |  |  | 2 |
With no related allowance recorded: |  |  |  |  |  |  |  |  |  |  |  |
Commercial, industrial, and agricultural |  |  | 1,636 |  |  |  | 10 |  |  |  | 10 |
Commercial mortgage |  |  | 4,886 |  |  |  | 0 |  |  |  | 0 |
Residential real estate |  |  | 257 |  |  |  | 2 |  |  |  | 2 |
Total |  | $ | 23,401 |  |  | $ | 49 |  |  | $ | 49 |
The following table presents the recorded investment in nonaccrual loans and loans past due over 90 days still accruing interest by class of loans as of March 31, 2016 and December 31, 2015:
|  | March 31, 2016 |  |  | December 31, 2015 |
|  | Nonaccrual |  |  | Past Due Over 90 Days Still on Accrual |  |  | Nonaccrual |  |  | Past Due Over 90 Days Still on Accrual |
Commercial, industrial, and agricultural |  | $ | 3,571 |  |  | $ | 0 |  |  | $ | 3,560 |  |  | $ | 3 |
Commercial mortgages |  |  | 3,740 |  |  |  | 0 |  |  |  | 3,651 |  |  |  | 0 |
Residential real estate |  |  | 3,939 |  |  |  | 26 |  |  |  | 3,671 |  |  |  | 87 |
Consumer |  |  | 1,047 |  |  |  | 26 |  |  |  | 1,277 |  |  |  | 15 |
Credit cards |  |  | 0 |  |  |  | 0 |  |  |  | 0 |  |  |  | 0 |
Total |  | $ | 12,297 |  |  | $ | 52 |  |  | $ | 12,159 |  |  | $ | 105 |
Nonaccrual loans and loans past due over 90 days still on accrual include both smaller balance homogeneous loans that are collectively evaluated for impairment and individually classified impaired loans. Generally, loans are restored to accrual status when the obligation is brought current, has performed in accordance with the contractual terms for a reasonable period of time (generally six months) and the ultimate collectability of the total contractual principal and interest is no longer in doubt. The following table presents the aging of the recorded investment in past due loans as of March 31, 2016 and December 31, 2015 by class of loans. March 31, 2016
|  |  |  |  |  |  |  | Greater Than |  |  |  |  |  |  |  |  |  |
|  | 30-59 Days |  |  | 60-89 Days |  |  | 90 Days |  |  | Total |  |  | Loans Not |  |  |  |
|  | Past Due |  |  | Past Due |  |  | Past Due |  |  | Past Due |  |  | Past Due |  |  | Total |
Commercial, industrial, and agricultural |  | $ | 855 |  |  | $ | 1,148 |  |  | $ | 3,339 |  |  | $ | 5,342 |  |  | $ | 472,493 |  |  | $ | 477,835 |
Commercial mortgages |  |  | 0 |  |  |  | 0 |  |  |  | 3,510 |  |  |  | 3,510 |  |  |  | 468,334 |  |  |  | 471,844 |
Residential real estate |  |  | 2,007 |  |  |  | 0 |  |  |  | 3,713 |  |  |  | 5,720 |  |  |  | 572,308 |  |  |  | 578,028 |
Consumer |  |  | 235 |  |  |  | 180 |  |  |  | 1,073 |  |  |  | 1,488 |  |  |  | 74,370 |  |  |  | 75,858 |
Credit cards |  |  | 0 |  |  |  | 0 |  |  |  | 0 |  |  |  | 0 |  |  |  | 5,167 |  |  |  | 5,167 |
Overdrafts |  |  | 0 |  |  |  | 0 |  |  |  | 0 |  |  |  | 0 |  |  |  | 1,454 |  |  |  | 1,454 |
Total |  | $ | 3,097 |  |  | $ | 1,328 |  |  | $ | 11,635 |  |  | $ | 16,060 |  |  | $ | 1,594,126 |  |  | $ | 1,610,186 |
December 31, 2015
|  |  |  |  |  |  |  | Greater Than |  |  |  |  |  |  |  |  |  |
|  | 30-59 Days |  |  | 60-89 Days |  |  | 90 Days |  |  | Total |  |  | Loans Not |  |  |  |
|  | Past Due |  |  | Past Due |  |  | Past Due |  |  | Past Due |  |  | Past Due |  |  | Total |
Commercial, industrial, and agricultural |  | $ | 131 |  |  | $ | 622 |  |  | $ | 698 |  |  | $ | 1,451 |  |  | $ | 473,913 |  |  | $ | 475,364 |
Commercial mortgages |  |  | 7 |  |  |  | 343 |  |  |  | 3,651 |  |  |  | 4,001 |  |  |  | 444,178 |  |  |  | 448,179 |
Residential real estate |  |  | 2,834 |  |  |  | 378 |  |  |  | 3,001 |  |  |  | 6,213 |  |  |  | 568,012 |  |  |  | 574,225 |
Consumer |  |  | 216 |  |  |  | 179 |  |  |  | 1,292 |  |  |  | 1,687 |  |  |  | 76,658 |  |  |  | 78,345 |
Credit cards |  |  | 0 |  |  |  | 0 |  |  |  | 0 |  |  |  | 0 |  |  |  | 5,201 |  |  |  | 5,201 |
Overdrafts |  |  | 0 |  |  |  | 0 |  |  |  | 0 |  |  |  | 0 |  |  |  | 1,040 |  |  |  | 1,040 |
Total |  | $ | 3,188 |  |  | $ | 1,522 |  |  | $ | 8,642 |  |  | $ | 13,352 |  |  | $ | 1,569,002 |  |  | $ | 1,582,354 |
Troubled Debt Restructurings The terms of certain loans have been modified as troubled debt restructurings. The modification of the terms of such loans included either or both of the following: a reduction of the stated interest rate of the loan or an extension of the maturity date at a stated rate of interest lower than the current market rate for new debt with similar risk. The following table presents the number of loans, loan balances, and specific reserves for loans that have been restructured in a troubled debt restructuring as of March 31, 2016 and December 31, 2015.
|  | March 31, 2016 |  |  | December 31, 2015 |
|  | Number of Loans |  |  | Loan Balance |  |  | Specific Reserve |  |  | Number of Loans |  |  | Loan Balance |  |  | Specific Reserve |
Commercial, industrial, and agricultural |  |  | 8 |  |  | $ | 4,871 |  |  | $ | 785 |  |  |  | 8 |  |  | $ | 5,040 |  |  | $ | 887 |
Commercial mortgages |  |  | 8 |  |  |  | 9,733 |  |  |  | 1,934 |  |  |  | 8 |  |  |  | 9,901 |  |  |  | 2,025 |
Residential real estate |  |  | 0 |  |  |  | 0 |  |  |  | 0 |  |  |  | 0 |  |  |  | 0 |  |  |  | 0 |
Consumer |  |  | 0 |  |  |  | 0 |  |  |  | 0 |  |  |  | 0 |  |  |  | 0 |  |  |  | 0 |
Credit cards |  |  | 0 |  |  |  | 0 |  |  |  | 0 |  |  |  | 0 |  |  |  | 0 |  |  |  | 0 |
Total |  |  | 16 |  |  | $ | 14,604 |  |  | $ | 2,719 |  |  |  | 16 |  |  | $ | 14,941 |  |  | $ | 2,912 |
There were no loans modified as troubled debt restructurings during the three months ended March 31, 2016 or March 31, 2015. A loan is considered to be in payment default once it is 90 days contractually past due under the modified terms. All loans modified in troubled debt restructurings are performing in accordance with their modified terms as of March 31, 2016 and December 31, 2015 and no principal balances were forgiven in connection with the loan restructurings. In order to determine whether a borrower is experiencing financial difficulty, the Corporation performs an evaluation using its internal underwriting policies of the probability that the borrower will be in payment default on any of its debt in the foreseeable future without a loan modification. The Corporation has no further loan commitments to customers whose loans are classified as a troubled debt restructuring. Generally, non-performing troubled debt restructurings are restored to accrual status when the obligation is brought current, has performed in accordance with the contractual terms for a reasonable period of time (generally six months) and the ultimate collectability of the total contractual principal and interest is no longer in doubt. Credit Quality Indicators The Corporation classifies commercial, industrial, and agricultural loans and commercial mortgage loans into risk categories based on relevant information about the ability of borrowers to service their debt, such as current financial information, historical payment experience, credit documentation, public information, and current economic trends, among other factors. Loans with outstanding balances greater than $1 million are analyzed at least semiannually and loans with outstanding balances of less than $1 million are analyzed at least annually. The Corporation uses the following definitions for risk ratings: Special Mention: Loans classified as special mention have a potential weakness that deserves management’s close attention. If left uncorrected, these potential weaknesses may result in deterioration of the repayment prospects for the loan or of the Corporation’s credit position at some future date. Substandard: Loans classified as substandard are inadequately protected by the current net worth and paying capacity of the obligor or of the collateral pledged, if any. Loans so classified have a well-defined weakness or weaknesses that jeopardize the liquidation of the debt. They are characterized by the distinct possibility that the Corporation will sustain some loss if the deficiencies are not corrected. Doubtful: Loans classified as doubtful have all the weaknesses inherent in those classified as substandard, with the added characteristic that the weaknesses make collection or liquidation in full, on the basis of currently existing facts, conditions, and values, highly questionable and improbable. Loans not rated as special mention, substandard, or doubtful are considered to be pass rated loans. All loans included in the following tables have been assigned a risk rating within 12 months of the balance sheet date. March 31, 2016
|  | Pass |  |  | Special Mention |  |  | Substandard |  |  | Doubtful |  |  | Total |
Commercial, industrial, and agricultural |  | $ | 448,196 |  |  | $ | 8,113 |  |  | $ | 21,274 |  |  | $ | 252 |  |  | $ | 477,835 |
Commercial mortgages |  |  | 450,873 |  |  |  | 1,732 |  |  |  | 18,816 |  |  |  | 423 |  |  |  | 471,844 |
Total |  | $ | 899,069 |  |  | $ | 9,845 |  |  | $ | 40,090 |  |  | $ | 675 |  |  | $ | 949,679 |
December 31, 2015
|  | Pass |  |  | Special Mention |  |  | Substandard |  |  | Doubtful |  |  | Total |
Commercial, industrial, and agricultural |  | $ | 447,449 |  |  | $ | 4,749 |  |  | $ | 22,943 |  |  | $ | 223 |  |  | $ | 475,364 |
Commercial mortgages |  |  | 426,870 |  |  |  | 1,735 |  |  |  | 19,148 |  |  |  | 426 |  |  |  | 448,179 |
Total |  | $ | 874,319 |  |  | $ | 6,484 |  |  | $ | 42,091 |  |  | $ | 649 |  |  | $ | 923,543 |
The Corporation considers the performance of the loan portfolio and its impact on the allowance for loan losses. For residential real estate, consumer, and credit card loan classes, the Corporation also evaluates credit quality based on the aging status of the loan, which was previously presented, and by payment activity. The following table presents the recorded investment in residential, consumer, and credit card loans based on payment activity as of March 31, 2016 and December 31, 2015:
|  | March 31, 2016 |  |  | December 31, 2015 |
|  | Residential |  |  |  |  |  | Credit |  |  | Residential |  |  |  |  |  | Credit |
|  | Real Estate |  |  | Consumer |  |  | Cards |  |  | Real Estate |  |  | Consumer |  |  | Cards |
Performing |  | $ | 574,063 |  |  | $ | 74,785 |  |  | $ | 5,167 |  |  | $ | 570,467 |  |  | $ | 77,053 |  |  | $ | 5,201 |
Non-performing |  |  | 3,965 |  |  |  | 1,073 |  |  |  | 0 |  |  |  | 3,758 |  |  |  | 1,292 |  |  |  | 0 |
Total |  | $ | 578,028 |  |  | $ | 75,858 |  |  | $ | 5,167 |  |  | $ | 574,225 |  |  | $ | 78,345 |  |  | $ | 5,201 |
The Corporation’s portfolio of residential real estate and consumer loans maintained within Holiday Financial Services Corporation (“Holiday”) are considered to be subprime loans. Holiday is a subsidiary that offers small balance unsecured and secured loans primarily collateralized by automobiles and equipment, to borrowers with higher risk characteristics than are typical in the Bank’s consumer loan portfolio. Holiday’s loan portfolio is summarized as follows at March 31, 2016 and December 31, 2015:
|  | March 31, |  |  | December 31, |
|  | 2016 |  |  | 2015 |
Consumer |  | $ | 26,617 |  |  | $ | 30,001 |
Residential real estate |  |  | 1,301 |  |  |  | 1,263 |
Less: unearned discount |  |  | (3,878 | ) |  |  | (4,556 | )
Total |  | $ | 24,040 |  |  | $ | 26,708 |

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