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LOANS AND ALLOWANCE FOR LOAN LOSSES
6 Months Ended
Jun. 30, 2020
Receivables [Abstract]  
LOANS AND ALLOWANCE FOR LOAN LOSSES LOANS AND ALLOWANCE FOR LOAN LOSSES
The Company’s loan portfolio is grouped into classes to allow management to monitor the performance by the borrower and to monitor the yield on the portfolio. Consistent with ASU 2010-20, Disclosures about the Credit Quality of Financing Receivables and the Allowance for Loan Losses, the segments are further broken down into classes to allow for differing risk characteristics within a segment.
The risks associated with lending activities differ among the various loan classes and are subject to the impact of changes in interest rates, market conditions of collateral securing the loans, and general economic conditions. All of these factors may adversely impact both the borrower’s ability to repay its loans and associated collateral.
The Company has various types of commercial real estate loans, which have differing levels of credit risk. Owner occupied commercial real estate loans are generally dependent upon the successful operation of the borrower’s business, with the cash flows generated from the business being the primary source of repayment of the loan. If the business suffers a downturn in sales or profitability, the borrower’s ability to repay the loan could be in jeopardy.
Non-owner occupied and multi-family commercial real estate loans and non-owner occupied residential loans present a different credit risk to the Company than owner occupied commercial real estate loans, as the repayment of the loan is dependent upon the borrower’s ability to generate a sufficient level of occupancy to produce rental income that exceeds debt service requirements and operating expenses. Lower occupancy or lease rates may result in a reduction in cash flows, which hinders the ability of the borrower to meet debt service requirements, and may result in lower collateral values. The Company generally recognizes that greater risk is inherent in these credit relationships as compared to owner occupied loans mentioned above.
Acquisition and development loans consist of 1-4 family residential construction and commercial and land development loans. The risk of loss on these loans is largely dependent on the Company’s ability to assess the property’s value at the completion of the project, which should exceed the property’s construction costs. During the construction phase, a number of factors could potentially negatively impact the collateral value, including cost overruns, delays in completing the project, competition, and real estate market conditions which may change based on the supply of similar properties in the area. In the event the collateral value at the completion of the project is not sufficient to cover the outstanding loan balance, the Company must rely upon other repayment sources, including, if any, the guarantors of the project or other collateral securing the loan.
Commercial and industrial loans include advances to local and regional businesses for general commercial purposes and include permanent and short-term working capital, machinery and equipment financing, and may be either in the form of lines of credit or term loans. Although commercial and industrial loans may be unsecured to our highest-rated borrowers, the majority of these loans are secured by the borrower’s accounts receivable, inventory and machinery and equipment. In a significant number of these loans, the collateral also includes the business real estate or the business owner’s personal real estate or assets. Commercial and industrial loans present credit exposure to the Company, as they are more susceptible to risk of loss during a downturn in the economy as borrowers may have greater difficulty in meeting their debt service requirements and the value of the collateral may decline. The Company attempts to mitigate this risk through its underwriting standards, including evaluating the creditworthiness of the borrower and, to the extent available, credit ratings on the business. Additionally, monitoring of the loans through annual renewals and meetings with the borrowers are typical. However, these procedures cannot eliminate the risk of loss associated with commercial and industrial lending. At June 30, 2020 and December 31, 2019, commercial and industrial loans include $447.2 million and $0, respectively, of loans, net of deferred fees, originated through the U.S. Small Business Administration Paycheck Protection Program ("SBA PPP").
Municipal loans consist of extensions of credit to municipalities and school districts within the Company’s market area. These loans generally present a lower risk than commercial and industrial loans, as they are generally secured by the municipality’s full taxing authority, by revenue obligations, or by its ability to raise assessments on its customers for a specific utility.
The Company originates loans to its retail customers, including fixed-rate and adjustable first lien mortgage loans with the underlying 1-4 family owner occupied residential property securing the loan. The Company’s risk exposure is minimized in these types of loans through the evaluation of the creditworthiness of the borrower, including credit scores and debt-to-income ratios, and underwriting standards which limit the loan-to-value ratio to generally no more than 80% upon loan origination, unless the borrower obtains private mortgage insurance.
Home equity loans, including term loans and lines of credit, present a slightly higher risk to the Company than 1-4 family first liens, as these loans can be first or second liens on 1-4 family owner occupied residential property, but can have loan-to-value ratios of no greater than 90% of the value of the real estate taken as collateral. The creditworthiness of the borrower is considered including credit scores and debt-to-income ratios.
Installment and other loans’ credit risk are mitigated through prudent underwriting standards, including evaluation of the creditworthiness of the borrower through credit scores and debt-to-income ratios and, if secured, the collateral value of the assets. These loans can be unsecured or secured by assets the value of which may depreciate quickly or may fluctuate, and may present a greater risk to the Company than 1-4 family residential loans.
On March 27, 2020, the Coronavirus Aid, Relief and Economic Security (“CARES”) Act was enacted. The CARES Act established the SBA PPP. The SBA PPP is intended to provide economic relief to small businesses nationwide adversely impacted under the COVID-19 Emergency Declaration issued on March 13, 2020. The SBA PPP, which began on April 3, 2020, provides small businesses with funds to cover up to 24 weeks of payroll costs and other expenses, including benefits. It also provides for forgiveness of up to the full principal amount of qualifying loans. The Bank closed and funded almost 2,800 PPP loans for a total loan amount of $459.6 million in the three months ended June 30, 2020. As these loans are 100% guaranteed by the SBA, there is no associated allowance for loan losses at June 30, 2020. These loans resulted in net fee income of $13.2 million to be recognized through net interest income over the life of the loans, which is between two and five years. During the three and six months ended June 30, 2020, the Company recognized $1.9 million of net deferred fees, included in interest income on loans on the condensed consolidated statements of income. In addition, in an effort to assist clients which were negatively impacted by the COVID-19 pandemic, the Bank offered various mitigation options, including a loan payment deferral program. Under this program, most commercial deferrals were for a 90-day period, while most consumer deferrals were for a 180-day period. As of June 30, 2020, the Company processed loan deferrals under this program for commercial and consumer clients with a total loan balance of $218.1 million and $21.2 million, respectively. In accordance with the revised Interagency Statement on Loan Modifications by Financial Institutions Working with Customers Affected by the Coronavirus issued on April 7, 2020, these deferrals are exempt from TDR status as they meet the specified requirements.
The following table presents the loan portfolio by segment and class, excluding residential mortgage LHFS, at June 30, 2020 and December 31, 2019:
June 30, 2020December 31, 2019
Commercial real estate:
Owner occupied$164,442  $170,884  
Non-owner occupied390,980  361,050  
Multi-family111,016  106,893  
Non-owner occupied residential116,531  120,038  
Acquisition and development:
1-4 family residential construction7,966  15,865  
Commercial and land development50,220  41,538  
Commercial and industrial (1)
665,312  214,554  
Municipal34,276  47,057  
Residential mortgage:
First lien295,736  336,372  
Home equity - term11,944  14,030  
Home equity - lines of credit160,842  165,314  
Installment and other loans32,052  50,735  
Total loans $2,041,317  $1,644,330  

(1) This balance includes $447.2 million and $0 of SBA PPP loans, net of deferred fees and costs, at June 30, 2020 and December 31, 2019, respectively.
In order to monitor ongoing risk associated with its loan portfolio and specific loans within the segments, management uses an internal grading system. The first several rating categories, representing the lowest risk to the Bank, are combined and given a “Pass” rating. Management generally follows regulatory definitions in assigning criticized ratings to loans, including "Special Mention," "Substandard," "Doubtful" or "Loss." The Special Mention category includes loans that have potential weaknesses that may, if not monitored or corrected, weaken the asset or inadequately protect the Bank's position at some future date. These assets pose elevated risk, but their weakness does not yet justify a more severe, or classified rating. Substandard loans are classified as they have a well-defined weakness, or weaknesses that jeopardize liquidation of the debt. These loans are characterized by the distinct possibility that the Bank will sustain some loss if the deficiencies are not corrected. Substandard loans include loans that management has determined not to be impaired, as well as loans considered to be impaired. A Doubtful loan has a high probability of total or substantial loss, but because of specific pending events that may strengthen the asset, its classification as Loss is deferred. Loss loans are considered uncollectible, as the borrowers are often in bankruptcy, have suspended debt repayments, or have ceased business operations. Once a loan is classified as Loss, there is little prospect of collecting the loan’s principal or interest and it is charged-off.
The Company has a loan review policy and program which is designed to identify and monitor risk in the lending function. The Management ERM Committee, comprised of executive officers and loan department personnel, is charged with the oversight of overall credit quality and risk exposure of the Company's loan portfolio. This includes the monitoring of the lending activities of all Company personnel with respect to underwriting and processing new loans and the timely follow-up and corrective action for loans showing signs of deterioration in quality. A loan review program provides the Company with an independent review of the commercial loan portfolio on an ongoing basis. Generally, consumer and residential mortgage loans are included in the Pass categories unless a specific action, such as extended delinquencies, bankruptcy, repossession or death of the borrower occurs, which heightens awareness as to a possible credit event.
Internal loan reviews are completed annually on all commercial relationships with a committed loan balance in excess of $500 thousand, which includes confirmation of risk rating by an independent credit officer. In addition, all commercial relationships greater than $500 thousand rated Substandard, Doubtful or Loss are reviewed quarterly and corresponding risk ratings are reaffirmed by the Company's Problem Loan Committee, with subsequent reporting to the Management ERM Committee and the Board of Directors.
The following table summarizes the Company’s loan portfolio ratings based on its internal risk rating system at June 30, 2020 and December 31, 2019:
PassSpecial MentionNon-Impaired SubstandardImpaired - SubstandardDoubtfulPCI LoansTotal
June 30, 2020
Commercial real estate:
Owner occupied$144,332  $7,223  $4,666  $3,371  $—  $4,850  $164,442  
Non-owner occupied345,176  45,468  —  —  —  336  390,980  
Multi-family95,478  14,796  662  80  —  —  111,016  
Non-owner occupied residential108,985  4,404  1,357  283  —  1,502  116,531  
Acquisition and development:
1-4 family residential construction7,844  122  —  —  —  —  7,966  
Commercial and land development38,947  9,895  541  837  —  —  50,220  
Commercial and industrial636,604  15,372  9,222  708  —  3,406  665,312  
Municipal30,025  4,251  —  —  —  —  34,276  
Residential mortgage:
First lien287,633  —  —  2,461  —  5,642  295,736  
Home equity - term11,841  —  72  11  —  20  11,944  
Home equity - lines of credit160,036  175  35  596  —  —  160,842  
Installment and other loans31,950  —  —  17  —  85  32,052  
$1,898,851  $101,706  $16,555  $8,364  $—  $15,841  $2,041,317  
December 31, 2019
Commercial real estate:
Owner occupied$151,161  $4,513  $3,163  $5,872  $—  $6,175  $170,884  
Non-owner occupied342,753  17,152  —  —  —  1,145  361,050  
Multi-family100,361  4,822  682  345  —  683  106,893  
Non-owner occupied residential111,697  4,534  1,115  235  —  2,457  120,038  
Acquisition and development:
1-4 family residential construction15,865  —  —  —  —  —  15,865  
Commercial and land development39,939  206  1,393  —  —  —  41,538  
Commercial and industrial198,951  1,133  8,899  1,763  —  3,808  214,554  
Municipal42,649  4,408  —  —  —  —  47,057  
Residential mortgage:
First lien323,040  978  —  2,590  —  9,764  336,372  
Home equity - term13,774  74  149  13  —  20  14,030  
Home equity - lines of credit164,469  74  38  733  —  —  165,314  
Installment and other loans50,497  —  —  85  —  153  50,735  
$1,555,156  $37,894  $15,439  $11,636  $—  $24,205  $1,644,330  

For commercial real estate, acquisition and development and commercial and industrial loans, a loan is considered impaired when, based on current information and events, it is probable that the Company will be unable to collect the scheduled payments of principal or interest when due according to the contractual terms of the loan agreement. Factors considered by
management in determining impairment include payment status, collateral value, and the probability of collecting scheduled principal and interest payments when due. Loans that experience insignificant payment delays and payment shortfalls generally are not classified as impaired. Generally, loans that are more than 90 days past due are deemed impaired. Management determines the significance of payment delays and payment shortfalls on a case-by-case basis, taking into consideration all of the circumstances surrounding the loan and the borrower, including the length of the delay, the reasons for the delay, the borrower’s prior payment record, and the amount of the shortfall in relation to the principal and interest owed to determine if the loan should be placed on nonaccrual status. Nonaccrual loans in the commercial and commercial real estate portfolios and any TDRs are, by definition, deemed to be impaired. Impairment is measured on a loan-by-loan basis for commercial, construction and restructured loans by either the present value of the expected future cash flows discounted at the loan’s effective interest rate, the loan’s obtainable market price, or the fair value of the collateral if the loan is collateral dependent. A loan is collateral dependent if the repayment of the loan is expected to be provided solely by the underlying collateral. For loans that are deemed to be impaired for extended periods of time, periodic updates on fair values are obtained, which may include updated appraisals. Updated fair values are incorporated into the impairment analysis in the next reporting period.
Loan charge-offs, which may include partial charge-offs, are taken on an impaired loan that is collateral dependent if the loan’s carrying balance exceeds its collateral’s appraised value, the loan has been identified as uncollectible, and it is deemed to be a confirmed loss. Typically, impaired loans with a charge-off or partial charge-off will continue to be considered impaired, unless the note is split into two, and management expects the performing note to continue to perform and is adequately secured. The second, or non-performing note, would be charged-off. Generally, an impaired loan with a partial charge-off may continue to have an impairment reserve on it after the partial charge-off, if factors warrant.
At June 30, 2020 and December 31, 2019, nearly all of the Company’s loan impairments were measured based on the estimated fair value of the collateral securing the loan, except for TDRs. By definition, TDRs are considered impaired. All TDR impairment analyses are initially based on discounted cash flows for those loans. For real estate loans, collateral generally consists of commercial real estate, but in the case of commercial and industrial loans, it could also consist of accounts receivable, inventory, equipment or other business assets. Commercial and industrial loans may also have real estate collateral.
Updated appraisals are generally required every 18 months for classified commercial loans in excess of $250 thousand. The “as is" value provided in the appraisal is often used as the fair value of the collateral in determining impairment, unless circumstances, such as subsequent improvements, approvals, or other circumstances, dictate that another value than that provided by the appraiser is more appropriate.
Generally, impaired commercial loans secured by real estate, other than performing TDRs, are measured at fair value using certified real estate appraisals that had been completed within the last 18 months. Appraised values are discounted for estimated costs to sell the property and other selling considerations to arrive at the property’s fair value. In those situations in which it is determined an updated appraisal is not required for loans individually evaluated for impairment, fair values are based on either an existing appraisal or a discounted cash flow analysis as determined by management. The approaches are discussed below:
Existing appraisal – if the existing appraisal provides a strong loan-to-value ratio (generally 70% or lower) and, after consideration of market conditions and knowledge of the property and area, it is determined by the Credit Administration staff that there has not been a significant deterioration in the collateral value, the existing certified appraised value may be used. Discounts to the appraised value, as deemed appropriate for selling costs, are factored into the fair value.
Discounted cash flows – in limited cases, discounted cash flows may be used on projects in which the collateral is liquidated to reduce the borrowings outstanding, and is used to validate collateral values derived from other approaches.
Collateral on certain impaired loans is not limited to real estate, and may consist of accounts receivable, inventory, equipment or other business assets. Estimated fair values are determined based on borrowers’ financial statements, inventory ledgers, accounts receivable aging or appraisals from individuals with knowledge in the business. Stated balances are generally discounted for the age of the financial information or the quality of the assets. In determining fair value, liquidation discounts are applied to this collateral based on existing loan evaluation policies.
The Company distinguishes substandard loans on both an impaired and non-impaired basis, as it places less emphasis on a loan’s classification, and increased reliance on whether the loan was performing in accordance with the contractual terms. A substandard classification does not automatically meet the definition of impaired. Loss potential, while existing in the aggregate amount of substandard loans, does not have to exist in individual extensions of credit classified as substandard. As a result, the Company’s methodology includes an evaluation of certain accruing commercial real estate, acquisition and development, and commercial and industrial loans rated substandard to be collectively evaluated for impairment. Although the Company believes
these loans meet the definition of substandard, they are generally performing and management has concluded that it is likely the Company will be able to collect the scheduled payments of principal and interest when due according to the contractual terms of the loan agreement.
Larger groups of smaller balance homogeneous loans are collectively evaluated for impairment. Generally, the Company does not separately identify individual consumer and residential loans for impairment disclosures, unless such loans are the subject of a restructuring agreement due to financial difficulties of the borrower.
The following table, which excludes PCI loans, summarizes impaired loans by segment and class, segregated by those for which a specific allowance was required and those for which a specific allowance was not required at June 30, 2020 and December 31, 2019. The recorded investment in loans excludes accrued interest receivable due to insignificance. Related allowances established generally pertain to those loans in which loan forbearance agreements were in the process of being negotiated or updated appraisals were pending, and any partial charge-off will be recorded when final information is received.

Impaired Loans with a Specific AllowanceImpaired Loans with No Specific Allowance
Recorded Investment (Book Balance)Unpaid Principal Balance (Legal Balance)Related AllowanceRecorded Investment (Book Balance)Unpaid Principal Balance (Legal Balance)
June 30, 2020
Commercial real estate:
Owner-occupied$—  $—  $—  $3,371  $4,124  
Non-owner occupied—  —  —  —  313  
Multi-family—  —  —  80  —  
Non-owner occupied residential—  —  —  283  399  
Acquisition and development:
Commercial and land development—  —  —  837  875  
Commercial and industrial—  —  —  708  1,858  
Residential mortgage:
First lien688  688  35  1,773  3,083  
Home equity—term—  —  —  11  14  
Home equity—lines of credit—  —  —  596  830  
Installment and other loans—  —  —  17  28  
$688  $688  $35  $7,676  $11,524  
December 31, 2019
Commercial real estate:
Owner-occupied$—  $—  $—  $5,872  $8,086  
Multi-family—  —  —  345  569  
Non-owner occupied residential—  —  —  235  422  
Commercial and industrial—  —  —  1,763  3,361  
Residential mortgage:
First lien425  425  36  2,165  3,164  
Home equity—term—  —  —  13  15  
Home equity—lines of credit—  —  —  733  1,077  
Installment and other loans—  —  —  85  97  
$425  $425  $36  $11,211  $16,791  
The following table, which excludes accruing PCI loans, summarizes the average recorded investment in impaired loans and related recognized interest income for the three and six months ended June 30, 2020 and 2019:
20202019
Average
Impaired
Balance
Interest
Income
Recognized
Average
Impaired
Balance
Interest
Income
Recognized
Three Months Ended June 30,
Commercial real estate:
Owner-occupied$4,639  $—  $1,770  $ 
Non-owner occupied169  —  —  —  
Multi-family270  —  118  —  
Non-owner occupied residential521  —  282  —  
Acquisition and development:
Commercial and land development837  —  —  —  
Commercial and industrial1,320  —  260  —  
Residential mortgage:
First lien3,177  12  2,512  14  
Home equity – term12  —  13  —  
Home equity - lines of credit704   709   
Installment and other loans18  —   —  
$11,667  $13  $5,673  $16  
Six Months Ended June 30,
Commercial real estate:
Owner occupied$5,143  $ $1,819  $ 
Non-owner occupied96  —  —  —  
Multi-family301  —  122  —  
Non-owner occupied residential396  —  291  —  
Acquisition and development:
Commercial and land development478  —  —  —  
Commercial and industrial1,384  —  269  —  
Residential mortgage:
First lien2,874  24  2,652  29  
Home equity - term12  —  14  —  
Home equity - lines of credit715   736   
Installment and other loans34  —   —  
$11,433  $26  $5,911  $31  
The following table presents impaired loans that are TDRs, with the recorded investment at June 30, 2020 and December 31, 2019:

June 30, 2020December 31, 2019
Number of
Contracts
Recorded
Investment
Number of
Contracts
Recorded
Investment
Accruing:
Commercial real estate:
Owner occupied $28   $30  
Residential mortgage:
First lien 916   931  
Home equity - lines of credit 16   18  
11  960  11  979  
Nonaccruing:
Commercial real estate:
Owner occupied 215   1,909  
Residential mortgage:
First lien 337   359  
 552   2,268  
17  $1,512  20  $3,247  

There were no new TDR's for the three and six months ended June 30, 2020 or 2019.
Management further monitors the performance and credit quality of the loan portfolio by analyzing the length of time a portfolio is past due, by aggregating loans based on its delinquencies. The following table presents the classes of loan portfolio summarized by aging categories of performing loans and nonaccrual loans at June 30, 2020 and December 31, 2019:
Days Past Due
Current30-5960-8990+
(still accruing)
Total
Past Due
Non-
Accrual
Total
Loans
June 30, 2020
Commercial real estate:
Owner occupied$155,868  $113  $268  $—  $381  $3,343  $159,592  
Non-owner occupied390,644  —  —  —  —  —  390,644  
Multi-family110,936  —  —  —  —  80  111,016  
Non-owner occupied residential114,303  106  286  51  443  283  115,029  
Acquisition and development:
1-4 family residential construction7,966  —  —  —  —  —  7,966  
Commercial and land development49,356  27  —  —  27  837  50,220  
Commercial and industrial661,099  99  —  —  99  708  661,906  
Municipal34,276  —  —  —  —  —  34,276  
Residential mortgage:
First lien284,370  2,038  1,877  264  4,179  1,545  290,094  
Home equity - term11,826  87  —  —  87  11  11,924  
Home equity - lines of credit159,724  273  265  —  538  580  160,842  
Installment and other loans31,889  42  13   61  17  31,967  
Subtotal2,012,257  2,785  2,709  321  5,815  7,404  2,025,476  
Loans acquired with credit deterioration:
Commercial real estate:
Owner occupied4,850  —  —  —  —  —  4,850  
Non-owner occupied336  —  —  —  —  —  336  
Non-owner occupied residential1,270  —  66  166  232  —  1,502  
Commercial and industrial3,382  —  —  24  24  —  3,406  
Residential mortgage:
First lien3,922  1,304  18  398  1,720  —  5,642  
Home equity - term20  —  —  —  —  —  20  
Installment and other loans66   18  —  19  —  85  
Subtotal13,846  1,305  102  588  1,995  —  15,841  
$2,026,103  $4,090  $2,811  $909  $7,810  $7,404  $2,041,317  
Days Past Due
Current30-5960-8990+
(still accruing)
Total
Past Due
Non-
Accrual
Total
Loans
December 31, 2019
Commercial real estate:
Owner occupied$158,723  $144  $—  $—  $144  $5,842  $164,709  
Non-owner occupied359,425  480  —  —  480  —  359,905  
Multi-family105,865  —  —  —  —  345  106,210  
Non-owner occupied residential116,370  841  66  69  976  235  117,581  
Acquisition and development:
1-4 family residential construction15,587  278  —  —  278  —  15,865  
Commercial and land development40,403  1,135  —  —  1,135  —  41,538  
Commercial and industrial208,668  315  —  —  315  1,763  210,746  
Municipal47,057  —  —  —  —  —  47,057  
Residential mortgage:
First lien314,473  9,092  1,234  150  10,476  1,659  326,608  
Home equity - term13,993  —   —   13  14,010  
Home equity - lines of credit163,907  417  275  —  692  715  165,314  
Installment and other loans50,224  236  37  —  273  85  50,582  
Subtotal1,594,695  12,938  1,616  219  14,773  10,657  1,620,125  
Loans acquired with credit deterioration:
Commercial real estate:
Owner occupied6,015  —  129  31  160  —  6,175  
Non-owner occupied564  —  —  581  581  —  1,145  
Multi-family683  —  —  —  —  —  683  
Non-owner occupied residential1,710  105  111  531  747  —  2,457  
Commercial and industrial3,792  —  —  16  16  —  3,808  
Residential mortgage:
First lien6,308  1,857  745  854  3,456  —  9,764  
Home equity - term16   —  —   —  20  
Installment and other loans131  22  —  —  22  —  153  
Subtotal19,219  1,988  985  2,013  4,986  —  24,205  
$1,613,914  $14,926  $2,601  $2,232  $19,759  $10,657  $1,644,330  
The Company maintains its ALL at a level management believes adequate for probable incurred credit losses. The ALL is established and maintained through a provision for loan losses charged to earnings. Quarterly, management assesses the adequacy of the ALL utilizing a defined methodology which considers specific credit evaluation of impaired loans as discussed above, past loan loss historical experience, and qualitative factors. Management believes its approach properly addresses relevant accounting guidance for loans individually identified as impaired and for loans collectively evaluated for impairment, and other bank regulatory guidance.
In connection with its quarterly evaluation of the adequacy of the ALL, management reviews its methodology to determine if it properly addresses the current risk in the loan portfolio. For each loan class, general allowances based on quantitative factors, principally historical loss trends, are provided for loans that are collectively evaluated for impairment. An
adjustment to historical loss factors may be incorporated for delinquency and other potential risk not elsewhere defined within the ALL methodology.
In addition to this quantitative analysis, adjustments to the ALL requirements are allocated on loans collectively evaluated for impairment based on additional qualitative factors, including:
Nature and Volume of Loans – including loan growth in the current and subsequent quarters based on the Company’s targeted growth and strategic plan, coupled with the types of loans booked based on risk management and credit culture; the number of exceptions to loan policy; and supervisory loan to value exceptions.
Concentrations of Credit and Changes within Credit Concentrations – including the composition of the Company’s overall portfolio makeup and management's evaluation related to concentration risk management and the inherent risk associated with the concentrations identified.
Underwriting Standards and Recovery Practices – including changes to underwriting standards and perceived impact on anticipated losses; trends in the number of exceptions to loan policy; supervisory loan to value exceptions; and administration of loan recovery practices.
Delinquency Trends – including delinquency percentages noted in the portfolio relative to economic conditions; severity of the delinquencies; and whether the ratios are trending upwards or downwards.
Classified Loans Trends – including internal loan ratings of the portfolio; severity of the ratings; whether the loan segment’s ratings show a more favorable or less favorable trend; and underlying market conditions and impact on the collateral values securing the loans.
Experience, Ability and Depth of Management/Lending staff – including the years’ experience of senior and middle management and the lending staff; turnover of the staff; and instances of repeat criticisms of ratings.
Quality of Loan Review – including the years of experience of the loan review staff; in-house versus outsourced provider of review; turnover of staff and the perceived quality of their work in relation to other external information.
National and Local Economic Conditions – including trends in the consumer price index, unemployment rates, the housing price index, housing statistics compared to the prior year, bankruptcy rates, regulatory and legal environment risks and competition. During the three and six months ended June 30, 2020, this factor was increased for the commercial and consumer portfolios to account for the negative economic impact of the COVID-19 pandemic.
COVID-19 – during the three months ended June 30, 2020, a qualitative allocation was implemented associated with the potential impact of the COVID-19 pandemic on the Company's commercial loan portfolio. The factor assumes downgrades of loans with identified hardships resulting from the shutdown driven by the pandemic.
The following table presents the activity in the ALL for the three and six months ended June 30, 2020 and 2019:
CommercialConsumer
Commercial
Real Estate
Acquisition
and
Development
Commercial
and
Industrial
MunicipalTotalResidential
Mortgage
Installment
and Other
TotalUnallocatedTotal
Three Months Ended
June 30, 2020
Balance, beginning of period$8,420  $1,033  $2,647  $99  $12,199  $3,139  $294  $3,433  $171  $15,803  
Provision for loan losses877  31  590  (24) 1,474  323  102  425   1,900  
Charge-offs—  —  (421) —  (421) (18) (14) (32) —  (453) 
Recoveries50   100  —  155  108   112  —  267  
Balance, end of period$9,347  $1,069  $2,916  $75  $13,407  $3,552  $386  $3,938  $172  $17,517  
June 30, 2019
Balance, beginning of period$7,025  $969  $1,814  $98  $9,906  $3,765  $217  $3,982  $395  $14,283  
Provision for loan losses(221) 39  325  (4) 139  (32) 40   53  200  
Charge-offs—  —  (47) —  (47) (25) (51) (76) —  (123) 
Recoveries43  —  28  —  71  26   29  —  100  
Balance, end of period$6,847  $1,008  $2,120  $94  $10,069  $3,734  $209  $3,943  $448  $14,460  
Six Months Ended
June 30, 2020
Balance, beginning of period$7,634  $959  $2,356  $100  $11,049  $3,147  $319  $3,466  $140  $14,655  
Provision for loan losses1,260  102  912  (25) 2,249  400  144  544  32  2,825  
Charge-offs—  —  (496) —  (496) (109) (86) (195) —  (691) 
Recoveries453   144  —  605  114   123  —  728  
Balance, end of period$9,347  $1,069  $2,916  $75  $13,407  $3,552  $386  $3,938  $172  $17,517  
June 30, 2019
Balance, beginning of period$6,876  $817  $1,656  $98  $9,447  $3,753  $244  $3,997  $570  $14,014  
Provision for loan losses(118) 189  484  (4) 551  157  14  171  (122) 600  
Charge-offs(25) —  (90) —  (115) (271) (71) (342) —  (457) 
Recoveries114   70  —  186  95  22  117  —  303  
Balance, end of period$6,847  $1,008  $2,120  $94  $10,069  $3,734  $209  $3,943  $448  $14,460  
The following table summarizes the ending loan balance individually evaluated for impairment based upon loan segment, as well as the related ALL loss allocation for each at June 30, 2020 and December 31, 2019. PCI loans are excluded from loans individually evaluated for impairment.
 CommercialConsumer  
Commercial
Real Estate
Acquisition
and
Development
Commercial
and
Industrial
MunicipalTotalResidential
Mortgage
Installment
and Other
TotalUnallocatedTotal
June 30, 2020
Loans allocated by:
Individually evaluated for impairment
$3,734  $837  $708  $—  $5,279  $3,068  $17  $3,085  $—  $8,364  
Collectively evaluated for impairment
779,235  57,349  664,604  34,276  1,535,464  465,454  32,035  497,489  —  2,032,953  
$782,969  $58,186  $665,312  $34,276  $1,540,743  $468,522  $32,052  $500,574  $—  $2,041,317  
ALL allocated by:
Individually evaluated for impairment
$—  $—  $—  $—  $—  $35  $—  $35  $—  $35  
Collectively evaluated for impairment
9,347  1,069  2,916  75  13,407  3,517  386  3,903  172  17,482  
$9,347  $1,069  $2,916  $75  $13,407  $3,552  $386  $3,938  $172  $17,517  
December 31, 2019
Loans allocated by:
Individually evaluated for impairment
$6,452  $—  $1,763  $—  $8,215  $3,336  $85  $3,421  $—  $11,636  
Collectively evaluated for impairment
752,413  57,403  212,791  47,057  1,069,664  512,380  50,650  563,030  —  1,632,694  
$758,865  $57,403  $214,554  $47,057  $1,077,879  $515,716  $50,735  $566,451  $—  $1,644,330  
ALL allocated by:
Individually evaluated for impairment
$—  $—  $—  $—  $—  $36  $—  $36  $—  $36  
Collectively evaluated for impairment
7,634  959  2,356  100  11,049  3,111  319  3,430  140  14,619  
$7,634  $959  $2,356  $100  $11,049  $3,147  $319  $3,466  $140  $14,655  

The following table provides activity for the accretable yield of PCI loans for the three and six months ended June 30, 2020 and 2019:
Three Months EndedSix Months Ended
June 30, 2020June 30, 2019June 30, 2020June 30, 2019
Accretable yield, beginning of period$4,414  $1,894  $6,950  $2,065  
Additions (1)
—  3,497  570  3,497  
Accretion of income(1,315) (1,221) (1,913) (1,392) 
Reclassifications from nonaccretable difference due to improvement in expected cash flows1,104  617  1,121  617  
Other changes, net (2)
(21) 201  (2,546) 201  
Accretable yield, end of period$4,182  $4,988  $4,182  $4,988  
(1) This amount reflects a measurement period adjustment during the six months ended June 30, 2020 for Hamilton loans that should have been in the PCI pool at the acquisition date.
(2) This balance represents the impact of purchased credit impaired loans sold during the six months ended June 30, 2020.