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LOANS AND ALLOWANCE FOR LOAN LOSSES
12 Months Ended
Dec. 31, 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, if any, including 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 December 31, 2020 and December 31, 2019, commercial and industrial loans include $403.3 million and $0, respectively, of loans, net of deferred fees and costs, 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 clients for a specific utility.
The Company originates loans to its retail clients, 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 2,700 PPP loans for a total loan amount of $409.1 million in the year ended December 31, 2020. As these loans are 100% guaranteed by the SBA, there is no associated allowance for loan losses at December 31, 2020. These loans resulted in net fee income of $13.5 million to be recognized through net interest income over the life of the loans, which is between two and five years.
During the year ended December 31, 2020, the Company recognized $7.7 million of net deferred SBA PPP fees, included in interest income on loans on the condensed consolidated statements of income. At December 31, 2020, the Bank had $5.8 million of unrecognized SBA PPP net deferred fees. The timing of the recognition of these fees is dependent upon the forgiveness process established by the SBA. The Bank continues to closely monitor the SBA guidance regarding this process. The Bank is working on implementing the SBA's recently announced, streamlined forgiveness approval process, which is anticipated to make the forgiveness process easier for both borrowers and lenders.
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. Commercial and consumer deferrals totaled $15.7 million and $2.5 million, respectively, at December 31, 2020. 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. In addition, modifications pursuant to the CARES Act do not represent TDRs.
The following table presents the loan portfolio by segment and class, excluding residential LHFS, at December 31, 2020 and December 31, 2019.
20202019
Commercial real estate:
Owner-occupied$174,908 $170,884 
Non-owner occupied409,567 361,050 
Multi-family113,635 106,893 
Non-owner occupied residential114,505 120,038 
Acquisition and development:
1-4 family residential construction9,486 15,865 
Commercial and land development51,826 41,538 
Commercial and industrial (1)
647,368 214,554 
Municipal20,523 47,057 
Residential mortgage:
First lien244,321 336,372 
Home equity – term10,169 14,030 
Home equity – lines of credit157,021 165,314 
Installment and other loans26,361 50,735 
Total loans$1,979,690 $1,644,330 
(1) This balance includes $403.3 million and $0 of SBA PPP loans, net of deferred fees and costs, at December 31, 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 following summarizes the Company’s loan portfolio ratings based on its internal risk rating system at December 31, 2020 and 2019: 
Pass
Special
Mention
Non-Impaired
Substandard
Impaired -
Substandard
DoubtfulPCI LoansTotal
December 31, 2020
Commercial real estate:
Owner-occupied$148,846 $12,491 $7,855 $3,260 $ $2,456 $174,908 
Non-owner occupied351,860 57,378    329 409,567 
Multi-family92,769 20,224 642    113,635 
Non-owner occupied residential107,557 3,948 1,422 268  1,310 114,505 
Acquisition and development:
1-4 family residential construction9,101 385     9,486 
Commercial and land development49,832 655 525 814   51,826 
Commercial and industrial617,213 17,561 6,118 3,639  2,837 647,368 
Municipal20,523      20,523 
Residential mortgage:
First lien236,381   2,628  5,312 244,321 
Home equity – term10,076  64 10  19 10,169 
Home equity – lines of credit156,264 95 54 608   157,021 
Installment and other loans26,283   17  61 26,361 
$1,826,705 $112,737 $16,680 $11,244 $ $12,324 $1,979,690 
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 construction
15,865 — — — — — 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 the loan 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 December 31, 2020 and 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 or approvals, dictate that another value provided by the appraiser is more appropriate.
Generally, impaired commercial loans secured by real estate, other than new and 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 may be determined based on borrowers’ financial statements, inventory ledgers, accounts receivable agings 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 valuation 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 December 31, 2020 and 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
Allowance
Recorded
Investment
(Book Balance)
Unpaid
Principal Balance
(Legal Balance)
December 31, 2020
Commercial real estate:
Owner-occupied$ $ $ $3,260 $4,091 
Non-owner occupied residential   268 393 
Acquisition and development:
Commercial and land development   814 875 
Commercial and industrial   3,639 4,269 
Residential mortgage:
First lien424 508 33 2,204 3,264 
Home equity—term   10 13 
Home equity—lines of credit   608 832 
Installment and other loans   17 18 
$424 $508 $33 $10,820 $13,755 
December 31, 2019
Commercial real estate:
Owner-occupied$— $— $— $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 PCI loans, summarizes the average recorded investment in impaired loans and related recognized interest income for the years ended December 31, 2020, 2019 and 2018.
 202020192018
Average
Impaired
Balance
Interest
Income
Recognized
Average
Impaired
Balance
Interest
Income
Recognized
Average
Impaired
Balance
Interest
Income
Recognized
Commercial real estate:
Owner-occupied$4,636 $1 $2,455 $$1,495 $
Non-owner occupied83  46 — 1,842 — 
Multi-family205  152 — 148 — 
Non-owner occupied residential388  217 — 346 — 
Acquisition and development:
1-4 family residential construction  — — 181 — 
Commercial and land development641  21 — — 
Commercial and industrial1,196  683 — 322 — 
Residential mortgage:
First lien2,995 48 2,582 50 3,234 59 
Home equity – term11  13 — 19 — 
Home equity – lines of credit692 1 750 657 
Installment and other loans25  13 — — 
$10,872 $50 $6,932 $54 $8,249 $63 

The following table presents impaired loans that are TDRs, with the recorded investment at December 31, 2020 and 2019.
 
 20202019
Number of
Contracts
Recorded
Investment
Number of
Contracts
Recorded
Investment
Accruing:
Commercial real estate:
Owner-occupied1 $28 $30 
Residential mortgage:
First lien9 898 931 
Home equity - lines of credit1 8 18 
11 934 11 979 
Nonaccruing:
Commercial real estate:
Owner-occupied  1,909 
Residential mortgage:
First lien5 320 359 
5 320 2,268 
16 $1,254 20 $3,247 
The following table presents the number of loans modified as TDRs, and their pre-modification and post-modification investment balances for the year ended December 31, 2019. There were no loans modified as TDRs during 2020 and 2018.
Number of
Contracts
Pre-
Modification
Investment
Balance
Post-
Modification
Investment
Balance
December 31, 2019
Commercial real estate:
Owner occupied$1,866 $1,881 

The loans presented in the table above were considered TDRs as a result of the Company agreeing to below market interest rates given the risk of the transaction; allowing the loan to remain on interest only status; or a reduction in interest rates, in order to give the borrowers an opportunity to improve their cash flows. For new and accruing TDRs, impairment is generally assessed using a discounted cash flow analysis. For TDRs in default of their modified terms, impairment is generally determined on a collateral dependent approach. Certain loans modified during a period may no longer be outstanding at the end of the period if the loan was paid off.
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 their delinquencies. The following table presents the classes of the loan portfolio summarized by aging categories of performing loans and nonaccrual loans at December 31, 2020 and 2019.
  Days Past Due   
Current30-5960-89
90+
(still accruing)
Total
Past Due
Non-
Accrual
Total
Loans
December 31, 2020
Commercial real estate:
Owner-occupied$168,262 $958 $ $ $958 $3,232 $172,452 
Non-owner occupied409,130 108   108  409,238 
Multi-family113,635      113,635 
Non-owner occupied residential112,443 484   484 268 113,195 
Acquisition and development:
1-4 family residential construction9,486      9,486 
Commercial and land development50,922 32 58  90 814 51,826 
Commercial and industrial640,573 9 310  319 3,639 644,531 
Municipal19,677 846   846  20,523 
Residential mortgage:
First lien230,903 5,758 535 83 6,376 1,730 239,009 
Home equity – term10,099 40  1 41 10 10,150 
Home equity – lines of credit156,153 268   268 600 157,021 
Installment and other loans26,052 168 49 14 231 17 26,300 
Subtotal1,947,335 8,671 952 98 9,721 10,310 1,967,366 
Loans acquired with credit deterioration:
Commercial real estate:
Owner-occupied2,456      2,456 
Non-owner occupied329      329 
Non-owner occupied residential
1,161   149 149  1,310 
Commercial and industrial2,837      2,837 
Residential mortgage:
First lien4,341 655 9 307 971  5,312 
Home equity – term19      19 
Installment and other loans57 4   4  61 
Subtotal11,200 659 9 456 1,124  12,324 
$1,958,535 $9,330 $961 $554 $10,845 $10,310 $1,979,690 
Days Past Due
Current30-5960-89
90+
(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. On a quarterly basis, management assesses the adequacy of the ALL utilizing a defined methodology which considers specific credit evaluation of impaired loans as discussed above, historical loan loss 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 year ended December 31, 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 year ended December 31, 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 which were granted deferrals or forbearances based upon identified hardships resulting from the economic shutdown driven by the pandemic. The qualitative reserve on these loans will be reduced over time as sustained performance is demonstrated after the loans are removed from deferral status or the forbearance period has ended.
The following table presents activity in the ALL for the years ended December 31, 2020, 2019 and 2018.
 
 CommercialConsumer  
Commercial
Real Estate
Acquisition
and
Development
Commercial
and
Industrial
MunicipalTotal
Residential
Mortgage
Installment
and Other
TotalUnallocatedTotal
December 31, 2020
Balance, beginning of year
$7,634 $959 $2,356 $100 $11,049 $3,147 $319 $3,466 $140 $14,655 
Provision for loan losses2,745 146 2,096 (60)4,927 203 117 320 78 5,325 
Charge-offs(3) (748) (751)(114)(146)(260) (1,011)
Recoveries775 9 238  1,022 126 34 160  1,182 
Balance, end of year
$11,151 $1,114 $3,942 $40 $16,247 $3,362 $324 $3,686 $218 $20,151 
December 31, 2019
Balance, beginning of year
$6,876 $817 $1,656 $98 $9,447 $3,753 $244 $3,997 $570 $14,014 
Provision for loan losses515 139 841 1,497 (347)180 (167)(430)900 
Charge-offs(25)— (299)— (324)(386)(155)(541)— (865)
Recoveries268 158 — 429 127 50 177 — 606 
Balance, end of year
$7,634 $959 $2,356 $100 $11,049 $3,147 $319 $3,466 $140 $14,655 
December 31, 2018
Balance, beginning of year
$6,763 $417 $1,446 $84 $8,710 $3,400 $211 $3,611 $475 $12,796 
Provision for loan losses(442)396 209 14 177 363 165 528 95 800 
Charge-offs(17)(7)— — (24)(148)(292)(440)— (464)
Recoveries572 11 — 584 138 160 298 — 882 
Balance, end of year
$6,876 $817 $1,656 $98 $9,447 $3,753 $244 $3,997 $570 $14,014 
The following table summarizes the ending loan balances individually evaluated for impairment based upon loan segment, as well as the related ALL loss allocation for each at December 31, 2020 and 2019. PCI loans are excluded from loans individually evaluated for impairment.
 CommercialConsumer  
Commercial
Real Estate
Acquisition
and
Development
Commercial
and
Industrial
MunicipalTotal
Residential
Mortgage
Installment
and Other
TotalUnallocatedTotal
December 31, 2020
Loans allocated by:
Individually evaluated for impairment
$3,528 $814 $3,639 $ $7,981 $3,246 $17 $3,263 $ $11,244 
Collectively evaluated for impairment
809,087 60,498 643,729 20,523 1,533,837 408,265 26,344 434,609  1,968,446 
$812,615 $61,312 $647,368 $20,523 $1,541,818 $411,511 $26,361 $437,872 $ $1,979,690 
Allowance for loan losses allocated by:
Individually evaluated for impairment
$ $ $1 $ $1 $33 $ $33 $ $34 
Collectively evaluated for impairment
11,151 1,114 3,941 40 16,246 3,329 324 3,653 218 20,117 
$11,151 $1,114 $3,942 $40 $16,247 $3,362 $324 $3,686 $218 $20,151 
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 
Allowance for loan losses 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 purchased impaired loans for the years ended December 31, 2020 and 2019.
20202019
Accretable yield, beginning of period$6,950 $2,065 
Additions (1)
570 3,497 
Accretion of income(3,457)(2,336)
Reclassifications from nonaccretable difference due to improvement in expected cash flows1,871 2,444 
Other changes, net (2)
(2,496)1,280 
Accretable yield, end of period$3,438 $6,950 

(1) The amount for the year ended December 31, 2020 reflects a measurement period adjustment for Hamilton loans that should have been in the PCI pool at the acquisition date. The amount for the year ended December 31, 2019 reflects loans acquired from Hamilton.
(2) The amount for the year ended December 31, 2020 represents the impact of purchased credit impaired loans sold during that year.