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Note 5 - Loans and Allowance for Credit Losses | 12 Months Ended
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Dec. 31, 2014
Receivables [Abstract] |
Loans, Notes, Trade and Other Receivables Disclosure [Text Block] | Note 5 - Loans and Allowance for Credit Losses The Bank makes loans to customers primarily in the Washington, D.C. metropolitan area and surrounding communities. A substantial portion of the Bank’s loan portfolio consists of loans to businesses secured by real estate and other business assets. Loans, net of unamortized net deferred fees, at December 31, 2014 and 2013 are summarized by type as follows:
|  | December 31, 2014 |  |  | December 31, 2013 |
(dollars in thousands) |  | Amount |  |  | % |  |  | Amount |  |  | % |
Commercial |  | $ | 916,226 |  |  |  | 21 | % |  | $ | 694,350 |  |  |  | 24 | %
Income producing - commercial real estate |  |  | 1,703,172 |  |  |  | 40 | % |  |  | 1,119,800 |  |  |  | 38 | %
Owner occupied - commercial real estate |  |  | 461,581 |  |  |  | 11 | % |  |  | 317,491 |  |  |  | 11 | %
Real estate mortgage - residential |  |  | 148,018 |  |  |  | 3 | % |  |  | 90,418 |  |  |  | 3 | %
Construction - commercial and residential |  |  | 793,432 |  |  |  | 18 | % |  |  | 574,167 |  |  |  | 19 | %
Construction - C&I (owner occupied) |  |  | 58,032 |  |  |  | 1 | % |  |  | 34,659 |  |  |  | 1 | %
Home equity |  |  | 122,536 |  |  |  | 3 | % |  |  | 110,242 |  |  |  | 4 | %
Other consumer |  |  | 109,402 |  |  |  | 3 | % |  |  | 4,031 |  |  |  | - |
Total loans |  |  | 4,312,399 |  |  |  | 100 | % |  |  | 2,945,158 |  |  |  | 100 | %
Less: Allowance for Credit Losses |  |  | (46,075 | ) |  |  |  |  |  |  | (40,921 | ) |  |  |  |
Net loans |  | $ | 4,266,324 |  |  |  |  |  |  | $ | 2,904,237 |  |  |  |  |
Unamortized net deferred fees amounted to $15.6 million and $12.7 million at December 31, 2014 and 2013, of which $182 thousand and $235 thousand at December 31, 2014 and 2013, respectively, represented net deferred costs on home equity loans. Loans acquired from Virginia Heritage totaled $804 million at fair value, comprised of $801 million of loans that were not considered impaired at the acquisition date and $3.0 million of loans that were determined to be impaired at the time of acquisition. The impaired loans were accounted for in accordance with ASC Topic 310-30 “Accounting for Certain Loans or Debt Securities Acquired in a Transfer” (“ASC 310-30”). At December 31, 2014, the net recorded amount of loans accounted for under ASC 310-30 was $2.9 million. Loans acquired in the Merger that were determined to be purchased credit impaired loans were all considered collateral dependent loans. Therefore, estimated fair value calculations and projected cash flows included only return of principal and no interest income. There was no accretable yield associated with these loans during the year ended 2014. As of December 31, 2014 and 2013, the Bank serviced $67.9 million and $67.6 million, respectively, of loan participations which are not reflected as loan balances on the Consolidated Balance Sheets. Loan Origination/Risk Management The Company’s goal is to mitigate risks in the event of unforeseen threats to the loan portfolio as a result of economic downturn or other negative influences. Plans for mitigating inherent risks in managing loan assets include carefully enforcing loan policies and procedures, evaluating each borrower’s business plan during the underwriting process and throughout the loan term, identifying and monitoring primary and alternative sources for loan repayment, and obtaining collateral to mitigate economic loss in the event of liquidation. Specific loan reserves are established based upon credit and/or collateral risks on an individual loan basis. A risk rating system is employed to proactively estimate loss exposure and provide a measuring system for setting general and specific reserve allocations. The composition of the Company’s loan portfolio is heavily weighted toward commercial real estate, both owner occupied and investment real estate. The combination of owner occupied commercial real estate and owner occupied commercial real estate construction represent 12% of the loan portfolio. At December 31, 2014, the combination of commercial real estate and real estate construction loans represent approximately 70% of the loan portfolio. When owner occupied commercial real estate and owner occupied commercial construction loans are excluded, the percentage of commercial real estate and construction loans to total loans decreases to 58%. These loans are underwritten to mitigate lending risks typical of this type of loan such as declines in real estate values, changes in borrower cash flow and general economic conditions. The Bank typically requires a maximum loan to value of 80% and minimum cash flow debt service coverage of 1.15 to 1.00. Personal guarantees are generally required, but may be limited. In making real estate commercial mortgage loans, the Bank generally requires that interest rates adjust not less frequently than five years. The Company is also an active traditional commercial lender providing loans for a variety of purposes, including cash flow, equipment and account receivable financing. This loan category represents approximately 21% of the loan portfolio at December 31, 2014 and was generally variable or adjustable rate. Commercial loans meet reasonable underwriting standards, including appropriate collateral and cash flow necessary to support debt service. Personal guarantees are generally required, but may be limited. SBA loans represent 2% of the commercial loan category of loans. In originating SBA loans, the Company assumes the risk of non-payment on the unguaranteed portion of the credit. The Company generally sells the guaranteed portion of the loan generating noninterest income from the gains on sale, as well as servicing income on the portion participated. SBA loans are subject to the same cash flow analyses as other commercial loans. SBA loans are subject to a maximum loan size established by the SBA. Approximately 6% of the loan portfolio at December 31, 2014 consists of home equity loans and lines of credit and other consumer loans, consisting primarily of indirect automobile loans acquired in the Merger. These credits, while making up a smaller portion of the loan portfolio, demand the same emphasis on underwriting and credit evaluation as other types of loans advanced by the Bank. Approximately 3% of the loan portfolio consists of residential mortgage loans. These are typically loans underwritten to the same underwriting standards as residential loans held for sale but for shorter terms, generally less than 10 years. Loans are secured primarily by duly recorded first deeds of trust. In some cases, the Bank may accept a recorded junior trust position. In general, borrowers will have a proven ability to build, lease, manage and/or sell a commercial or residential project and demonstrate satisfactory financial condition. Additionally, an equity contribution toward the project is customarily required. Construction loans require that the financial condition and experience of the general contractor and major subcontractors be satisfactory to the Bank. Guaranteed, fixed price contracts are required whenever appropriate, along with payment and performance bonds or completion bonds for larger scale projects. Loans intended for residential land acquisition, lot development and construction are made on the premise that the land: 1) is or will be developed for building sites for residential structures, and; 2) will ultimately be utilized for construction or improvement of residential zoned real properties, including the creation of housing. Residential development and construction loans will finance projects such as single family subdivisions, planned unit developments, townhouses, and condominiums. Residential land acquisition, development and construction loans generally are underwritten with a maximum term of 36 months, including extensions approved at origination. Commercial land acquisition and construction loans are secured by real property where loan funds will be used to acquire land and to construct or improve appropriately zoned real property for the creation of income producing or owner user commercial properties. Borrowers are generally required to put equity into each project at levels determined by the appropriate Loan Committee. Commercial land acquisition and construction loans generally are underwritten with a maximum term of 24 months. Substantially all construction draw requests must be presented in writing on American Institute of Architects documents and certified either by the contractor, the borrower and/or the borrower’s architect. Each draw request shall also include the borrower’s soft cost breakdown certified by the borrower or its Chief Financial Officer. Prior to an advance, the Bank or its contractor inspects the project to determine that the work has been completed, to justify the draw requisition. Commercial permanent loans are secured by improved real property which is generating income in the normal course of operation. Debt service coverage, assuming stabilized occupancy, must be satisfactory to support a permanent loan. The debt service coverage ratio is ordinarily at least 1.15 to 1.00. As part of the underwriting process, debt service coverage ratios are stress tested assuming a 200 basis point increase in interest rates from their current levels. Commercial permanent loans generally are underwritten with a term not greater than 10 years or the remaining useful life of the property, whichever is lower. The preferred term is between 5 to 7 years, with amortization to a maximum of 25 years. The Company’s loan portfolio includes ADC real estate loans including both investment and owner occupied projects. ADC loans amounted to $851.5 million at December 31, 2014. A portion of the ADC portfolio, both speculative and non-speculative, includes loan funded interest reserves at origination. ADC loans containing loan funded interest reserves represent approximately 31% of the outstanding ADC loan portfolio at December 31, 2014. The decision to establish a loan-funded interest reserve is made upon origination of the ADC loan and is based upon a number of factors considered during underwriting of the credit including: (i) the feasibility of the project; (ii) the experience of the sponsor; (iii) the creditworthiness of the borrower and guarantors; (iv) borrower equity contribution; and (v) the level of collateral protection. When appropriate, an interest reserve provides an effective means of addressing the cash flow characteristics of a properly underwritten ADC loan. The Company does not significantly utilize interest reserves in other loan products. The Company recognizes that one of the risks inherent in the use of interest reserves is the potential masking of underlying problems with the project and/or the borrower’s ability to repay the loan. In order to mitigate this inherent risk, the Company employs a series of reporting and monitoring mechanisms on all ADC loans, whether or not an interest reserve is provided, including: (i) construction and development timelines which are monitored on an ongoing basis which track the progress of a given project to the timeline projected at origination; (ii) a construction loan administration department independent of the lending function; (iii) third party independent construction loan inspection reports; (iv) monthly interest reserve monitoring reports detailing the balance of the interest reserves approved at origination and the days of interest carry represented by the reserve balances as compared to the then current anticipated time to completion and/or sale of speculative projects; and (v) quarterly commercial real estate construction meetings among senior Company management, which includes monitoring of current and projected real estate market conditions. If a project has not performed as expected, it is not the customary practice of the Company to increase loan funded interest reserves. From time to time the Company may make loans for its own portfolio or through its higher risk loan affiliate, ECV. Such loans, which are made to finance projects (which may also be financed at the Bank level), may have higher risk characteristics than loans made by the Bank, such as lower priority interests and/or higher loan to value ratios. The Company seeks an overall financial return on these transactions commensurate with the risks and structure of each individual loan. Certain transactions may bear current interest at a rate with a significant premium to normal market rates. Other loan transactions may carry a standard rate of current interest, but also earn additional interest based on a percentage of the profits of the underlying project or a fixed accrued rate of interest. The following tables detail activity in the allowance for credit losses by portfolio segment for the years ended December 31, 2014 and 2013. Allocation of a portion of the allowance to one category of loans does not preclude its availability to absorb losses in other categories.
(dollars in thousands) |  | Commercial |  |  | Income Producing Commercial Real Estate |  |  | Owner Occupied Commercial Real Estate |  |  | Real Estate Mortgage Residential |  |  | Construction Commercial and Residential |  |  | Home Equity |  |  | Other Consumer |  |  | Total |
For the Year Ended December 31, 2014 |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Allowance for credit losses: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Balance at beginning of period |  | $ | 9,780 |  |  | $ | 10,359 |  |  | $ | 3,899 |  |  | $ | 944 |  |  | $ | 13,934 |  |  | $ | 1,871 |  |  | $ | 134 |  |  | $ | 40,921 |
Loans charged-off |  |  | (2,634 | ) |  |  | (121 | ) |  |  | (752 | ) |  |  | (138 | ) |  |  | (2,721 | ) |  |  | (379 | ) |  |  | (189 | ) |  |  | (6,934 | )
Recoveries of loans previously charged-off |  |  | 977 |  |  |  | 42 |  |  |  | 7 |  |  |  | - |  |  |  | 83 |  |  |  | 10 |  |  |  | 90 |  |  |  | 1,209 |
Net loans charged-off |  |  | (1,657 | ) |  |  | (79 | ) |  |  | (745 | ) |  |  | (138 | ) |  |  | (2,638 | ) |  |  | (369 | ) |  |  | (99 | ) |  |  | (5,725 | )
Provision for credit losses |  |  | 5,099 |  |  |  | 1,162 |  |  |  | (200 | ) |  |  | 453 |  |  |  | 4,329 |  |  |  | (33 | ) |  |  | 69 |  |  |  | 10,879 |
Ending balance |  | $ | 13,222 |  |  | $ | 11,442 |  |  | $ | 2,954 |  |  | $ | 1,259 |  |  | $ | 15,625 |  |  | $ | 1,469 |  |  | $ | 104 |  |  | $ | 46,075 |
For the Year Ended December 31, 2014 |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Allowance for credit losses: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Individually evaluated for impairment |  | $ | 5,334 |  |  | $ | 751 |  |  | $ | 577 |  |  | $ | - |  |  | $ | 927 |  |  | $ | 430 |  |  | $ | 45 |  |  | $ | 8,064 |
Collectively evaluated for impairment |  |  | 7,888 |  |  |  | 10,691 |  |  |  | 2,377 |  |  |  | 1,259 |  |  |  | 14,698 |  |  |  | 1,039 |  |  |  | 59 |  |  |  | 38,011 |
Ending balance |  | $ | 13,222 |  |  | $ | 11,442 |  |  | $ | 2,954 |  |  | $ | 1,259 |  |  | $ | 15,625 |  |  | $ | 1,469 |  |  | $ | 104 |  |  | $ | 46,075 |
(dollars in thousands) |  | Commercial |  |  | Income Producing Commercial Real Estate |  |  | Owner Occupied Commercial Real Estate |  |  | Real Estate Mortgage Residential |  |  | Construction Commercial and Residential |  |  | Home Equity |  |  | Other Consumer |  |  | Total |
For the Year Ended December 31, 2013 |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Allowance for credit losses: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Balance at beginning of period |  | $ | 9,412 |  |  | $ | 9,148 |  |  | $ | 2,781 |  |  | $ | 659 |  |  | $ | 13,391 |  |  | $ | 1,730 |  |  | $ | 371 |  |  | $ | 37,492 |
Loans charged-off |  |  | (4,275 | ) |  |  | (602 | ) |  |  | - |  |  |  | - |  |  |  | (2,010 | ) |  |  | (89 | ) |  |  | (63 | ) |  |  | (7,039 | )
Recoveries of loans previously charged-off |  |  | 161 |  |  |  | - |  |  |  | - |  |  |  | - |  |  |  | 688 |  |  |  | 11 |  |  |  | 6 |  |  |  | 866 |
Net loans charged-off |  |  | (4,114 | ) |  |  | (602 | ) |  |  | - |  |  |  | - |  |  |  | (1,322 | ) |  |  | (78 | ) |  |  | (57 | ) |  |  | (6,173 | )
Provision for credit losses |  |  | 4,482 |  |  |  | 1,813 |  |  |  | 1,118 |  |  |  | 285 |  |  |  | 1,865 |  |  |  | 219 |  |  |  | (180 | ) |  |  | 9,602 |
Ending balance |  | $ | 9,780 |  |  | $ | 10,359 |  |  | $ | 3,899 |  |  | $ | 944 |  |  | $ | 13,934 |  |  | $ | 1,871 |  |  | $ | 134 |  |  | $ | 40,921 |
For the Year Ended December 31, 2013 |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Allowance for credit losses: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Individually evaluated for impairment |  | $ | 1,323 |  |  | $ | 1,098 |  |  | $ | 1,853 |  |  | $ | 27 |  |  | $ | 1,625 |  |  | $ | 526 |  |  | $ | 68 |  |  | $ | 6,520 |
Collectively evaluated for impairment |  |  | 8,457 |  |  |  | 9,261 |  |  |  | 2,046 |  |  |  | 917 |  |  |  | 12,309 |  |  |  | 1,345 |  |  |  | 66 |  |  |  | 34,401 |
Ending balance |  | $ | 9,780 |  |  | $ | 10,359 |  |  | $ | 3,899 |  |  | $ | 944 |  |  | $ | 13,934 |  |  | $ | 1,871 |  |  | $ | 134 |  |  | $ | 40,921 |
There was no amount included in the allowance for loan losses associated with purchased credit impaired loans at December 31, 2014, as there was no further deterioration in the credit quality of these loans since the Merger date. The Company’s recorded investments in loans as of December 31, 2014 and December 31, 2013 related to each balance in the allowance for loan losses by portfolio segment and disaggregated on the basis of the Company’s impairment methodology was as follows:
(dollars in thousands) |  | Commercial |  |  | Income Producing Commercial Real Estate |  |  | Owner Occupied Commercial Real Estate |  |  | Real Estate Mortgage Residential |  |  | Construction Commercial and Residential |  |  | Home Equity |  |  | Other Consumer |  |  | Total |
December 31, 2014 |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Recorded investment in loans: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Individually evaluated for impairment |  | $ | 17,612 |  |  | $ | 5,109 |  |  | $ | 6,891 |  |  | $ | - |  |  | $ | 14,241 |  |  | $ | 1,398 |  |  | $ | 59 |  |  | $ | 45,310 |
Collectively evaluated for impairment |  |  | 898,614 |  |  |  | 1,698,063 |  |  |  | 454,690 |  |  |  | 148,018 |  |  |  | 837,223 |  |  |  | 121,138 |  |  |  | 109,343 |  |  |  | 4,267,089 |
Ending balance |  | $ | 916,226 |  |  | $ | 1,703,172 |  |  | $ | 461,581 |  |  | $ | 148,018 |  |  | $ | 851,464 |  |  | $ | 122,536 |  |  | $ | 109,402 |  |  | $ | 4,312,399 |
December 31, 2013 |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Recorded investment in loans: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Individually evaluated for impairment |  | $ | 9,614 |  |  | $ | 2,682 |  |  | $ | 7,574 |  |  | $ | 113 |  |  | $ | 13,862 |  |  | $ | 682 |  |  | $ | 70 |  |  | $ | 34,597 |
Collectively evaluated for impairment |  |  | 684,736 |  |  |  | 1,117,118 |  |  |  | 309,917 |  |  |  | 90,305 |  |  |  | 594,964 |  |  |  | 109,560 |  |  |  | 3,961 |  |  |  | 2,910,561 |
Ending balance |  | $ | 694,350 |  |  | $ | 1,119,800 |  |  | $ | 317,491 |  |  | $ | 90,418 |  |  | $ | 608,826 |  |  | $ | 110,242 |  |  | $ | 4,031 |  |  | $ | 2,945,158 |
At December 31, 2014, the nonperforming loans acquired from Fidelity and Virginia Heritage have a carrying value of $529 thousand and $2.9 million, and an unpaid principal balance of $586 thousand and $4.0 million, and were evaluated separately in accordance with ASC Topic 310-30, “Loans and Debt Securities Acquired with Deteriorated Credit Quality.” The various impaired loans were recorded at estimated fair value with any excess being charged-off or treated as a non-accretable discount. Subsequent downward adjustments to the valuation of impaired loans acquired will result in additional loan loss provisions and related allowance for credit losses. Subsequent upward adjustments to the valuation of impaired loans acquired will result in accretable discount. No adjustments have been made to the fair value amounts of impaired loans subsequent to the allowable period of adjustment from the date of acquisition. Credit Quality Indicators The Company uses several credit quality indicators to manage credit risk in an ongoing manner. The Company's primary credit quality indicators are to use an internal credit risk rating system that categorizes loans into pass, watch, special mention, or classified categories. Credit risk ratings are applied individually to those classes of loans that have significant or unique credit characteristics that benefit from a case-by-case evaluation. These are typically loans to businesses or individuals in the classes which comprise the commercial portfolio segment. Groups of loans that are underwritten and structured using standardized criteria and characteristics, such as statistical models (e.g., credit scoring or payment performance), are typically risk rated and monitored collectively. These are typically loans to individuals in the classes which comprise the consumer portfolio segment. The following are the definitions of the Company's credit quality indicators:
Pass: | Loans in all classes that comprise the commercial and consumer portfolio segments that are not adversely rated, are contractually current as to principal and interest, and are otherwise in compliance with the contractual terms of the loan agreement. Management believes that there is a low likelihood of loss related to those loans that are considered pass.
Watch: | Loan paying as agreed with generally acceptable asset quality; however the obligor’s performance has not met expectations. Balance sheet and/or income statement has shown deterioration to the point that the obligor could not sustain any further setbacks. Credit is expected to be strengthened through improved obligor performance and/or additional collateral within a reasonable period of time.
Special Mention: | Loans in the classes that comprise the commercial portfolio segment that have potential weaknesses that deserve management's close attention. If not addressed, these potential weaknesses may result in deterioration of the repayment prospects for the loan. The special mention credit quality indicator is not used for classes of loans that comprise the consumer portfolio segment. Management believes that there is a moderate likelihood of some loss related to those loans that are considered special mention.
Classified: | Classified (a) Substandard - Loans inadequately protected by the current sound 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 company will sustain some loss if the deficiencies are not corrected. Loss potential, while existing in the aggregate amount of substandard loans, does not have to exist in individual loans classified substandard.
| Classified (b) Doubtful - Loans that have all the weaknesses inherent in a loan classified 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. The possibility of loss is extremely high, but because of certain important and reasonably specific pending factors, which may work to the advantage and strengthening of the assets, its classification as an estimated loss is deferred until its more exact status may be determined.
The Company's credit quality indicators are updated generally on a quarterly basis, but no less frequently than annually. The following table presents by class and by credit quality indicator, the recorded investment in the Company's loans and leases as of December 31, 2014 and 2013.
(dollars in thousands) |  | Pass |  |  | Watch and Special Mention |  |  | Substandard |  |  | Doubtful |  |  | Total Loans |
December 31, 2014 |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Commercial |  | $ | 875,102 |  |  | $ | 23,512 |  |  | $ | 17,612 |  |  | $ | - |  |  | $ | 916,226 |
Income producing - commercial real estate |  |  | 1,679,101 |  |  |  | 18,962 |  |  |  | 5,109 |  |  |  | - |  |  |  | 1,703,172 |
Owner occupied - commercial real estate |  |  | 445,013 |  |  |  | 9,677 |  |  |  | 6,891 |  |  |  | - |  |  |  | 461,581 |
Real estate mortgage – residential |  |  | 147,262 |  |  |  | 756 |  |  |  | - |  |  |  | - |  |  |  | 148,018 |
Construction - commercial and residential |  |  | 827,503 |  |  |  | 9,720 |  |  |  | 14,241 |  |  |  | - |  |  |  | 851,464 |
Home equity |  |  | 119,420 |  |  |  | 1,718 |  |  |  | 1,398 |  |  |  | - |  |  |  | 122,536 |
Other consumer |  |  | 109,343 |  |  |  | - |  |  |  | 59 |  |  |  | - |  |  |  | 109,402 |
Total |  | $ | 4,202,744 |  |  | $ | 64,345 |  |  | $ | 45,310 |  |  | $ | - |  |  | $ | 4,312,399 |
December 31, 2013 |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Commercial |  | $ | 655,409 |  |  | $ | 29,327 |  |  | $ | 9,614 |  |  | $ | - |  |  | $ | 694,350 |
Income producing - commercial real estate |  |  | 1,095,285 |  |  |  | 21,833 |  |  |  | 2,682 |  |  |  | - |  |  |  | 1,119,800 |
Owner occupied - commercial real estate |  |  | 294,337 |  |  |  | 15,580 |  |  |  | 7,574 |  |  |  | - |  |  |  | 317,491 |
Real estate mortgage – residential |  |  | 89,501 |  |  |  | 804 |  |  |  | 113 |  |  |  | - |  |  |  | 90,418 |
Construction - commercial and residential |  |  | 575,321 |  |  |  | 19,643 |  |  |  | 13,862 |  |  |  | - |  |  |  | 608,826 |
Home equity |  |  | 107,415 |  |  |  | 2,145 |  |  |  | 682 |  |  |  | - |  |  |  | 110,242 |
Other consumer |  |  | 3,961 |  |  |  | - |  |  |  | 70 |  |  |  | - |  |  |  | 4,031 |
Total |  | $ | 2,821,229 |  |  | $ | 89,332 |  |  | $ | 34,597 |  |  | $ | - |  |  | $ | 2,945,158 |
Non a ccrual and Past Due Loans Loans are considered past due if the required principal and interest payments have not been received as of the date such payments were due. Loans are placed on nonaccrual status when, in management’s opinion, the borrower may be unable to meet payment obligations as they become due, as well as when required by regulatory provisions. Loans may be placed on nonaccrual status regardless of whether or not such loans are considered past due. When interest accrual is discontinued, all unpaid accrued interest is reversed. Interest income is subsequently recognized only to the extent cash payments are received in excess of principal due. Loans are returned to accrual status when all the principal and interest amounts contractually due are brought current and future payments are reasonably assured. The following presents by class of loan, information related to nonaccrual loans as of the year ended December 31, 2014 and 2013.
(dollars in thousands) |  | December 31, 2014 |  |  | December 31, 2013 |
Commercial |  | $ | 12,975 |  |  | $ | 6,779 |
Income producing - commercial real estate |  |  | 2,645 |  |  |  | 2,525 |
Owner occupied - commercial real estate |  |  | 1,324 |  |  |  | 5,452 |
Real estate mortgage - residential |  |  | 346 |  |  |  | 887 |
Construction - commercial and residential |  |  | 3,697 |  |  |  | 8,366 |
Home equity |  |  | 1,398 |  |  |  | 623 |
Other consumer |  |  | 58 |  |  |  | 70 |
Total nonaccrual loans (1)(2) |  | $ | 22,443 |  |  | $ | 24,702 |
| (1) | Excludes troubled debt restructurings (“TDRs”) that were performing under their restructured terms totaling $13.5 million at December 31, 2014, and $7.9 million at December 31, 2013.
| (2) | Gross interest income that would have been recorded in 2014 if nonaccrual loans shown above had been current and in accordance with their original terms was $1.5 million, while interest actually recorded on such loans was $1.7 million. See Note 1 to the Consolidated Financial Statements for a description of the Company’s policy for placing loans on nonaccrual status.
The following table presents by class, an aging analysis and the recorded investments in loans past due as of December 31, 2014 and 2013.
(dollars in thousands) |  | Loans 30-59 Days Past Due |  |  | Loans 60-89 Days Past Due |  |  | Loans 90 Days or More Past Due |  |  | Total Past Due Loans |  |  | Current Loans |  |  | Total Recorded Investment in Loans |
December 31, 2014 |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Commercial |  | $ | 1,505 |  |  | $ | 4,032 |  |  | $ | 12,975 |  |  | $ | 18,512 |  |  | $ | 897,714 |  |  | $ | 916,226 |
Income producing - commercial real estate |  |  | 1,825 |  |  |  | 5,376 |  |  |  | 2,645 |  |  |  | 9,846 |  |  |  | 1,693,326 |  |  |  | 1,703,172 |
Owner occupied - commercial real estate |  |  | 1,089 |  |  |  | 214 |  |  |  | 1,324 |  |  |  | 2,627 |  |  |  | 458,954 |  |  |  | 461,581 |
Real estate mortgage – residential |  |  | - |  |  |  | - |  |  |  | 346 |  |  |  | 346 |  |  |  | 147,672 |  |  |  | 148,018 |
Construction - commercial and residential |  |  | - |  |  |  | - |  |  |  | 3,697 |  |  |  | 3,697 |  |  |  | 847,767 |  |  |  | 851,464 |
Home equity |  |  | - |  |  |  | 1,365 |  |  |  | 1,398 |  |  |  | 2,763 |  |  |  | 119,773 |  |  |  | 122,536 |
Other consumer |  |  | 284 |  |  |  | 81 |  |  |  | 58 |  |  |  | 423 |  |  |  | 108,979 |  |  |  | 109,402 |
Total |  | $ | 4,703 |  |  | $ | 11,068 |  |  | $ | 22,443 |  |  | $ | 38,214 |  |  | $ | 4,274,182 |  |  | $ | 4,312,399 |
December 31, 2013 |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Commercial |  | $ | 1,698 |  |  | $ | 11,146 |  |  | $ | 6,779 |  |  | $ | 19,623 |  |  | $ | 674,727 |  |  | $ | 694,350 |
Income producing - commercial real estate |  |  | 818 |  |  |  | - |  |  |  | 2,525 |  |  |  | 3,343 |  |  |  | 1,116,457 |  |  |  | 1,119,800 |
Owner occupied - commercial real estate |  |  | 360 |  |  |  | 2,121 |  |  |  | 5,452 |  |  |  | 7,933 |  |  |  | 309,558 |  |  |  | 317,491 |
Real estate mortgage – residential |  |  | - |  |  |  | - |  |  |  | 887 |  |  |  | 887 |  |  |  | 89,531 |  |  |  | 90,418 |
Construction - commercial and residential |  |  | - |  |  |  | - |  |  |  | 8,366 |  |  |  | 8,366 |  |  |  | 600,460 |  |  |  | 608,826 |
Home equity |  |  | 626 |  |  |  | 359 |  |  |  | 623 |  |  |  | 1,608 |  |  |  | 108,634 |  |  |  | 110,242 |
Other consumer |  |  | - |  |  |  | 15 |  |  |  | 70 |  |  |  | 85 |  |  |  | 3,946 |  |  |  | 4,031 |
Total |  | $ | 3,502 |  |  | $ | 13,641 |  |  | $ | 24,702 |  |  | $ | 41,845 |  |  | $ | 2,903,313 |  |  | $ | 2,945,158 |
Impaired Loans Loans are considered impaired when, based on current information and events, it is probable the Company will be unable to collect all amounts due in accordance with the original contractual terms of the loan agreement, including scheduled principal and interest payments. Impairment is evaluated in total for smaller-balance loans of a similar nature and on an individual loan basis for other loans. If a loan is impaired, a specific valuation allowance is allocated, if necessary, so that the loan is reported net, at the present value of estimated future cash flows using the loan’s existing rate or at the fair value of collateral if repayment is expected solely from the collateral. Interest payments on impaired loans are typically applied to principal unless collectability of the principal amount is reasonably assured, in which case interest is recognized on a cash basis. Impaired loans, or portions thereof, are charged off when deemed uncollectible. The following table presents by class, information related to impaired loans for the years ended December 31, 2014 and 2013.
|  | Unpaid Contractual |  |  | Recorded Investment |  |  | Recorded Investment |  |  | Total |  |  |  |  |  |  | Average Recorded Investment |  |  | Interest Income Recognized |
(dollars in thousands) |  | Principal Balance |  |  | With No Allowance |  |  | With Allowance |  |  | Recorded Investment |  |  | Related Allowance |  |  | Quarter To Date |  |  | Year To Date |  |  | Quarter To Date |  |  | Year To Date |
December 31, 2014 |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Commercial |  | $ | 14,075 |  |  | $ | 1,603 |  |  | $ | 11,372 |  |  | $ | 12,975 |  |  | $ | 5,334 |  |  | $ | 14,203 |  |  | $ | 13,681 |  |  | $ | 20 |  |  | $ | 251 |
Income producing - commercial real estate |  |  | 10,869 |  |  |  | 8,952 |  |  |  | 1,542 |  |  |  | 10,494 |  |  |  | 751 |  |  |  | 8,202 |  |  |  | 7,021 |  |  |  | 196 |  |  |  | 203 |
Owner occupied - commercial real estate |  |  | 1,889 |  |  |  | 1,038 |  |  |  | 851 |  |  |  | 1,889 |  |  |  | 577 |  |  |  | 2,696 |  |  |  | 3,986 |  |  |  | - |  |  |  | 6 |
Real estate mortgage – residential |  |  | 346 |  |  |  | 346 |  |  |  | - |  |  |  | 346 |  |  |  | - |  |  |  | 348 |  |  |  | 529 |  |  |  | - |  |  |  | - |
Construction - commercial and residential |  |  | 8,785 |  |  |  | 8,176 |  |  |  | 609 |  |  |  | 8,785 |  |  |  | 927 |  |  |  | 10,113 |  |  |  | 10,967 |  |  |  | 436 |  |  |  | 1,147 |
Home equity |  |  | 1,398 |  |  |  | 339 |  |  |  | 1,059 |  |  |  | 1,398 |  |  |  | 430 |  |  |  | 993 |  |  |  | 747 |  |  |  | 32 |  |  |  | 36 |
Other consumer |  |  | 58 |  |  |  | - |  |  |  | 58 |  |  |  | 58 |  |  |  | 45 |  |  |  | 29 |  |  |  | 30 |  |  |  | 7 |  |  |  | 7 |
Total |  | $ | 37,420 |  |  | $ | 20,454 |  |  | $ | 15,491 |  |  | $ | 35,945 |  |  | $ | 8,064 |  |  | $ | 36,584 |  |  | $ | 36,961 |  |  | $ | 691 |  |  | $ | 1,650 |
December 31, 2013 |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Commercial |  | $ | 6,779 |  |  | $ | 2,327 |  |  | $ | 4,452 |  |  | $ | 6,779 |  |  | $ | 1,323 |  |  | $ | 8,193 |  |  | $ | 8,877 |  |  | $ | 53 |  |  | $ | 131 |
Income producing - commercial real estate |  |  | 5,902 |  |  |  | 1,322 |  |  |  | 4,580 |  |  |  | 5,902 |  |  |  | 1,098 |  |  |  | 6,183 |  |  |  | 5,755 |  |  |  | 38 |  |  |  | 175 |
Owner occupied - commercial real estate |  |  | 5,452 |  |  |  | 111 |  |  |  | 5,341 |  |  |  | 5,452 |  |  |  | 1,853 |  |  |  | 5,939 |  |  |  | 6,285 |  |  |  | 52 |  |  |  | 108 |
Real estate mortgage – residential |  |  | 887 |  |  |  | 774 |  |  |  | 113 |  |  |  | 887 |  |  |  | 27 |  |  |  | 891 |  |  |  | 792 |  |  |  | 2 |  |  |  | 2 |
Construction - commercial and residential |  |  | 13,233 |  |  |  | 5,358 |  |  |  | 7,575 |  |  |  | 12,933 |  |  |  | 1,625 |  |  |  | 13,405 |  |  |  | 17,298 |  |  |  | 44 |  |  |  | 169 |
Home equity |  |  | 623 |  |  |  | - |  |  |  | 623 |  |  |  | 623 |  |  |  | 526 |  |  |  | 567 |  |  |  | 508 |  |  |  | 2 |  |  |  | 4 |
Other consumer |  |  | 70 |  |  |  | - |  |  |  | 70 |  |  |  | 70 |  |  |  | 68 |  |  |  | 58 |  |  |  | 34 |  |  |  | 1 |  |  |  | 2 |
Total |  | $ | 32,946 |  |  | $ | 9,892 |  |  | $ | 22,754 |  |  | $ | 32,646 |  |  | $ | 6,520 |  |  | $ | 35,236 |  |  | $ | 39,549 |  |  | $ | 192 |  |  | $ | 591 |
Modifications A modification of a loan constitutes a troubled debt restructuring (“TDR”) when a borrower is experiencing financial difficulty and the modification constitutes a concession. The Company offers various types of concessions when modifying a loan. Commercial and industrial loans modified in a TDR often involve temporary interest-only payments, term extensions, and converting revolving credit lines to term loans. Additional collateral, a co-borrower, or a guarantor is often requested. Commercial mortgage and construction loans modified in a TDR often involve reducing the interest rate for the remaining term of the loan, extending the maturity date at an interest rate lower than the current market rate for new debt with similar risk, or substituting or adding a new borrower or guarantor. Construction loans modified in a TDR may also involve extending the interest-only payment period. Loans modified in a TDR for the Company may have the financial effect of increasing the specific allowance associated with the loan. An allowance for impaired consumer and commercial loans that have been modified in a TDR is measured based on the present value of expected future cash flows discounted at the loan’s effective interest rate, the loan’s observable market price, or the estimated fair value of the collateral, less any selling costs, if the loan is collateral dependent. Management exercises significant judgment in developing these estimates. The following table presents by class, the recorded investment of loans modified in TDRs during the years ended December 31, 2014 and 2013.
(dollars in thousands) |  | Number of Contracts |  |  | TDRs Performing to Modified Terms |  |  | TDRs Not Performing to Modified Terms |  |  | Total TDRs |
December 31, 2014 |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Commercial |  |  | 1 |  |  | $ | - |  |  | $ | 227 |  |  | $ | 227 |
Income producing - commercial real estate |  |  | 3 |  |  |  | 7,849 |  |  |  | - |  |  |  | 7,849 |
Owner occupied - commercial real estate |  |  | 1 |  |  |  | 565 |  |  |  | - |  |  |  | 565 |
Construction - commercial and residential |  |  | 1 |  |  |  | 5,088 |  |  |  | - |  |  |  | 5,088 |
Total |  |  | 6 |  |  | $ | 13,502 |  |  | $ | 227 |  |  | $ | 13,729 |
December 31, 2013 |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Commercial |  |  | 3 |  |  | $ | - |  |  | $ | 4,042 |  |  | $ | 4,042 |
Income producing - commercial real estate |  |  | 3 |  |  |  | 3,377 |  |  |  | 217 |  |  |  | 3,594 |
Owner occupied - commercial real estate |  |  | 1 |  |  |  | - |  |  |  | 4,081 |  |  |  | 4,081 |
Construction - commercial and residential |  |  | 2 |  |  |  | 4,567 |  |  |  | 912 |  |  |  | 5,479 |
Total |  |  | 9 |  |  | $ | 7,944 |  |  | $ | 9,252 |  |  | $ | 17,196 |
During the year ended December 31, 2014, eight performing TDR loans totaling approximately $11.6 million experienced defaults on their modified terms. These eight previously performing TDRs were reclassified as follows; four nonperforming TDRs totaling $9.1 million were sold during the year, one nonperforming TDR totaling approximately $2.0 million was reclassified to OREO after the Company took possession of the underlying collateral, the Company was paid off on another TDR totaling $217 thousand, one to nonperforming loans totaling $227 thousand was reclassified to nonperforming loans, one TDR totaling $95 thousand was charged-off. A default is considered to have occurred once the TDR is past due 90 days or more, or it has been placed on nonaccrual. Commercial and consumer loans modified in a TDR are closely monitored for delinquency as an early indicator of possible future default. If loans modified in a TDR subsequently default, the Company evaluates the loan for possible further impairment. The allowance may be increased, adjustments may be made in the allocation of the allowance, or partial charge-offs may be taken to further write-down the carrying value of the loan. There were four loans totaling approximately $8.0 million modified in a TDR during the year ended December 31 2014, as compared to one loan totaling $1.2 million was modified during the year ended December 31, 2013. Related Party Loans Certain directors and executive officers have had loan transactions with the Company. Such loans were made in the ordinary course of business on substantially the same terms, including interest rates and collateral, as those prevailing at the time for comparable transactions with outsiders. The following table summarizes changes in amounts of loans outstanding, both direct and indirect, to those persons during 2014 and 2013.
(dollars in thousands) |  | 2014 |  |  | 2013 |
Balance at January 1, |  | $ | 30,123 |  |  | $ | 31,435 |
Additions |  |  | 10,000 |  |  |  | 7,091 |
Repayments |  |  | (23,041 | ) |  |  | (8,403 | )
Balance at December 31, |  | $ | 17,082 |  |  | $ | 30,123 |

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