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Loans and Allowance for Credit Losses | 3 Months Ended
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Mar. 31, 2019
Receivables [Abstract] |
Loans and Allowance for Credit Losses | 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 March 31, 2019 and December 31, 2018 are summarized by type as follows:
|  | March 31, 2019 |  |  | December 31, 2018 |
(dollars in thousands) |  | Amount |  |  | % |  |  | Amount |  |  | % |
Commercial |  | $ | 1,510,835 |  |  |  | 21 | % |  | $ | 1,553,112 |  |  |  | 22 | %
Income producing - commercial real estate |  |  | 3,370,692 |  |  |  | 47 | % |  |  | 3,256,900 |  |  |  | 46 | %
Owner occupied - commercial real estate |  |  | 990,372 |  |  |  | 14 | % |  |  | 887,814 |  |  |  | 13 | %
Real estate mortgage - residential |  |  | 101,860 |  |  |  | 1 | % |  |  | 106,418 |  |  |  | 2 | %
Construction - commercial and residential |  |  | 1,044,305 |  |  |  | 15 | % |  |  | 1,039,815 |  |  |  | 15 | %
Construction - C&I (owner occupied) |  |  | 64,845 |  |  |  | 1 | % |  |  | 57,797 |  |  |  | 1 | %
Home equity |  |  | 87,009 |  |  |  | 1 | % |  |  | 86,603 |  |  |  | 1 | %
Other consumer |  |  | 3,140 |  |  |  | — |  |  |  | 2,988 |  |  |  | — |
Total loans |  |  | 7,173,058 |  |  |  | 100 | % |  |  | 6,991,447 |  |  |  | 100 | %
Less: allowance for credit losses |  |  | (69,943 | ) |  |  |  |  |  |  | (69,944 | ) |  |  |  |
Net loans |  | $ | 7,103,115 |  |  |  |  |  |  | $ | 6,921,503 |  |  |  |  |
Unamortized net deferred fees amounted to $24.4 million and $25.6 million at March 31, 2019 and December 31, 2018, respectively. As of March 31, 2019 and December 31, 2018, the Bank serviced $105.0 million and $111.1 million, respectively, of multifamily FHA loans, SBA loans and other 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 income producing real estate. At March 31, 2019, owner occupied - commercial real estate and construction - C&I (owner occupied) represent approximately 15% of the loan portfolio. At March 31, 2019, non-owner occupied commercial real estate and real estate construction represented approximately 62% of the loan portfolio. The combined owner occupied and commercial real estate loans represent approximately 77% of the loan portfolio. Real estate also serves as collateral for loans made for other purposes, resulting in 84% of all loans being secured by real estate. 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 1.0. Personal guarantees may be 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 working capital, equipment and account receivable financing. This loan category represents approximately 21% of the loan portfolio at March 31, 2019 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 approximately 2% of the commercial loan category. In originating SBA loans, the Company assumes the risk of non-payment on the unguaranteed portion of the credit as well as potential repairs to the SBA guarantees. 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 as well as internal loan size guidelines. Approximately 1% of the loan portfolio at March 31, 2019 consists of home equity loans and lines of credit and other consumer loans. These credits, while making up a small portion of the loan portfolio, demand the same emphasis on underwriting and credit evaluation as other types of loans advanced by the Bank. Approximately 1% of the loan portfolio consists of residential mortgage loans. The repricing duration of these loans was 23 months. These credits represent first liens on residential property loans originated by the Bank. While the Bank’s general practice is to originate and sell (servicing released) loans made by its Residential Lending department, from time to time certain loan characteristics do not meet the requirements of third party investors and these loans are instead maintained in the Bank’s portfolio until they are resold to another investor at a later date or mature. Loans are secured primarily by duly recorded first deeds of trust or mortgages. 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 their 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 generally 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 1.0. 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 $1.63 billion at March 31, 2019. A portion of the ADC portfolio, both speculative and non-speculative, includes loan funded interest reserves at origination. ADC loans that provide for the use of interest reserves represent approximately 71% of the outstanding ADC loan portfolio at March 31, 2019. 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: (1) the feasibility of the project; (2) the experience of the sponsor; (3) the creditworthiness of the borrower and guarantors; (4) borrower equity contribution; and (5) 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 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: (1) 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; (2) a construction loan administration department independent of the lending function; (3) third party independent construction loan inspection reports; (4) 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 (5) 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. The following tables detail activity in the allowance for credit losses by portfolio segment for the three months ended March 31, 2019 and 2018. 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 |
Three Months Ended March 31, 2019 |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Allowance for credit losses: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Balance at beginning of period |  | $ | 15,857 |  |  | $ | 28,034 |  |  | $ | 6,242 |  |  | $ | 965 |  |  | $ | 18,175 |  |  | $ | 599 |  |  | $ | 72 |  |  | $ | 69,944 |
Loans charged-off |  |  | (4 | ) |  |  | (3,496 | ) |  |  | — |  |  |  | — |  |  |  | — |  |  |  | — |  |  |  | — |  |  |  | (3,500 | )
Recoveries of loans previously charged-off |  |  | 130 |  |  |  | — |  |  |  | — |  |  |  | 1 |  |  |  | — |  |  |  | — |  |  |  | 8 |  |  |  | 139 |
Net loans charged-off |  |  | 126 |  |  |  | (3,496 | ) |  |  | — |  |  |  | 1 |  |  |  | — |  |  |  | — |  |  |  | 8 |  |  |  | (3,361 | )
Provision for credit losses |  |  | 1,212 |  |  |  | 2,227 |  |  |  | (262 | ) |  |  | (285 | ) |  |  | 294 |  |  |  | 6 |  |  |  | 168 |  |  |  | 3,360 |
Ending balance |  | $ | 17,195 |  |  | $ | 26,765 |  |  | $ | 5,980 |  |  | $ | 681 |  |  | $ | 18,469 |  |  | $ | 605 |  |  | $ | 248 |  |  | $ | 69,943 |
As of March 31, 2019 |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Allowance for credit losses: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Individually evaluated for impairment |  | $ | 5,892 |  |  | $ | 15 |  |  | $ | 600 |  |  | $ | — |  |  | $ | — |  |  | $ | — |  |  | $ | — |  |  | $ | 6,507 |
Collectively evaluated for impairment |  |  | 11,303 |  |  |  | 26,750 |  |  |  | 5,380 |  |  |  | 681 |  |  |  | 18,469 |  |  |  | 605 |  |  |  | 248 |  |  |  | 63,436 |
Ending balance |  | $ | 17,195 |  |  | $ | 26,765 |  |  | $ | 5,980 |  |  | $ | 681 |  |  | $ | 18,469 |  |  | $ | 605 |  |  | $ | 248 |  |  | $ | 69,943 |
Three Months ended March 31, 2018 |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Allowance for credit losses: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Balance at beginning of period |  | $ | 13,102 |  |  | $ | 25,376 |  |  | $ | 5,934 |  |  | $ | 944 |  |  | $ | 18,492 |  |  | $ | 770 |  |  | $ | 140 |  |  | $ | 64,758 |
Loans charged-off |  |  | (853 | ) |  |  | (121 | ) |  |  | (132 | ) |  |  | — |  |  |  | — |  |  |  | — |  |  |  | — |  |  |  | (1,106 | )
Recoveries of loans previously charged-off |  |  | 3 |  |  |  | — |  |  |  | 1 |  |  |  | 2 |  |  |  | 60 |  |  |  | 117 |  |  |  | 3 |  |  |  | 186 |
Net loans (charged-off) recoveries |  |  | (850 | ) |  |  | (121 | ) |  |  | (131 | ) |  |  | 2 |  |  |  | 60 |  |  |  | 117 |  |  |  | 3 |  |  |  | (920 | )
Provision for credit losses |  |  | 1,106 |  |  |  | 1,213 |  |  |  | (332 | ) |  |  | (212 | ) |  |  | 190 |  |  |  | (188 | ) |  |  | 192 |  |  |  | 1,969 |
Ending balance |  | $ | 13,358 |  |  | $ | 26,468 |  |  | $ | 5,471 |  |  | $ | 734 |  |  | $ | 18,742 |  |  | $ | 699 |  |  | $ | 335 |  |  | $ | 65,807 |
As of March 31, 2018 |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Allowance for credit losses: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Individually evaluated for impairment |  | $ | 3,014 |  |  | $ | 2,628 |  |  | $ | 500 |  |  | $ | — |  |  | $ | 500 |  |  | $ | — |  |  | $ | 80 |  |  | $ | 6,722 |
Collectively evaluated for impairment |  |  | 10,344 |  |  |  | 23,840 |  |  |  | 4,971 |  |  |  | 734 |  |  |  | 18,242 |  |  |  | 699 |  |  |  | 255 |  |  |  | 59,085 |
Ending balance |  | $ | 13,358 |  |  | $ | 26,468 |  |  | $ | 5,471 |  |  | $ | 734 |  |  | $ | 18,742 |  |  | $ | 699 |  |  | $ | 335 |  |  | $ | 65,807 |
The Company’s recorded investments in loans as of March 31, 2019 and December 31, 2018 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 |
March 31, 2019 |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Recorded investment in loans: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Individually evaluated for impairment |  | $ | 24,219 |  |  | $ | 58,208 |  |  | $ | 3,885 |  |  | $ | 5,367 |  |  | $ | 3,438 |  |  | $ | 487 |  |  | $ | — |  |  | $ | 95,604 |
Collectively evaluated for impairment |  |  | 1,486,616 |  |  |  | 3,312,484 |  |  |  | 986,487 |  |  |  | 96,493 |  |  |  | 1,105,712 |  |  |  | 86,522 |  |  |  | 3,140 |  |  |  | 7,077,454 |
Ending balance |  | $ | 1,510,835 |  |  | $ | 3,370,692 |  |  | $ | 990,372 |  |  | $ | 101,860 |  |  | $ | 1,109,150 |  |  | $ | 87,009 |  |  | $ | 3,140 |  |  | $ | 7,173,058 |
December 31, 2018 |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Recorded investment in loans: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Individually evaluated for impairment |  | $ | 8,738 |  |  | $ | 61,747 |  |  | $ | 5,307 |  |  | $ | 1,228 |  |  | $ | 7,012 |  |  | $ | 487 |  |  | $ | — |  |  | $ | 84,519 |
Collectively evaluated for impairment |  |  | 1,544,374 |  |  |  | 3,195,153 |  |  |  | 882,507 |  |  |  | 105,190 |  |  |  | 1,090,600 |  |  |  | 86,116 |  |  |  | 2,988 |  |  |  | 6,906,928 |
Ending balance |  | $ | 1,553,112 |  |  | $ | 3,256,900 |  |  | $ | 887,814 |  |  | $ | 106,418 |  |  | $ | 1,097,612 |  |  | $ | 86,603 |  |  | $ | 2,988 |  |  | $ | 6,991,447 |
At March 31, 2019, nonperforming loans acquired from Fidelity & Trust Financial Corporation (“Fidelity”) and Virginia Heritage Bank (“Virginia Heritage”) have a carrying value of $277 thousand and $178 thousand, respectively, and an unpaid principal balance of $327 thousand and $982 thousand, respectively, and were evaluated separately in accordance with ASC Topic 310-30, “Loans and Debt Securities Acquired with Deteriorated Credit Quality.” At December 31, 2018, nonperforming loans acquired from Fidelity and Virginia Heritage had a carrying value of $282 thousand and $202 thousand, respectively, and an unpaid principal balance of $332 thousand and $995 thousand, respectively, and were evaluated separately in accordance with ASC Topic 310-30. 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. 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 March 31, 2019 and December 31, 2018.
|  |  |  |  | Watch and |  |  |  |  |  |  |  |  |  |
(dollars in thousands) |  | Pass |  |  | Special Mention |  |  | Substandard |  |  | Doubtful |  |  | Total Loans |
March 31, 2019 |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Commercial |  | $ | 1,448,020 |  |  | $ | 38,596 |  |  | $ | 24,219 |  |  | $ | — |  |  | $ | 1,510,835 |
Income producing - commercial real estate |  |  | 3,293,840 |  |  |  | 18,644 |  |  |  | 58,208 |  |  |  | — |  |  |  | 3,370,692 |
Owner occupied - commercial real estate |  |  | 946,074 |  |  |  | 40,413 |  |  |  | 3,885 |  |  |  | — |  |  |  | 990,372 |
Real estate mortgage - residential |  |  | 95,851 |  |  |  | 642 |  |  |  | 5,367 |  |  |  | — |  |  |  | 101,860 |
Construction - commercial and residential |  |  | 1,105,712 |  |  |  | — |  |  |  | 3,438 |  |  |  | — |  |  |  | 1,109,150 |
Home equity |  |  | 85,836 |  |  |  | 686 |  |  |  | 487 |  |  |  | — |  |  |  | 87,009 |
Other consumer |  |  | 3,140 |  |  |  | — |  |  |  | — |  |  |  | — |  |  |  | 3,140 |
Total |  | $ | 6,978,473 |  |  | $ | 98,981 |  |  | $ | 95,604 |  |  | $ | — |  |  | $ | 7,173,058 |
December 31, 2018 |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Commercial |  | $ | 1,505,477 |  |  | $ | 25,584 |  |  | $ | 22,051 |  |  | $ | — |  |  | $ | 1,553,112 |
Income producing - commercial real estate |  |  | 3,172,479 |  |  |  | 1,536 |  |  |  | 82,885 |  |  |  | — |  |  |  | 3,256,900 |
Owner occupied - commercial real estate |  |  | 844,286 |  |  |  | 38,221 |  |  |  | 5,307 |  |  |  | — |  |  |  | 887,814 |
Real estate mortgage – residential |  |  | 104,543 |  |  |  | 647 |  |  |  | 1,228 |  |  |  | — |  |  |  | 106,418 |
Construction - commercial and residential |  |  | 1,090,600 |  |  |  | — |  |  |  | 7,012 |  |  |  | — |  |  |  | 1,097,612 |
Home equity |  |  | 85,434 |  |  |  | 682 |  |  |  | 487 |  |  |  | — |  |  |  | 86,603 |
Other consumer |  |  | 2,988 |  |  |  | — |  |  |  | — |  |  |  | — |  |  |  | 2,988 |
Total |  | $ | 6,805,807 |  |  | $ | 66,670 |  |  | $ | 118,970 |  |  | $ | — |  |  | $ | 6,991,447 |
Nonaccrual 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. 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. During the first quarter of 2019, the Bank incurred an annualized net charge-off of 19 basis points of average loans substantially attributable to one residential condominium project sold at foreclosure to a third party during the first quarter of 2019. The foreclosure sale was ratified by the Court on April 8, 2019 and there is a 30 day closing requirement. Consistent with GAAP, the transaction remained in nonperforming loans as of March 31, 2019. The carrying value of the nonperforming loan at the end of the first quarter was $17.5 million, equal to the purchase price at foreclosure. No additional loss from this transaction is anticipated. Nonperforming loans increased significantly as a result of the residential condominium loan discussed above. Further increases included a $1.5 million loan characterized as nonperforming at March 31, 2019 which was paid in full shortly following the end of the first quarter. Excluding the $19.0 million of loan balances discussed above, nonperforming loans at March 31, 2019 would have been $21.3 million (0.30% of total loans). The following table presents, by class of loan, information related to nonaccrual loans as of March 31, 2019 and December 31, 2018.
(dollars in thousands) |  | March 31, 2019 |  |  | December 31, 2018 |
Commercial |  | $ | 9,763 |  |  | $ | 7,115 |
Income producing - commercial real estate |  |  | 19,821 |  |  |  | 1,766 |
Owner occupied - commercial real estate |  |  | 1,516 |  |  |  | 2,368 |
Real estate mortgage - residential |  |  | 5,644 |  |  |  | 1,510 |
Construction - commercial and residential |  |  | 3,030 |  |  |  | 3,031 |
Home equity |  |  | 487 |  |  |  | 487 |
Total nonaccrual loans (1)(2) |  | $ | 40,261 |  |  | $ | 16,277 |
| (1) | Excludes troubled debt restructurings (“TDRs”) that were performing under their restructured terms totaling $26.2 million at March 31, 2019 and $24.0 million at December 31, 2018.
| (2) | Gross interest income of $701 thousand and $205 thousand would have been recorded for the three months ended March 31, 2019 and 2018, respectively, if nonaccrual loans shown above had been current and in accordance with their original terms, while there was no interest recorded on such loans for the three months ended March 31, 2019 and 2018, respectively. 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 of loan, an aging analysis and the recorded investments in loans past due as of March 31, 2019 and December 31, 2018.
|  | Loans |  |  | Loans |  |  | Loans |  |  |  |  |  |  |  |  | Total Recorded |
|  | 30-59 Days |  |  | 60-89 Days |  |  | 90 Days or |  |  | Total Past |  |  | Current |  |  | Investment in |
(dollars in thousands) |  | Past Due |  |  | Past Due |  |  | More Past Due |  |  | Due Loans |  |  | Loans |  |  | Loans |
March 31, 2019 |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Commercial |  | $ | 5,248 |  |  | $ | 2,102 |  |  | $ | 9,763 |  |  | $ | 17,113 |  |  | $ | 1,493,722 |  |  | $ | 1,510,835 |
Income producing - commercial real estate |  |  | 14,734 |  |  |  | 10,250 |  |  |  | 19,821 |  |  |  | 44,805 |  |  |  | 3,325,887 |  |  |  | 3,370,692 |
Owner occupied - commercial real estate |  |  | 21,670 |  |  |  | — |  |  |  | 1,516 |  |  |  | 23,186 |  |  |  | 967,186 |  |  |  | 990,372 |
Real estate mortgage - residential |  |  | 1,022 |  |  |  | — |  |  |  | 5,644 |  |  |  | 6,666 |  |  |  | 95,194 |  |  |  | 101,860 |
Construction - commercial and residential |  |  | 259 |  |  |  | 5,268 |  |  |  | 3,030 |  |  |  | 8,557 |  |  |  | 1,100,593 |  |  |  | 1,109,150 |
Home equity |  |  | 400 |  |  |  | 47 |  |  |  | 487 |  |  |  | 934 |  |  |  | 86,075 |  |  |  | 87,009 |
Other consumer |  |  | 13 |  |  |  | — |  |  |  | — |  |  |  | 13 |  |  |  | 3,127 |  |  |  | 3,140 |
Total |  | $ | 43,346 |  |  | $ | 17,667 |  |  | $ | 40,261 |  |  | $ | 101,274 |  |  | $ | 7,071,784 |  |  | $ | 7,173,058 |
December 31, 2018 |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Commercial |  | $ | 4,535 |  |  | $ | 2,870 |  |  | $ | 7,115 |  |  | $ | 14,520 |  |  | $ | 1,538,592 |  |  | $ | 1,553,112 |
Income producing - commercial real estate |  |  | 5,855 |  |  |  | 27,479 |  |  |  | 1,766 |  |  |  | 35,100 |  |  |  | 3,221,800 |  |  |  | 3,256,900 |
Owner occupied - commercial real estate |  |  | 5,051 |  |  |  | 2,370 |  |  |  | 2,368 |  |  |  | 9,789 |  |  |  | 878,025 |  |  |  | 887,814 |
Real estate mortgage - residential |  |  | 2,456 |  |  |  | 1,698 |  |  |  | 1,510 |  |  |  | 5,664 |  |  |  | 100,754 |  |  |  | 106,418 |
Construction - commercial and residential |  |  | 4,392 |  |  |  | — |  |  |  | 3,031 |  |  |  | 7,423 |  |  |  | 1,090,189 |  |  |  | 1,097,612 |
Home equity |  |  | 630 |  |  |  | 47 |  |  |  | 487 |  |  |  | 1,164 |  |  |  | 85,439 |  |  |  | 86,603 |
Other consumer |  |  | — |  |  |  | — |  |  |  | — |  |  |  | — |  |  |  | 2,988 |  |  |  | 2,988 |
Total |  | $ | 22,919 |  |  | $ | 34,464 |  |  | $ | 16,277 |  |  | $ | 73,660 |  |  | $ | 6,917,787 |  |  | $ | 6,991,447 |
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 of loan, information related to impaired loans for the periods ended March 31, 2019 and December 31, 2018.
|  | Unpaid |  |  | Recorded |  |  | Recorded |  |  |  |  |  |  |  |  | Average Recorded |  |  | Interest Income |
|  | Contractual |  |  | Investment |  |  | Investment |  |  | Total |  |  |  |  |  | Investment |  |  | Recognized |
|  | Principal |  |  | With No |  |  | With |  |  | Recorded |  |  | Related |  |  | Quarter |  |  | Year |  |  | Quarter |  |  | Year |
(dollars in thousands) |  | Balance |  |  | Allowance |  |  | Allowance |  |  | Investment |  |  | Allowance |  |  | To Date |  |  | To Date |  |  | To Date |  |  | To Date |
March 31, 2019 |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Commercial |  | $ | 13,453 |  |  | $ | 4,124 |  |  | $ | 8,857 |  |  | $ | 12,981 |  |  | $ | 5,892 |  |  | $ | 10,561 |  |  | $ | 10,561 |  |  | $ | 19 |  |  | $ | 19 |
Income producing - commercial real estate |  |  | 42,939 |  |  |  | 39,397 |  |  |  | 46 |  |  |  | 39,443 |  |  |  | 15 |  |  |  | 30,423 |  |  |  | 30,423 |  |  |  | 263 |  |  |  | 263 |
Owner occupied - commercial real estate |  |  | 4,853 |  |  |  | 3,483 |  |  |  | 1,370 |  |  |  | 4,853 |  |  |  | 600 |  |  |  | 5,292 |  |  |  | 5,292 |  |  |  | 46 |  |  |  | 46 |
Real estate mortgage – residential |  |  | 5,644 |  |  |  | 5,644 |  |  |  | — |  |  |  | 5,644 |  |  |  | — |  |  |  | 3,577 |  |  |  | 3,577 |  |  |  | — |  |  |  | — |
Construction - commercial and residential |  |  | 4,190 |  |  |  | 3,030 |  |  |  | — |  |  |  | 3,030 |  |  |  | — |  |  |  | 3,031 |  |  |  | 3,031 |  |  |  | — |  |  |  | — |
Home equity |  |  | 487 |  |  |  | 487 |  |  |  | — |  |  |  | 487 |  |  |  | — |  |  |  | 487 |  |  |  | 487 |  |  |  | — |  |  |  | — |
Other consumer |  |  | — |  |  |  | — |  |  |  | — |  |  |  | — |  |  |  | — |  |  |  | — |  |  |  | — |  |  |  | — |  |  |  | — |
Total |  | $ | 71,566 |  |  | $ | 56,165 |  |  | $ | 10,273 |  |  | $ | 66,438 |  |  | $ | 6,507 |  |  | $ | 53,371 |  |  | $ | 53,371 |  |  | $ | 328 |  |  | $ | 328 |
December 31, 2018 |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Commercial |  | $ | 8,613 |  |  | $ | 2,057 |  |  | $ | 6,084 |  |  | $ | 8,141 |  |  | $ | 4,803 |  |  | $ | 10,306 |  |  | $ | 8,359 |  |  | $ | (126 | ) |  | $ | 190 |
Income producing - commercial real estate |  |  | 21,402 |  |  |  | 1,720 |  |  |  | 19,682 |  |  |  | 21,402 |  |  |  | 2,465 |  |  |  | 15,331 |  |  |  | 12,309 |  |  |  | 189 |  |  |  | 550 |
Owner occupied - commercial real estate |  |  | 5,731 |  |  |  | 4,361 |  |  |  | 1,370 |  |  |  | 5,731 |  |  |  | 600 |  |  |  | 5,746 |  |  |  | 6,011 |  |  |  | 47 |  |  |  | 196 |
Real estate mortgage – residential |  |  | 1,510 |  |  |  | 1,510 |  |  |  | — |  |  |  | 1,510 |  |  |  | — |  |  |  | 1,516 |  |  |  | 1,688 |  |  |  | — |  |  |  | 2 |
Construction - commercial and residential |  |  | 3,031 |  |  |  | 3,031 |  |  |  | — |  |  |  | 3,031 |  |  |  | 1,050 |  |  |  | 3,031 |  |  |  | 2,028 |  |  |  | — |  |  |  | 68 |
Home equity |  |  | 487 |  |  |  | 487 |  |  |  | — |  |  |  | 487 |  |  |  | — |  |  |  | 487 |  |  |  | 491 |  |  |  | — |  |  |  | — |
Other consumer |  |  | — |  |  |  | — |  |  |  | — |  |  |  | — |  |  |  | — |  |  |  | 46 |  |  |  | 69 |  |  |  | — |  |  |  | — |
Total |  | $ | 40,774 |  |  | $ | 13,166 |  |  | $ | 27,136 |  |  | $ | 40,302 |  |  | $ | 8,918 |  |  | $ | 36,463 |  |  | $ | 30,955 |  |  | $ | 110 |  |  | $ | 1,006 |
Modifications A modification of a loan constitutes a 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. As of March 31, 2019, all performing TDRs were categorized as interest-only modifications. 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 held by the Company for the periods ended March 31, 2019 and 2018.
|  | For the Three Months Ended March 31, 2019 |
|  | Number of |  |  |  |  |  | Income Producing - |  |  | Owner Occupied - |  |  | Construction - |  |  |  |
(dollars in thousands) |  | Contracts |  |  | Commercial |  |  | Commercial Real Estate |  |  | Commercial Real Estate |  |  | Commercial Real Estate |  |  | Total |
Troubled debt restructurings |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Restructured accruing |  |  | 10 |  |  | $ | 3,218 |  |  | $ | 19,622 |  |  | $ | 3,337 |  |  | $ | — |  |  | $ | 26,177 |
Restructured nonaccruing |  |  | 3 |  |  |  | 538 |  |  |  | — |  |  |  | — |  |  |  | — |  |  |  | 538 |
Total |  |  | 13 |  |  | $ | 3,756 |  |  | $ | 19,622 |  |  | $ | 3,337 |  |  | $ | — |  |  | $ | 26,715 |
Specific allowance |  |  |  |  |  | $ | 775 |  |  | $ | 3,000 |  |  | $ | — |  |  | $ | — |  |  | $ | 3,775 |
Restructured and subsequently defaulted |  |  |  |  |  | $ | — |  |  | $ | — |  |  | $ | — |  |  | $ | — |  |  | $ | — |
|  | For the Three Months Ended March 31, 2018 |
|  | Number of |  |  |  |  |  | Income Producing - |  |  | Owner Occupied - |  |  | Construction - |  |  |  |
(dollars in thousands) |  | Contracts |  |  | Commercial |  |  | Commercial Real Estate |  |  | Commercial Real Estate |  |  | Commercial Real Estate |  |  | Total |
Troubled debt restructings |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Restructured accruing |  |  | 8 |  |  | $ | 1,230 |  |  | $ | 9,198 |  |  | $ | 1,071 |  |  | $ | — |  |  | $ | 11,499 |
Restructured nonaccruing |  |  | 5 |  |  |  | 1,649 |  |  |  | — |  |  |  | — |  |  |  | — |  |  |  | 1,649 |
Total |  |  | 13 |  |  | $ | 2,879 |  |  | $ | 9,198 |  |  | $ | 1,071 |  |  | $ | — |  |  | $ | 13,148 |
Specific allowance |  |  |  |  |  | $ | 595 |  |  | $ | 2,350 |  |  | $ | — |  |  | $ | — |  |  | $ | 2,945 |
Restructured and subsequently defaulted |  |  |  |  |  | $ | — |  |  | $ | 121 |  |  | $ | — |  |  | $ | — |  |  | $ | 121 |
The Company had thirteen TDR’s at March 31, 2019 totaling approximately $26.7 million. Ten of these loans totaling approximately $26.2 million are performing under their modified terms. For the first quarter of 2019, there were no performing TDR loans that defaulted on their modified terms, as compared to the three months ended March 31, 2018, when there was one default on a $121 thousand restructured loan which 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. For the three months ended March 31, 2019, there was one loan totaling $2.3 million modified in a TDR, as compared to the three months ended March 31, 2018 which had no loans modified in a TDR.

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