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LOANS AND RELATED ALLOWANCE FOR LOAN LOSSES | 12 Months Ended
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Dec. 31, 2015
LOANS AND RELATED ALLOWANCE FOR LOAN LOSSES [Abstract] |
LOANS AND RELATED ALLOWANCE FOR LOAN LOSSES | 4. LOANS AND RELATED ALLOWANCE FOR LOAN LOSSES The Company grants commercial, industrial, agricultural, residential, and consumer loans primarily to customers throughout north central and south central Pennsylvania and southern New York. Although the Company has a diversified loan portfolio at December 31, 2015 and 2014, a substantial portion of its debtors’ ability to honor their contracts is dependent on the economic conditions within these regions. The following table summarizes the primary segments of the loan portfolio, as well as how those segments are analyzed within the allowance for loan losses as of December 31, 2015 and 2014 (in thousands):
2015 |  | Total Loans | Individually evaluated for impairment | Loans acquired with deteriorated credit quality | Collectively evaluated for impairment
Real estate loans: |  |  |  |  |
Residential |  | $ 203,407 | $ 304 | $ 35 | $ 203,068
Commercial and agricultural |  | 295,364 | 6,235 | 2,908 | 286,221
Construction |  | 15,011 | - | - | 15,011
Consumer |  | 11,543 | - | 9 | 11,534
Other commercial and agricultural loans | 71,206 | 5,745 | 866 | 64,595
State and political subdivision loans |  | 98,500 | - | - | 98,500
Total |  | 695,031 | 12,284 | 3,818 | 678,929
Allowance for loan losses |  | 7,106 | 355 | - | 6,751
Net loans |  | $ 687,925 | $ 11,929 | $ 3,818 | $ 672,178
2014 |  | Total Loans | Individually evaluated for impairment | Loans acquired with deteriorated credit quality | Collectively evaluated for impairment
Real estate loans: |  |  |  |  |
Residential |  | $ 185,438 | $ 316 | $ - | $ 185,122
Commercial and agricultural |  | 215,584 | 6,112 | - | 209,472
Construction |  | 6,353 | - | - | 6,353
Consumer |  | 8,497 | - | - | 8,497
Other commercial and agricultural loans |  | 58,516 | 2,394 | - | 56,122
State and political subdivision loans |  | 79,717 | - | - | 79,717
Total |  | 554,105 | 8,822 | - | 545,283
Allowance for loan losses |  | 6,815 | 98 | - | 6,717
Net loans |  | $ 547,290 | $ 8,724 | $ - | $ 538,566
Purchased loans acquired are recorded at fair value on their purchase date without a carryover of the related allowance for loan losses. Upon acquisition, the Company evaluated whether an acquired loan was within the scope of ASC 310-30, Receivables-Loans and Debt Securities Acquired with Deteriorated Credit Quality. Purchased credit-impaired loans are loans that have evidence of credit deterioration since origination and it is probable at the date of acquisition that the Company will not collect all contractually required principal and interest payments. There were no material increases or decreases in the expected cash flows of these loans between December 11, 2015 (the “acquisition date”) and December 31, 2015. The fair value of purchased credit-impaired loans, on the acquisition date, was determined, primarily based on the fair value of loan collateral. The carrying value of purchased loans acquired with deteriorated credit quality was $3,818,000 at December 31, 2015. On the acquisition date, the preliminary estimate of the unpaid principal balance for all loans evidencing credit impairment acquired in the FNB acquisition was $6,969,000 and the estimated fair value of the loans was $3,809,000. Total contractually required payments on these loans, including interest, at the acquisition date was $9,913,000. However, the Company’s preliminary estimate of expected cash flows was $4,474,000. At such date, the Company established a credit risk related non-accretable discount (a discount representing amounts which are not expected to be collected from the customer nor liquidation of collateral) of $5,439,000 relating to these impaired loans, reflected in the recorded net fair value. Such amount is reflected as a non-accretable fair value adjustment to loans. The Company further estimated the timing and amount of expected cash flows in excess of the estimated fair value and established an accretable discount of $665,000 on the acquisition date relating to these impaired loans. The table below presents the components of the purchase accounting adjustments related to the purchased impaired loans acquired in the FNB Acquisition as of December 11, 2015:
(In Thousands) |  | December 11, 2015
Contractually required principal and interest at acquisition |  | $ 9,913
Non-accretable discount |  | (5,439)
Expected cash flows |  | 4,474
Accretable discount |  | (665)
Estimated fair value |  | $ 3,809
Changes in the amortizable yield for purchased credit-impaired loans were as follows for the month ended December 31, 2015:
(In Thousands) |  | December 31, 2015
Balance at beginning of period |  | $ 665
Accretion |  | (28)
Balance at end of period |  | $ 637
The following table presents additional information regarding loans acquired with specific evidence of deterioration in credit quality under ASC 310-30:
(In Thousands) |  | December 11, 2015 |  |  | December 31, 2015
Outstanding balance |  | $ 6,969 |  |  | $ 6,950
Carrying amount |  | 3,809 |  |  | 3,818
Real estate loans serviced for Freddie Mac, Fannie Mae and the FHLB, which are not included in the Consolidated Balance Sheet, totaled $133,210,000 and $84,676,000 at December 31, 2015 and 2014, respectively. Loans sold to Freddie Mac and Fannie Mae were sold without recourse and total $92,773,000 and $84,676,000 at December 31, 2015 and 2014, respectively. Additionally, the Bank acquired a portfolio of loans sold to the FHLB during the acquisition of FNB, which were sold under the Mortgage Partnership Finance Program ("MPF"). The Bank is no longer an active participant in the MPF program. The MPF portfolio balance was $40,437,000 at December 31, 2015, respectively. The FHLB maintains a first-loss position for the MPF portfolio that totals $104,000. Should the FHLB exhaust its first-loss position, recourse to the Bank's credit enhancement would be up to the next $4,345,000 of losses. The Bank has not experienced any losses for the MPF portfolio. As of December 31, 2015 and 2014, net unamortized loan fees and costs of $1,170,000 and $1,173,000, respectively, were included in the carrying value of loans. The segments of the Bank’s loan portfolio are disaggregated into classes to a level that allows management to monitor risk and performance. Residential real estate mortgages consists of 15 to 30 year first mortgages on residential real estate, while residential real estate home equities are consumer purpose installment loans or lines of credit secured by a mortgage which is often a second lien on residential real estate with terms of 15 years or less. Commercial real estate are business purpose loans secured by a mortgage on commercial real estate. Agricultural real estate are loans secured by a mortgage on real estate used in agriculture production. Construction real estate are loans secured by residential or commercial real estate used during the construction phase of residential and commercial projects. Consumer loans are typically unsecured or primarily secured by collateral other than real estate and overdraft lines of credit connected with customer deposit accounts. Other commercial loans are loans for commercial purposes primarily secured by non-real estate collateral. Other agricultural loans are loans for agricultural purposes primarily secured by non real estate collateral. State and political subdivisions are loans for state and local municipalities for capital and operating expenses or tax free loans used to finance commercial development. Management considers other commercial and agricultural loans, commercial and agricultural real estate loans and state and political subdivision loans which are 90 days or more past due to be impaired. Certain residential mortgages, home equity and consumer loans that are cross collateralized with commercial relationships determined to be impaired may be classified as impaired as well. These loans are analyzed to determine if it is probable that all amounts will not be collected according to the contractual terms of the loan agreement. If management determines that the value of the impaired loan is less than the recorded investment in the loan (net of previous charge-offs, deferred loan fees or costs and unamortized premium or discount), impairment is recognized through an allowance allocation or a charge-off to the allowance. The following table includes the recorded investment and unpaid principal balances for impaired loans by class, with the associated allowance amount as of December 31, 2015 and 2014, if applicable (in thousands):
|  | Recorded | Recorded |  |
| Unpaid | Investment | Investment | Total |
| Principal | With No | With | Recorded | Related
| Balance | Allowance | Allowance | Investment | Allowance
2015 |  |  |  |  |
Real estate loans: |  |  |  |  |
Mortgages | $ 281 | $ 114 | $ 129 | $ 243 | $ 26
Home Equity | 61 | - | 61 | 61 | 11
Commercial | 8,654 | 5,843 | 225 | 6,068 | 62
Agricultural | 167 | 167 | - | 167 | -
Construction | - | - | - | - | -
Consumer | - | - | - | - | -
Other commercial loans | 5,535 | 4,653 | 987 | 5,640 | 256
Other agricultural loans | 105 | 105 | - | 105 | -
State and political |  |  |  |  |
subdivision loans | - | - | - | - | -
Total | $ 14,803 | $ 10,882 | $ 1,402 | $ 12,284 | $ 355
2014 |  |  |  |  |
Real estate loans: |  |  |  |  |
Mortgages | $ 222 | $ 125 | $ 66 | $ 191 | $ 13
Home Equity | 130 | 60 | 65 | 125 | 12
Commercial | 8,433 | 5,708 | 404 | 6,112 | 72
Agricultural | - | - | - | - | -
Construction | - | - | - | - | -
Consumer | - | - | - | - | -
Other commercial loans | 2,480 | 2,346 | 48 | 2,394 | 1
Other agricultural loans | - | - | - | - | -
State and political |  |  |  |  |
subdivision loans | - | - | - | - | -
Total | $ 11,265 | $ 8,239 | $ 583 | $ 8,822 | $ 98
The following table includes the average investment in impaired loans and the income recognized on impaired loans for 2015, 2014 and 2013 (in thousands):
|  |  | Interest
| Average | Interest | Income
| Recorded | Income | Recognized
2015 | Investment | Recognized | Cash Basis
Real estate loans: |  |  |
Mortgages | $ 240 | $ 12 | $ -
Home Equity | 88 | 4 | -
Commercial | 5,683 | 63 | 5
Agricultural | 56 | 2 | -
Construction | - | - | -
Consumer | - | - | -
Other commercial loans | 2,700 | 98 | 6
Other agricultural loans | 37 | 1 | -
State and political subdivision loans | - | - | -
Total | $ 8,804 | $ 180 | $ 11
2014 |  |  |
Real estate loans: |  |  |
Mortgages | $ 198 | $ 9 | $ -
Home Equity | 130 | 4 | -
Commercial | 7,270 | 54 | -
Agricultural | - | - | -
Construction | - | - | -
Consumer | 10 | - | -
Other commercial loans | 2,031 | 79 | -
Other agricultural loans | - | - | -
State and political subdivision loans | - | - | -
Total | $ 9,639 | $ 146 | $ -
2013 |  |  |
Real estate loans: |  |  |
Mortgages | $ 327 | $ 7 | $ -
Home Equity | 136 | 4 | -
Commercial | 8,499 | 457 | 377
Agricultural | - | - | -
Construction | - | - | -
Consumer | 5 | - | -
Other commercial loans | 1,761 | 79 | -
Other agricultural loans | - | - | -
State and political subdivision loans | - | - | -
Total | $ 10,728 | $ 547 | $ 377
Credit Quality Information For commercial real estate, agricultural real estate, construction, other commercial, other agricultural loans and state and political subdivision loans, management uses a nine point internal risk rating system to monitor the credit quality. The first five categories are considered not criticized and are aggregated as “Pass” rated. The criticized rating categories utilized by management generally follow bank regulatory definitions. The definitions of each rating are defined below:
· | Pass (Grades 1-5) – These loans are to customers with credit quality ranging from an acceptable to very high quality and are protected by the current net worth and paying capacity of the obligor or by the value of the underlying collateral.
· | Special Mention (Grade 6) – This loan grade is in accordance with regulatory guidance and includes loans where a potential weakness or risk exists, which could cause a more serious problem if not corrected.
· | Substandard (Grade 7) – This loan grade is in accordance with regulatory guidance and includes loans that have a well-defined weakness based on objective evidence and are characterized by the distinct possibility that the Bank will sustain some loss if the deficiencies are not corrected.
· | Doubtful (Grade 8) – This loan grade is in accordance with regulatory guidance and includes loans that have all the weaknesses inherent in a substandard asset. In addition, these weaknesses make collection or liquidation in full highly questionable and improbable, based on existing circumstances.
· | Loss (Grade 9) – This loan grade is in accordance with regulatory guidance and includes loans that are considered uncollectible, or of such value that continuance as an asset is not warranted.
To help ensure that risk ratings are accurate and reflect the present and future capacity of borrowers to repay the loan as agreed, the Bank’s loan rating process includes several layers of internal and external oversight. The Company’s loan officers are responsible for the timely and accurate risk rating of the loans in each of their portfolios at origination and on an ongoing basis under the supervision of management. All commercial and agricultural loans are reviewed annually to ensure the appropriateness of the loan grade. In addition, the Bank engages an external consultant on at least an annual basis. The external consultant is engaged to 1) review a minimum of 55% of the dollar volume of the commercial loan portfolio on an annual basis, 2) review new loans originated for over $1.0 million in the last years, 3) review a majority of borrowers with commitments greater than or equal to $1.0 million, 4) review selected loan relationships over $750,000 which are over 30 days past due, or classified Special Mention, Substandard, Doubtful, or Loss, and 5) such other loans which management or the consultant deems appropriate. The following tables represent credit exposures by internally assigned grades as of December 31, 2015 and 2014 (in thousands):
| Pass | Special Mention | Substandard | Doubtful | Loss | Ending Balance
2015 |  |  |  |  |  |
Real estate loans: |  |  |  |  |  |
Commercial | $ 217,544 | $ 4,150 | $ 15,816 | $ 32 | $ - | $ 237,542
Agricultural | 53,695 | 2,865 | 1,262 | - | - | 57,822
Construction | 14,422 | 589 | - | - | - | 15,011
Other commercial loans | 51,297 | 446 | 5,669 | 137 | - | 57,549
Other agricultural loans | 13,318 | 234 | 105 | - | - | 13,657
State and political |  |  |  |  |  |
subdivision loans | 98,500 | - | - | - | - | 98,500
Total | $ 448,776 | $ 8,284 | $ 22,852 | $ 169 | $ - | $ 480,081
2014 |  |  |  |  |  |
Real estate loans: |  |  |  |  |  |
Commercial | $ 169,383 | $ 8,948 | $ 12,614 | $ - | $ - | $ 190,945
Agricultural | 19,575 | 3,394 | 1,670 | - | - | 24,639
Construction | 6,353 | - | - | - | - | 6,353
Other commercial loans | 40,683 | 4,413 | 2,355 | - | - | 47,451
Other agricultural loans | 9,221 | 727 | 1,117 | - | - | 11,065
State and political |  |  |  |  |  |
subdivision loans | 79,717 | - | - | - | - | 79,717
Total | $ 324,932 | $ 17,482 | $ 17,756 | $ - | $ - | $ 360,170
For residential real estate mortgages, home equities and consumer loans, credit quality is monitored based on whether the loan is performing or non-performing, which is typically based on the aging status of the loan and payment activity, unless a specific action, such as bankruptcy, repossession, death or significant delay in payment occurs to raise awareness of a possible credit event. Non-performing loans include those loans that are considered nonaccrual, described in more detail below and all loans past due 90 or more days. The following table presents the recorded investment in those loan classes based on payment activity as of December 31, 2015 and 2014 (in thousands):
2015 | Performing | Non-performing | PCI | Total
Real estate loans: |  |  |  |
Mortgages | $ 139,734 | $ 1,270 | $ 35 | $ 141,039
Home Equity | 62,236 | 132 | - | 62,368
Consumer | 11,470 | 64 | 9 | 11,543
Total | $ 213,440 | $ 1,466 | $ 44 | $ 214,950
2014 | Performing | Non-performing | PCI | Total
Real estate loans: |  |  |  |
Mortgages | $ 121,968 | $ 890 | $ - | $ 122,858
Home Equity | 62,296 | 284 | - | 62,580
Consumer | 8,444 | 53 | - | 8,497
Total | $ 192,708 | $ 1,227 | $ - | $ 193,935
Aging Analysis of Past Due Loans by Class Management further monitors the performance and credit quality of the loan portfolio by analyzing the age of the portfolio as determined by the length of time a recorded payment is past due. The following table includes an aging analysis of the recorded investment of past due loans as of December 31, 2015 and 2014 (in thousands):
|  | 30-59 Days | 60-89 Days | 90 Days | Total Past |  |  | Total Financing | 90 Days and
2015 | Past Due | Past Due | Or Greater | Due | Current | PCI | Receivables | Accruing
Real estate loans: |  |  |  |  |  |  |  |
Mortgages | $ 487 | $ 283 | $ 687 | $ 1,457 | $ 139,547 | $ 35 | $ 141,039 | $ 321
Home Equity | 630 | 15 | 121 | 766 | 61,602 | - | 62,368 | 73
Commercial | 824 | 57 | 4,139 | 5,020 | 230,352 | 2,170 | 237,542 | 60
Agricultural | 177 | 167 | - | 344 | 56,740 | 738 | 57,822 | -
Construction | - | - | - | - | 15,011 | - | 15,011 | -
Consumer | 239 | 37 | 49 | 325 | 11,209 | 9 | 11,543 | 9
Other commercial loans | 143 | 214 | 1,010 | 1,367 | 55,316 | 866 | 57,549 | 160
Other agricultural loans | 9 | - | - | 9 | 13,648 | - | 13,657 | -
State and political |  |  |  |  |  |  |  |
subdivision loans | - | - | - | - | 98,500 | - | 98,500 | -
| Total | $ 2,509 | $ 773 | $ 6,006 | $ 9,288 | $ 681,925 | $ 3,818 | $ 695,031 | $ 623
Loans considered non-accrual | $ 54 | $ 171 | $ 5,383 | $ 5,608 | $ 923 | $ - | $ 6,531 |
Loans still accruing | 2,455 | 602 | 623 | 3,680 | 681,002 | 3,818 | 688,500 |
| Total | $ 2,509 | $ 773 | $ 6,006 | $ 9,288 | $ 681,925 | $ 3,818 | $ 695,031 |
|  | 30-59 Days | 60-89 Days | 90 Days | Total Past |  |  | Total Financing | 90 Days and
2014 |  | Past Due | Past Due | Or Greater | Due | Current | PCI | Receivables | Accruing
Real estate loans: |  |  |  |  |  |  |  |
Mortgages | $ 318 | $ 230 | $ 675 | $ 1,223 | $ 121,635 | $ - | $ 122,858 | $ 214
Home Equity | 442 | 99 | 260 | 801 | 61,779 | - | 62,580 | 132
Commercial | 97 | 231 | 1,432 | 1,760 | 189,185 | - | 190,945 | 310
Agricultural | - | - | - | - | 24,639 | - | 24,639 | -
Construction | - | - | - | - | 6,353 | - | 6,353 | -
Consumer | 119 | 4 | 7 | 130 | 8,367 | - | 8,497 | 6
Other commercial loans | 503 | 258 | 476 | 1,237 | 46,214 | - | 47,451 | 174
Other agricultural loans | - | - | - | - | 11,065 | - | 11,065 | -
State and political |  |  |  |  |  |  |  |
subdivision loans | - | - | - | - | 79,717 | - | 79,717 | -
| Total | $ 1,479 | $ 822 | $ 2,850 | $ 5,151 | $ 548,954 | $ - | $ 554,105 | $ 836
Loans considered non-accrual | $ 48 | $ 181 | $ 2,014 | $ 2,243 | $ 4,356 | $ - | $ 6,599 |
Loans still accruing | 1,431 | 641 | 836 | 2,908 | 544,598 | - | 547,506 |
| Total | $ 1,479 | $ 822 | $ 2,850 | $ 5,151 | $ 548,954 | $ - | $ 554,105 |
Nonaccrual Loans Loans are considered for nonaccrual status upon reaching 90 days delinquency, unless the loan is well secured and in the process of collection, although the Company may be receiving partial payments of interest and partial repayments of principal on such loans or if full payment of principal and interest is not expected. The following table reflects the loans on nonaccrual status as of December 31, 2015 and 2014, respectively. The balances are presented by class of loan (in thousands):
|  | 2015 |  | 2014
Real estate loans: |  |  |
Mortgages | $ 949 |  | $ 676
Home Equity | 59 |  | 152
Commercial | 4,422 |  | 5,010
Agricultural | 34 |  | -
Construction | - |  | -
Consumer | 55 |  | 47
Other commercial loans | 1,012 |  | 714
Other agricultural loans | - |  | -
State and political subdivision | - |  | -
|  | $ 6,531 |  | $ 6,599
Interest income on loans would have increased by approximately $463,000, $527,000 and, $632,000 during 2015, 2014 and 2013, respectively, if these loans had performed in accordance with their terms. Troubled Debt Restructurings (TDR) In situations where, for economic or legal reasons related to a borrower's financial difficulties, management may grant a concession for other than an insignificant period of time to the borrower that would not otherwise be considered, the related loan is classified as a TDR. Management strives to identify borrowers in financial difficulty early and work with them to modify more affordable terms before their loan reaches nonaccrual status. These modified terms may include rate reductions, principal forgiveness, payment forbearance and other actions intended to minimize the economic loss and to avoid foreclosure or repossession of the collateral. In cases where borrowers are granted new terms that provide for a reduction of either interest or principal, management measures any impairment on the restructuring by calculating the present value of the revised loan terms and comparing this balance to the Company’s investment in the loan prior to the restructuring. As these loans are individually evaluated, they are excluded from pooled portfolios when calculating the allowance for loan and lease losses and a separate allocation within the allowance for loan and lease losses is provided. Management continually evaluates loans that are considered TDRs, including payment history under the modified loan terms, the borrower’s ability to continue to repay the loan based on continued evaluation of their operating results and cash flows from operations. Based on this evaluation management would no longer consider a loan to be a TDR when the relevant facts support such a conclusion. As of December 31, 2015, 2014 and 2013, included within the allowance for loan losses are reserves of $37,000, $26,000 and $28,000, respectively, that are associated with loans modified as TDRs. Loan modifications that are considered TDRs completed during the years ended December 31, 2015, 2014 and 2013 were as follows (dollars in thousands):
| Number of contracts | Pre-modification Outstanding Recorded Investment | Post-Modification Outstanding Recorded Investment
| Interest Modification | Term Modification | Interest Modification | Term Modification | Interest Modification | Term Modification
2015 |  |  |  |  |  |
Real estate loans: |  |  |  |  |  |
Mortgages | 1 | 1 | $ 71 | $ 19 | $ 71 | $ 19
Total | 1 | 1 | $ 71 | $ 19 | $ 71 | $ 19
2014 |  |  |  |  |  |  |
Real estate loans: |  |  |  |  |  |  |
Commercial | - | 2 | $ - | $ 153 | $ - | $ 153
Total | - | 2 | $ - | $ 153 | $ - | $ 153
2013 |  |  |  |  |  |  |
Real estate loans: |  |  |  |  |  |  |
Mortgages | 1 | - | $ 72 | $ - | $ 72 | $ -
Commercial | - | 2 | - | 1,365 | - | 1,365
Other commercial loans | - | 2 | - | 1,530 | - | 1,530
Total | 1 | 4 | $ 72 | $ 2,895 | $ 72 | $ 2,895
Recidivism, or the borrower defaulting on its obligation pursuant to a modified loan, results in the loan once again becoming a non-accrual loan. Recidivism occurs at a notably higher rate than do defaults on new origination loans, so modified loans present a higher risk of loss than do new origination loans. The following table presents the recorded investment in loans that were modified as TDRs during each 12-month period prior to the current reporting periods, which begin January 1, 2015, 2014 and 2013, respectively, and that subsequently defaulted during these reporting periods (dollars in thousands):
| 2015 | 2014 | 2013
| Number of contracts | Recorded investment | Number of contracts | Recorded investment | Number of contracts | Recorded investment
Real estate loans: |  |  |  |  |  |
Commercial | - | $ - | 1 | $ 50 | 1 | $ 55
Other commercial loans | - | - | - | - | 1 | 6
Total recidivism | - | $ - | 1 | $ 50 | 2 | $ 61
Foreclosed Assets Held For Sale Foreclosed assets acquired in settlement of loans are carried at fair value, less estimated costs to sell, and are included in other assets on the Consolidated Balance Sheet. As of December 31, 2015 and 2014 included with other assets are $1,354,000 and $1,792,000, respectively, of foreclosed assets. As of December 31, 2015, included within the foreclosed assets is $339,000 of consumer residential mortgages that were foreclosed on or received via a deed in lieu transaction prior to the period end. As of December 31, 2015, the Company has initiated formal foreclosure proceedings on $1,199,000 of consumer residential mortgages, which have not yet been transferred into foreclosed assets. Allowance for Loan Losses The following tables roll forward the balance of the allowance for loan and lease losses for the years ended December 31, 2015, 2014 and 2013 and is segregated into the amount required for loans individually evaluated for impairment and the amount required for loans collectively evaluated for impairment as of December 31, 2015, 2014 and 2013 (in thousands):
| Balance at December 31, 2014 | Charge-offs | Recoveries | Provision | Balance at December 31, 2015 | Individually evaluated for impairment | Collectively evaluated for impairment
Real estate loans: |  |  |  |  |  |  |
Residential | $ 878 | $ (66) | $ - | $ 93 | $ 905 | $ 37 | $ 868
Commercial and agricultural | 3,870 | (84) | 14 | (15) | 3,785 | 62 | 3,723
Construction | 26 | - | - | (2) | 24 | - | 24
Consumer | 84 | (47) | 33 | 32 | 102 | - | 102
Other commercial and agricultural loans | 1,224 | (41) | 2 | 120 | 1,305 | 256 | 1,049
State and political |  |  |  | - |  |  |
subdivision loans | 545 | - | - | 48 | 593 | - | 593
Unallocated | 188 | - | - | 204 | 392 | - | 392
Total | $ 6,815 | $ (238) | $ 49 | $ 480 | $ 7,106 | $ 355 | $ 6,751
| Balance at December 31, 2013 | Charge-offs | Recoveries | Provision | Balance at December 31, 2014 | Individually evaluated for impairment | Collectively evaluated for impairment
Real estate loans: |  |  |  |  |  |  |
Residential | $ 946 | $ (97) | $ - | $ 29 | $ 878 | $ 25 | $ 853
Commercial and agricultural | 4,558 | (516) | 15 | (187) | 3,870 | 72 | 3,798
Construction | 50 | - | - | (24) | 26 | - | 26
Consumer | 105 | (47) | 27 | (1) | 84 | - | 84
Other commercial and agricultural loans | 942 | (250) | - | 532 | 1,224 | 1 | 1,223
State and political |  |  |  | - |  |  |
subdivision loans | 330 | - | - | 215 | 545 | - | 545
Unallocated | 167 | - | - | 21 | 188 | - | 188
Total | $ 7,098 | $ (910) | $ 42 | $ 585 | $ 6,815 | $ 98 | $ 6,717
| Balance at December 31, 2012 | Charge-offs | Recoveries | Provision | Balance at December 31, 2013 | Individually evaluated for impairment | Collectively evaluated for impairment
Real estate loans: |  |  |  |  |  |  |
Residential | $ 875 | $ (17) | $ 5 | $ 83 | $ 946 | $ 27 | $ 919
Commercial and agricultural | 4,437 | (62) | 5 | 178 | 4,558 | 305 | 4,253
Construction | 38 | - | - | 12 | 50 | - | 50
Consumer | 119 | (54) | 33 | 7 | 105 | - | 105
Other commercial and agricultural loans | 728 | (1) | - | 215 | 942 | 1 | 941
State and political |  |  |  | - |  |  |
subdivision loans | 271 | - | - | 59 | 330 | - | 330
Unallocated | 316 | - | - | (149) | 167 | - | 167
Total | $ 6,784 | $ (134) | $ 43 | $ 405 | $ 7,098 | $ 333 | $ 6,765
As discussed in Footnote 1, management evaluates various qualitative factors on a quarterly basis. The following are factors that experienced changes during: 2015
· | The qualitative factor for national, state, regional and local economic trends and business conditions was increased for all loan categories due to an increase in the unemployment rates in the local economy during 2015 and the reduction in natural gas exploration and extraction activity.
· | The qualitative factors for changes in levels of and trends in delinquencies and impaired/classified loans were decreased for commercial and agricultural real estate due to the decrease in the amount of loans classified as substandard, excluding loans acquired as part of the FNB acquisition. While there has been an increase in delinquencies of commercial and agricultural real estate loans, the qualitative factor was not increased. The increase in delinquencies is attributable to one relationship, which is classified as impaired and management does not believe that this delinquency is a reflection of a further decrease in the credit quality of the commercial and agricultural real estate loan portfolio.
· | The qualitative factors for changes in levels of and trends in delinquencies, impaired/classified loans were increased for other commercial and agricultural loans due to an increase in the amount of loans classified as substandard.
· | The qualitative factor for levels of and trends in charge-offs and recoveries was decreased for commercial and agricultural real estate and other commercial and agricultural loans due to the decrease in charge-offs compared to the prior year as charge-offs returned to historical norms for the Bank.
· | The qualitative factor for experience, ability and depth of lending management and other relevant staff was decreased for commercial real estate, agricultural real estate, other commercial and other agricultural loans due to the length of time employees involved throughout the loan process have been in their positions.
· | The qualitative factor for industry conditions, including the effects of external factors such as competition, legal, and regulatory requirements on the level of estimated credit losses was increased for commercial and agricultural related loans due to the decrease in the price received for product sold and the increase in feed costs that has occurred in 2015, which negatively affected customer earnings.
· | The qualitative factor for levels of and trends in charge-offs and recoveries was increased for residential real estate loans due to the increase in charge-offs compared to historical norms for the Company.
· | The qualitative factors for changes in levels of and trends in delinquencies and impaired/classified loans was increased for residential mortgages due to increases in the amount of non-performing loans.
2014
· | The qualitative factor for national, state, regional and local economic trends and business conditions was decreased for all loan categories due to a decrease in both local and state the unemployment rates.
· | The qualitative factors for changes in levels of and trends in delinquencies, impaired/classified loans were decreased for commercial and agricultural real estate due to the decrease in the Company’s classified loans to its lowest level in three years and a decrease in the amount of loans past due. This was the primary cause of the negative provision of $187,000, as substandard loans decreased $11,168,000 from 2013 to 2014.
· | The qualitative factors for changes in levels of and trends in delinquencies, impaired/classified loans were increased for other commercial loans due to an increase in classified loans and delinquency during 2014.
· | The qualitative factor for levels of and trends in charge-offs and recoveries was increased for commercial real estate and other commercial loans due to the increase in charge-offs compared to historical norms for the Bank.
· | The qualitative factor for experience, ability and depth of lending management and other relevant staff was decreased for all loan categories due to the length of time employees involved throughout the loan process have been in their positions.
· | The qualitative factor for industry conditions, including the effects of external factors such as competition, legal, and regulatory requirements on the level of estimated credit losses was decreased for agricultural related loans due to the improvement in the agricultural economy as reflected by milk and commodity prices and our customers financial results.
2013
· | The qualitative factor for national, state, regional and local economic trends and business conditions was increased for all loan categories due to rising unemployment rates in the local economy as a result of the slowdown in Marcellus shale natural gas exploration activities.
· | The qualitative factor for trends in volume, terms and nature of the loan portfolio was increased for commercial and agricultural real estate, other commercial and agricultural loans and state and political subdivision loan categories due to the increase of the number of loans that are participations that were purchased from other banks and therefore subject to different underwriting standards.

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