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Note 7 - Loans and Related Allowance for Loan and Lease Losses | 9 Months Ended
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Sep. 30, 2014
Receivables [Abstract] |
Loans, Notes, Trade and Other Receivables Disclosure [Text Block] | NOTE 7 - LOANS AND RELATED ALLOWANCE FOR LOAN AND LEASE LOSSES Major classifications of loans are summarized as follows (in thousands):
|  | September 30, |  |  | December 31, |
|  | 2014 |  |  | 2013 |
Commercial and industrial |  | $ | 58,874 |  |  | $ | 54,498 |
Real estate - construction |  |  | 29,287 |  |  |  | 25,601 |
Real estate - mortgage: |  |  |  |  |  |  |  |
Residential |  |  | 224,223 |  |  |  | 210,310 |
Commercial |  |  | 149,488 |  |  |  | 141,171 |
Consumer installment |  |  | 6,135 |  |  |  | 4,145 |
|  |  | 468,007 |  |  |  | 435,725 |
Less allowance for loan and lease losses |  |  | 7,288 |  |  |  | 7,046 |
Net loans |  | $ | 460,719 |  |  | $ | 428,679 |
The Company’s primary business activity is with customers located within its local trade area, eastern Geauga County, and contiguous counties to the north, east, and south. The Company also serves the central Ohio market with offices in Dublin and Westerville, Ohio. Commercial, residential, consumer, and agricultural loans are granted. Although the Company has a diversified loan portfolio, loans outstanding to individuals and businesses are dependent upon the local economic conditions in the Company’s immediate trade area. Loans that management has the intent and ability to hold for the foreseeable future or until maturity or payoff generally are reported at their outstanding unpaid principal balances net of the allowance for loan and lease losses. Interest income is recognized as income when earned on the accrual method. The accrual of interest is discontinued on a loan when management believes, after considering economic and business conditions, the borrower’s financial condition is such that collection of interest is doubtful. Interest received on nonaccrual loans is recorded as income or applied against principal according to management’s judgment as to the collectability of such principal. Loan origination fees and certain direct loan origination costs are being deferred and the net amount amortized as an adjustment of the related loan’s yield. Management is amortizing these amounts over the contractual life of the related loans. The following tables summarize the primary segments of the loan portfolio and allowance for loan and lease losses (in thousands):
|  |  |  |  |  |  |  |  |  | Real Estate- Mortgage |  |  |  |  |  |  |  |  |
September 30, 2014 |  | Commercial and industrial |  |  | Real estate- construction |  |  | Residential |  |  | Commercial |  |  | Consumer installment |  |  | Total |
Loans: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Individually evaluated for impairment |  | $ | 1,567 |  |  | $ | 3,459 |  |  | $ | 5,503 |  |  | $ | 4,996 |  |  | $ | 7 |  |  | $ | 15,532 |
Collectively evaluated for impairment |  |  | 57,307 |  |  |  | 25,828 |  |  |  | 218,720 |  |  |  | 144,492 |  |  |  | 6,128 |  |  |  | 452,475 |
Total loans |  | $ | 58,874 |  |  | $ | 29,287 |  |  | $ | 224,223 |  |  | $ | 149,488 |  |  | $ | 6,135 |  |  | $ | 468,007 |
|  |  |  |  |  |  |  |  |  | Real Estate- Mortgage |  |  |  |  |  |  |  |  |
December 31, 2013 |  | Commercial and industrial |  |  | Real estate- construction |  |  | Residential |  |  | Commercial |  |  | Consumer installment |  |  | Total |
Loans: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Individually evaluated for impairment |  | $ | 1,891 |  |  | $ | 4,011 |  |  | $ | 5,882 |  |  | $ | 7,175 |  |  | $ | 6 |  |  | $ | 18,965 |
Collectively evaluated for impairment |  |  | 52,607 |  |  |  | 21,590 |  |  |  | 204,428 |  |  |  | 133,996 |  |  |  | 4,139 |  |  |  | 416,760 |
Total loans |  | $ | 54,498 |  |  | $ | 25,601 |  |  | $ | 210,310 |  |  | $ | 141,171 |  |  | $ | 4,145 |  |  | $ | 435,725 |
|  |  |  |  |  |  |  |  |  | Real Estate- Mortgage |  |  |  |  |  |  |  |  |
September 30, 2014 |  | Commercial and industrial |  |  | Real estate- construction |  |  | Residential |  |  | Commercial |  |  | Consumer installment |  |  | Total |
Allowance for loan and lease losses: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Ending allowance balance attributable to loans: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Individually evaluated for impairment |  | $ | 79 |  |  | $ | 600 |  |  | $ | 907 |  |  | $ | 170 |  |  | $ | 3 |  |  | $ | 1,759 |
Collectively evaluated for impairment |  |  | 607 |  |  |  | 243 |  |  |  | 3,043 |  |  |  | 1,584 |  |  |  | 52 |  |  |  | 5,529 |
Total ending allowance balance |  | $ | 686 |  |  | $ | 843 |  |  | $ | 3,950 |  |  | $ | 1,754 |  |  | $ | 55 |  |  | $ | 7,288 |
|  |  |  |  |  |  |  |  |  | Real Estate- Mortgage |  |  |  |  |  |  |  |  |
December 31, 2013 |  | Commercial and industrial |  |  | Real estate- construction |  |  | Residential |  |  | Commercial |  |  | Consumer installment |  |  | Total |
Allowance for loan and lease losses: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Ending allowance balance attributable to loans: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Individually evaluated for impairment |  | $ | 179 |  |  | $ | 210 |  |  | $ | 855 |  |  | $ | 563 |  |  | $ | - |  |  | $ | 1,807 |
Collectively evaluated for impairment |  |  | 435 |  |  |  | 366 |  |  |  | 2,809 |  |  |  | 1,607 |  |  |  | 22 |  |  |  | 5,239 |
Total ending allowance balance |  | $ | 614 |  |  | $ | 576 |  |  | $ | 3,664 |  |  | $ | 2,170 |  |  | $ | 22 |  |  | $ | 7,046 |
The commercial real estate loans individually evaluated for impairment declined during the period ended September 30, 2014 mostly due to the payoff of a $2.1 million relationship. The Company’s loan portfolio is segmented to a level that allows management to monitor risk and performance. The portfolio is segmented into Commercial and Industrial (“C&I”), Real Estate Construction, Real Estate - Mortgage which is further segmented into Residential and Commercial real estate, and Consumer Installment Loans. The C&I loan segment consists of loans made for the purpose of financing the activities of commercial customers. The residential mortgage loan segment consists of loans made for the purpose of financing the activities of residential homeowners. The commercial mortgage loan segment consists of loans made for the purpose of financing the activities of commercial real estate owners and operators. The consumer loan segment consists primarily of installment loans and overdraft lines of credit connected with customer deposit accounts. Management evaluates individual loans in all of the commercial segments for possible impairment based on Board guidance. Loans are considered to be impaired when, based on current information and events, it is probable that the Company will be unable to collect the scheduled payments of principal or interest when due according to the contractual terms of the loan agreement. Factors considered by management in evaluating impairment include payment status, collateral value, and the probability of collecting scheduled principal and interest payments when due. Management determines the significance of payment delays and payment shortfalls on a case-by-case basis, taking into consideration all of the circumstances surrounding the loan and the borrower, including the length of the delay, the reasons for the delay, the borrower’s prior payment record, and the amount of the shortfall in relation to the principal and interest owed. The Company does not separately evaluate individual consumer and residential mortgage loans for impairment, unless such loans are part of a larger relationship that is impaired. Once the determination has been made that a loan is impaired, the determination of whether a specific allocation of the allowance is necessary is measured by comparing the recorded investment in the loan to the fair value of the loan using one of the following methods: (a) the present value of expected future cash flows discounted at the loan’s effective interest rate; (b) the loan’s observable market price; or (c) the fair value of the collateral less selling costs. The method is selected on a loan-by-loan basis, with management primarily utilizing the fair value of collateral method. The evaluation of the need and amount of a specific allocation of the allowance and whether a loan can be removed from impairment status is made on a quarterly basis. The Company’s policy for recognizing interest income on impaired loans does not differ from its overall policy for interest recognition. The following tables present impaired loans by class, segregated by those for which a specific allowance was required and those for which a specific allowance was not necessary (in thousands):
September 30, 2014 |
Impaired Loans |
|  | Recorded |  |  | Unpaid |  |  | Related |
|  | Investment |  |  | Principal Balance |  |  | Allowance |
With no related allowance recorded: |  |  |  |  |  |  |  |  |  |  |  |
Commercial and industrial |  | $ | 1,217 |  |  | $ | 1,216 |  |  | $ | - |
Real estate - construction |  |  | 2,859 |  |  |  | 2,859 |  |  |  | - |
Real estate - mortgage: |  |  |  |  |  |  |  |  |  |  |  |
Residential |  |  | 2,542 |  |  |  | 2,538 |  |  |  | - |
Commercial |  |  | 4,147 |  |  |  | 4,143 |  |  |  | - |
Consumer installment |  |  | - |  |  |  | - |  |  |  | - |
Total |  | $ | 10,765 |  |  | $ | 10,756 |  |  | $ | - |
With an allowance recorded: |  |  |  |  |  |  |  |  |  |  |  |
Commercial and industrial |  | $ | 350 |  |  | $ | 350 |  |  | $ | 79 |
Real estate - construction |  |  | 600 |  |  |  | 600 |  |  |  | 600 |
Real estate - mortgage: |  |  |  |  |  |  |  |  |  |  |  |
Residential |  |  | 2,961 |  |  |  | 2,959 |  |  |  | 907 |
Commercial |  |  | 849 |  |  |  | 848 |  |  |  | 170 |
Consumer installment |  |  | 7 |  |  |  | 7 |  |  |  | 3 |
Total |  | $ | 4,767 |  |  | $ | 4,764 |  |  | $ | 1,759 |
Total: |  |  |  |  |  |  |  |  |  |  |  |
Commercial and industrial |  | $ | 1,567 |  |  | $ | 1,566 |  |  | $ | 79 |
Real estate - construction |  |  | 3,459 |  |  |  | 3,459 |  |  |  | 600 |
Real estate - mortgage: |  |  |  |  |  |  |  |  |  |  |  |
Residential |  |  | 5,503 |  |  |  | 5,497 |  |  |  | 907 |
Commercial |  |  | 4,996 |  |  |  | 4,991 |  |  |  | 170 |
Consumer installment |  |  | 7 |  |  |  | 7 |  |  |  | 3 |
Total |  | $ | 15,532 |  |  | $ | 15,520 |  |  | $ | 1,759 |
December 31, 2013 |
Impaired Loans |
|  | Recorded |  |  | Unpaid |  |  | Related |
|  | Investment |  |  | Principal Balance |  |  | Allowance |
With no related allowance recorded: |  |  |  |  |  |  |  |  |  |  |  |
Commercial and industrial |  | $ | 1,357 |  |  | $ | 1,357 |  |  | $ | - |
Real estate - construction |  |  | 124 |  |  |  | 124 |  |  |  | - |
Real estate - mortgage: |  |  |  |  |  |  |  |  |  |  |  |
Residential |  |  | 2,704 |  |  |  | 2,892 |  |  |  | - |
Commercial |  |  | 5,093 |  |  |  | 5,093 |  |  |  | - |
Consumer installment |  |  | 6 |  |  |  | 6 |  |  |  | - |
Total |  | $ | 9,284 |  |  | $ | 9,472 |  |  | $ | - |
With an allowance recorded: |  |  |  |  |  |  |  |  |  |  |  |
Commercial and industrial |  | $ | 534 |  |  | $ | 534 |  |  | $ | 179 |
Real estate - construction |  |  | 3,887 |  |  |  | 3,887 |  |  |  | 210 |
Real estate - mortgage: |  |  |  |  |  |  |  |  |  |  |  |
Residential |  |  | 3,178 |  |  |  | 3,217 |  |  |  | 855 |
Commercial |  |  | 2,082 |  |  |  | 2,082 |  |  |  | 563 |
Consumer installment |  |  | - |  |  |  | - |  |  |  | - |
Total |  | $ | 9,681 |  |  | $ | 9,720 |  |  | $ | 1,807 |
Total: |  |  |  |  |  |  |  |  |  |  |  |
Commercial and industrial |  | $ | 1,891 |  |  | $ | 1,891 |  |  | $ | 179 |
Real estate - construction |  |  | 4,011 |  |  |  | 4,011 |  |  |  | 210 |
Real estate - mortgage: |  |  |  |  |  |  |  |  |  |  |  |
Residential |  |  | 5,882 |  |  |  | 6,109 |  |  |  | 855 |
Commercial |  |  | 7,175 |  |  |  | 7,175 |  |  |  | 563 |
Consumer installment |  |  | 6 |  |  |  | 6 |  |  |  | - |
Total |  | $ | 18,965 |  |  | $ | 19,192 |  |  | $ | 1,807 |
The following tables present interest income by class, recognized on impaired loans (in thousands):
|  | For the Three Months Ended September 30, 2014 |  |  | For the Nine Months Ended September 30, 2014 |
|  | Average Recorded Investment |  |  | Interest Income Recognized |  |  | Average Recorded Investment |  |  | Interest Income Recognized |
Commercial and industrial |  | $ | 1,842 |  |  | $ | 22 |  |  | $ | 2,107 |  |  | $ | 71 |
Real estate - construction |  |  | 3,556 |  |  |  | 38 |  |  |  | 3,644 |  |  |  | 119 |
Real estate - mortgage: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Residential |  |  | 5,328 |  |  |  | 62 |  |  |  | 5,319 |  |  |  | 164 |
Commercial |  |  | 5,192 |  |  |  | 83 |  |  |  | 5,678 |  |  |  | 241 |
Consumer installment |  |  | 11 |  |  |  | - |  |  |  | 12 |  |  |  | - |
|  | For the Three Months Ended September 30, 2013 |  |  | For the Nine Months Ended September 30, 2013 |
|  | Average Recorded Investment |  |  | Interest Income Recognized |  |  | Average Recorded Investment |  |  | Interest Income Recognized |
Commercial and industrial |  | $ | 2,643 |  |  | $ | 15 |  |  | $ | 2,687 |  |  | $ | 70 |
Real estate - construction |  |  | 3,850 |  |  |  | 58 |  |  |  | 3,499 |  |  |  | 95 |
Real estate - mortgage: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Residential |  |  | 5,274 |  |  |  | 69 |  |  |  | 4,937 |  |  |  | 143 |
Commercial |  |  | 6,669 |  |  |  | 106 |  |  |  | 6,018 |  |  |  | 216 |
Consumer installment |  |  | 14 |  |  |  | 1 |  |  |  | 18 |  |  |  | 1 |
Management uses a nine point internal risk rating system to monitor the credit quality of the overall loan portfolio. The first five categories are considered not criticized, and are aggregated as “Pass” rated. The criticized rating categories used by management generally follow bank regulatory definitions. The Special Mention category includes assets that are currently protected but are potentially weak, resulting in an undue and unwarranted credit risk, but not to the point of justifying a Substandard classification. Loans in the Substandard category have well-defined weaknesses that jeopardize the liquidation of the debt, and have a distinct possibility that some loss will be sustained if the weaknesses are not corrected. All loans greater than 90 days past due are considered Substandard. Assets classified as “doubtful” have all the weaknesses inherent in those classified substandard, with the added characteristic that the weaknesses make collection of principal in full — on the basis of currently existing facts, conditions, and values — highly questionable and improbable. Any portion of a loan that has been charged off is placed in the Loss category. To help ensure that risk ratings are accurate and reflect the present and future capacity of borrowers to repay a loan as agreed, the Company has a structured loan rating process with several layers of internal and external oversight. Generally, consumer and residential mortgage loans are included in the Pass categories unless a specific action, such as bankruptcy, repossession, or death occurs to raise awareness of a possible credit loss. The Company’s Commercial Loan Officers are responsible for the timely and accurate risk rating of the loans in their portfolios at origination and on an ongoing basis. The Credit Department performs an annual review based on Board guidance. Confirmation of the appropriate risk grade is included in the review on an ongoing basis. The Company has an experienced Loan Review Department that continually reviews and assesses loans within the portfolio. The Company engages an external consultant to conduct loan reviews on a semi-annual basis. Generally, the external consultant reviews commercial relationships greater than $250,000 and/or criticized relationships greater than $125,000. Detailed reviews, including plans for resolution, are performed on loans classified as Substandard on a quarterly basis. Loans in the Special Mention and Substandard categories that are collectively evaluated for impairment are given separate consideration in the determination of the allowance. The primary risk of commercial and industrial loans is the current economic uncertainties. C&I loans are, by nature, secured by less substantial collateral than real estate-secured loans. The primary risk of real estate construction loans is potential delays and /or disputes during the completion process. The primary risk of residential real estate loans is current economic uncertainties along with the slow recovery in the housing market. The primary risk of commercial real estate loans is loss of income of the owner or occupier of the property and the inability of the market to sustain rent levels. Consumer installment loans historically have experienced higher delinquency rates. Consumer installments are typically secured by less substantial collateral than other types of credits. The following tables present the classes of the loan portfolio summarized by the aggregate Pass and the criticized categories of Special Mention, Substandard and Doubtful within the internal risk rating system (in thousands):
|  |  |  |  |  | Special |  |  |  |  |  |  |  |  |  |  | Total |
|  | Pass |  |  | Mention |  |  | Substandard |  |  | Doubtful |  |  | Loans |
September 30, 2014 |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Commercial and industrial |  | $ | 56,619 |  |  | $ | 718 |  |  | $ | 1,498 |  |  | $ | 39 |  |  | $ | 58,874 |
Real estate - construction |  |  | 28,687 |  |  |  | - |  |  |  | - |  |  |  | 600 |  |  |  | 29,287 |
Real estate - mortgage: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Residential |  |  | 212,706 |  |  |  | 899 |  |  |  | 10,618 |  |  |  | - |  |  |  | 224,223 |
Commercial |  |  | 145,464 |  |  |  | 163 |  |  |  | 3,861 |  |  |  | - |  |  |  | 149,488 |
Consumer installment |  |  | 6,112 |  |  |  | - |  |  |  | 23 |  |  |  | - |  |  |  | 6,135 |
Total |  | $ | 449,588 |  |  | $ | 1,780 |  |  | $ | 16,000 |  |  | $ | 639 |  |  | $ | 468,007 |
|  |  |  |  |  | Special |  |  |  |  |  |  |  |  |  |  | Total |
|  | Pass |  |  | Mention |  |  | Substandard |  |  | Doubtful |  |  | Loans |
December 31, 2013 |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Commercial and industrial |  | $ | 52,078 |  |  | $ | 772 |  |  | $ | 1,605 |  |  | $ | 43 |  |  | $ | 54,498 |
Real estate - construction |  |  | 24,052 |  |  |  | 907 |  |  |  | 642 |  |  |  | - |  |  |  | 25,601 |
Real estate - mortgage: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Residential |  |  | 198,479 |  |  |  | 774 |  |  |  | 11,057 |  |  |  | - |  |  |  | 210,310 |
Commercial |  |  | 132,931 |  |  |  | 2,232 |  |  |  | 6,008 |  |  |  | - |  |  |  | 141,171 |
Consumer installment |  |  | 4,129 |  |  |  | - |  |  |  | 16 |  |  |  | - |  |  |  | 4,145 |
Total |  | $ | 411,669 |  |  | $ | 4,685 |  |  | $ | 19,328 |  |  | $ | 43 |  |  | $ | 435,725 |
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. Nonperforming assets include nonaccrual loans, troubled debt restructurings (TDRs), loans 90 days or more past due, EMORECO assets, other real estate owned, and repossessed assets. A loan is classified as nonaccrual when, in the opinion of management, there are serious doubts about collectability of interest and principal. Accrual of interest is discontinued on a loan when management believes, after considering economic and business conditions, the borrower’s financial condition is such that collection of principal and interest is doubtful. Payments received on nonaccrual loans are applied against principal according to management’s shadow accounting system. The following tables present the classes of the loan portfolio summarized by the aging categories of performing loans and nonaccrual loans (in thousands):
|  |  |  |  |  | Still Accruing |  |  |  |  |  |  |  |  |
|  |  |  |  |  | 30-59 Days |  |  | 60-89 Days |  |  | 90 Days+ |  |  | Total |  |  | Non- |  |  | Total |
|  | Current |  |  | Past Due |  |  | Past Due |  |  | Past Due |  |  | Past Due |  |  | Accrual |  |  | Loans |
September 30, 2014 |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Commercial and industrial |  | $ | 58,231 |  |  | $ | 56 |  |  | $ | 66 |  |  | $ | 1 |  |  | $ | 122 |  |  | $ | 521 |  |  | $ | 58,874 |
Real estate - construction |  |  | 28,687 |  |  |  | - |  |  |  | - |  |  |  | - |  |  |  | - |  |  |  | 600 |  |  |  | 29,287 |
Real estate - mortgage: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Residential |  |  | 215,999 |  |  |  | 1,128 |  |  |  | 139 |  |  |  | 24 |  |  |  | 1,292 |  |  |  | 6,932 |  |  |  | 224,223 |
Commercial |  |  | 147,938 |  |  |  | 559 |  |  |  | 163 |  |  |  | - |  |  |  | 722 |  |  |  | 828 |  |  |  | 149,488 |
Consumer installment |  |  | 6,095 |  |  |  | 21 |  |  |  | 1 |  |  |  | - |  |  |  | 22 |  |  |  | 17 |  |  |  | 6,135 |
Total |  | $ | 456,951 |  |  | $ | 1,765 |  |  | $ | 369 |  |  | $ | 25 |  |  | $ | 2,158 |  |  | $ | 8,898 |  |  | $ | 468,007 |
|  |  |  |  |  | Still Accruing |  |  |  |  |  |  |  |  |
|  |  |  |  |  | 30-59 Days |  |  | 60-89 Days |  |  | 90 Days+ |  |  | Total |  |  | Non- |  |  | Total |
|  | Current |  |  | Past Due |  |  | Past Due |  |  | Past Due |  |  | Past Due |  |  | Accrual |  |  | Loans |
December 31, 2013 |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Commercial and industrial |  | $ | 53,366 |  |  | $ | 521 |  |  | $ | 359 |  |  | $ | 38 |  |  | $ | 918 |  |  | $ | 214 |  |  | $ | 54,498 |
Real estate - construction |  |  | 24,945 |  |  |  | 17 |  |  |  | 639 |  |  |  | - |  |  |  | 656 |  |  |  | - |  |  |  | 25,601 |
Real estate - mortgage: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Residential |  |  | 200,041 |  |  |  | 2,079 |  |  |  | 481 |  |  |  | 143 |  |  |  | 2,703 |  |  |  | 7,566 |  |  |  | 210,310 |
Commercial |  |  | 139,730 |  |  |  | 598 |  |  |  | 100 |  |  |  | - |  |  |  | 698 |  |  |  | 743 |  |  |  | 141,171 |
Consumer installment |  |  | 4,083 |  |  |  | 38 |  |  |  | 16 |  |  |  | - |  |  |  | 54 |  |  |  | 8 |  |  |  | 4,145 |
Total |  | $ | 422,165 |  |  | $ | 3,253 |  |  | $ | 1,595 |  |  | $ | 181 |  |  | $ | 5,029 |  |  | $ | 8,531 |  |  | $ | 435,725 |
An allowance for loan and lease losses (“ALLL”) is maintained to absorb losses from the loan portfolio. The ALLL is based on management’s continuing evaluation of the risk characteristics and credit quality of the loan portfolio, assessment of current economic conditions, diversification and size of the portfolio, adequacy of collateral, past and anticipated loss experience, and the amount of nonperforming loans. The Company’s methodology for determining the ALLL is based on the requirements of ASC Section 310-10-35 for loans individually evaluated for impairment (discussed above) and ASC Subtopic 450-20 for loans collectively evaluated for impairment, as well as the Interagency Policy Statements on the Allowance for Loan and Lease Losses and other bank regulatory guidance. The total of the two components represents the Company’s ALLL. Management also performs impairment analyses on TDRs, which may result in specific reserves. Loans that are collectively evaluated for impairment are analyzed with general allowances being made as appropriate. For general allowances, historical loss trends are used in the estimation of losses in the current portfolio. These historical loss amounts are modified by other qualitative factors. The classes described above, which are based on the purpose code assigned to each loan, provide the starting point for the ALLL analysis. Management tracks the historical net charge-off activity at the purpose code level. A historical charge-off factor is calculated using the last four consecutive historical quarters. Management has identified a number of additional qualitative factors which it uses to supplement the historical charge-off factor because these factors are likely to cause estimated credit losses associated with the existing loan pools to differ from historical loss experience. The additional factors that are evaluated quarterly and updated using information obtained from internal, regulatory, and governmental sources are: national and local economic trends and conditions; levels of and trends in delinquency rates and nonaccrual loans; trends in volumes and terms of loans; effects of changes in lending policies; experience, ability, and depth of lending staff; value of underlying collateral; and concentrations of credit from a loan type, industry and/or geographic standpoint. Management reviews the loan portfolio on a quarterly basis using a defined, consistently applied process in order to make appropriate and timely adjustments to the ALLL. When information confirms all or part of specific loans to be uncollectible, these amounts are promptly charged off against the ALLL. The following tables summarize the primary segments of the loan portfolio (in thousands):
|  | Commercial and industrial |  |  | Real estate- construction |  |  | Real estate- residential mortgage |  |  | Real estate- commercial mortgage |  |  | Consumer installment |  |  | Total |
ALLL balance at December 31, 2013 |  | $ | 614 |  |  | $ | 576 |  |  | $ | 3,664 |  |  | $ | 2,170 |  |  | $ | 22 |  |  | $ | 7,046 |
Charge-offs |  |  | (95 | ) |  |  | - |  |  |  | (481 | ) |  |  | - |  |  |  | (40 | ) |  |  | (616 | )
Recoveries |  |  | 88 |  |  |  | 60 |  |  |  | 289 |  |  |  | 40 |  |  |  | 11 |  |  |  | 488 |
Provision |  |  | 79 |  |  |  | 207 |  |  |  | 478 |  |  |  | (456 | ) |  |  | 62 |  |  |  | 370 |
ALLL balance at September 30, 2014 |  | $ | 686 |  |  | $ | 843 |  |  | $ | 3,950 |  |  | $ | 1,754 |  |  | $ | 55 |  |  | $ | 7,288 |
|  | Commercial and industrial |  |  | Real estate- construction |  |  | Real estate- residential mortgage |  |  | Real estate- commercial mortgage |  |  | Consumer installment |  |  | Total |
ALLL balance at December 31, 2012 |  | $ | 1,732 |  |  | $ | 1,123 |  |  | $ | 2,872 |  |  | $ | 1,991 |  |  | $ | 61 |  |  | $ | 7,779 |
Charge-offs |  |  | (325 | ) |  |  | (190 | ) |  |  | (432 | ) |  |  | - |  |  |  | (41 | ) |  |  | (988 | )
Recoveries |  |  | 92 |  |  |  | 33 |  |  |  | 73 |  |  |  | 46 |  |  |  | 20 |  |  |  | 264 |
Provision |  |  | (711 | ) |  |  | 333 |  |  |  | 1,126 |  |  |  | 36 |  |  |  | (18 | ) |  |  | 766 |
ALLL balance at September 30, 2013 |  | $ | 788 |  |  | $ | 1,299 |  |  | $ | 3,639 |  |  | $ | 2,073 |  |  | $ | 22 |  |  | $ | 7,821 |
|  | Commercial and industrial |  |  | Real estate- construction |  |  | Real estate- residential mortgage |  |  | Real estate- commercial mortgage |  |  | Consumer installment |  |  | Total |
ALLL balance at June 30, 2014 |  | $ | 596 |  |  | $ | 423 |  |  | $ | 4,130 |  |  | $ | 1,925 |  |  | $ | 55 |  |  | $ | 7,129 |
Charge-offs |  |  | (3 | ) |  |  | - |  |  |  | (24 | ) |  |  | - |  |  |  | (5 | ) |  |  | (32 | )
Recoveries |  |  | 23 |  |  |  | - |  |  |  | 94 |  |  |  | - |  |  |  | 4 |  |  |  | 121 |
Provision |  |  | 70 |  |  |  | 420 |  |  |  | (250 | ) |  |  | (171 | ) |  |  | 1 |  |  |  | 70 |
ALLL balance at September 30, 2014 |  | $ | 686 |  |  | $ | 843 |  |  | $ | 3,950 |  |  | $ | 1,754 |  |  | $ | 55 |  |  | $ | 7,288 |
|  | Commercial and industrial |  |  | Real estate- construction |  |  | Real estate- residential mortgage |  |  | Real estate- commercial mortgage |  |  | Consumer installment |  |  | Total |
ALLL balance at June 30, 2013 |  | $ | 875 |  |  | $ | 1,191 |  |  | $ | 3,626 |  |  | $ | 2,005 |  |  | $ | 52 |  |  | $ | 7,749 |
Charge-offs |  |  | - |  |  |  | - |  |  |  | (87 | ) |  |  | - |  |  |  | (5 | ) |  |  | (92 | )
Recoveries |  |  | - |  |  |  | - |  |  |  | 2 |  |  |  | - |  |  |  | 9 |  |  |  | 11 |
Provision |  |  | (87 | ) |  |  | 108 |  |  |  | 98 |  |  |  | 68 |  |  |  | (34 | ) |  |  | 153 |
ALLL balance at September 30, 2013 |  | $ | 788 |  |  | $ | 1,299 |  |  | $ | 3,639 |  |  | $ | 2,073 |  |  | $ | 22 |  |  | $ | 7,821 |
The year to date negative commercial real estate provision was largely driven by the payoff of a relationship with a specific reserve of $352,000. The following tables summarize troubled debt restructurings and subsequent defaults (in thousands):
|  | For the three months ended |
|  | September 30, 2014 |  |  | September 30, 2013 |
|  | Number of Contracts |  |  | Pre-Modification Outstanding |  |  | Number of Contracts |  |  | Pre-Modification Outstanding |
Troubled Debt Restructurings |  | Term Modification |  |  | Other |  |  | Total |  |  | Recorded Investment |  |  | Term Modification |  |  | Total |  |  | Recorded Investment |
Commercial and industrial |  |  | 1 |  |  |  | - |  |  |  | 1 |  |  | $ | 75 |  |  |  | 1 |  |  |  | 1 |  |  | $ | 137 |
Real estate- mortgage: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Residential |  |  | 2 |  |  |  | - |  |  |  | 2 |  |  |  | 165 |  |  |  | - |  |  |  | - |  |  |  | - |
Commercial |  |  | - |  |  |  | - |  |  |  | - |  |  |  | - |  |  |  | - |  |  |  | - |  |  |  | - |
Consumer |  |  | - |  |  |  | - |  |  |  | - |  |  |  | - |  |  |  | - |  |  |  | - |  |  |  | - |
|  | For the nine months ended |
|  | September 30, 2014 |  |  |  |  |  |  | September 30, 2013 |
|  | Number of Contracts |  |  | Pre-Modification Outstanding |  |  | Number of Contracts |  |  | Pre-Modification Outstanding |
Troubled Debt Restructurings |  | Term Modification |  |  | Other |  |  | Total |  |  | Recorded Investment |  |  | Term Modification |  |  | Total |  |  | Recorded Investment |
Commercial and industrial |  |  | 2 |  |  |  | - |  |  |  | 2 |  |  | $ | 75 |  |  |  | 6 |  |  |  | 6 |  |  | $ | 879 |
Real estate- mortgage: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Residential |  |  | 3 |  |  |  | - |  |  |  | 3 |  |  |  | 198 |  |  |  | 2 |  |  |  | 2 |  |  |  | 383 |
Commercial |  |  | 1 |  |  |  | - |  |  |  | 1 |  |  |  | 55 |  |  |  | - |  |  |  | - |  |  |  | - |
Consumer |  |  | 1 |  |  |  | - |  |  |  | 1 |  |  |  | 7 |  |  |  | 1 |  |  |  | 1 |  |  |  | 644 |
|  | Nine months ended |
|  | September 30, 2014 |  |  | September 30, 2013 |
Troubled Debt Restructurings subsequently defaulted |  | Number of Contracts |  |  | Recorded Investment |  |  | Number of Contracts |  |  | Recorded Investment |
Commercial and industrial |  |  | - |  |  | $ | - |  |  |  | 1 |  |  | $ | 565 |
Real estate- mortgage: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Commercial |  |  | - |  |  |  | - |  |  |  | 1 |  |  |  | 190 |
There were no changes to the recorded investment post modification. No TDRs, modified in the past twelve months, subsequently defaulted in the three months ended September 30, 2014 and 2013.

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