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Allowance for Credit Losses - Loans

9 Months Ended

Sep. 30, 2025

8. Allowance for Credit Losses – Loans

The allowance for credit losses (ACL) is a valuation reserve established and maintained by charges against income and is deducted from the amortized cost basis of loans to present the net amount expected to be collected on the loans.

Loans, or portions thereof, are charged-off against the ACL when they are deemed uncollectible. Expected recoveries do not exceed the aggregate of amounts previously charged-off and expected to be charged-off.

The ACL is an estimate of expected credit losses, measured over the contractual life of a loan, that considers our historical loss experience, current conditions and forecasts of future economic conditions. Determination of an appropriate ACL is inherently subjective and may have significant changes from period to period. The methodology for determining the ACL has two main components: evaluation of expected credit losses for certain groups of homogeneous loans that share similar risk characteristics and evaluation of loans that do not share risk characteristics with other loans.

The allowance for credit losses is measured on a collective (pool) basis when similar risk characteristics exist. The Company has aligned our segmentation to the quarterly Call Report. This allows the Company to use not only our data but also peer institutions’ data to supplement loss observations in determining our qualitative adjustments. Some further sub-segmenting was performed on the commercial and industrial (C&I) and commercial real estate (CRE) portfolios based on collateral type. The Company has identified the following portfolio segments:

●

Commercial Real Estate Owner Occupied

●

Commercial and Industrial

●

Commercial Real Estate Non-Owner Occupied – Retail

●

Commercial Real Estate Non-Owner Occupied – Multi-Family

●

Commercial Real Estate Non-Owner Occupied – Other

●

Residential Mortgages

●

Consumer

The Company is utilizing the static pool analysis (cohort) method for our current expected credit losses (CECL) model. The static pool analysis methodology captures loans that qualify for a segment (i.e. balance of a pool of loans with similar risk characteristics) as of a point in time to form a cohort then tracks that cohort over their remaining lives to determine their loss behavior. The remaining lifetime loss rate is then applied to current loans that qualify for the same segmentation criteria to form a remaining life expectation on current loans. Once historical cohorts are established, the loans in each individual cohort are tracked over their remaining lives for loss and recovery events. Each cohort is evaluated individually and as a result, a loss may be counted in several different quarterly cohort periods, as long as the specific loan existed in the population of each of those cohort periods.

The following tables summarize the rollforward of the allowance for credit losses by loan portfolio segment for the three- and nine-month periods ended September 30, 2025 and 2024 (in thousands).

Three months ended September 30, 2025

Balance at

Charge-

Provision

Balance at

June 30, 2025

Offs

Recoveries

(Recovery)

September 30, 2025

Commercial real estate (owner occupied)

319

—

(7)

318

Commercial and industrial

3,012

—

688

3,707

Commercial real estate (non-owner occupied) - retail

3,516

—

(23)

3,493

Commercial real estate (non-owner occupied) - multi-family

1,446

—

(68)

1,378

Other commercial real estate (non-owner occupied)

4,317

—

(257)

4,063

Residential mortgages

310

—

(8)

303

Consumer

1,140

(7)

(2)

1,146

Total

14,060

(7)

323

14,408


	Three months ended September 30, 2024
	Balance at		Charge-				Provision		Balance at
	June 30, 2024		Offs		Recoveries		(Recovery)		September 30, 2024
Commercial real estate (owner occupied)	$	371	$	—	$	6	$	55	$	432
Commercial and industrial		2,678		(132)		12		(120)		2,438
Commercial real estate (non-owner occupied) - retail		3,519		—		—		(68)		3,451
Commercial real estate (non-owner occupied) - multi-family		1,370		—		—		53		1,423
Other commercial real estate (non-owner occupied)		4,665		—		3		(27)		4,641
Residential mortgages		852		—		2		(2)		852
Consumer		1,156		(72)		25		74		1,183
Total	$	14,611	$	(204)	$	48	$	(35)	$	14,420

Nine months ended September 30, 2025

Balance at

Charge-

Provision

Balance at

December 31, 2024

Offs

Recoveries

(Recovery)

September 30, 2025

Commercial real estate (owner occupied)

398

—

(98)

318

Commercial and industrial

2,860

(200)

997

3,707

Commercial real estate (non-owner occupied) - retail

3,695

—

(202)

3,493

Commercial real estate (non-owner occupied) - multi-family

1,478

—

(100)

1,378

Other commercial real estate (non-owner occupied)

3,451

(2,762)

3,365

4,063

Residential mortgages

839

—

(539)

303

Consumer

1,191

(126)

1,146

Total

13,912

(3,088)

141

3,443

14,408


	Nine months ended September 30, 2024
	Balance at		Charge-				Provision		Balance at
	December 31, 2023		Offs		Recoveries		(Recovery)		September 30, 2024
Commercial real estate (owner occupied)	$	1,529	$	—	$	18	$	(1,115)	$	432
Commercial and industrial		3,030		(424)		33		(201)		2,438
Commercial real estate (non-owner occupied) - retail		3,488		—		—		(37)		3,451
Commercial real estate (non-owner occupied) - multi-family		1,430		—		3		(10)		1,423
Other commercial real estate (non-owner occupied)		3,428		—		8		1,205		4,641
Residential mortgages		1,021		—		5		(174)		852
Consumer		1,127		(196)		65		187		1,183
Total	$	15,053	$	(620)	$	132	$	(145)	$	14,420

The Company recorded a $323,000 provision for credit losses for loans in the third quarter of 2025 as compared to a $35,000 provision for credit losses recovery in the third quarter of 2024. For the nine months of 2025, the Company recognized a $3.4 million provision for credit losses for loans after recognizing a $145,000 provision for credit losses recovery in the first nine months of 2024, representing a $3.6 million unfavorable shift between years. The increased provision for credit losses expense in 2025 primarily reflects the resolution of the Company’s largest problem asset, a loan secured by a mixed use commercial real estate retail/office property in the Pittsburgh market. The provision covers an additional $2.8 million charge-down that was necessary to write this loan down to a court approved sales price at a hearing that was held in late June 2025. Additionally, the 2025 provision for credit losses reflects an increase in specific reserves related to a C&I/owner-occupied CRE loan relationship.

Non-performing assets from the loan portfolio, which are discussed in detail below, increased from $12.7 million at December 31, 2024 to $15.0 million at September 30, 2025. The increase reflects the net impact of the charge-down of

the mixed use CRE loan, mentioned in the previous paragraph, as well as the sale of a $1.5 million other real estate owned (OREO) property and the payoff of a CRE loan that was previously classified as non-performing which were more than offset by the transfer of five loans from one borrower relationship totaling $6.7 million and one additional CRE loan into non-accrual status. Non-performing assets from the loan portfolio were at 1.42% of total loans as of September 30, 2025. During the first nine months of 2025, the Company experienced net loan charge-offs of $2.9 million, or 0.37% of total average loans, compared to net charge-offs of $488,000, or 0.06% of total average loans, in the first nine months of 2024. In summary, the allowance for credit losses on the loan portfolio provided 98% coverage of non-performing loans and 1.36% of total loans at September 30, 2025 compared to 127% coverage of non-performing loans and 1.30% of total loans at December 31, 2024.

Historical credit loss experience is the basis for the estimation of expected credit losses. The Company applies historical loss rates to pools of loans with similar risk characteristics. After consideration of the historic loss calculation, management applies qualitative adjustments to reflect the current conditions and reasonable and supportable forecasts not already captured in the historical loss information at the balance sheet date. Our reasonable and supportable forecast adjustment is based on a blend of peer and Company data as well as management judgment. Including peer data addresses the Company’s lack of loss history in some pools of loans. For periods beyond our reasonable and supportable forecast period of two years, loss expectations revert to the long-run historical mean. The qualitative adjustments for current conditions are based upon the following factors:

●

changes in lending policies and procedures;

●

changes in economic conditions;

●

changes in the nature and volume of the portfolio;

●

staff experience;

●

changes in volume and severity of delinquency, non-performing loans, and classified loans;

●

changes in the quality of the Company’s loan review system;

●

trends in underlying collateral value;

●

concentration risk; and

●

external factors: competition, legal, regulatory.

These modified historical loss rates are multiplied by the outstanding principal balance of each loan to calculate a required reserve. Ultimately, 41% of the third quarter of 2025 general reserve represented qualitative adjustment with 59% representing quantitative reserve.

In accordance with ASC 326, Financial Instruments - Credit Losses, the Company will evaluate individual loans for expected credit losses when those loans do not share similar risk characteristics with loans evaluated using a collective (pooled) basis. In contrast to legacy accounting standards, this criterion is broader than the impairment concept and management may evaluate loans individually even when no specific expectation of collectability is in place. Loans will not be included in both collective and individual analysis. The individual analysis will establish a specific reserve for loans in scope. It should be noted that there is a review threshold of $150,000 or more for loans being subject to individual evaluation within the consumer and residential mortgage segments.

Specific reserves are established based on the following three acceptable methods for measuring the ACL: 1) the present value of expected future cash flows discounted at the loan’s original effective interest rate; 2) the loan’s observable market price; or 3) the fair value of the collateral when the loan is collateral dependent. The method is selected on a loan-by-loan basis, with management primarily utilizing either the discounted cash flows or the fair value of collateral method. The evaluation of the need and amount of a specific allocation of the allowance is made on a quarterly basis.

The need for an updated appraisal on collateral dependent loans is determined on a case-by-case basis. The useful life of an appraisal or evaluation will vary depending upon the circumstances of the property and the economic conditions in the marketplace. A new appraisal is not required if there is an existing appraisal which, along with other information, is sufficient to determine a reasonable value for the property and to support an appropriate and adequate allowance for credit losses. At a minimum, annual documented reevaluation of the property is completed by the Bank’s internal Collections and Assigned Risk Department to support the value of the property.

When reviewing an appraisal associated with an existing real estate collateral dependent transaction, the Bank’s Chief Credit Officer must determine if there have been material changes to the underlying assumptions in the appraisal which affect the original estimate of value. Some of the factors that could cause material changes to reported values include:

●

the passage of time;

●

the volatility of the local market;

●

the availability of financing;

●

natural disasters;

●

the inventory of competing properties;

●

new improvements to, or lack of maintenance of, the subject property or competing properties upon physical inspection by the Bank;

●

changes in underlying economic and market assumptions, such as material changes in current and projected vacancy, absorption rates, capitalization rates, lease terms, rental rates, sales prices, concessions, construction overruns and delays, zoning changes, etc.; and/or

●

environmental contamination.

The value of the property is adjusted to appropriately reflect the above listed factors and the value is discounted to reflect the value impact of a forced or distressed sale, any outstanding senior liens, any outstanding unpaid real estate taxes, transfer taxes and closing costs that would occur with sale of the real estate. If the Chief Credit Officer determines that a reasonable value cannot be derived based on available information, a new appraisal is ordered. The determination of the need for a new appraisal, versus completion of a property valuation by the Bank’s Collections and Assigned Risk Department personnel, rests with the Chief Credit Officer and not the originating account officer.

The following tables summarize the loan portfolio and allowance for credit losses (in thousands).

At September 30, 2025

Commercial real estate (owner occupied)

Commercial and industrial

Commercial real estate (non-owner occupied) - retail

Commercial real estate (non-owner occupied) - multi-family

Other commercial real estate (non-owner occupied)

Residential mortgages

Consumer

Total

Loans:

Individually evaluated

3,818

3,607

1,126

—

7,972

161

—

16,684

Collectively evaluated

84,663

136,754

179,423

125,754

228,380

172,451

111,574

1,038,999

Total loans

88,481

140,361

180,549

125,754

236,352

172,612

111,574

1,055,683

Allowance for credit losses:

Specific reserve allocation

—

1,609

—

185

—

1,794

General reserve allocation

318

2,098

3,493

1,378

3,878

303

1,146

12,614

Total allowance for credit losses

318

3,707

3,493

1,378

4,063

303

1,146

14,408


	At December 31, 2024
	Commercial real estate (owner occupied)		Commercial and industrial		Commercial real estate (non-owner occupied) - retail			Commercial real estate (non-owner occupied) - multi-family	Other commercial real estate (non-owner occupied)		Residential mortgages		Consumer		Total
Loans:
Individually evaluated	$	3,429	$	1,675	$	—	$	—	$	8,773	$	379	$	10	$	14,266
Collectively evaluated		83,524		145,576		181,778		132,364		225,109		176,731		108,601		1,053,683
Total loans	$	86,953	$	147,251	$	181,778	$	132,364	$	233,882	$	177,110	$	108,611	$	1,067,949
Allowance for credit losses:
Specific reserve allocation	$	—	$	541	$	—	$	—	$	—	$	—	$	—	$	541
General reserve allocation		398		2,319		3,695		1,478		3,451		839		1,191		13,371
Total allowance for credit losses	$	398	$	2,860	$	3,695	$	1,478	$	3,451	$	839	$	1,191	$	13,912

The following tables present the amortized cost basis of collateral-dependent loans which were individually evaluated for a specific reserve allocation in the allowance for credit losses by class of loans (in thousands).


	Collateral Type
September 30, 2025	Real Estate
Commercial:
Commercial real estate (owner occupied)	$	3,818
Commercial and industrial		1,000
Commercial real estate (non-owner occupied):
Retail		1,126
Other		7,972
Residential mortgages		161
Total	$	14,077


	Collateral Type
December 31, 2024	Real Estate
Commercial:
Commercial real estate (owner occupied)	$	3,429
Commercial and industrial		1,000
Commercial real estate (non-owner occupied):
Other		8,773
Residential mortgages		378
Consumer		10
Total	$	13,590

Non-Performing Assets from the Loan Portfolio

Non-performing assets from the loan portfolio are comprised of (i) loans which are on a non-accrual basis, (ii) loans which are contractually past due 90 days or more as to interest or principal payments, and (iii) other real estate owned (OREO – real estate acquired through foreclosure and in-substance foreclosures) and repossessed assets.

Loans will be transferred to non-accrual status 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 the loan 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 following table presents non-accrual loans, loans past due 90 days or more still accruing interest, and OREO and repossessed assets by portfolio class (in thousands).

At September 30, 2025

Non-accrual with no ACL

Non-accrual with ACL

Total non-accrual

Loans past due 90 days or more still accruing

OREO and repossessed assets

Total non-performing assets

Commercial real estate (owner occupied)

3,818

—

3,818

—

3,818

Commercial and industrial

1,003

2,607

3,610

216

3,870

Commercial real estate (non-owner occupied) - retail

606

—

606

—

606

Other commercial real estate (non-owner occupied)

2,077

3,462

5,539

—

5,539

Residential mortgages

161

213

243

—

456

Consumer

—

635

664

Total

7,665

6,756

14,421

292

240

14,953


	At December 31, 2024
	Non-accrual with no ACL		Non-accrual with ACL		Total non-accrual		Loans past due 90 days or more still accruing		OREO and repossessed assets		Total non-performing assets
Commercial real estate (owner occupied)	$	152	$	—	$	152	$	—	$	—	$	152
Commercial and industrial		—		675		675		97		234		1,006
Other commercial real estate (non-owner occupied)		8,773		—		8,773		—		1,476		10,249
Residential mortgages		379		—		379		26		14		419
Consumer		10		821		831		—		—		831
Total	$	9,314	$	1,496	$	10,810	$	123	$	1,724	$	12,657

Credit Quality Indicators

The Company categorizes loans into risk categories based on relevant information about the ability of borrowers to service their debt such as: current financial information, historical payment experience, credit documentation, public information, and current economic trends, among other factors. The Company analyzes loans individually to classify the loans as to credit risk.

Management uses a nine-point internal risk rating system to monitor the credit quality of the overall loan portfolio. The first six categories are considered not criticized. The first five pass categories are aggregated, while the pass-6, special mention, substandard and doubtful categories are disaggregated to separate pools. The criticized rating categories utilized 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. Loans in the doubtful category have all the weaknesses inherent in those classified as 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. All loans greater than 90 days past due, or for which any portion of the loan represents a specific allocation of the allowance for credit losses, are typically placed in substandard or doubtful.

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, which dictates that, at a minimum, credit reviews are mandatory for all commercial and commercial mortgage loan relationships with aggregate balances in excess of $1,000,000 within a 12-month period. Generally, consumer and residential mortgage loans are included in the pass categories unless a specific action, such as bankruptcy, delinquency, or death occurs to raise awareness of a possible credit event. The Company’s commercial relationship managers are responsible for the timely and accurate risk rating of the loans in their portfolios at origination and on an ongoing basis. Risk ratings are assigned by the account officer, but require independent review and rating concurrence from the Company’s internal Loan Review Department. The Loan Review Department is an experienced, independent function which reports directly to the Board’s Audit Committee. The scope of commercial portfolio coverage by the Loan Review Department is defined and presented to the Audit Committee for approval on an annual basis. The approved scope of coverage for the year ending December 31, 2025 requires review of approximately 36% of the commercial loan portfolio.

In addition to loan monitoring by the account officer and Loan Review Department, the Company also requires presentation of all credits rated pass-6 with aggregate balances greater than $2,000,000, all credits rated special mention or substandard with aggregate balances greater than $250,000, and all credits rated doubtful with aggregate balances greater than $100,000 on an individual basis to the Company’s Loan Loss Reserve Committee on a quarterly basis. Additionally, the Asset Quality Task Force, which is a group comprised of senior level personnel, meets monthly to monitor the status of problem loans.

The following tables present the classes of the commercial and commercial real estate loan portfolios summarized by the aggregate pass and the criticized categories of special mention, substandard and doubtful within the internal risk rating system.


	At September 30, 2025
													Revolving		Revolving
													Loans		Loans
													Amortized		Converted
	Term Loans Amortized Cost Basis by Origination Year												Cost		to
	2025		2024		2023		2022		2021		Prior		Basis		Term		Total

	(In Thousands)
Commercial real estate (owner occupied)
Pass	$	7,082	$	10,387	$	16,677	$	6,275	$	9,648	$	33,063	$	457	$	—	$	83,589
Special Mention		—		—		—		—		—		534		149		—		683
Substandard		—		—		—		—		3,678		531		—		—		4,209
Doubtful		—		—		—		—		—		—		—		—		—
Total	$	7,082	$	10,387	$	16,677	$	6,275	$	13,326	$	34,128	$	606	$	—	$	88,481
Current period gross charge-offs	$	—	$	—	$	—	$	—	$	—	$	—	$	—	$	—	$	—
Commercial and industrial
Pass	$	13,466	$	11,049	$	15,373	$	13,878	$	5,744	$	19,369	$	48,116	$	8,110	$	135,105
Special Mention		—		—		—		—		—		—		1,183		—		1,183
Substandard		—		—		—		257		1,763		491		1,139		25		3,675
Doubtful		—		—		—		—		—		398		—		—		398
Total	$	13,466	$	11,049	$	15,373	$	14,135	$	7,507	$	20,258	$	50,438	$	8,135	$	140,361
Current period gross charge-offs	$	—	$	—	$	—	$	200	$	—	$	—	$	—	$	—	$	200
Commercial real estate (non-owner occupied) - retail
Pass	$	17,126	$	24,593	$	36,867	$	19,518	$	31,017	$	50,791	$	31	$	—	$	179,943
Special Mention		—		—		—		—		—		—		—		—		—
Substandard		—		—		606		—		—		—		—		—		606
Doubtful		—		—		—		—		—		—		—		—		—
Total	$	17,126	$	24,593	$	37,473	$	19,518	$	31,017	$	50,791	$	31	$	—	$	180,549
Current period gross charge-offs	$	—	$	—	$	—	$	—	$	—	$	—	$	—	$	—	$	—
Commercial real estate (non-owner occupied) - multi-family
Pass	$	136	$	28,047	$	31,859	$	11,636	$	16,396	$	34,987	$	475	$	—	$	123,536
Special Mention		—		—		—		—		—		—		—		—		—
Substandard		—		—		—		—		—		2,218		—		—		2,218
Doubtful		—		—		—		—		—		—		—		—		—
Total	$	136	$	28,047	$	31,859	$	11,636	$	16,396	$	37,205	$	475	$	—	$	125,754
Current period gross charge-offs	$	—	$	—	$	—	$	—	$	—	$	—	$	—	$	—	$	—
Other commercial real estate (non-owner occupied)
Pass	$	21,346	$	27,421	$	30,487	$	31,950	$	41,174	$	60,881	$	6,925	$	—	$	220,184
Special Mention		—		—		—		1,857		—		6,339		—		—		8,196
Substandard		—		—		—		187		199		7,586		—		—		7,972
Doubtful		—		—		—		—		—		—		—		—		—
Total	$	21,346	$	27,421	$	30,487	$	33,994	$	41,373	$	74,806	$	6,925	$	—	$	236,352
Current period gross charge-offs	$	—	$	—	$	—	$	—	$	—	$	2,762	$	—	$	—	$	2,762
Total by risk rating
Pass	$	59,156	$	101,497	$	131,263	$	83,257	$	103,979	$	199,091	$	56,004	$	8,110	$	742,357
Special Mention		—		—		—		1,857		—		6,873		1,332		—		10,062
Substandard		—		—		606		444		5,640		10,826		1,139		25		18,680
Doubtful		—		—		—		—		—		398		—		—		398
Total	$	59,156	$	101,497	$	131,869	$	85,558	$	109,619	$	217,188	$	58,475	$	8,135	$	771,497
Current period gross charge-offs	$	—	$	—	$	—	$	200	$	—	$	2,762	$	—	$	—	$	2,962


	At December 31, 2024
													Revolving		Revolving
													Loans		Loans
													Amortized		Converted
	Term Loans Amortized Cost Basis by Origination Year												Cost		to
	2024		2023		2022		2021		2020		Prior		Basis		Term		Total

	(In Thousands)
Commercial real estate (owner occupied)
Pass	$	10,294	$	17,016	$	6,648	$	10,675	$	10,476	$	26,393	$	324	$	856	$	82,682
Special Mention		—		—		—		—		—		—		—		—		—
Substandard		—		—		—		3,680		—		591		—		—		4,271
Doubtful		—		—		—		—		—		—		—		—		—
Total	$	10,294	$	17,016	$	6,648	$	14,355	$	10,476	$	26,984	$	324	$	856	$	86,953
Current period gross charge-offs	$	—	$	—	$	—	$	—	$	—	$	—	$	—	$	—	$	—
Commercial and industrial
Pass	$	16,714	$	19,357	$	20,977	$	7,397	$	4,568	$	19,280	$	54,455	$	—	$	142,748
Special Mention		—		—		—		—		—		—		—		—		—
Substandard		—		480		409		1,753		—		689		1,172		—		4,503
Doubtful		—		—		—		—		—		—		—		—		—
Total	$	16,714	$	19,837	$	21,386	$	9,150	$	4,568	$	19,969	$	55,627	$	—	$	147,251
Current period gross charge-offs	$	—	$	—	$	427	$	—	$	—	$	—	$	—	$	—	$	427
Commercial real estate (non-owner occupied) - retail
Pass	$	29,349	$	38,912	$	20,935	$	31,934	$	21,322	$	38,047	$	32	$	942	$	181,473
Special Mention		—		—		305		—		—		—		—		—		305
Substandard		—		—		—		—		—		—		—		—		—
Doubtful		—		—		—		—		—		—		—		—		—
Total	$	29,349	$	38,912	$	21,240	$	31,934	$	21,322	$	38,047	$	32	$	942	$	181,778
Current period gross charge-offs	$	—	$	—	$	—	$	—	$	—	$	—	$	—	$	—	$	—
Commercial real estate (non-owner occupied) - multi-family
Pass	$	25,984	$	28,807	$	16,423	$	16,816	$	11,513	$	30,066	$	475	$	—	$	130,084
Special Mention		—		—		—		—		—		—		—		—		—
Substandard		—		—		—		—		915		1,365		—		—		2,280
Doubtful		—		—		—		—		—		—		—		—		—
Total	$	25,984	$	28,807	$	16,423	$	16,816	$	12,428	$	31,431	$	475	$	—	$	132,364
Current period gross charge-offs	$	—	$	—	$	—	$	—	$	—	$	—	$	—	$	—	$	—
Other commercial real estate (non-owner occupied)
Pass	$	27,801	$	32,514	$	35,365	$	40,876	$	16,226	$	61,619	$	4,537	$	194	$	219,132
Special Mention		—		—		—		—		—		3,488		—		—		3,488
Substandard		—		—		569		199		—		10,494		—		—		11,262
Doubtful		—		—		—		—		—		—		—		—		—
Total	$	27,801	$	32,514	$	35,934	$	41,075	$	16,226	$	75,601	$	4,537	$	194	$	233,882
Current period gross charge-offs	$	—	$	—	$	—	$	—	$	—	$	1,571	$	—	$	—	$	1,571
Total by risk rating
Pass	$	110,142	$	136,606	$	100,348	$	107,698	$	64,105	$	175,405	$	59,823	$	1,992	$	756,119
Special Mention		—		—		305		—		—		3,488		—		—		3,793
Substandard		—		480		978		5,632		915		13,139		1,172		—		22,316
Doubtful		—		—		—		—		—		—		—		—		—
Total	$	110,142	$	137,086	$	101,631	$	113,330	$	65,020	$	192,032	$	60,995	$	1,992	$	782,228
Current period gross charge-offs	$	—	$	—	$	427	$	—	$	—	$	1,571	$	—	$	—	$	1,998

It is generally the policy of the Bank that the outstanding balance of any residential mortgage or home equity loan that exceeds 90-days past due as to principal and/or interest is transferred to non-accrual status and an evaluation is completed to determine the fair value of the collateral less selling costs, unless the balance is minor. A charge-down is recorded for any deficiency balance determined from the collateral evaluation. It is generally the policy of the Bank that the outstanding balance of any unsecured consumer loan that exceeds 90-days past due as to principal and/or interest is charged-off. Loans past due 90 days or more and loans in non-accrual status are considered non-performing. The

following tables present the performing and non-performing outstanding balances of the residential mortgage and consumer loan portfolio classes.


	At September 30, 2025
													Revolving		Revolving
													Loans		Loans
													Amortized		Converted
	Term Loans Amortized Cost Basis by Origination Year												Cost		to
	2025		2024		2023		2022		2021		Prior		Basis		Term		Total

	(In Thousands)
Residential mortgages
Performing	$	3,492	$	13,941	$	15,317	$	10,184	$	54,195	$	75,027	$	—	$	—	$	172,156
Non-performing		—		—		—		—		156		300		—		—		456
Total	$	3,492	$	13,941	$	15,317	$	10,184	$	54,351	$	75,327	$	—	$	—	$	172,612
Current period gross charge-offs	$	—	$	—	$	—	$	—	$	—	$	—	$	—	$	—	$	—
Consumer
Performing	$	9,585	$	9,260	$	8,677	$	13,637	$	6,294	$	5,712	$	57,737	$	32	$	110,934
Non-performing		—		6		76		18		—		338		197		5		640
Total	$	9,585	$	9,266	$	8,753	$	13,655	$	6,294	$	6,050	$	57,934	$	37	$	111,574
Current period gross charge-offs	$	1	$	28	$	32	$	4	$	—	$	61	$	—	$	—	$	126
Total by payment performance
Performing	$	13,077	$	23,201	$	23,994	$	23,821	$	60,489	$	80,739	$	57,737	$	32	$	283,090
Non-performing		—		6		76		18		156		638		197		5		1,096
Total	$	13,077	$	23,207	$	24,070	$	23,839	$	60,645	$	81,377	$	57,934	$	37	$	284,186
Current period gross charge-offs	$	1	$	28	$	32	$	4	$	—	$	61	$	—	$	—	$	126


	At December 31, 2024
													Revolving		Revolving
													Loans		Loans
													Amortized		Converted
	Term Loans Amortized Cost Basis by Origination Year												Cost		to
	2024		2023		2022		2021		2020		Prior		Basis		Term		Total

	(In Thousands)
Residential mortgages
Performing	$	12,877	$	15,602	$	10,400	$	57,540	$	41,868	$	38,418	$	—	$	—	$	176,705
Non-performing		—		—		—		—		—		405		—		—		405
Total	$	12,877	$	15,602	$	10,400	$	57,540	$	41,868	$	38,823	$	—	$	—	$	177,110
Current period gross charge-offs	$	—	$	—	$	—	$	—	$	—	$	—	$	—	$	—	$	—
Consumer
Performing	$	11,476	$	10,988	$	16,397	$	7,605	$	2,475	$	4,299	$	53,876	$	664	$	107,780
Non-performing		—		110		46		—		59		344		272		—		831
Total	$	11,476	$	11,098	$	16,443	$	7,605	$	2,534	$	4,643	$	54,148	$	664	$	108,611
Current period gross charge-offs	$	5	$	6	$	21	$	19	$	13	$	143	$	—	$	—	$	207
Total by payment performance
Performing	$	24,353	$	26,590	$	26,797	$	65,145	$	44,343	$	42,717	$	53,876	$	664	$	284,485
Non-performing		—		110		46		—		59		749		272		—		1,236
Total	$	24,353	$	26,700	$	26,843	$	65,145	$	44,402	$	43,466	$	54,148	$	664	$	285,721
Current period gross charge-offs	$	5	$	6	$	21	$	19	$	13	$	143	$	—	$	—	$	207

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 tables present the classes of the loan portfolio summarized by the aging categories of performing loans and non-accrual loans.

At September 30, 2025

30 – 59

60 – 89

90 or More

Days

Total

Non-

Total

Current

Past Due

Accrual

Loans

(In Thousands)

Commercial real estate (owner occupied)

84,663

—

3,818

88,481

Commercial and industrial

136,618

—

133

3,610

140,361

Commercial real estate (non-owner occupied) - retail

178,442

981

520

—

1,501

606

180,549

Commercial real estate (non-owner occupied) - multi-family

125,754

—

125,754

Other commercial real estate (non-owner occupied)

230,625

188

—

188

5,539

236,352

Residential mortgages

172,036

243

363

213

172,612

Consumer

110,456

461

483

635

111,574

Total

1,038,594

1,669

707

292

2,668

14,421

1,055,683


	At December 31, 2024

			30 – 59		60 – 89		90 or More
			Days		Days		Days		Total		Non-		Total
	Current		Past Due		Past Due		Past Due		Past Due		Accrual		Loans

	(In Thousands)
Commercial real estate (owner occupied)	$	86,368	$	433	$	—	$	—	$	433	$	152	$	86,953
Commercial and industrial		144,627		1,852		—		97		1,949		675		147,251
Commercial real estate (non-owner occupied) - retail		181,778		—		—		—		—		—		181,778
Commercial real estate (non-owner occupied) - multi-family		132,364		—		—		—		—		—		132,364
Other commercial real estate (non-owner occupied)		224,914		195		—		—		195		8,773		233,882
Residential mortgages		175,817		852		36		26		914		379		177,110
Consumer		106,796		948		36		—		984		831		108,611
Total	$	1,052,664	$	4,280	$	72	$	123	$	4,475	$	10,810	$	1,067,949

Loan Modifications to Borrowers Experiencing Financial Difficulty

Occasionally, the Company modifies loans to borrowers experiencing financial difficulty as a result of our loss mitigation activities. A variety of solutions are offered to borrowers, including loan modifications that may result in principal forgiveness, interest rate reductions, term extensions, payment delays, or combinations thereof.

●

Principal forgiveness includes principal and accrued interest forgiveness. When principal forgiveness is provided, the amount of forgiveness is charged off against the ACL.

●

Interest rate reductions include modifications where the interest rate is reduced and interest is deferred.

●

Term extensions extend the original contractual maturity date of the loan.

●

Payment delays consist of modifications where we expect to collect the contractual amounts due but result in a delay in the receipt of payments specified under the original loan terms. We generally consider payment delays to be insignificant when the delay is three months or less.

The following tables summarize the amortized cost basis of loans modified to borrowers experiencing financial difficulty during the three and nine months ended September 30, 2025 and 2024 (in thousands).


	Three months ended September 30, 2025
	Term Extension
	Amortized Cost Basis		% of Total Class of Loans
Other commercial real estate (non-owner occupied)	$	2,442		1.03	%
Total	$	2,442


	Nine months ended September 30, 2025
	Term Extension
	Amortized Cost Basis		% of Total Class of Loans
Other commercial real estate (non-owner occupied)	$	2,442		1.03	%
Residential mortgages		191		0.11
Total	$	2,633

As of September 30, 2025, the modified loans described in the tables above were current as to payments.


	Three and nine months ended September 30, 2024
	Payment Delay
	Amortized Cost Basis		% of Total Class of Loans
Commercial real estate (owner occupied)	$	158		0.20	%
Total	$	158

	Combination - Term Extension and Payment Delay
	Amortized Cost Basis		% of Total Class of Loans
Commercial and industrial	$	154		0.11	%
Total	$	154

At September 30, 2025 and 2024, the Company had no unfunded loan commitments associated with the loan modifications to borrowers experiencing financial difficulty.

The following tables describe the financial effect of the modifications made to borrowers experiencing financial difficulty during the three and nine months ended September 30, 2025 and 2024.


Three months ended September 30, 2025
Term Extension
Loan Type		Financial Effect
Other commercial real estate (non-owner occupied)		Provided a maturity date extension of 15 months. In connection with the modification, the borrower pledged a $1.0 million Bank deposit as additional collateral.


Nine months ended September 30, 2025
Term Extension
Loan Type		Financial Effect
Other commercial real estate (non-owner occupied)		Provided a maturity date extension of 15 months. In connection with the modification, the borrower pledged a $1.0 million Bank deposit as additional collateral.
Residential mortgages		Provided a maturity date extension of 230 months (approximately 19 years).


Three and nine months ended September 30, 2024
Payment Delay
Loan Type		Financial Effect
Commercial real estate (owner occupied)		Provided 60 months of additional amortization period to lower borrower's monthly payment.

Combination - Term Extension and Payment Delay
Loan Type		Financial Effect
Commercial and industrial		During the first and second quarters of 2024, provided a maturity date extension of 90 days and modified seasonal principal and interest payments to interest only until maturity. During the third quarter of 2024, provided the same borrower an additional maturity date extension of 90 days with continued interest only payments.

The Company closely monitors the performance of the loans that are modified to borrowers experiencing financial difficulty to understand the effectiveness of its modification efforts. The Company had no loans which were modified to borrowers experiencing financial difficulty which subsequently defaulted during the three or nine months ended September 30, 2025. An other commercial real estate (non-owner occupied) loan modified during the second quarter of 2023 was in non-accrual status and significantly past due as of September 30, 2024. The loan is secured by a mixed use (retail/office) property located within the City of Pittsburgh, but not in the downtown central business district. The loan was considered in default and the Company initiated formal foreclosure procedures on the property during the second quarter of 2024 which have been delayed by legal proceedings.