Allowance for Loan Losses, Allowance for Losses on Lending-Related Commitments and Impaired Loans | Allowance for Loan Losses, Allowance for Losses on Lending-Related Commitments and Impaired Loans The tables below show the aging of the Company’s loan portfolio at June 30, 2016 , December 31, 2015 and June 30, 2015 : As of June 30, 2016 90+ days and still accruing 60-89 days past due 30-59 days past due (Dollars in thousands) Nonaccrual Current Total Loans Loan Balances: Commercial Commercial, industrial and other $ 16,414 $ — $ 1,412 $ 22,317 $ 3,416,432 $ 3,456,575 Franchise — — 560 87 289,258 289,905 Mortgage warehouse lines of credit — — — — 270,586 270,586 Asset-based lending — 235 1,899 6,421 834,112 842,667 Leases 387 — 48 — 267,639 268,074 PCI - commercial (1) — 1,956 630 1,426 12,714 16,726 Total commercial 16,801 2,191 4,549 30,251 5,090,741 5,144,533 Commercial real estate: Construction 673 — 46 7,922 396,264 404,905 Land 1,725 — — 340 103,816 105,881 Office 6,274 — 5,452 4,936 892,791 909,453 Industrial 10,295 — 1,108 719 754,647 766,769 Retail 916 — 535 6,450 889,945 897,846 Multi-family 90 — 2,077 1,275 775,075 778,517 Mixed use and other 4,442 — 4,285 8,007 1,795,931 1,812,665 PCI - commercial real estate (1) — 27,228 1,663 2,608 140,799 172,298 Total commercial real estate 24,415 27,228 15,166 32,257 5,749,268 5,848,334 Home equity 8,562 — 380 4,709 747,253 760,904 Residential real estate, including PCI 12,413 1,479 1,367 299 638,106 653,664 Premium finance receivables Commercial insurance loans 14,497 10,558 6,966 9,456 2,436,803 2,478,280 Life insurance loans — — 46,651 11,953 2,811,356 2,869,960 PCI - life insurance loans (1) — — — — 291,602 291,602 Consumer and other, including PCI 475 226 610 1,451 124,616 127,378 Total loans, net of unearned income, excluding covered loans $ 77,163 $ 41,682 $ 75,689 $ 90,376 $ 17,889,745 $ 18,174,655 Covered loans 2,651 6,810 697 1,610 93,480 105,248 Total loans, net of unearned income $ 79,814 $ 48,492 $ 76,386 $ 91,986 $ 17,983,225 $ 18,279,903 As of December 31, 2015 90+ days and still accruing 60-89 days past due 30-59 days past due (Dollars in thousands) Nonaccrual Current Total Loans Loan Balances: Commercial Commercial, industrial and other $ 12,704 $ 6 $ 6,749 $ 12,930 $ 3,226,139 $ 3,258,528 Franchise — — — — 245,228 245,228 Mortgage warehouse lines of credit — — — — 222,806 222,806 Asset-based lending 8 — 3,864 1,844 736,968 742,684 Leases — 535 748 4,192 220,599 226,074 PCI - commercial (1) — 892 — 2,510 15,187 18,589 Total commercial 12,712 1,433 11,361 21,476 4,666,927 4,713,909 Commercial real estate Construction 306 — 1,371 1,645 355,338 358,660 Land 1,751 — — 120 76,546 78,417 Office 4,619 — 764 3,817 853,801 863,001 Industrial 9,564 — 1,868 1,009 715,207 727,648 Retail 1,760 — 442 2,310 863,887 868,399 Multi-family 1,954 — 597 6,568 733,230 742,349 Mixed use and other 6,691 — 6,723 7,215 1,712,187 1,732,816 PCI - commercial real estate (1) — 22,111 4,662 16,559 114,667 157,999 Total commercial real estate 26,645 22,111 16,427 39,243 5,424,863 5,529,289 Home equity 6,848 — 1,889 5,517 770,421 784,675 Residential real estate, including PCI 12,043 488 2,166 3,903 588,851 607,451 Premium finance receivables Commercial insurance loans 14,561 10,294 6,624 21,656 2,321,786 2,374,921 Life insurance loans — — 3,432 11,140 2,578,632 2,593,204 PCI - life insurance loans (1) — — — — 368,292 368,292 Consumer and other, including PCI 263 211 204 1,187 144,511 146,376 Total loans, net of unearned income, excluding covered loans $ 73,072 $ 34,537 $ 42,103 $ 104,122 $ 16,864,283 $ 17,118,117 Covered loans 5,878 7,335 703 5,774 128,983 148,673 Total loans, net of unearned income $ 78,950 $ 41,872 $ 42,806 $ 109,896 $ 16,993,266 $ 17,266,790 (1) PCI loans represent loans acquired with evidence of credit quality deterioration since origination, in accordance with ASC 310-30. Loan agings are based upon contractually required payments. As of June 30, 2015 90+ days and still accruing 60-89 days past due 30-59 days past due (Dollars in thousands) Nonaccrual Current Total Loans Loan Balances: Commercial Commercial, industrial and other $ 4,424 $ — $ 1,846 $ 6,027 $ 2,845,833 $ 2,858,130 Franchise 905 — 113 396 227,185 228,599 Mortgage warehouse lines of credit — — — — 213,797 213,797 Asset-based lending — — 1,767 7,423 823,265 832,455 Leases 65 — — — 187,565 187,630 PCI - commercial (1) — 474 — 233 9,026 9,733 Total commercial 5,394 474 3,726 14,079 4,306,671 4,330,344 Commercial real estate: Construction 19 — — 4 307,122 307,145 Land 2,035 — 1,123 2,399 82,280 87,837 Office 6,360 701 163 2,601 744,992 754,817 Industrial 2,568 — 18 484 624,337 627,407 Retail 2,352 — 896 2,458 744,285 749,991 Multi-family 1,730 — 933 223 665,562 668,448 Mixed use and other 8,119 — 2,405 3,752 1,577,846 1,592,122 PCI - commercial real estate (1) — 15,646 3,490 2,798 40,889 62,823 Total commercial real estate 23,183 16,347 9,028 14,719 4,787,313 4,850,590 Home equity 5,695 — 511 3,365 702,779 712,350 Residential real estate, including PCI 16,631 264 2,494 1,205 482,421 503,015 Premium finance receivables Commercial insurance loans 15,156 9,053 5,048 11,071 2,420,080 2,460,408 Life insurance loans — 351 — 6,823 2,145,981 2,153,155 PCI - life insurance loans (1) — — — — 384,320 384,320 Consumer and other, including PCI 280 110 196 919 117,963 119,468 Total loans, net of unearned income, excluding covered loans $ 66,339 $ 26,599 $ 21,003 $ 52,181 $ 15,347,528 $ 15,513,650 Covered loans 6,353 10,030 1,333 1,720 173,974 193,410 Total loans, net of unearned income $ 72,692 $ 36,629 $ 22,336 $ 53,901 $ 15,521,502 $ 15,707,060 (1) PCI loans represent loans acquired with evidence of credit quality deterioration since origination, in accordance with ASC 310-30. Loan agings are based upon contractually required payments. The Company's ability to manage credit risk depends in large part on our ability to properly identify and manage problem loans. To do so, the Company operates a credit risk rating system under which our credit management personnel assign a credit risk rating (1 to 10 rating) to each loan at the time of origination and review loans on a regular basis. Each loan officer is responsible for monitoring his or her loan portfolio, recommending a credit risk rating for each loan in his or her portfolio and ensuring the credit risk ratings are appropriate. These credit risk ratings are then ratified by the bank’s chief credit officer and/or concurrence credit officer. Credit risk ratings are determined by evaluating a number of factors including: a borrower’s financial strength, cash flow coverage, collateral protection and guarantees. The Company’s Problem Loan Reporting system automatically includes all loans with credit risk ratings of 6 through 9. This system is designed to provide an on-going detailed tracking mechanism for each problem loan. Once management determines that a loan has deteriorated to a point where it has a credit risk rating of 6 or worse, the Company’s Managed Asset Division performs an overall credit and collateral review. As part of this review, all underlying collateral is identified and the valuation methodology is analyzed and tracked. As a result of this initial review by the Company’s Managed Asset Division, the credit risk rating is reviewed and a portion of the outstanding loan balance may be deemed uncollectible or an impairment reserve may be established. The Company’s impairment analysis utilizes an independent re-appraisal of the collateral (unless such a third-party evaluation is not possible due to the unique nature of the collateral, such as a closely-held business or thinly traded securities). In the case of commercial real estate collateral, an independent third party appraisal is ordered by the Company’s Real Estate Services Group to determine if there has been any change in the underlying collateral value. These independent appraisals are reviewed by the Real Estate Services Group and sometimes by independent third party valuation experts and may be adjusted depending upon market conditions. Through the credit risk rating process, loans are reviewed to determine if they are performing in accordance with the original contractual terms. If the borrower has failed to comply with the original contractual terms, further action may be required by the Company, including a downgrade in the credit risk rating, movement to non-accrual status, a charge-off or the establishment of a specific impairment reserve. If we determine that a loan amount, or portion thereof, is uncollectible, the loan’s credit risk rating is immediately downgraded to an 8 or 9 and the uncollectible amount is charged-off. Any loan that has a partial charge-off continues to be assigned a credit risk rating of an 8 or 9 for the duration of time that a balance remains outstanding. The Company undertakes a thorough and ongoing analysis to determine if additional impairment and/or charge-offs are appropriate and to begin a workout plan for the credit to minimize actual losses. If, based on current information and events, it is probable that the Company will be unable to collect all amounts due to it according to the contractual terms of the loan agreement, a specific impairment reserve is established. In determining the appropriate charge-off for collateral-dependent loans, the Company considers the results of appraisals for the associated collateral. Non-performing loans include all non-accrual loans (8 and 9 risk ratings) as well as loans 90 days past due and still accruing interest, excluding PCI and covered loans. The remainder of the portfolio is considered performing under the contractual terms of the loan agreement. The following table presents the recorded investment based on performance of loans by class, excluding covered loans, per the most recent analysis at June 30, 2016 , December 31, 2015 and June 30, 2015 : Performing Non-performing Total (Dollars in thousands) June 30, December 31, 2015 June 30, June 30, 2016 December 31, 2015 June 30, June 30, December 31, 2015 June 30, Loan Balances: Commercial Commercial, industrial and other $ 3,440,161 $ 3,245,818 $ 2,853,706 $ 16,414 $ 12,710 $ 4,424 $ 3,456,575 $ 3,258,528 $ 2,858,130 Franchise 289,905 245,228 227,694 — — 905 289,905 245,228 228,599 Mortgage warehouse lines of credit 270,586 222,806 213,797 — — — 270,586 222,806 213,797 Asset-based lending 842,432 742,676 832,455 235 8 — 842,667 742,684 832,455 Leases 267,687 225,539 187,565 387 535 65 268,074 226,074 187,630 PCI - commercial (1) 16,726 18,589 9,733 — — — 16,726 18,589 9,733 Total commercial 5,127,497 4,700,656 4,324,950 17,036 13,253 5,394 5,144,533 4,713,909 4,330,344 Commercial real estate Construction 404,232 358,354 307,126 673 306 19 404,905 358,660 307,145 Land 104,156 76,666 85,802 1,725 1,751 2,035 105,881 78,417 87,837 Office 903,179 858,382 747,756 6,274 4,619 7,061 909,453 863,001 754,817 Industrial 756,474 718,084 624,839 10,295 9,564 2,568 766,769 727,648 627,407 Retail 896,930 866,639 747,639 916 1,760 2,352 897,846 868,399 749,991 Multi-family 778,427 740,395 666,718 90 1,954 1,730 778,517 742,349 668,448 Mixed use and other 1,808,223 1,726,125 1,584,003 4,442 6,691 8,119 1,812,665 1,732,816 1,592,122 PCI - commercial real estate (1) 172,298 157,999 62,823 — — — 172,298 157,999 62,823 Total commercial real estate 5,823,919 5,502,644 4,826,706 24,415 26,645 23,884 5,848,334 5,529,289 4,850,590 Home equity 752,342 777,827 706,655 8,562 6,848 5,695 760,904 784,675 712,350 Residential real estate, including PCI 641,251 595,408 486,384 12,413 12,043 16,631 653,664 607,451 503,015 Premium finance receivables Commercial insurance loans 2,453,225 2,350,066 2,436,199 25,055 24,855 24,209 2,478,280 2,374,921 2,460,408 Life insurance loans 2,869,960 2,593,204 2,152,804 — — 351 2,869,960 2,593,204 2,153,155 PCI - life insurance loans (1) 291,602 368,292 384,320 — — — 291,602 368,292 384,320 Consumer and other, including PCI 126,740 145,963 119,078 638 413 390 127,378 146,376 119,468 Total loans, net of unearned income, excluding covered loans $ 18,086,536 $ 17,034,060 $ 15,437,096 $ 88,119 $ 84,057 $ 76,554 $ 18,174,655 $ 17,118,117 $ 15,513,650 (1) PCI loans represent loans acquired with evidence of credit quality deterioration since origination, in accordance with ASC 310-30. See Note 6 - Loans for further discussion of these purchased loans. A summary of activity in the allowance for credit losses by loan portfolio (excluding covered loans) for the three and six months ended June 30, 2016 and 2015 is as follows: Three months ended June 30, 2016 Commercial Real Estate Home Equity Residential Real Estate Premium Finance Receivable Consumer and Other Total, Excluding Covered Loans (Dollars in thousands) Commercial Allowance for credit losses Allowance for loan losses at beginning of period $ 38,435 $ 45,263 $ 12,915 $ 5,164 $ 7,205 $ 1,189 $ 110,171 Other adjustments (59 ) (70 ) — (9 ) 4 — (134 ) Reclassification from allowance for unfunded lending-related commitments — (40 ) — — — — (40 ) Charge-offs (721 ) (502 ) (2,046 ) (693 ) (1,911 ) (224 ) (6,097 ) Recoveries 121 296 71 31 633 35 1,187 Provision for credit losses 3,878 1,877 443 912 1,883 276 9,269 Allowance for loan losses at period end $ 41,654 $ 46,824 $ 11,383 $ 5,405 $ 7,814 $ 1,276 $ 114,356 Allowance for unfunded lending-related commitments at period end $ — $ 1,070 $ — $ — $ — $ — $ 1,070 Allowance for credit losses at period end $ 41,654 $ 47,894 $ 11,383 $ 5,405 $ 7,814 $ 1,276 $ 115,426 Individually evaluated for impairment $ 3,417 $ 2,121 $ 477 $ 625 $ — $ 5 $ 6,645 Collectively evaluated for impairment 37,571 45,736 10,906 4,720 7,814 1,271 108,018 Loans acquired with deteriorated credit quality 666 37 — 60 — — 763 Loans at period end Individually evaluated for impairment $ 21,173 $ 49,284 $ 8,562 $ 17,281 $ — $ 536 $ 96,836 Collectively evaluated for impairment 5,106,634 5,626,752 752,342 632,125 5,348,240 126,842 17,592,935 Loans acquired with deteriorated credit quality 16,726 172,298 — 4,258 291,602 — 484,884 Three months ended June 30, 2015 Commercial Commercial Real Estate Home Equity Residential Real Estate Premium Finance Receivable Consumer and Other Total, Excluding Covered Loans (Dollars in thousands) Allowance for credit losses Allowance for loan losses at beginning of period $ 33,726 $ 37,002 $ 12,664 $ 4,096 $ 5,992 $ 966 $ 94,446 Other adjustments (13 ) (81 ) — (5 ) 6 — (93 ) Reclassification from allowance for unfunded lending-related commitments — 4 — — — — 4 Charge-offs (1,243 ) (856 ) (1,847 ) (923 ) (1,526 ) (115 ) (6,510 ) Recoveries 285 1,824 39 16 458 34 2,656 Provision for credit losses 145 4,305 1,432 1,835 1,991 (7 ) 9,701 Allowance for loan losses at period end $ 32,900 $ 42,198 $ 12,288 $ 5,019 $ 6,921 $ 878 $ 100,204 Allowance for unfunded lending-related commitments at period end $ — $ 884 $ — $ — $ — $ — $ 884 Allowance for credit losses at period end $ 32,900 $ 43,082 $ 12,288 $ 5,019 $ 6,921 $ 878 $ 101,088 Individually evaluated for impairment $ 2,282 $ 5,602 $ 808 $ 1,387 $ — $ 44 $ 10,123 Collectively evaluated for impairment 30,600 37,145 11,480 3,589 6,921 834 90,569 Loans acquired with deteriorated credit quality 18 335 — 43 — — 396 Loans at period end Individually evaluated for impairment $ 11,921 $ 65,870 $ 5,909 $ 20,459 $ — $ 418 $ 104,577 Collectively evaluated for impairment 4,308,690 4,721,897 706,441 480,214 4,613,563 119,050 14,949,855 Loans acquired with deteriorated credit quality 9,733 62,823 — 2,342 384,320 — 459,218 Six months ended June 30, 2016 Commercial Real Estate Home Equity Residential Real Estate Premium Finance Receivable Consumer and Other Total, Excluding Covered Loans (Dollars in thousands) Commercial Allowance for credit losses Allowance for loan losses at beginning of period $ 36,135 $ 43,758 $ 12,012 $ 4,734 $ 7,233 $ 1,528 $ 105,400 Other adjustments (68 ) (146 ) — (39 ) 41 — (212 ) Reclassification from allowance for unfunded lending-related commitments — (121 ) — — — — (121 ) Charge-offs (1,392 ) (1,173 ) (3,098 ) (1,186 ) (4,391 ) (331 ) (11,571 ) Recoveries 750 665 119 143 1,420 71 3,168 Provision for credit losses 6,229 3,841 2,350 1,753 3,511 8 17,692 Allowance for loan losses at period end $ 41,654 $ 46,824 $ 11,383 $ 5,405 $ 7,814 $ 1,276 $ 114,356 Allowance for unfunded lending-related commitments at period end $ — $ 1,070 $ — $ — $ — $ — $ 1,070 Allowance for credit losses at period end $ 41,654 $ 47,894 $ 11,383 $ 5,405 $ 7,814 $ 1,276 $ 115,426 Six months ended June 30, 2015 Commercial Real Estate Home Equity Residential Real Estate Premium Finance Receivable Consumer and Other Total, Excluding Covered Loans (Dollars in thousands) Commercial Allowance for credit losses Allowance for loan losses at beginning of period $ 31,699 $ 35,533 $ 12,500 $ 4,218 $ 6,513 $ 1,242 $ 91,705 Other adjustments (30 ) (261 ) — (8 ) (42 ) — (341 ) Reclassification from allowance for unfunded lending-related commitments — (109 ) — — — — (109 ) Charge-offs (1,920 ) (1,861 ) (2,431 ) (1,554 ) (2,789 ) (226 ) (10,781 ) Recoveries 655 2,136 87 92 787 87 3,844 Provision for credit losses 2,496 6,760 2,132 2,271 2,452 (225 ) 15,886 Allowance for loan losses at period end $ 32,900 $ 42,198 $ 12,288 $ 5,019 $ 6,921 $ 878 $ 100,204 Allowance for unfunded lending-related commitments at period end $ — $ 884 $ — $ — $ — $ — $ 884 Allowance for credit losses at period end $ 32,900 $ 43,082 $ 12,288 $ 5,019 $ 6,921 $ 878 $ 101,088 A summary of activity in the allowance for covered loan losses for the three and six months ended June 30, 2016 and 2015 is as follows: Three Months Ended Six Months Ended June 30, June 30, June 30, June 30, (Dollars in thousands) 2016 2015 2016 2015 Balance at beginning of period $ 2,507 $ 1,878 $ 3,026 $ 2,131 Provision for covered loan losses before benefit attributable to FDIC loss share agreements (702 ) (1,094 ) (2,648 ) (1,623 ) Benefit attributable to FDIC loss share agreements 562 875 2,119 1,298 Net provision for covered loan losses (140 ) (219 ) (529 ) (325 ) Increase/decrease in FDIC indemnification liability/asset (562 ) (875 ) (2,119 ) (1,298 ) Loans charged-off (143 ) (140 ) (373 ) (377 ) Recoveries of loans charged-off 750 1,571 2,407 2,084 Net recoveries 607 1,431 2,034 1,707 Balance at end of period $ 2,412 $ 2,215 $ 2,412 $ 2,215 In conjunction with FDIC-assisted transactions, the Company entered into loss share agreements with the FDIC. Additional expected losses, to the extent such expected losses result in the recognition of an allowance for loan losses, will increase the FDIC loss share asset or reduce any FDIC loss share liability. The allowance for loan losses for loans acquired in FDIC-assisted transactions is determined without giving consideration to the amounts recoverable through loss share agreements (since the loss share agreements are separately accounted for and thus presented “gross” on the balance sheet). On the Consolidated Statements of Income, the provision for credit losses is reported net of changes in the amount recoverable under the loss share agreements. Reductions to expected losses, to the extent such reductions to expected losses are the result of an improvement to the actual or expected cash flows from the covered assets, will reduce the FDIC loss share asset or increase any FDIC loss share liability. Additions to expected losses will require an increase to the allowance for loan losses, and a corresponding increase to the FDIC loss share asset or reduction to any FDIC loss share liability. See “FDIC-Assisted Transactions” within Note 3 – Business Combinations for more detail. Impaired Loans A summary of impaired loans, including troubled debt restructurings ("TDRs"), is as follows: June 30, December 31, June 30, (Dollars in thousands) 2016 2015 2015 Impaired loans (included in non-performing and TDRs): Impaired loans with an allowance for loan loss required (1) $ 42,968 $ 49,961 $ 50,748 Impaired loans with no allowance for loan loss required 53,008 51,294 52,609 Total impaired loans (2) $ 95,976 $ 101,255 $ 103,357 Allowance for loan losses related to impaired loans $ 6,611 $ 6,380 $ 10,075 TDRs $ 49,635 $ 51,853 $ 62,776 (1) These impaired loans require an allowance for loan losses because the estimated fair value of the loans or related collateral is less than the recorded investment in the loans. (2) Impaired loans are considered by the Company to be non-accrual loans, TDRs or loans with principal and/or interest at risk, even if the loan is current with all payments of principal and interest. The following tables present impaired loans by loan class, excluding covered loans, for the periods ended as follows: For the Six Months Ended As of June 30, 2016 June 30, 2016 Recorded Investment Unpaid Principal Balance Related Allowance Average Recorded Investment Interest Income Recognized (Dollars in thousands) Impaired loans with a related ASC 310 allowance recorded Commercial Commercial, industrial and other $ 10,253 $ 12,866 $ 3,280 $ 10,172 $ 375 Asset-based lending — — — — — Leases 387 387 128 390 10 Commercial real estate Construction — — — — — Land 4,538 4,538 18 4,592 83 Office 2,401 3,059 176 2,427 70 Industrial 7,369 7,773 1,514 7,552 195 Retail 7,007 7,024 264 7,064 95 Multi-family 1,274 1,274 15 1,066 18 Mixed use and other 3,040 3,162 109 3,063 73 Home equity 1,349 1,511 477 1,443 30 Residential real estate 5,230 5,840 625 5,289 123 Consumer and other 120 148 5 123 4 Impaired loans with no related ASC 310 allowance recorded Commercial Commercial, industrial and other $ 10,092 $ 10,950 $ — $ 10,045 $ 328 Asset-based lending — — — — — Leases — — — — — Commercial real estate Construction 2,677 2,677 — 2,693 77 Land 2,979 7,492 — 3,001 254 Office 6,967 8,715 — 7,107 227 Industrial 3,966 5,093 — 4,326 168 Retail 1,122 1,122 — 1,129 27 Multi-family 90 174 — 119 3 Mixed use and other 5,435 5,960 — 5,498 159 Home equity 7,213 9,674 — 8,356 219 Residential real estate 12,051 14,180 — 11,997 308 Consumer and other 416 494 — 427 14 Total impaired loans, net of unearned income $ 95,976 $ 114,113 $ 6,611 $ 97,879 $ 2,860 For the Twelve Months Ended As of December 31, 2015 December 31, 2015 Recorded Investment Unpaid Principal Balance Related Allowance Average Recorded Investment Interest Income Recognized (Dollars in thousands) Impaired loans with a related ASC 310 allowance recorded Commercial Commercial, industrial and other $ 9,754 $ 12,498 $ 2,012 $ 10,123 $ 792 Asset-based lending — — — — — Leases — — — — — Commercial real estate Construction — — — — — Land 4,929 8,711 41 5,127 547 Office 5,050 6,051 632 5,394 314 Industrial 8,413 9,105 1,943 10,590 565 Retail 8,527 9,230 343 8,596 386 Multi-family 370 370 202 372 25 Mixed use and other 7,590 7,708 570 7,681 328 Home equity 423 435 333 351 16 Residential real estate 4,710 4,799 294 4,618 182 Consumer and other 195 220 10 216 12 Impaired loans with no related ASC 310 allowance recorded Commercial Commercial, industrial and other $ 8,562 $ 9,915 $ — $ 9,885 $ 521 Asset-based lending 8 1,570 — 5 88 Leases — — — — — Commercial real estate Construction 2,328 2,329 — 2,316 113 Land 888 2,373 — 929 90 Office 3,500 4,484 — 3,613 237 Industrial 2,217 2,426 — 2,286 188 Retail 2,757 2,925 — 2,897 129 Multi-family 2,344 2,807 — 2,390 117 Mixed use and other 10,510 14,060 — 11,939 624 Home equity 6,424 7,987 — 5,738 288 Residential real estate 11,559 13,979 — 11,903 624 Consumer and other 197 267 — 201 12 Total impaired loans, net of unearned income $ 101,255 $ 124,249 $ 6,380 $ 107,170 $ 6,198 For the Six Months Ended As of June 30, 2015 June 30, 2015 Recorded Investment Unpaid Principal Balance Related Allowance Average Recorded Investment Interest Income Recognized (Dollars in thousands) Impaired loans with a related ASC 310 allowance recorded Commercial Commercial, industrial and other $ 7,607 $ 8,046 $ 2,200 $ 7,788 $ 181 Asset-based lending — — — — — Leases 65 65 65 66 2 Commercial real estate Construction — — — — — Land 6,924 10,539 50 6,931 294 Office 7,005 7,010 2,414 7,060 154 Industrial 1,218 1,218 558 1,218 34 Retail 8,336 9,222 404 8,482 194 Multi-family 2,149 2,258 322 2,168 51 Mixed use and other 10,507 12,694 1,847 10,557 290 Home equity 1,673 1,728 808 1,680 34 Residential real estate 6,945 7,138 1,363 6,963 137 Consumer and other 180 245 44 190 6 Impaired loans with no related ASC 310 allowance recorded Commercial Commercial, industrial and other $ 3,760 $ 6,731 $ — $ 4,052 $ 219 Asset-based lending — — — — — Leases — — — — — Commercial real estate Construction 2,665 2,665 — 2,650 61 Land 1,906 2,643 — 1,924 50 Office 6,289 8,780 — 6,834 221 Industrial 2,022 2,200 — 2,059 88 Retail 4,099 5,248 — 4,113 112 Multi-family 592 1,015 — 598 22 Mixed use and other 11,683 12,008 — 12,427 266 Home equity 4,236 5,697 — 4,320 118 Residential real estate 13,258 14,961 — 13,553 294 Consumer and other 238 267 — 241 7 Total impaired loans, net of unearned income $ 103,357 $ 122,378 $ 10,075 $ 105,874 $ 2,835 TDRs At June 30, 2016 , the Company had $49.6 million in loans modified in TDRs. The $49.6 million in TDRs represents 97 credits in which economic concessions were granted to certain borrowers to better align the terms of their loans with their current ability to pay. The Company’s approach to restructuring loans, excluding PCI loans, is built on its credit risk rating system which requires credit management personnel to assign a credit risk rating to each loan. In each case, the loan officer is responsible for recommending a credit risk rating for each loan and ensuring the credit risk ratings are appropriate. These credit risk ratings are then reviewed and approved by the bank’s chief credit officer and/or concurrence credit officer. Credit risk ratings are determined by evaluating a number of factors including a borrower’s financial strength, cash flow coverage, collateral protection and guarantees. The Company’s credit risk rating scale is one through ten with higher scores indicating higher risk. In the case of loans rated six or worse following modification, the Company’s Managed Assets Division evaluates the loan and the credit risk rating and determines that the loan has been restructured to be reasonably assured of repayment and of performance according to the modified terms and is supported by a current, well-documented credit assessment of the borrower’s financial condition and prospects for repayment under the revised terms. A modification of a loan, excluding PCI loans, with an existing credit risk rating of 6 or worse or a modification of any other credit, which will result in a restructured credit risk rating of six or worse, must be reviewed for possible TDR classification. In that event, our Managed Assets Division conducts an overall credit and collateral review. A modification of these loans is considered to be a TDR if both (1) the borrower is experiencing financial difficulty and (2) for economic or legal reasons, the bank grants a concession to a borrower that it would not otherwise consider. The modification of a loan, excluding PCI loans, where the credit risk rating is 5 or better both before and after such modification is not considered to be a TDR. Based on the Company’s credit risk rating system, it considers that borrowers whose credit risk rating is 5 or better are not experiencing financial difficulties and therefore, are not considered TDRs. All credits determined to be a TDR will continue to be classified as a TDR in all subsequent periods, unless the borrower has been in compliance with the loan’s modified terms for a period of six months (including over a calendar year-end) and the current interest rate represents a market rate at the time of restructuring. The Managed Assets Division, in consultation with the respective loan officer, determines whether the modified interest rate represented a current market rate at the time of restructuring. Using knowledge of current market conditions and rates, competitive pricing on recent loan originations, and an assessment of various characteristics of the modified loan (including collateral position and payment history), an appropriate market rate for a new borrower with similar risk is determined. If the modified interest rate meets or exceeds this market rate for a new borrower with similar risk, the modified interest rate represents a market rate at the time of restructuring. Additionally, before removing a loan from TDR classification, a review of the current or previously measured impairment on the loan and any concerns related to future performance by the borrower is conducted. If concerns exist about the future ability of the borrower to meet its obligations under the loans based on a credit review by the Managed Assets Division, the TDR classification is not removed from the loan. TDRs are reviewed at the time of the modification and on a quarterly basis to determine if a specific reserve is necessary. The carrying amount of the loan is compared to the expected payments to be received, discounted at the loan's original rate, or for collateral dependent loans, to the fair value of the collateral. Any shortfall is recorded as a specific reserve. The Company, in accordance with ASC 310-10, continues to individually measure impairment of these loans after the TDR classification is removed. Each TDR was reviewed for impairment at June 30, 2016 and approximately $3.2 million of impairment was present and appropriately reserved for through the Company’s normal reserving methodology in the Company’s allowance for loan losses. For TDRs in which impairment is calculated by the present value of future cash flows, the Company records interest income representing the decrease in impairment resulting from the passage of time during the respective period, which differs from interest income from contractually required interest on these specific loans. During the three months ended June 30, 2016 and 2015, the Company recorded $135,000 and $94,000 , respectively, in interest income representing this decrease in impairment. For the six months ended June 30, 2016 and 2015, the Company recorded $225,000 and $287,000 , respectively, in interest income. TDRs may arise in which, due to financial difficulties experienced by the borrower, the Company obtains through physical possession one or more collateral assets in satisfaction of all or part of an existing credit. Once possession is obtained, the Company reclassifies the appropriate portion of the remaining balance of the credit from loans to OREO, which is included within other assets in the Consolidated Statements of Condition. For any residential real estate property collateralizing a consumer mortgage loan, the Company is considered to possess the related collateral only if legal title is obtained upon completion of foreclosure, or the borrower conveys all interest in the residential real estate property to the Company through completion of a deed in lieu of foreclosure or similar legal agreement. Excluding covered OREO, at June 30, 2016 , the Company had $11.3 million of foreclosed residential real estate properties included within OREO. The tables below present a summary of the post-modification balance of loans restructured during the three and six months ended June 30, 2016 and 2015, respectively, which represent TDRs: Three months ended June 30, 2016 (Dollars in thousands) Total (1)(2) Extension at Below Market (2) Reduction of Interest Rate (2) Modification to Interest-only Payments (2) Forgiveness of Debt (2) Count Balance Count Balance Count Balance Count Balance Count Balance Commercial Commercial, industrial and other 1 $ 275 1 $ 275 — $ — — $ — 1 $ 275 Commercial real estate Office — — — — — — — — — — Industrial — — — — — — — — — — Mixed use and other — — — — — — — — — — Residential real estate and other 1 380 1 380 1 380 1 380 — — Total loans 2 $ 655 2 $ 655 1 $ 380 1 $ 380 1 $ 275 Three months ended June 30, 2015 (Dollars in thousands) Total (1)(2) Extension at Below Market Terms (2) Reduction of Interest Rate (2) Modification to Interest-only Payments (2) Forgiveness of Debt (2) Count Balance Count Balance Count Balance Count Balance Count Balance Commercial Commercial, industrial and other — $ — — $ — — $ — — $ — — $ — Commercial real estate Office — — — — — — — — — — Industrial 1 169 1 169 — — 1 169 — — Mixed use and other — — — — — — — — — — Residential real estate and other 5 1,148 5 1,148 2 372 — — Total loans 6 $ 1,317 6 $ 1,317 2 $ 372 1 $ 169 — $ — (1) TDRs may have more than one modification representing a concession. As such, TDRs during the period may be represented in more than one of the categories noted above. (2) Balances represent the recorded investment in the loan at the time of the restructuri |