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 September 30, 2017 , December 31, 2016 and September 30, 2016 : As of September 30, 2017 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 $ 12,281 $ — $ 3,161 $ 13,710 $ 4,091,381 $ 4,120,533 Franchise — — — 16,719 836,997 853,716 Mortgage warehouse lines of credit — — — 312 194,058 194,370 Asset-based lending 1,141 — 1,533 4,515 889,147 896,336 Leases 509 — 281 1,194 379,410 381,394 PCI - commercial (1) — 1,489 61 — 8,135 9,685 Total commercial 13,931 1,489 5,036 36,450 6,399,128 6,456,034 Commercial real estate: Construction 1,607 — 366 2,064 669,940 673,977 Land 196 — — — 102,557 102,753 Office 5,148 — — 1,220 874,583 880,951 Industrial 1,848 — 137 438 834,062 836,485 Retail 2,200 — 3,030 3,674 925,335 934,239 Multi-family 569 — 68 3,058 861,290 864,985 Mixed use and other 3,310 — 843 3,561 1,966,601 1,974,315 PCI - commercial real estate (1) — 8,443 1,394 2,940 120,299 133,076 Total commercial real estate 14,878 8,443 5,838 16,955 6,354,667 6,400,781 Home equity 7,581 — 446 2,590 662,352 672,969 Residential real estate, including PCI 14,743 1,120 2,055 165 771,416 789,499 Premium finance receivables Commercial insurance loans 9,827 9,584 7,421 9,966 2,628,114 2,664,912 Life insurance loans — 6,740 946 6,937 3,571,388 3,586,011 PCI - life insurance loans (1) — — — — 209,463 209,463 Consumer and other, including PCI 540 221 242 685 131,424 133,112 Total loans, net of unearned income, excluding covered loans $ 61,500 $ 27,597 $ 21,984 $ 73,748 $ 20,727,952 $ 20,912,781 Covered loans 1,936 2,233 1,074 45 41,313 46,601 Total loans, net of unearned income $ 63,436 $ 29,830 $ 23,058 $ 73,793 $ 20,769,265 $ 20,959,382 (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 December 31, 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 $ 13,441 $ 174 $ 2,341 $ 11,779 $ 3,716,977 $ 3,744,712 Franchise — — — 493 869,228 869,721 Mortgage warehouse lines of credit — — — — 204,225 204,225 Asset-based lending 1,924 — 135 1,609 871,402 875,070 Leases 510 — — 1,331 293,073 294,914 PCI - commercial (1) — 1,689 100 2,428 12,563 16,780 Total commercial 15,875 1,863 2,576 17,640 5,967,468 6,005,422 Commercial real estate Construction 2,408 — — 1,824 606,007 610,239 Land 394 — 188 — 104,219 104,801 Office 4,337 — 4,506 1,232 857,599 867,674 Industrial 7,047 — 4,516 2,436 756,602 770,601 Retail 597 — 760 3,364 907,872 912,593 Multi-family 643 — 322 1,347 805,312 807,624 Mixed use and other 6,498 — 1,186 12,632 1,931,859 1,952,175 PCI - commercial real estate (1) — 16,188 3,775 8,888 141,529 170,380 Total commercial real estate 21,924 16,188 15,253 31,723 6,110,999 6,196,087 Home equity 9,761 — 1,630 6,515 707,887 725,793 Residential real estate, including PCI 12,749 1,309 936 8,271 681,956 705,221 Premium finance receivables Commercial insurance loans 14,709 7,962 5,646 14,580 2,435,684 2,478,581 Life insurance loans — 3,717 17,514 16,204 3,182,935 3,220,370 PCI - life insurance loans (1) — — — — 249,657 249,657 Consumer and other, including PCI 439 207 100 887 120,408 122,041 Total loans, net of unearned income, excluding covered loans $ 75,457 $ 31,246 $ 43,655 $ 95,820 $ 19,456,994 $ 19,703,172 Covered loans 2,121 2,492 225 1,553 51,754 58,145 Total loans, net of unearned income $ 77,578 $ 33,738 $ 43,880 $ 97,373 $ 19,508,748 $ 19,761,317 As of September 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 $ 15,809 $ — $ 7,324 $ 8,987 $ 3,573,396 $ 3,605,516 Franchise — — 458 1,626 872,661 874,745 Mortgage warehouse lines of credit — — — — 309,632 309,632 Asset-based lending 234 — 3,772 3,741 837,972 845,719 Leases 375 — 239 — 299,339 299,953 PCI - commercial (1) — 1,783 — 1,036 13,160 15,979 Total commercial 16,418 1,783 11,793 15,390 5,906,160 5,951,544 Commercial real estate: Construction 400 — — 3,775 447,302 451,477 Land 1,208 — 787 300 105,406 107,701 Office 3,609 — 6,457 8,062 865,954 884,082 Industrial 9,967 — 940 2,961 753,636 767,504 Retail 909 — 1,340 8,723 884,369 895,341 Multi-family 90 — 3,051 2,169 789,645 794,955 Mixed use and other 6,442 — 2,157 5,184 1,837,724 1,851,507 PCI - commercial real estate (1) — 21,433 1,509 4,066 129,109 156,117 Total commercial real estate 22,625 21,433 16,241 35,240 5,813,145 5,908,684 Home equity 9,309 — 1,728 3,842 727,989 742,868 Residential real estate, including PCI 12,205 1,496 2,232 1,088 646,577 663,598 Premium finance receivables Commercial insurance loans 14,214 7,754 6,968 10,291 2,391,006 2,430,233 Life insurance loans — — 9,960 3,717 3,006,795 3,020,472 PCI - life insurance loans (1) — — — — 262,887 262,887 Consumer and other, including PCI 543 124 204 871 119,233 120,975 Total loans, net of unearned income, excluding covered loans $ 75,314 $ 32,590 $ 49,126 $ 70,439 $ 18,873,792 $ 19,101,261 Covered loans 2,331 4,806 1,545 2,456 84,802 95,940 Total loans, net of unearned income $ 77,645 $ 37,396 $ 50,671 $ 72,895 $ 18,958,594 $ 19,197,201 (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 a loan amount, or portion thereof, is determined to be 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 September 30, 2017 , December 31, 2016 and September 30, 2016 : Performing Non-performing Total (Dollars in thousands) September 30, December 31, September 30, September 30, December 31, September 30, September 30, December 31, September 30, Loan Balances: Commercial Commercial, industrial and other $ 4,108,252 $ 3,731,097 $ 3,589,707 $ 12,281 $ 13,615 $ 15,809 $ 4,120,533 $ 3,744,712 $ 3,605,516 Franchise 853,716 869,721 874,745 — — — 853,716 869,721 874,745 Mortgage warehouse lines of credit 194,370 204,225 309,632 — — — 194,370 204,225 309,632 Asset-based lending 895,195 873,146 845,485 1,141 1,924 234 896,336 875,070 845,719 Leases 380,885 294,404 299,578 509 510 375 381,394 294,914 299,953 PCI - commercial (1) 9,685 16,780 15,979 — — — 9,685 16,780 15,979 Total commercial 6,442,103 5,989,373 5,935,126 13,931 16,049 16,418 6,456,034 6,005,422 5,951,544 Commercial real estate Construction 672,370 607,831 451,077 1,607 2,408 400 673,977 610,239 451,477 Land 102,557 104,407 106,493 196 394 1,208 102,753 104,801 107,701 Office 875,803 863,337 880,473 5,148 4,337 3,609 880,951 867,674 884,082 Industrial 834,637 763,554 757,537 1,848 7,047 9,967 836,485 770,601 767,504 Retail 932,039 911,996 894,432 2,200 597 909 934,239 912,593 895,341 Multi-family 864,416 806,981 794,865 569 643 90 864,985 807,624 794,955 Mixed use and other 1,971,005 1,945,677 1,845,065 3,310 6,498 6,442 1,974,315 1,952,175 1,851,507 PCI - commercial real estate (1) 133,076 170,380 156,117 — — — 133,076 170,380 156,117 Total commercial real estate 6,385,903 6,174,163 5,886,059 14,878 21,924 22,625 6,400,781 6,196,087 5,908,684 Home equity 665,388 716,032 733,559 7,581 9,761 9,309 672,969 725,793 742,868 Residential real estate, including PCI 774,756 692,472 651,393 14,743 12,749 12,205 789,499 705,221 663,598 Premium finance receivables Commercial insurance loans 2,645,501 2,455,910 2,408,265 19,411 22,671 21,968 2,664,912 2,478,581 2,430,233 Life insurance loans 3,579,271 3,216,653 3,020,472 6,740 3,717 — 3,586,011 3,220,370 3,020,472 PCI - life insurance loans (1) 209,463 249,657 262,887 — — — 209,463 249,657 262,887 Consumer and other, including PCI 132,413 121,458 120,372 699 583 603 133,112 122,041 120,975 Total loans, net of unearned income, excluding covered loans $ 20,834,798 $ 19,615,718 $ 19,018,133 $ 77,983 $ 87,454 $ 83,128 $ 20,912,781 $ 19,703,172 $ 19,101,261 (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 nine months ended September 30, 2017 and 2016 is as follows: Three months ended September 30, 2017 Commercial Real Estate Home Equity Residential Real Estate Premium Finance Receivables Consumer and Other Total, Excluding Covered Loans (Dollars in thousands) Commercial Allowance for credit losses Allowance for loan losses at beginning of period $ 52,358 $ 52,339 $ 11,134 $ 6,143 $ 6,352 $ 1,265 $ 129,591 Other adjustments (2 ) (38 ) — (31 ) 32 — (39 ) Reclassification from allowance for unfunded lending-related commitments 500 (406 ) — — — — 94 Charge-offs (2,265 ) (989 ) (968 ) (267 ) (1,716 ) (213 ) (6,418 ) Recoveries 801 323 178 55 499 93 1,949 Provision for credit losses 4,343 811 212 757 1,386 433 7,942 Allowance for loan losses at period end $ 55,735 $ 52,040 $ 10,556 $ 6,657 $ 6,553 $ 1,578 $ 133,119 Allowance for unfunded lending-related commitments at period end $ — $ 1,276 $ — $ — $ — $ — $ 1,276 Allowance for credit losses at period end $ 55,735 $ 53,316 $ 10,556 $ 6,657 $ 6,553 $ 1,578 $ 134,395 Individually evaluated for impairment $ 4,568 $ 1,184 $ 691 $ 758 $ — $ 34 $ 7,235 Collectively evaluated for impairment 50,623 52,048 9,865 5,813 6,553 1,544 126,446 Loans acquired with deteriorated credit quality 544 84 — 86 — — 714 Loans at period end Individually evaluated for impairment $ 18,086 $ 31,698 $ 7,729 $ 21,263 $ — $ 544 $ 79,320 Collectively evaluated for impairment 6,428,263 6,236,007 665,240 735,185 6,250,923 131,581 20,447,199 Loans acquired with deteriorated credit quality 9,685 133,076 — 3,637 209,463 987 356,848 Loans held at fair value — — — 29,414 — — 29,414 Three months ended September 30, 2016 Commercial Commercial Real Estate Home Equity Residential Real Estate Premium Finance Receivables Consumer and Other Total, Excluding Covered Loans (Dollars in thousands) Allowance for credit losses Allowance for loan losses at beginning of period $ 41,654 $ 46,824 $ 11,383 $ 5,405 $ 7,814 $ 1,276 $ 114,356 Other adjustments (35 ) (57 ) — (10 ) (10 ) — (112 ) Reclassification from allowance for unfunded lending-related commitments (500 ) (79 ) — — — — (579 ) Charge-offs (3,469 ) (382 ) (574 ) (134 ) (1,959 ) (389 ) (6,907 ) Recoveries 176 364 65 61 456 72 1,194 Provision for credit losses 5,212 1,678 810 781 974 286 9,741 Allowance for loan losses at period end $ 43,038 $ 48,348 $ 11,684 $ 6,103 $ 7,275 $ 1,245 $ 117,693 Allowance for unfunded lending-related commitments at period end $ 500 $ 1,148 $ — $ — $ — $ — $ 1,648 Allowance for credit losses at period end $ 43,538 $ 49,496 $ 11,684 $ 6,103 $ 7,275 $ 1,245 $ 119,341 Individually evaluated for impairment $ 2,554 $ 2,491 $ 964 $ 1,166 $ — $ 192 $ 7,367 Collectively evaluated for impairment 40,252 46,983 10,720 4,867 7,275 1,053 111,150 Loans acquired with deteriorated credit quality 732 22 — 70 — — 824 Loans at period end Individually evaluated for impairment $ 19,133 $ 45,290 $ 9,309 $ 17,040 $ — $ 602 $ 91,374 Collectively evaluated for impairment 5,916,432 5,707,277 733,559 625,030 5,450,705 119,162 18,552,165 Loans acquired with deteriorated credit quality 15,979 156,117 — 3,925 262,887 1,211 440,119 Loans held at fair value — — — 17,603 — — 17,603 Nine months ended September 30, 2017 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 $ 44,493 $ 51,422 $ 11,774 $ 5,714 $ 7,625 $ 1,263 $ 122,291 Other adjustments (23 ) (121 ) — (38 ) 57 — (125 ) Reclassification from allowance for unfunded lending-related commitments 500 (438 ) — — — — 62 Charge-offs (3,819 ) (3,235 ) (3,224 ) (742 ) (5,021 ) (522 ) (16,563 ) Recoveries 1,635 1,153 387 287 1,515 267 5,244 Provision for credit losses 12,949 3,259 1,619 1,436 2,377 570 22,210 Allowance for loan losses at period end $ 55,735 $ 52,040 $ 10,556 $ 6,657 $ 6,553 $ 1,578 $ 133,119 Allowance for unfunded lending-related commitments at period end $ — $ 1,276 $ — $ — $ — $ — $ 1,276 Allowance for credit losses at period end $ 55,735 $ 53,316 $ 10,556 $ 6,657 $ 6,553 $ 1,578 $ 134,395 Nine months ended September 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 (103 ) (203 ) — (49 ) 31 — (324 ) Reclassification from allowance for unfunded lending-related commitments (500 ) (200 ) — — — — (700 ) Charge-offs (4,861 ) (1,555 ) (3,672 ) (1,320 ) (6,350 ) (720 ) (18,478 ) Recoveries 926 1,029 184 204 1,876 143 4,362 Provision for credit losses 11,441 5,519 3,160 2,534 4,485 294 27,433 Allowance for loan losses at period end $ 43,038 $ 48,348 $ 11,684 $ 6,103 $ 7,275 $ 1,245 $ 117,693 Allowance for unfunded lending-related commitments at period end $ 500 $ 1,148 $ — $ — $ — $ — $ 1,648 Allowance for credit losses at period end $ 43,538 $ 49,496 $ 11,684 $ 6,103 $ 7,275 $ 1,245 $ 119,341 A summary of activity in the allowance for covered loan losses for the three and nine months ended September 30, 2017 and 2016 is as follows: Three Months Ended Nine Months Ended September 30, September 30, September 30, September 30, (Dollars in thousands) 2017 2016 2017 2016 Balance at beginning of period $ 1,074 $ 2,412 $ 1,322 $ 3,026 Provision for covered loan losses before benefit attributable to FDIC loss share agreements (225 ) (847 ) (1,063 ) (3,495 ) Benefit attributable to FDIC loss share agreements 180 677 850 2,796 Net provision for covered loan losses (45 ) (170 ) (213 ) (699 ) Increase in FDIC indemnification liability (180 ) (677 ) (850 ) (2,796 ) Loans charged-off (155 ) (918 ) (491 ) (1,291 ) Recoveries of loans charged-off 64 775 990 3,182 Net (charge-offs) recoveries (91 ) (143 ) 499 1,891 Balance at end of period $ 758 $ 1,422 $ 758 $ 1,422 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 during the period subject to loss share agreement. 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 covered 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. On October 16, 2017, the Company entered into agreements with the FDIC that terminate all existing loss share agreements with the FDIC. As a result, the allowance for covered loan losses previously measured will be included within the allowance for credit losses, excluding covered loans, presented above for subsequent periods. See Note 17 - Subsequent Events for further discussion of the termination of FDIC loss share agreements. Impaired Loans A summary of impaired loans, including troubled debt restructurings ("TDRs"), is as follows: September 30, December 31, September 30, (Dollars in thousands) 2017 2016 2016 Impaired loans (included in non-performing and TDRs): Impaired loans with an allowance for loan loss required (1) $ 30,864 $ 33,146 $ 39,022 Impaired loans with no allowance for loan loss required 47,730 57,370 51,518 Total impaired loans (2) $ 78,594 $ 90,516 $ 90,540 Allowance for loan losses related to impaired loans $ 7,218 $ 6,377 $ 6,836 TDRs $ 33,183 $ 41,708 $ 44,276 (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 Nine Months Ended As of September 30, 2017 September 30, 2017 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 $ 7,312 $ 8,458 $ 4,191 $ 8,390 $ 407 Asset-based lending 588 589 161 588 21 Leases 2,440 2,444 215 2,539 91 Commercial real estate Construction 1,607 2,408 94 2,319 93 Land — — — — — Office 2,225 2,291 570 2,280 94 Industrial 408 408 75 415 19 Retail 5,932 6,072 158 5,998 191 Multi-family 1,239 1,239 8 1,250 33 Mixed use and other 1,537 1,695 263 1,580 60 Home equity 1,511 1,721 691 1,528 53 Residential real estate 5,842 6,154 758 5,842 177 Consumer and other 223 224 34 225 10 Impaired loans with no related ASC 310 allowance recorded Commercial Commercial, industrial and other $ 5,995 $ 7,260 $ — $ 6,662 $ 294 Asset-based lending 553 553 — 728 31 Leases 817 817 — 862 38 Commercial real estate Construction 1,504 1,504 — 1,524 49 Land 3,968 4,217 — 4,110 136 Office 3,400 3,585 — 3,565 147 Industrial 1,440 2,729 — 2,885 183 Retail 1,978 1,988 — 2,008 103 Multi-family 569 653 — 571 23 Mixed use and other 5,546 6,267 — 5,745 241 Home equity 6,218 9,523 — 7,231 339 Residential real estate 15,421 17,859 — 15,726 575 Consumer and other 321 433 — 334 16 Total impaired loans, net of unearned income $ 78,594 $ 91,091 $ 7,218 $ 84,905 $ 3,424 For the Twelve Months Ended As of December 31, 2016 December 31, 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 $ 2,601 $ 2,617 $ 1,079 $ 2,649 $ 134 Asset-based lending 233 235 26 235 10 Leases 2,441 2,443 107 2,561 128 Commercial real estate Construction 5,302 5,302 86 5,368 164 Land 1,283 1,283 1 1,303 47 Office 2,687 2,697 324 2,797 137 Industrial 5,207 5,843 1,810 7,804 421 Retail 1,750 1,834 170 2,039 101 Multi-family — — — — — Mixed use and other 3,812 4,010 592 4,038 195 Home equity 1,961 1,873 1,233 1,969 75 Residential real estate 5,752 6,327 849 5,816 261 Consumer and other 117 121 100 131 7 Impaired loans with no related ASC 310 allowance recorded Commercial Commercial, industrial and other $ 12,534 $ 14,704 $ — $ 14,944 $ 948 Asset-based lending 1,691 2,550 — 8,467 377 Leases 873 873 — 939 56 Commercial real estate Construction 4,003 4,003 — 4,161 81 Land 3,034 3,503 — 3,371 142 Office 3,994 5,921 — 4,002 323 Industrial 2,129 2,436 — 2,828 274 Retail — — — — — Multi-family 1,903 1,987 — 1,825 84 Mixed use and other 6,815 7,388 — 6,912 397 Home equity 8,033 10,483 — 8,830 475 Residential real estate 11,983 14,124 — 12,041 622 Consumer and other 378 489 — 393 26 Total impaired loans, net of unearned income $ 90,516 $ 103,046 $ 6,377 $ 105,423 $ 5,485 For the Nine Months Ended As of September 30, 2016 September 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 $ 5,426 $ 5,434 $ 1,887 $ 5,487 $ 212 Asset-based lending 234 235 44 235 7 Leases 375 375 116 388 14 Commercial real estate Construction — — — — — Land 2,620 2,620 44 2,670 80 Office 1,697 2,361 182 1,722 79 Industrial 6,855 7,338 1,388 7,069 284 Retail 6,605 6,623 240 6,668 160 Multi-family 1,266 1,266 8 1,134 29 Mixed use and other 5,437 5,511 605 5,452 198 Home equity 2,373 2,457 964 2,404 63 Residential real estate 5,942 6,428 1,166 5,807 190 Consumer and other 192 192 192 194 8 Impaired loans with no related ASC 310 allowance recorded Commercial Commercial, industrial and other $ 12,669 $ 16,261 $ — $ 14,745 $ 717 Asset-based lending — — — — — Leases — — — — — Commercial real estate Construction 1,995 1,995 — 2,273 94 Land 3,864 8,088 — 4,316 408 Office 4,980 6,243 — 4,978 260 Industrial 3,508 3,827 — 3,574 200 Retail 805 913 — 936 36 Multi-family 89 174 — 109 5 Mixed use and other 5,164 5,712 — 5,300 236 Home equity 6,936 9,108 — 7,736 320 Residential real estate 11,098 13,077 — 11,125 445 Consumer and other 410 520 — 428 21 Total impaired loans, net of unearned income $ 90,540 $ 106,758 $ 6,836 $ 94,750 $ 4,066 TDRs At September 30, 2017 , the Company had $33.2 million in loans modified in TDRs. The $33.2 million in TDRs represents 78 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 September 30, 2017 and approximately $1.2 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 September 30, 2017 and 2016 , the Company recorded $68,000 and $98,000 , respectively, of interest income, which was reflected as a decrease in impairment. For the nine months ended September 30, 2017 and 2016 , the Company recorded $172,000 and $323,000 , respectively, of interest income, which was reflected as a decrease in impairment. 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 September 30, 2017 , the Company had $7.9 million of foreclosed residential real estate properties included within OREO. Furthermore, the recorded investment in residential mortgage loans secured by residential real estate properties for which foreclosure proceedings are in process totaled $12.1 million at September 30, 2017 . The tables below present a summary of the post-modification balance of loans restructured during the three and nine months ended September 30, 2017 and 2016 , respectively, which represent TDRs: Three months ended September 30, 2017 (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, in |