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 March 31, 2018 , December 31, 2017 and March 31, 2017 : As of March 31, 2018 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 $ 10,051 $ — $ 594 $ 31,475 $ 4,518,760 $ 4,560,880 Franchise 2,401 — 44 1,203 931,710 935,358 Mortgage warehouse lines of credit — — — 5,771 157,699 163,470 Asset-based lending 1,194 — 47 12,611 963,883 977,735 Leases 361 — — 3,170 410,667 414,198 PCI - commercial (1) — 856 86 3 8,285 9,230 Total commercial 14,007 856 771 54,233 6,991,004 7,060,871 Commercial real estate: Construction 3,139 — — 9,576 802,921 815,636 Land 182 — — 4,527 117,981 122,690 Office 474 — 925 11,466 878,206 891,071 Industrial 1,427 — 823 5,027 898,867 906,144 Retail 12,274 — — 4,785 878,563 895,622 Multi-family 19 — — 328 931,008 931,355 Mixed use and other 4,310 — 192 13,626 1,937,328 1,955,456 PCI - commercial real estate (1) — 3,107 1,623 9,134 101,682 115,546 Total commercial real estate 21,825 3,107 3,563 58,469 6,546,556 6,633,520 Home equity 9,828 — 1,505 4,033 611,181 626,547 Residential real estate, including PCI 17,214 1,437 229 8,808 841,416 869,104 Premium finance receivables Commercial insurance loans 17,342 8,547 6,543 17,756 2,525,962 2,576,150 Life insurance loans — — 5,125 11,420 3,986,181 4,002,726 PCI - life insurance loans (1) — — — — 187,235 187,235 Consumer and other, including PCI 720 269 216 291 104,485 105,981 Total loans, net of unearned income $ 80,936 $ 14,216 $ 17,952 $ 155,010 $ 21,794,020 $ 22,062,134 As of December 31, 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 $ 11,260 $ — $ 3,746 $ 13,392 $ 4,314,107 $ 4,342,505 Franchise 2,447 — — — 845,150 847,597 Mortgage warehouse lines of credit — — — 4,000 190,523 194,523 Asset-based lending 1,550 — 283 10,057 968,576 980,466 Leases 439 — 3 1,958 410,772 413,172 PCI - commercial (1) — 877 186 — 8,351 9,414 Total commercial 15,696 877 4,218 29,407 6,737,479 6,787,677 Commercial real estate Construction 3,143 — — 200 742,171 745,514 Land 188 — — 5,156 121,140 126,484 Office 2,438 — — 4,458 887,937 894,833 Industrial 811 — — 2,412 879,796 883,019 Retail 12,328 — 668 148 938,383 951,527 Multi-family — — — 1,034 914,610 915,644 Mixed use and other 3,140 — 1,423 9,641 1,921,501 1,935,705 PCI - commercial real estate (1) — 7,135 2,255 6,277 112,225 127,892 Total commercial real estate 22,048 7,135 4,346 29,326 6,517,763 6,580,618 Home equity 8,978 — 518 4,634 648,915 663,045 Residential real estate, including PCI 17,977 5,304 1,303 8,378 799,158 832,120 Premium finance receivables Commercial insurance loans 12,163 9,242 17,796 15,849 2,579,515 2,634,565 Life insurance loans — — 4,837 10,017 3,820,936 3,835,790 PCI - life insurance loans (1) — — — — 199,269 199,269 Consumer and other, including PCI 740 101 242 727 105,903 107,713 Total loans, net of unearned income $ 77,602 $ 22,659 $ 33,260 $ 98,338 $ 21,408,938 $ 21,640,797 (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 March 31, 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 $ 12,036 $ 100 $ 19 $ 23,780 $ 3,855,140 $ 3,891,075 Franchise 323 — — 987 822,424 823,734 Mortgage warehouse lines of credit — — — 9,111 145,069 154,180 Asset-based lending 1,378 — — 3,744 875,882 881,004 Leases 570 — — 874 318,566 320,010 PCI - commercial (1) — 1,368 — 944 9,174 11,486 Total commercial 14,307 1,468 19 39,440 6,026,255 6,081,489 Commercial real estate: Construction 2,408 — 391 4,356 648,178 655,333 Land 350 — — 3,274 101,455 105,079 Office 3,513 — 953 7,155 859,045 870,666 Industrial 7,004 — — 2,656 783,302 792,962 Retail 589 — — 4,727 906,470 911,786 Multi-family 668 — 203 4,813 799,092 804,776 Mixed use and other 6,277 — 3,207 14,166 1,940,094 1,963,744 PCI - commercial real estate (1) — 12,559 672 15,565 128,540 157,336 Total commercial real estate 20,809 12,559 5,426 56,712 6,166,176 6,261,682 Home equity 11,722 — 430 4,884 691,222 708,258 Residential real estate, including PCI 11,943 900 3,410 5,262 699,093 720,608 Premium finance receivables Commercial insurance loans 12,629 4,991 6,383 23,775 2,399,168 2,446,946 Life insurance loans — 2,024 2,535 32,208 3,316,090 3,352,857 PCI - life insurance loans (1) — — — — 240,706 240,706 Consumer and other, including PCI 350 167 323 543 117,129 118,512 Total loans, net of unearned income, excluding covered loans $ 71,760 $ 22,109 $ 18,526 $ 162,824 $ 19,655,839 $ 19,931,058 Covered loans 1,592 2,808 268 1,570 46,121 52,359 Total loans, net of unearned income $ 73,352 $ 24,917 $ 18,794 $ 164,394 $ 19,701,960 $ 19,983,417 (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 March 31, 2018 , December 31, 2017 and March 31, 2017 : Performing Non-performing Total (Dollars in thousands) March 31, December 31, March 31, March 31, December 31, March 31, March 31, December 31, March 31, Loan Balances: Commercial Commercial, industrial and other $ 4,550,829 $ 4,331,245 $ 3,878,939 $ 10,051 $ 11,260 $ 12,136 $ 4,560,880 $ 4,342,505 $ 3,891,075 Franchise 932,957 845,150 823,411 2,401 2,447 323 935,358 847,597 823,734 Mortgage warehouse lines of credit 163,470 194,523 154,180 — — — 163,470 194,523 154,180 Asset-based lending 976,541 978,916 879,626 1,194 1,550 1,378 977,735 980,466 881,004 Leases 413,837 412,733 319,440 361 439 570 414,198 413,172 320,010 PCI - commercial (1) 9,230 9,414 11,486 — — — 9,230 9,414 11,486 Total commercial 7,046,864 6,771,981 6,067,082 14,007 15,696 14,407 7,060,871 6,787,677 6,081,489 Commercial real estate Construction 812,497 742,371 652,925 3,139 3,143 2,408 815,636 745,514 655,333 Land 122,508 126,296 104,729 182 188 350 122,690 126,484 105,079 Office 890,597 892,395 867,153 474 2,438 3,513 891,071 894,833 870,666 Industrial 904,717 882,208 785,958 1,427 811 7,004 906,144 883,019 792,962 Retail 883,348 939,199 911,197 12,274 12,328 589 895,622 951,527 911,786 Multi-family 931,336 915,644 804,108 19 — 668 931,355 915,644 804,776 Mixed use and other 1,951,146 1,932,565 1,957,467 4,310 3,140 6,277 1,955,456 1,935,705 1,963,744 PCI - commercial real estate (1) 115,546 127,892 157,336 — — — 115,546 127,892 157,336 Total commercial real estate 6,611,695 6,558,570 6,240,873 21,825 22,048 20,809 6,633,520 6,580,618 6,261,682 Home equity 616,719 654,067 696,536 9,828 8,978 11,722 626,547 663,045 708,258 Residential real estate, including PCI 851,890 810,865 708,665 17,214 21,255 11,943 869,104 832,120 720,608 Premium finance receivables Commercial insurance loans 2,550,261 2,613,160 2,429,326 25,889 21,405 17,620 2,576,150 2,634,565 2,446,946 Life insurance loans 4,002,726 3,835,790 3,350,833 — — 2,024 4,002,726 3,835,790 3,352,857 PCI - life insurance loans (1) 187,235 199,269 240,706 — — — 187,235 199,269 240,706 Consumer and other, including PCI 105,054 106,933 118,058 927 780 454 105,981 107,713 118,512 Total loans, net of unearned income, excluding covered loans $ 21,972,444 $ 21,550,635 $ 19,852,079 $ 89,690 $ 90,162 $ 78,979 $ 22,062,134 $ 21,640,797 $ 19,931,058 (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 months ended March 31, 2018 and 2017 is as follows: Three months ended March 31, 2018 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 $ 57,811 $ 55,227 $ 10,493 $ 6,688 $ 6,846 $ 840 $ 137,905 Other adjustments (1 ) (24 ) — (3 ) (12 ) — (40 ) Reclassification from allowance for unfunded lending-related commitments — 26 — — — — 26 Charge-offs (2,687 ) (813 ) (357 ) (571 ) (4,721 ) (129 ) (9,278 ) Recoveries 262 1,687 123 40 385 47 2,544 Provision for credit losses 2,251 1,378 (399 ) 124 4,835 157 8,346 Allowance for loan losses at period end $ 57,636 $ 57,481 $ 9,860 $ 6,278 $ 7,333 $ 915 $ 139,503 Allowance for unfunded lending-related commitments at period end $ — $ 1,243 $ — $ — $ — $ — $ 1,243 Allowance for credit losses at period end $ 57,636 $ 58,724 $ 9,860 $ 6,278 $ 7,333 $ 915 $ 140,746 Individually evaluated for impairment $ 2,344 $ 3,611 $ 749 $ 148 $ — $ 25 $ 6,877 Collectively evaluated for impairment 54,789 55,042 9,111 6,029 7,333 890 133,194 Loans acquired with deteriorated credit quality 503 71 — 101 — — 675 Loans at period end Individually evaluated for impairment $ 33,810 $ 38,237 $ 10,102 $ 20,558 $ — $ 748 $ 103,455 Collectively evaluated for impairment 7,017,831 6,479,737 616,445 768,859 6,578,876 103,224 21,564,972 Loans acquired with deteriorated credit quality 9,230 115,546 — 11,725 187,235 2,009 325,745 Loans held at fair value — — — 67,962 — — 67,962 Three months ended March 31, 2017 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 $ 44,493 $ 51,422 $ 11,774 $ 5,714 $ 7,625 $ 1,263 $ 122,291 Other adjustments (19 ) (36 ) — (4 ) 3 — (56 ) Reclassification from allowance for unfunded lending-related commitments (92 ) (46 ) — — — — (138 ) Charge-offs (641 ) (261 ) (625 ) (329 ) (1,427 ) (134 ) (3,417 ) Recoveries 273 554 65 178 612 141 1,823 Provision for credit losses 2,568 1,000 989 (29 ) 746 42 5,316 Allowance for loan losses at period end $ 46,582 $ 52,633 $ 12,203 $ 5,530 $ 7,559 $ 1,312 $ 125,819 Allowance for unfunded lending-related commitments at period end $ 592 $ 1,219 $ — $ — $ — $ — $ 1,811 Allowance for credit losses at period end $ 47,174 $ 53,852 $ 12,203 $ 5,530 $ 7,559 $ 1,312 $ 127,630 Individually evaluated for impairment $ 2,845 $ 3,198 $ 1,979 $ 666 $ — $ 92 $ 8,780 Collectively evaluated for impairment 43,687 50,594 10,224 4,802 7,559 1,219 118,085 Loans acquired with deteriorated credit quality 642 60 — 62 — 1 765 Loans at period end Individually evaluated for impairment $ 19,319 $ 40,107 $ 11,878 $ 16,594 $ — $ 405 $ 88,303 Collectively evaluated for impairment 6,050,684 6,064,239 696,380 671,765 5,799,803 116,966 19,399,837 Loans acquired with deteriorated credit quality 11,486 157,336 — 3,701 240,706 1,141 414,370 Loans held at fair value — — — 28,548 — — 28,548 A summary of activity in the allowance for covered loan losses for the three months ended March 31, 2017 is as follows: Three Months Ended March 31, (Dollars in thousands) 2017 Balance at beginning of period $ 1,322 Provision for covered loan losses before benefit attributable to FDIC loss share agreements (535 ) Benefit attributable to FDIC loss share agreements 428 Net provision for covered loan losses (107 ) Increase in FDIC indemnification liability (428 ) Loans charged-off (216 ) Recoveries of loans charged-off 748 Net (charge-offs) recoveries 532 Balance at end of period $ 1,319 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 resulted in the recognition of an allowance for loan losses, increased the FDIC loss share asset or reduced any FDIC loss share liability. The allowance for loan losses for loans acquired in FDIC-assisted transactions was determined without giving consideration to the amounts recoverable through loss share agreements (since the loss share agreements were separately accounted for and thus presented “gross” on the balance sheet). On the Consolidated Statements of Income, the provision for credit losses was 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 were the result of an improvement to the actual or expected cash flows from the covered assets, reduced the FDIC loss share asset or increased any FDIC loss share liability. Additions to expected losses required 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 terminated all existing loss share agreements with the FDIC. As a result, the allowance for covered loan losses previously measured is included within the allowance for credit losses, excluding covered loans, presented above for subsequent periods. See Note 3 - Business Combinations 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: March 31, December 31, March 31, (Dollars in thousands) 2018 2017 2017 Impaired loans (included in non-performing and TDRs): Impaired loans with an allowance for loan loss required (1) $ 37,572 $ 36,084 $ 39,968 Impaired loans with no allowance for loan loss required 65,559 69,004 47,554 Total impaired loans (2) $ 103,131 $ 105,088 $ 87,522 Allowance for loan losses related to impaired loans $ 6,863 $ 8,023 $ 8,165 TDRs $ 47,676 $ 49,786 $ 39,669 (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 Three Months Ended As of March 31, 2018 March 31, 2018 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 $ 5,521 $ 5,587 $ 1,738 $ 5,607 $ 83 Franchise — — — — — Asset-based lending 1,107 1,107 475 1,166 20 Leases 2,213 2,221 131 2,247 27 Commercial real estate Construction 3,097 3,897 599 3,097 50 Land 1,500 1,500 3 1,567 17 Office 1,479 2,078 73 1,483 24 Industrial 63 172 1 63 2 Retail 15,347 15,415 2,512 15,315 166 Multi-family 1,234 1,277 21 1,254 12 Mixed use and other 2,036 2,281 388 2,054 30 Home equity 1,697 1,889 749 1,699 19 Residential real estate 2,253 2,956 148 2,258 33 Consumer and other 25 27 25 25 — Impaired loans with no related ASC 310 allowance recorded Commercial Commercial, industrial and other $ 5,480 $ 6,777 $ — $ 5,650 $ 109 Franchise 18,657 18,661 — 18,675 239 Asset-based lending 86 231 — 182 3 Leases 746 746 — 754 11 Commercial real estate Construction 1,363 1,364 — 1,364 15 Land 2,329 2,434 — 2,339 31 Office 59 754 — 61 11 Industrial 1,427 1,485 — 1,430 20 Retail 2,695 2,992 — 2,710 58 Multi-family — 84 — — 1 Mixed use and other 5,284 5,981 — 5,340 80 Home equity 8,405 12,535 — 8,255 151 Residential real estate 18,305 20,983 — 18,630 222 Consumer and other 723 870 — 726 12 Total impaired loans, net of unearned income $ 103,131 $ 116,304 $ 6,863 $ 103,951 $ 1,446 For the Twelve Months Ended As of December 31, 2017 December 31, 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 $ 6,233 $ 7,323 $ 3,951 $ 7,220 $ 452 Franchise — — — — — Asset-based lending 948 949 355 1,302 72 Leases 2,331 2,337 158 2,463 117 Commercial real estate Construction 3,097 3,897 403 3,690 197 Land — — — — — Office 471 471 5 481 24 Industrial 408 408 40 414 25 Retail 15,599 15,657 1,336 15,736 624 Multi-family — — — — — Mixed use and other 1,567 1,586 379 1,599 77 Home equity 1,606 1,869 784 1,626 81 Residential real estate 3,798 3,910 586 3,790 146 Consumer and other 26 28 26 27 2 Impaired loans with no related ASC 310 allowance recorded Commercial Commercial, industrial and other $ 8,460 $ 12,259 $ — $ 10,170 $ 683 Franchise 16,256 16,256 — 17,089 780 Asset-based lending 602 602 — 688 40 Leases 782 782 — 845 49 Commercial real estate Construction 1,367 1,678 — 1,555 84 Land 3,961 4,192 — 4,129 182 Office 2,438 6,140 — 3,484 330 Industrial 403 2,010 — 1,849 174 Retail 2,393 3,538 — 2,486 221 Multi-family 1,231 2,078 — 1,246 76 Mixed use and other 5,275 6,731 — 5,559 351 Home equity 7,648 11,648 — 9,114 603 Residential real estate 17,455 20,327 — 17,926 860 Consumer and other 733 890 — 773 48 Total impaired loans, net of unearned income $ 105,088 $ 127,566 $ 8,023 $ 115,261 $ 6,298 For the Three Months Ended As of March 31, 2017 March 31, 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 $ 3,804 $ 3,830 $ 1,568 $ 3,856 $ 50 Franchise — — — — — Asset-based lending 1,378 1,380 378 1,279 12 Leases 2,616 2,619 304 2,689 36 Commercial real estate Construction 5,262 5,262 74 5,276 53 Land 3,033 3,033 13 3,033 28 Office 1,512 1,522 310 1,513 18 Industrial 4,831 5,554 1,703 4,854 71 Retail 1,733 1,843 156 1,739 23 Multi-family 1,256 1,256 20 1,256 11 Mixed use and other 5,472 5,561 902 5,486 67 Home equity 3,863 3,891 1,979 3,866 35 Residential real estate 5,116 5,652 666 5,166 57 Consumer and other 92 94 92 95 1 Impaired loans with no related ASC 310 allowance recorded Commercial Commercial, industrial and other $ 10,270 $ 11,307 $ — $ 10,668 $ 185 Franchise — — — — — Leases 846 846 — 852 13 Commercial real estate Construction 3,912 3,912 — 3,973 46 Land 1,240 1,631 — 1,321 15 Office 2,487 3,803 — 2,432 56 Industrial 2,172 2,487 — 2,152 57 Retail — — — — — Multi-family 668 752 — 652 11 Mixed use and other 6,153 6,961 — 6,234 91 Home equity 8,015 10,420 — 8,176 123 Residential real estate 11,478 12,673 — 11,522 151 Consumer and other 313 401 — 315 5 Total impaired loans, net of unearned income $ 87,522 $ 96,690 $ 8,165 $ 88,405 $ 1,215 TDRs At March 31, 2018 , the Company had $47.7 million in loans modified in TDRs. The $47.7 million in TDRs represents 85 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 March 31, 2018 and approximately $1.1 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 March 31, 2018 and 2017 , the Company recorded $21,000 and $55,000 , 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. At March 31, 2018 , the Company had $8.6 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 $11.4 million and $13.5 million at March 31, 2018 and 2017, respectively. The tables below present a summary of the post-modification balance of loans restructured during the three months ended March 31, 2018 and 2017 , respectively, which represent TDRs: Three months ended March 31, 2018 (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 $ 96 1 $ 96 — $ — — $ — — $ — Commercial real estate Office 1 59 1 59 — — — — — — Industrial — — — — — — — — — — Mixed use and other — — — — — — — — — — Residential real estate and other 5 835 5 835 2 111 — — — — Total loans 7 $ 990 7 $ 990 2 $ 111 — $ — — $ — Three months ended March 31, 2017 (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 1 $ 95 1 $ 95 — $ — — $ — — $ — Commercial real estate Office — — — — — — — — — — Industrial — — — — — — — — — — Mixed use and other 1 1,245 1 1,245 — — — — — — Residential real estate and other 2 173 2 173 2 173 — — — — Total loans 4 $ 1,513 4 $ 1,513 2 $ 173 — $ — — $ — (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 restructuring. During the three months ended March 31, 2018 , seven loans totaling $1.0 million were determined to be TDRs, compared to four loans totaling $1.5 million during the three months ended March 31, 2017 . Of these loans extended at below market terms, the weighted average extension had a term of approximately 74 months during the quarter ended March 31, 2018 compared to 10 months for the quarter ended March 31, 2017 . Further, the weighted average decrease in the stated interest rate for loans with a reduction of interest rate during the period was approximately 287 basis points and 48 basis points during the three months ended March 31, 2018 and 2017 , respectively. Additionally, no principal balances were forgiven in the first quarter of 2018 and 2017. The following table presents a summary of all loans restructured in TDRs during the twelve months ended March 31, 2018 and 2017 , and such loans which were in payment default under the restructured terms during the respective periods below: (Dollars in thousands) As of March 31, 2018 Three Months Ended March 31, 2018 As of March 31, 2017 Three Months Ended March 31, 2017 Total (1)(3) Payments in Default (2)(3) Total (1)(3) Payments in Default (2)(3) Count Balance Count Balance Count Balance Count Balance Commercial Commercial, industrial and other 5 $ 3,776 5 $ 3,776 3 398 1 $ 28 Leases 3 16,256 — — 2 2,949 — — Commercial real estate Office 1 59 — — — — — — Industrial — — — — — — — — Mixed use and other — — — — 1 1,245 — — Residential real estate and other 15 3,711 5 2,551 8 1,095 1 232 Total loans 24 $ 23,802 10 $ 6,327 14 5,687 2 $ 260 (1) Total TDRs represent all loans restructured in TDRs during the previous twelve months from the date indicated. (2) TDRs considered to |