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 December 31, 2018 and 2017 : As of December 31, 2018 (Dollars in thousands) Nonaccrual 90+ days and still accruing 60-89 days past due 30-59 days past due Current Total Loans Loan Balances: Commercial Commercial, industrial and other $ 34,298 $ — $ 1,451 $ 21,618 $ 5,062,729 $ 5,120,096 Franchise 16,051 — — 8,738 924,190 948,979 Mortgage warehouse lines of credit — — — — 144,199 144,199 Asset-based lending 635 — 200 3,156 1,022,065 1,026,056 Leases — — — 1,250 564,430 565,680 PCI - commercial (1) — 3,313 — 99 20,116 23,528 Total commercial $ 50,984 $ 3,313 $ 1,651 $ 34,861 $ 7,737,729 $ 7,828,538 Commercial real estate: Construction 1,554 — — 9,424 749,846 760,824 Land 107 — 170 107 141,097 141,481 Office 3,629 — 877 5,077 929,739 939,322 Industrial 285 — — 16,596 885,367 902,248 Retail 10,753 — 1,890 1,729 878,106 892,478 Multi-family 311 — 77 5,575 970,597 976,560 Mixed use and other 2,490 — 1,617 8,983 2,192,105 2,205,195 PCI - commercial real estate (1) — 6,241 6,195 4,075 98,633 115,144 Total commercial real estate $ 19,129 $ 6,241 $ 10,826 $ 51,566 $ 6,845,490 $ 6,933,252 Home equity 7,147 — 131 3,105 541,960 552,343 Residential real estate, including PCI 16,383 1,292 1,692 6,171 976,926 1,002,464 Premium finance receivables Commercial insurance loans 11,335 7,799 11,382 15,085 2,796,058 2,841,659 Life insurance loans — — 8,407 24,628 4,340,856 4,373,891 PCI - life insurance loans (1) — — — — 167,903 167,903 Consumer and other, including PCI 348 227 87 733 119,246 120,641 Total loans, net of unearned income $ 105,326 $ 18,872 $ 34,176 $ 136,149 $ 23,526,168 $ 23,820,691 (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. See Note 4 , “Loans,” for further discussion of these purchased loans. As of December 31, 2017 (Dollars in thousands) Nonaccrual 90+ days and still accruing 60-89 days past due 30-59 days past due 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, excluding covered loans 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. See Note 4 , “Loans,” for further discussion of these purchased loans. 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 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 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 the Company determines 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 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, per the most recent analysis at December 31, 2018 and 2017 : Performing Non-performing Total December 31, December 31, December 31, December 31, December 31, December 31, (Dollars in thousands) 2018 2017 2018 2017 2018 2017 Loan Balances: Commercial Commercial, industrial and other $ 5,085,798 $ 4,331,245 $ 34,298 $ 11,260 $ 5,120,096 $ 4,342,505 Franchise 932,928 845,150 16,051 2,447 948,979 847,597 Mortgage warehouse lines of credit 144,199 194,523 — — 144,199 194,523 Asset-based lending 1,025,421 978,916 635 1,550 1,026,056 980,466 Leases 565,680 412,733 — 439 565,680 413,172 PCI - commercial (1) 23,528 9,414 — — 23,528 9,414 Total commercial $ 7,777,554 $ 6,771,981 $ 50,984 $ 15,696 $ 7,828,538 $ 6,787,677 Commercial real estate Construction 759,270 742,371 1,554 3,143 760,824 745,514 Land 141,374 126,296 107 188 141,481 126,484 Office 935,693 892,395 3,629 2,438 939,322 894,833 Industrial 901,963 882,208 285 811 902,248 883,019 Retail 881,725 939,199 10,753 12,328 892,478 951,527 Multi-family 976,249 915,644 311 — 976,560 915,644 Mixed use and other 2,202,705 1,932,565 2,490 3,140 2,205,195 1,935,705 PCI - commercial real estate (1) 115,144 127,892 — — 115,144 127,892 Total commercial real estate $ 6,914,123 $ 6,558,570 $ 19,129 $ 22,048 $ 6,933,252 $ 6,580,618 Home equity 545,196 654,067 7,147 8,978 552,343 663,045 Residential real estate, including PCI 986,081 810,865 16,383 21,255 1,002,464 832,120 Premium finance receivables Commercial insurance loans 2,822,525 2,613,160 19,134 21,405 2,841,659 2,634,565 Life insurance loans 4,373,891 3,835,790 — — 4,373,891 3,835,790 PCI - life insurance loans (1) 167,903 199,269 — — 167,903 199,269 Consumer and other, including PCI 120,184 106,933 457 780 120,641 107,713 Total loans, net of unearned income, excluding covered loans $ 23,707,457 $ 21,550,635 $ 113,234 $ 90,162 $ 23,820,691 $ 21,640,797 (1) PCI loans represent loans acquired with evidence of credit quality deterioration since origination, in accordance with ASC 310-30. See Note 4 , “Loans,” for further discussion of these purchased loans. A summary of the activity in the allowance for credit losses by loan portfolio (excluding covered loans) for the years ended December 31, 2018 and 2017 is as follows: Year Ended December 31, 2018 (Dollars in thousands) Commercial Commercial Real Estate Home Equity Residential Real Estate Premium Finance Receivable Consumer and Other Total, Excluding Covered Loans 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 (3 ) (85 ) (5 ) (25 ) (63 ) — (181 ) Reclassification to/from allowance for unfunded lending-related commitments — (126 ) — — — — (126 ) Charge-offs (14,532 ) (1,395 ) (2,245 ) (1,355 ) (12,228 ) (880 ) (32,635 ) Recoveries 1,457 5,631 541 2,075 3,069 202 12,975 Provision for credit losses 23,093 1,015 (277 ) (189 ) 10,091 1,099 34,832 Allowance for loan losses at period end $ 67,826 $ 60,267 $ 8,507 $ 7,194 $ 7,715 $ 1,261 $ 152,770 Allowance for unfunded lending-related commitments at period end — 1,394 — — — — 1,394 Allowance for credit losses at period end $ 67,826 $ 61,661 $ 8,507 $ 7,194 $ 7,715 $ 1,261 $ 154,164 By measurement method: Individually evaluated for impairment 6,558 4,287 282 204 — 116 11,447 Collectively evaluated for impairment 60,749 57,329 8,225 6,894 7,715 1,145 142,057 Loans acquired with deteriorated credit quality 519 45 — 96 — — 660 Loans at period end: Individually evaluated for impairment $ 59,529 $ 33,274 $ 12,255 $ 22,064 $ — $ 397 $ 127,519 Collectively evaluated for impairment 7,745,482 6,784,834 540,088 877,526 7,215,550 117,441 23,280,921 Loans acquired with deteriorated credit quality 23,527 115,144 — 9,017 167,903 2,803 318,394 Loan held at fair value — — — 93,857 — — 93,857 Year Ended December 31, 2017 (Dollars in thousands) Commercial Commercial Real Estate Home Equity Residential Real Estate Premium Finance Receivable Consumer and Other Total, Excluding Covered Loans 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 (1) 16 (155 ) 167 356 138 51 573 Reclassification to/from allowance for unfunded lending-related commitments 500 (431 ) — — — — 69 Charge-offs (5,159 ) (4,236 ) (3,952 ) (1,284 ) (7,335 ) (729 ) (22,695 ) Recoveries 1,870 2,190 746 452 2,128 299 7,685 Provision for credit losses 16,091 6,437 1,758 1,450 4,290 (44 ) 29,982 Allowance for loan losses at period end $ 57,811 $ 55,227 $ 10,493 $ 6,688 $ 6,846 $ 840 $ 137,905 Allowance for unfunded lending-related commitments at period end — 1,269 — — — — 1,269 Allowance for credit losses at period end $ 57,811 $ 56,496 $ 10,493 $ 6,688 $ 6,846 $ 840 $ 139,174 By measurement method: Individually evaluated for impairment 4,464 2,177 784 586 — 26 8,037 Collectively evaluated for impairment 52,820 53,938 9,709 5,979 6,846 814 130,106 Loans acquired with deteriorated credit quality 527 381 — 123 — — 1,031 Loans at period end: Individually evaluated for impairment $ 35,612 $ 38,534 $ 9,254 $ 21,253 $ — $ 759 $ 105,412 Collectively evaluated for impairment 6,742,651 6,414,192 653,791 765,149 6,470,355 104,840 21,150,978 Loans acquired with deteriorated credit quality 9,414 127,892 — 12,001 199,269 2,114 350,690 Loan held at fair value — — — 33,717 — — 33,717 (1) Includes $742,000 of allowance for covered loan losses reclassified as a result of the termination of all existing loss share agreements with the FDIC during the fourth quarter of 2017. A summary of activity in the allowance for covered loan losses for the year ended December 31, 2017 is as follows: Year Ended December 31, (Dollars in thousands) 2017 Balance at beginning of period $ 1,322 Allowance for covered loan losses transferred to allowance for loan losses subsequent to loss share termination or expiration (742 ) Provision for covered loan losses before benefit attributable to FDIC loss share agreements (1,063 ) Benefit attributable to FDIC loss share agreements 1,592 Net provision for covered loan losses and transfer from allowance for covered loan losses to allowance for loan losses $ (213 ) Increase in FDIC indemnification liability (1,592 ) Loans charged-off (517 ) Recoveries of loans charged-off 1,000 Net recoveries $ 483 Balance at end of period $ — 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 are 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 loan losses, and a corresponding increase to the FDIC loss share asset or reduction to any FDIC loss share liability. See “FDIC-Assisted Bank Acquisitions” within Note 7, “Business Combinations and Asset Acquisitions,” 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 7, "Business Combinations and Asset Acquisitions," for further discussion of the termination of FDIC loss share agreements. Impaired Loans A summary of impaired loans, including TDRs, at December 31, 2018 and 2017 is as follows: (Dollars in thousands) 2018 2017 Impaired loans (included in non-performing and restructured loans): Impaired loans with an allowance for loan loss required (1) $ 60,219 $ 36,084 Impaired loans with no allowance for loan loss required 67,050 69,004 Total impaired loans (2) $ 127,269 $ 105,088 Allowance for loan losses related to impaired loans $ 11,437 $ 8,023 TDRs 66,102 49,786 Reduction of interest income from non-accrual loans 3,422 2,373 Interest income recognized on impaired loans 7,347 6,298 (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 evaluated for impairment by loan class as of December 31, 2018 and 2017 : As of For the Year Ended December 31, 2018 (Dollars in thousands) Recorded Investment Unpaid Principal Balance Related Allowance Average Recorded Investment Interest Income Recognized Impaired loans with a related ASC 310 allowance recorded Commercial Commercial, industrial and other $ 16,703 $ 17,029 $ 4,866 $ 17,868 $ 1,181 Franchise 16,021 16,256 1,375 16,221 909 Asset-based lending 557 557 317 689 50 Leases 1,730 1,730 — 1,812 91 Commercial real estate Construction 1,554 1,554 550 1,554 76 Land — — — — — Office 573 638 21 587 25 Industrial — — — — — Retail 14,633 14,633 3,413 14,694 676 Multi-family — — — — — Mixed use and other 1,188 1,221 293 1,354 66 Home equity 3,133 3,470 282 3,165 131 Residential real estate 4,011 4,263 204 4,056 159 Consumer and other 116 129 116 119 7 Impaired loans with no related ASC 310 allowance recorded Commercial Commercial, industrial and other $ 18,314 $ 21,501 $ — $ 20,547 $ 1,143 Franchise 5,152 5,154 — 5,320 403 Asset-based lending 207 601 — 569 51 Leases 845 879 — 936 56 Commercial real estate Construction 1,117 1,117 — 1,218 52 Land 3,396 3,491 — 3,751 198 Office 3,629 3,642 — 3,651 184 Industrial 322 450 — 363 30 Retail 1,592 1,945 — 1,699 110 Multi-family 1,498 1,595 — 1,529 55 Mixed use and other 3,522 3,836 — 3,611 227 Home equity 9,122 12,383 — 9,323 564 Residential real estate 18,053 20,765 — 18,552 883 Consumer and other 281 407 — 293 20 Total loans, net of unearned income $ 127,269 $ 139,246 $ 11,437 $ 133,481 $ 7,347 As of For the Year Ended December 31, 2017 (Dollars in thousands) Recorded Investment Unpaid Principal Balance Related Allowance Average Recorded Investment Interest Income Recognized 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 loans, net of unearned income $ 105,088 $ 127,566 $ 8,023 $ 115,261 $ 6,298 Average recorded investment in impaired loans for the years ended December 31, 2018 , 2017 , and 2016 were $133.5 million , $115.3 million , and $105.4 million , respectively. Interest income recognized on impaired loans was $7.3 million , $6.3 million and $5.5 million for the years ended December 31, 2018 , 2017 , and 2016 , respectively. TDRs At December 31, 2018 , the Company had $66.1 million in loans modified in TDRs. The $66.1 million in TDRs represents 134 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 6 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 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 December 31, 2018 and approximately $2.1 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. For the years ended December 31, 2018 and 2017 , the Company recorded $113,000 and $207,000 , respectively, in interest income representing this 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 December 31, 2018 , the Company had $4.9 million of foreclosed residential real estate properties included within OREO. Further, the recorded investment in residential mortgage loans secured by residential real estate properties for which foreclosure proceedings are in process totaled $14.4 million and $9.8 million at December 31, 2018 and 2017, respectively. The tables below present a summary of the post-modification balance of loans restructured during the years ended December 31, 2018 , 2017 , and 2016 , which represent TDRs: Year ended December 31, 2018 Total (1)(2) Extension at Below Market Terms (2) Reduction of Interest Rate (2) Modification to Interest-only Payments (2) Forgiveness of Debt (2) (Dollars in thousands) Count Balance Count Balance Count Balance Count Balance Count Balance Commercial Commercial, industrial and other 4 $ 13,441 3 $ 691 — $ — 1 $ 12,750 — $ — Franchise 3 5,157 1 35 — — 2 5,122 — — Asset-based lending 1 130 1 130 — — — — — — Leases 1 239 1 239 — — — — — — Commercial real estate Office 1 59 1 59 — — — — — — Industrial — — — — — — — — — — Mixed use and other 2 455 2 455 1 85 — — — — Residential real estate and other 59 9,762 58 9,523 27 2,789 — — 1 239 Total loans 71 $ 29,243 67 $ 11,132 28 $ 2,874 3 $ 17,872 1 $ 239 Year ended December 31, 2017 Total (1)(2) Extension at Below Market Terms (2) Reduction of Interest Rate (2) Modification to Interest-only Payments (2) Forgiveness of Debt (2) (Dollars in thousands) Count Balance Count Balance Count Balance Count Balance Count Balance Commercial Commercial, industrial and other 5 $ 3,775 1 $ 95 1 $ 2,272 3 $ 1,408 — $ — Franchise 3 16,256 — — — — 3 16,256 — — Asset-based lending — — — — — — — — — — Leases — — — — — — — — — — Commercial real estate Office — — — — — — — — — — Industrial — — — — — — — — — — Mixed use and other 1 1,245 1 1,245 — — — — — — Residential real estate and other 12 3,049 10 2,925 8 2,643 1 55 1 69 Total loans 21 $ 24,325 12 $ 4,265 9 $ 4,915 7 $ 17,719 1 $ 69 Year ended December 31, 2016 Total (1)(2) Extension at Below Market Terms (2) Reduction of Interest Rate (2) Modification to Interest-only Payments (2) Forgiveness of Debt (2) (Dollars in thousands) Count Balance Count Balance Count Balance Count Balance Count Balance Commercial Commercial, industrial and other 3 $ 345 3 $ 345 — $ — — $ — 1 $ 275 Franchise — — — — — — — — — — Asset-based lending — — — — — — — — — — Leases 2 2,949 2 2,949 — — — — — — Commercial real estate Office 1 450 1 450 — — — — — — Industrial 6 7,921 6 7,921 3 7,196 — — — — Mixed use and other 2 150 2 150 — — — — — — Residential real estate and other 7 1,082 5 841 6 850 2 470 — — Total loans 21 $ 12,897 19 $ 12,656 9 $ 8,046 2 $ 470 1 $ 275 (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 year ended December 31, 2018 , $29.2 million , or 71 loans, were determined to be TDRs, compared to $24.3 million , or 21 loans, and $12.9 million , or 21 loans, in the years ended 2017 and 2016 , respectively. Of these loans extended at below market terms, the weighted average extension had a term of approximately 48 months in 2018 compared to 35 months in 2017 and 19 months in 2016 . Further, the weighted average decrease in the stated interest rate for loans with a reduction of interest rate during the period was approximately 172 basis points, 485 basis points and 34 basis points during the years ended December 31, 2018 , 2017 , and 2016 , respectively. Interest-only payment terms were approximately 7 months during the year ended 2018 compared to 11 months and 7 months for the years ended 2017 and 2016 , respectively. Additionally, $8,000 of principal balance were forgiven on the loans noted above in 2018 compared to $73,000 of principal balance forgiven during 2017 and $300,000 of principal balance forgiven during 2016 . The tables below present a summary of all loans restructured in TDRs during the years ended December 31, 2018 , 2017 , and 2016 , and such loans which were in payment default under the restructured terms during the respective periods: Year Ended December 31, 2018 Year Ended December 31, 2017 Year Ended December 31, 2016 Total (1)(3) Payments in Default (2)(3) Total (1)(3) Payments in Default (2)(3) Total (1)(3) Payments in Default (2)(3) (Dollars in thousands) Count Balance Count Balance Count Balance Count Balance Count Balance Count Balance Commercial Commercial, industrial and other 4 $ 13,441 2 $ 174 5 $ 3,775 4 $ 3,681 3 $ 345 1 $ 28 Franchise 3 5,157 2 5,122 3 16,256 — — — — — — Asset-based lending 1 130 — — — — — — — — — — Leases 1 239 — — — — — — 2 2,949 — — Commercial real-estate Office 1 59 — — — — — — 1 450 1 450 Industrial — — — — — — — — 6 7,921 5 7,347 Mixed use and other 2 455 2 455 1 1,245 1 1,245 2 150 1 16 Residential real estate and other 59 9,762 9 1,957 12 3,049 3 2,052 7 1,082 — — Total loans 71 $ 29,243 15 $ 7,708 21 $ 24,325 8 $ 6,978 21 $ 12,897 8 $ 7,841 (1) Total TDRs represent all loans restructured in TDRs during the year indicated. (2) TDRs considered to be in payment default are over 30 days past-due subsequent to the restructuring. (3) Balances represent the recorded investment in the loan at the time of the restructuring. |