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, 2019 , December 31, 2018 and September 30, 2018 : As of September 30, 2019 90+ days and still accruing 60-89 days past due 30-59 days past due (In thousands) Nonaccrual Current Total Loans Loan Balances: Commercial Commercial, industrial and other $ 34,397 $ — $ 2,296 $ 16,995 $ 5,096,879 $ 5,150,567 Franchise 3,752 — — 7,327 903,695 914,774 Mortgage warehouse lines of credit — — — 3,196 311,501 314,697 Asset-based lending 5,782 — 9,521 23,369 1,007,197 1,045,869 Leases — — — 393 753,770 754,163 PCI - commercial (1) — 382 1,043 207 13,900 15,532 Total commercial 43,931 382 12,860 51,487 8,086,942 8,195,602 Commercial real estate: Construction 1,030 — — 2,103 847,442 850,575 Land 994 — 88 4,947 169,357 175,386 Office 8,158 — 158 2,145 986,470 996,931 Industrial 100 — 950 961 1,007,669 1,009,680 Retail 7,174 — 2,235 3,684 991,627 1,004,720 Multi-family 690 — 1,073 2,265 1,287,797 1,291,825 Mixed use and other 3,411 — 928 10,084 1,987,844 2,002,267 PCI - commercial real estate (1) — 4,992 4,197 6,909 101,185 117,283 Total commercial real estate 21,557 4,992 9,629 33,098 7,379,391 7,448,667 Home equity 7,920 — 95 3,100 501,188 512,303 Residential real estate, including PCI 13,447 3,244 1,868 1,433 1,198,674 1,218,666 Premium finance receivables Commercial insurance loans 15,950 10,612 8,853 16,972 3,397,563 3,449,950 Life insurance loans 590 — 17,753 27,795 4,608,450 4,654,588 PCI - life insurance loans (1) — — — — 140,908 140,908 Consumer and other, including PCI 224 117 55 272 88,819 89,487 Total loans, net of unearned income $ 103,619 $ 19,347 $ 51,113 $ 134,157 $ 25,401,935 $ 25,710,171 (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, 2018 90+ days and still accruing 60-89 days past due 30-59 days past due (In thousands) Nonaccrual 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. As of September 30, 2018 90+ days and still accruing 60-89 days past due 30-59 days past due (In thousands) Nonaccrual Current Total Loans Loan Balances: Commercial Commercial, industrial and other $ 41,322 $ — $ 2,535 $ 16,451 $ 4,745,178 $ 4,805,486 Franchise 16,351 5,122 — — 915,817 937,290 Mortgage warehouse lines of credit — — 3,000 — 168,860 171,860 Asset-based lending 910 — 590 9,083 1,023,268 1,033,851 Leases 4 — — 80 509,591 509,675 PCI - commercial (1) — 3,372 15 — 12,409 15,796 Total commercial 58,587 8,494 6,140 25,614 7,375,123 7,473,958 Commercial real estate: Construction 1,554 — 1,823 16,228 778,725 798,330 Land 228 — 365 — 118,411 119,004 Office 1,532 — 4,058 3,021 932,166 940,777 Industrial 178 — 122 145 885,486 885,931 Retail 10,586 — 4,570 10,645 861,901 887,702 Multi-family 318 — — 1,162 922,413 923,893 Mixed use and other 3,119 — 9,654 11,503 2,062,179 2,086,455 PCI - commercial real estate (1) — 5,578 6,448 1,380 91,276 104,682 Total commercial real estate 17,515 5,578 27,040 44,084 6,652,557 6,746,774 Home equity 8,523 — 1,075 3,478 565,768 578,844 Residential real estate, including PCI 16,062 1,865 1,714 603 904,006 924,250 Premium finance receivables Commercial insurance loans 13,802 7,028 5,945 13,239 2,845,313 2,885,327 Life insurance loans — — — 22,016 4,203,465 4,225,481 PCI - life insurance loans (1) — — — — 173,490 173,490 Consumer and other, including PCI 355 295 430 329 114,418 115,827 Total loans, net of unearned income $ 114,844 $ 23,260 $ 42,344 $ 109,363 $ 22,834,140 $ 23,123,951 (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 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 September 30, 2019 , December 31, 2018 and September 30, 2018 : Performing Non-performing Total (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 $ 5,116,170 $ 5,085,798 $ 4,764,164 $ 34,397 $ 34,298 $ 41,322 $ 5,150,567 $ 5,120,096 $ 4,805,486 Franchise 911,022 932,928 915,817 3,752 16,051 21,473 914,774 948,979 937,290 Mortgage warehouse lines of credit 314,697 144,199 171,860 — — — 314,697 144,199 171,860 Asset-based lending 1,040,087 1,025,421 1,032,941 5,782 635 910 1,045,869 1,026,056 1,033,851 Leases 754,163 565,680 509,671 — — 4 754,163 565,680 509,675 PCI - commercial (1) 15,532 23,528 15,796 — — — 15,532 23,528 15,796 Total commercial 8,151,671 7,777,554 7,410,249 43,931 50,984 63,709 8,195,602 7,828,538 7,473,958 Commercial real estate Construction 849,545 759,270 796,776 1,030 1,554 1,554 850,575 760,824 798,330 Land 174,392 141,374 118,776 994 107 228 175,386 141,481 119,004 Office 988,773 935,693 939,245 8,158 3,629 1,532 996,931 939,322 940,777 Industrial 1,009,580 901,963 885,753 100 285 178 1,009,680 902,248 885,931 Retail 997,546 881,725 877,116 7,174 10,753 10,586 1,004,720 892,478 887,702 Multi-family 1,291,135 976,249 923,575 690 311 318 1,291,825 976,560 923,893 Mixed use and other 1,998,856 2,202,705 2,083,336 3,411 2,490 3,119 2,002,267 2,205,195 2,086,455 PCI - commercial real estate (1) 117,283 115,144 104,682 — — — 117,283 115,144 104,682 Total commercial real estate 7,427,110 6,914,123 6,729,259 21,557 19,129 17,515 7,448,667 6,933,252 6,746,774 Home equity 504,383 545,196 570,321 7,920 7,147 8,523 512,303 552,343 578,844 Residential real estate, including PCI 1,205,219 986,081 908,188 13,447 16,383 16,062 1,218,666 1,002,464 924,250 Premium finance receivables Commercial insurance loans 3,423,388 2,822,525 2,864,497 26,562 19,134 20,830 3,449,950 2,841,659 2,885,327 Life insurance loans 4,653,998 4,373,891 4,225,481 590 — — 4,654,588 4,373,891 4,225,481 PCI - life insurance loans (1) 140,908 167,903 173,490 — — — 140,908 167,903 173,490 Consumer and other, including PCI 89,210 120,184 115,239 277 457 588 89,487 120,641 115,827 Total loans, net of unearned income $ 25,595,887 $ 23,707,457 $ 22,996,724 $ 114,284 $ 113,234 $ 127,227 $ 25,710,171 $ 23,820,691 $ 23,123,951 (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 for the three and nine months ended September 30, 2019 and 2018 is as follows: Three months ended September 30, 2019 Commercial Real Estate Home Equity Residential Real Estate Premium Finance Receivables Consumer and Other Total Loans (In thousands) Commercial Allowance for credit losses Allowance for loan losses at beginning of period $ 74,893 $ 63,270 $ 3,631 $ 8,146 $ 8,940 $ 1,541 $ 160,421 Other adjustments — — — — (13 ) — (13 ) Reclassification from allowance for unfunded lending-related commitments — (30 ) — — — — (30 ) Charge-offs (6,775 ) (809 ) (1,594 ) (25 ) (1,866 ) (117 ) (11,186 ) Recoveries 367 385 183 203 563 36 1,737 Provision for credit losses 4,642 2,122 1,500 1,087 1,742 (259 ) 10,834 Allowance for loan losses at period end $ 73,127 $ 64,938 $ 3,720 $ 9,411 $ 9,366 $ 1,201 $ 161,763 Allowance for unfunded lending-related commitments at period end $ — $ 1,510 $ — $ — $ — $ — $ 1,510 Allowance for credit losses at period end $ 73,127 $ 66,448 $ 3,720 $ 9,411 $ 9,366 $ 1,201 $ 163,273 Individually evaluated for impairment $ 10,606 $ 3,600 $ 313 $ 315 $ — $ 106 $ 14,940 Collectively evaluated for impairment 62,160 62,795 3,407 9,037 9,366 1,095 147,860 Loans acquired with deteriorated credit quality 361 53 — 59 — — 473 Loans at period end Individually evaluated for impairment $ 58,030 $ 32,155 $ 18,702 $ 21,889 $ — $ 274 $ 131,050 Collectively evaluated for impairment 8,122,040 7,299,229 493,601 1,070,795 8,104,538 86,887 25,177,090 Loans acquired with deteriorated credit quality 15,532 117,283 — 9,960 140,908 2,326 286,009 Loans held at fair value — — — 116,022 — — 116,022 Three months ended September 30, 2018 Commercial Commercial Real Estate Home Equity Residential Real Estate Premium Finance Receivables Consumer and Other Total Loans (In thousands) Allowance for credit losses Allowance for loan losses at beginning of period $ 60,727 $ 57,660 $ 9,551 $ 6,336 $ 7,734 $ 1,394 $ 143,402 Other adjustments (1 ) (15 ) (2 ) (14 ) 14 — (18 ) Reclassification from allowance for unfunded lending-related commitments — (2 ) — — — — (2 ) Charge-offs (3,219 ) (208 ) (561 ) (337 ) (2,512 ) (144 ) (6,981 ) Recoveries 304 193 142 466 1,142 66 2,313 Provision for credit losses 8,934 619 13 (160 ) 1,796 (160 ) 11,042 Allowance for loan losses at period end $ 66,745 $ 58,247 $ 9,143 $ 6,291 $ 8,174 $ 1,156 $ 149,756 Allowance for unfunded lending-related commitments at period end $ — $ 1,245 $ — $ — $ — $ — $ 1,245 Allowance for credit losses at period end $ 66,745 $ 59,492 $ 9,143 $ 6,291 $ 8,174 $ 1,156 $ 151,001 Individually evaluated for impairment $ 10,164 $ 3,158 $ 611 $ 325 $ — $ 117 $ 14,375 Collectively evaluated for impairment 55,987 56,316 8,532 5,894 8,174 1,039 135,942 Loans acquired with deteriorated credit quality 594 18 — 72 — — 684 Loans at period end Individually evaluated for impairment $ 67,381 $ 31,952 $ 11,284 $ 21,781 $ — $ 401 $ 132,799 Collectively evaluated for impairment 7,390,781 6,610,140 567,560 815,442 7,110,808 113,812 22,608,543 Loans acquired with deteriorated credit quality 15,796 104,682 — 9,144 173,490 1,614 304,726 Loans held at fair value — — — 77,883 — — 77,883 Nine months ended September 30, 2019 Commercial Real Estate Home Equity Residential Real Estate Premium Finance Receivable Consumer and Other Total Loans (In thousands) Commercial Allowance for credit losses Allowance for loan losses at beginning of period $ 67,826 $ 60,267 $ 8,507 $ 7,194 $ 7,715 $ 1,261 $ 152,770 Other adjustments — (35 ) (20 ) (15 ) 19 — (51 ) Reclassification from allowance for unfunded lending-related commitments — (116 ) — — — — (116 ) Charge-offs (24,658 ) (4,869 ) (2,372 ) (315 ) (9,085 ) (355 ) (41,654 ) Recoveries 974 1,112 313 372 1,853 152 4,776 Provision for credit losses 28,985 8,579 (2,708 ) 2,175 8,864 143 46,038 Allowance for loan losses at period end $ 73,127 $ 64,938 $ 3,720 $ 9,411 $ 9,366 $ 1,201 $ 161,763 Allowance for unfunded lending-related commitments at period end $ — $ 1,510 $ — $ — $ — $ — $ 1,510 Allowance for credit losses at period end $ 73,127 $ 66,448 $ 3,720 $ 9,411 $ 9,366 $ 1,201 $ 163,273 Nine months ended September 30, 2018 Commercial Real Estate Home Equity Residential Real Estate Premium Finance Receivable Consumer and Other Total Loans (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 (3 ) (66 ) (2 ) (19 ) (12 ) — (102 ) Reclassification from allowance for unfunded lending-related commitments — 24 — — — — 24 Charge-offs (8,116 ) (1,176 ) (1,530 ) (1,088 ) (10,487 ) (732 ) (23,129 ) Recoveries 1,232 4,267 436 2,028 2,502 162 10,627 Provision for credit losses 15,821 (29 ) (254 ) (1,318 ) 9,325 886 24,431 Allowance for loan losses at period end $ 66,745 $ 58,247 $ 9,143 $ 6,291 $ 8,174 $ 1,156 $ 149,756 Allowance for unfunded lending-related commitments at period end $ — $ 1,245 $ — $ — $ — $ — $ 1,245 Allowance for credit losses at period end $ 66,745 $ 59,492 $ 9,143 $ 6,291 $ 8,174 $ 1,156 $ 151,001 Impaired Loans A summary of impaired loans, including troubled debt restructurings ("TDRs"), is as follows: September 30, December 31, September 30, (In thousands) 2019 2018 2018 Impaired loans (included in non-performing and TDRs): Impaired loans with an allowance for loan loss required (1) $ 52,485 $ 60,219 $ 83,349 Impaired loans with no allowance for loan loss required 78,338 67,050 49,173 Total impaired loans (2) $ 130,823 $ 127,269 $ 132,522 Allowance for loan losses related to impaired loans $ 14,934 $ 11,437 $ 14,365 TDRs $ 66,308 $ 66,102 $ 66,219 (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 for the periods ended as follows: For the Nine Months Ended As of September 30, 2019 September 30, 2019 Recorded Investment Unpaid Principal Balance Related Allowance Average Recorded Investment Interest Income Recognized (In thousands) Impaired loans with a related ASC 310 allowance recorded Commercial Commercial, industrial and other $ 20,281 $ 20,536 $ 10,606 $ 20,411 $ 1,011 Franchise — — — — — Mortgage warehouse lines of credit — — — — — Asset-based lending 130 130 — 130 6 Leases 1,585 1,585 — 1,651 62 Commercial real estate Construction — — — — — Land — — — — — Office 8,043 8,190 3,470 8,114 283 Industrial — — — — — Retail 5,029 5,029 32 5,076 171 Multi-family 1,168 1,168 25 1,178 39 Mixed use and other 774 821 67 813 30 Home equity 8,374 8,969 313 8,534 251 Residential real estate 6,995 7,261 315 7,061 188 Consumer and other 106 124 106 110 5 Impaired loans with no related ASC 310 allowance recorded Commercial Commercial, industrial and other $ 25,804 $ 30,152 $ — $ 29,361 $ 1,769 Franchise 3,752 10,083 — 11,857 715 Asset-based lending 5,782 6,164 — 5,457 215 Leases 696 733 — 761 36 Commercial real estate Construction 1,030 1,554 — 1,146 65 Land 994 1,303 — 1,184 54 Office 662 679 — 667 31 Industrial 105 218 — 122 9 Retail 7,507 10,993 — 8,307 437 Multi-family 690 797 — 704 23 Mixed use and other 5,926 6,189 — 6,091 275 Home equity 10,328 12,132 — 10,709 465 Residential real estate 14,894 17,309 — 15,259 595 Consumer and other 168 325 — 190 11 Total impaired loans, net of unearned income $ 130,823 $ 152,444 $ 14,934 $ 144,893 $ 6,746 For the Twelve Months Ended As of December 31, 2018 December 31, 2018 Recorded Investment Unpaid Principal Balance Related Allowance Average Recorded Investment Interest Income Recognized (In thousands) 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 Mortgage warehouse lines of credit — — — — — 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 impaired loans, net of unearned income $ 127,269 $ 139,246 $ 11,437 $ 133,481 $ 7,347 For the Nine Months Ended As of September 30, 2018 September 30, 2018 Recorded Investment Unpaid Principal Balance Related Allowance Average Recorded Investment Interest Income Recognized (In thousands) Impaired loans with a related ASC 310 allowance recorded Commercial Commercial, industrial and other $ 36,564 $ 36,699 $ 8,242 $ 30,259 $ 1,404 Franchise 16,316 18,504 1,638 18,387 771 Asset-based lending 646 646 283 724 39 Leases 1,777 1,777 1 1,836 69 Commercial real estate Construction 1,554 1,554 390 1,554 56 Land 1,375 1,375 1 1,508 53 Office 579 647 26 591 19 Industrial 45 154 1 56 6 Retail 15,325 15,567 2,413 15,376 535 Multi-family 1,197 1,197 8 1,209 32 Mixed use and other 1,590 1,801 309 1,754 76 Home equity 2,287 2,651 611 2,303 78 Residential real estate 3,977 4,291 325 3,998 128 Consumer and other 117 130 117 119 5 Impaired loans with no related ASC 310 allowance recorded Commercial Commercial, industrial and other $ 5,758 $ 7,022 $ — $ 9,325 $ 465 Franchise 5,157 5,158 — 5,376 302 Asset-based lending 264 1,088 — 1,623 89 Leases 899 930 — 974 43 Commercial real estate Construction 1,117 1,117 — 1,252 40 Land 2,325 2,431 — 2,366 98 Office 1,532 2,077 — 1,541 86 Industrial 178 195 — 188 9 Retail 777 946 — 874 42 Multi-family 318 412 — 329 9 Mixed use and other 3,763 4,362 — 3,950 194 Home equity 8,997 12,131 — 9,015 462 Residential real estate 17,804 20,291 — 18,193 643 Consumer and other 284 408 — 295 15 Total impaired loans, net of unearned income $ 132,522 $ 145,561 $ 14,365 $ 134,975 $ 5,768 TDRs At September 30, 2019 , the Company had $66.3 million in loans modified in TDRs. The $66.3 million in TDRs represents 230 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, 2019 and approximately $5.9 million of impairment was present and appropriately reserved for through the Company’s normal reserving methodology in the Company’s allowance for loan losses. TDRs may arise when, 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 September 30, 2019 , the Company had $2.5 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 $12.6 million and $14.2 million at September 30, 2019 and 2018 , respectively. The tables below present a summary of the post-modification balance of loans restructured during the three and nine months ended September 30, 2019 and 2018 , respectively, which represent TDRs: Three months ended September 30, 2019 (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 5 $ 3,526 2 $ 2,721 — $ — 3 $ 807 — $ — Commercial real estate Office 1 5,070 1 5,070 — — 1 5,070 — — Mixed use and other 2 122 1 122 — — 1 121 — — Residential real estate and other 60 4,879 59 4,568 9 1,048 1 311 — — Total loans 68 $ 13,597 63 $ 12,481 9 $ 1,048 6 $ 6,309 — $ — Three months ended September 30, 2018 (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 $ 519 1 $ 519 — $ — — $ — — $ — Franchise 1 35 1 35 — — — — — — Leases — — — — — — — — — — Commercial real estate Mixed use and other — — — — — — — — — — Residential real estate and other 20 3,679 20 3,679 7 621 — — — — Total loans 22 $ 4,233 22 $ 4,233 7 $ 621 — $ — — $ — (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 September 30, 2019 , 68 loans totaling $13.6 million were determined to be TDRs, compared to 22 loans totaling $4.2 million during the three months ended September 30, 2018 . Of these loans extended at below market terms, the weighted average extension had a term of approximately 13 months during the quarter ended September 30, 2019 compared to 72 months for the quarter ended September 30, 2018 . Further, the weighted average decrease in the stated interest rate for loans with a reduction of interest rate during the period was approximately 161 basis points and 140 basis points during the three months ended September 30, 2019 and 2018 , respectively. Interest-only payment terms were approximately nine months during the three months ended September 30, 2019 . Additionally, no principal balances were forgiven in the third quarter of 2019 and 2018. Nine months ended September 30, 2019 Total (1)(2) Extension at (2) Reduction of Interest (2) Modification to (2) Forgiveness of Debt (2) Count Balance Count Balance Count Balance Count Balance Count Balance Commercial Commercial, industrial and other 18 $ 24,835 8 $ 5,608 1 $ 550 12 $ 20,723 — $ — Asset based lending 1 76 1 76 — — — — — — Commercial real estate Office 2 5,382 2 5,382 — — 1 5,070 — — Mixed use and other 4 1,385 3 1,083 — — 2 423 — — Residential real estate and other 102 15,126 101 14,815 24 4,537 1 311 — — Total loans 127 $ 46,804 115 $ 26,964 25 $ 5,087 16 $ 26,527 — $ — Nine months ended September 30, 2018 (Dollars in thousands) Total (1)(2) Extension at (2) Reduction of Interest (2) Modification to (2) Forgiveness of Debt (2) Count Balance Count Balance Count Balance Count Balance Count Balance Commercial Commercial, industrial and other 4 $ 13,442 3 $ 692 — $ — 1 $ 12,750 — $ — Franchise 3 5,157 1 35 — — 2 5,122 — — Leases 1 239 1 239 — — — — — — Commercial real estate Office 1 59 1 59 — — — — — — Mixed use and other 1 85 1 85 1 85 — — — — Residential real estate and other 31 5,846 31 5,846 12 1,417 — — — — Total loans 41 $ 24,828 38 $ 6,956 13 $ 1,502 3 $ 17,872 — $ — (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 nine months ended September 30, 2019 , 127 loans totaling $46.8 million were determined to be TDRs, compa |