ACL for Loans | ACL for Loans On January 1, 2021, the Company adopted CECL under the modified retrospective approach. Upon adoption, the Company recorded a reduction to retained earnings of $6.5 million, net of $2.5 million in deferred income taxes. The ACL for loans increased by $6.6 million and the reserve for unfunded commitments (included in other liabilities) increased by $2.4 million. Prior to January 1, 2021, the Company measured the allowance under the incurred loss method. The ACL for loans to total loans ratio was 1.63% at December 31, 2021 and January 1, 2021. Inherent in the lending process is the risk of loss due to customer non-payment, or "credit risk." The Company's commercial lending focus may entail significant additional credit risks compared to long-term financing on existing, owner-occupied residential real estate. The Company seeks to lessen its credit risk exposure by managing its loan portfolio to avoid concentration by industry, relationship size and source of repayment, and through sound underwriting practices and the credit risk management function; however, management recognizes that credit losses will occur and that the amount of these losses will fluctuate depending on the risk characteristics of the loan portfolio and economic conditions. Credit Risk Management The credit risk management function focuses on a wide variety of factors and early detection of credit issues is critical to minimize credit losses. Accordingly, management regularly monitors these factors, among others, through ongoing credit reviews by the Company's Credit Department, an external loan review service, reviews by members of senior management as well as reviews by the Board's Loan Committee and the Board. This review includes the assessment of internal credit quality indicators such as, among others, the risk classification of loans, past due and non-accrual loans, individually evaluated and troubled-debt restructured loans, and the level of foreclosure activity. See item (g) "Loans" contained in Note 1, "Summary of Significant Accounting Policies" of this Form 10-K, for additional information on the Company Credit Risk monitoring and credit quality indicators. ACL for Loans Methodology The CECL methodology requires early recognition of credit losses using an estimated lifetime credit loss measurement that takes into consideration reasonable and supportable forecasts. The ACL for loans is established through a provision for credit losses, recorded as a direct charge to earnings. The ACL for loans is a valuation account that is deducted from the amortized cost to present the net amount of the loan portfolio expected to be collected. Credit losses are charged against the ACL for loans when management believes that the collectability of the amortized cost of a loan's principal balance is unlikely. Recoveries on loans previously charged-off are credited to the ACL for loans, generally at the time cash is received on a charged-off account. Arriving at an appropriate level of ACL for loans involves a high degree of management judgement. The underlying assumptions, estimates and assessments used to estimate the ACL for loans reflects the Company’s best estimate of model assumptions and forecasted conditions at that time. Changes in such estimates can significantly affect the ACL for loans and the provision for credit losses. It is possible and likely that the Company will experience credit losses that are different from the current estimates and future additions to the ACL for loans may be necessary. On a quarterly basis, the Company makes an assessment to estimate the ACL for loans necessary to cover expected credit losses from the loan portfolio as of the specified balance sheet dates. The adequacy of the ACL for loans is reviewed and evaluated on a regular basis by an internal management committee, a sub-committee of the Company's Board of Directors (the "Board") and the full Board. In addition, various regulatory agencies, as an integral part of their examination process, periodically review the Company's ACL for loans. Such agencies may require the Company to recognize additions to the ACL for loans based on judgments different from those of management. In making its assessment on the adequacy of the ACL for loans, management considers several quantitative and qualitative factors from internal and external sources relating to past events, current conditions, and reasonable and supportable forecasts, The Company uses a systematic methodology to measure the amount of estimated loan losses. The methodology uses a two-tiered approach that applies general reserves for larger groups of pass-rated homogeneous loans, segmented by loan type and for adversely classified loans not individually evaluated, segmented by internal risk rating, and specific reserves for loans individually evaluated. Loans collectively evaluated The general loss allocation factors consider the quantitative historic loss experience, qualitative or environmental factors such as those identified above, forecasts over the estimated life of the loan pools, as well as regulatory guidance and industry data. I. Pass-rated loans by loan type: Management segments pass-rated loans using the Open Pool method by first calculating each segment's loss rate as net charge-offs over the expected average life of each segment, divided by the average loan balance over that same period. The historic loss factor is an average of the loss rate over each segment’s look-back period, which is defined as the average age of charged-off loans, specific to each segment. These historic loss factors are then adjusted up or down based on management's assessment of quantitative and qualitative factors. These key factors including quantitative facts about the loan portfolio such as: commercial concentrations by industry, property type and real estate location; the growth and composition of the loan portfolio; trends in risk classification of individual loans and higher risk problem assets; the level of delinquent loans and non-performing loans; individually evaluated and restructured loans; the level of foreclosure activity; net charge-offs; as well as trends in the general levels of these indicators. In addition, management monitors qualitative factors such as: expansion in the Company's geographic market area; the experience level of lenders and any changes in underwriting criteria; including general conditions in the multi-family, commercial real estate and construction and development markets in the Company's local region as well as changes in current and forecasted economic conditions, such as changes in gross domestic product, the unemployment rate and new jobs created, real estate values, commercial vacancy rates, recession risk estimates and other relevant economic factors. Management generally uses a two-year reasonable and supportable forecast, and for periods beyond the forecast period, reverts immediately to historical loss rates. Management weighs the current effect of each of these areas on each particular pass-rated loan segment in determining the allowance allocation factors. Management must exercise significant judgment when evaluating the effect of these quantitative and qualitative factors on the amount of the ACL for loans because data may not be reasonably available or directly applicable to determine the precise impact of a factor on the collectability of the loan segment as of the evaluation date. The methodology contemplates a range of acceptable levels for these factors due to the subjective nature of the factors and the qualitative considerations related to the credit risk in the portfolio. II. Adversely classified loan by credit rating: For determining the reserve percentages for adversely classified loans, management has segmented the portfolio by risk rating: Special mention; Substandard; Doubtful; or Loss, after excluding loans that are individually evaluated for impairment. The historic loss factor for adverse loan segments was determined by first tracking a sampling of these loans over a period of time, to determine their ultimate resolution. Those balances resulting in charge-offs were calculated as a percentage of the segment's loan balance and an average was calculated over that same period. This average period may be changed from time to time to be reflective of the most appropriate corresponding conditions (market, economic, etc.). These historic loss factors are then adjusted up or down based on management's assessment of qualitative factors that are likely to cause estimated credit losses as of the evaluation date to differ from the segment's historical loss experience. Management also utilizes regulatory guidance and industry data in relation to the Company's own portfolio statistics as a basis for assessing the reasonableness of the allocation factors for each class of problem-assets. Management recognizes that additional issues may also impact the estimate of expected credit losses to some degree. From time to time management will re-evaluate the qualitative factors, regulatory guidance, and industry data in use in order to consider the impact of other issues which, based on changing circumstances, may become more significant in the future. Loans individually evaluated Loans individually evaluated consist primarily of loans which management considers it probable that not all amounts due (principals and interest) will be collected in accordance with the original contractual terms, loans designated as troubled debt restructurings ("TDRs") and to a lesser extent, if applicable, loans that management deems as individually significant or with unique risk characteristics or for some other reason based on management’s judgement. Management considers the individual payment status, net worth and earnings potential of the borrower, and the value and cash flow of the collateral as factors to determine if a loan will be paid in accordance with its contractual terms. Management estimates the credit loss by comparing the loan's carrying value against either (i) the present value of the expected future cash flows discounted at the loan's effective interest-rate; (ii) the loan's observable market price; or (iii) the expected realizable fair value of the collateral, in the case of collateral dependent loans. A specific allowance is assigned to the loan for the amount of estimated credit loss. Individually evaluated loans are charged-off, in whole or in part, when management believes that the recorded investment in the loan is uncollectible. Reserve for unfunded commitments ASU 2016-13 also applies to off-balance sheet credit exposure for unfunded commitments (commitments to originate loans, additional funding commitments on existing loans, standby letters of credit, financial guarantees and other similar investments) that are not unconditionally cancellable. The reserve for unfunded commitments is included in the line item "Accrued expenses and other liabilities" on the Company’s Consolidated Balance Sheets. The estimate of credit loss incorporates assumptions for both the likelihood and amount of funding over the estimated life of the commitments, including adjustments for current conditions and reasonable and supportable forecasts. Management periodically reviews and updates its assumptions for estimated funding rates. Based on the foregoing, management believes that the Company's ACL for loans and reserve for unfunded commitments is adequate as of December 31, 2021. Current year information is presented below in accordance with CECL; prior year disclosures are reported under legacy GAAP and are included below in this Note 4 under the heading “Prior Period Disclosures under the Incurred Loss Methodology.” The following tables presents the amortized cost basis of the Company's loan portfolio risk ratings within portfolio classifications, by origination date, or revolving status as of December 31, 2021: Term Loans By Origination Year (Dollars in thousands) 2021 2020 2019 2018 2017 Prior Revolving Loans Revolving Loans Converted to Term Total Commercial real estate Pass $ 402,838 $ 220,942 $ 239,248 $ 120,286 $ 173,652 $ 479,298 $ 3,019 $ — $ 1,639,283 Special mention — — 989 802 — 7,626 — — 9,417 Substandard — — 2,628 3,111 12,842 13,336 — — 31,917 Doubtful — — — 175 — — — — 175 Total commercial real estate 402,838 220,942 242,865 124,374 186,494 500,260 3,019 — 1,680,792 Commercial and industrial Pass 64,555 40,333 36,177 19,754 14,983 44,835 174,320 1,243 396,200 Special mention — 644 2,173 958 59 1,431 4,053 18 9,336 Substandard — — 15 100 25 3,845 2,440 109 6,534 Total commercial and industrial 64,555 40,977 38,365 20,812 15,067 50,111 180,813 1,370 412,070 Commercial construction Pass 175,069 106,165 54,907 24,343 4,561 19,489 24,864 — 409,398 Substandard — — — — — — — 1,045 1,045 Total commercial construction 175,069 106,165 54,907 24,343 4,561 19,489 24,864 1,045 410,443 SBA PPP (1) 66,232 5,270 — — — — — — 71,502 Residential mortgages Pass 79,130 56,948 27,343 22,743 12,886 55,571 — — 254,621 Special mention — — — — — 590 — — 590 Substandard — — — — — 1,729 — — 1,729 Total residential mortgages 79,130 56,948 27,343 22,743 12,886 57,890 — — 256,940 Home equity Pass 486 478 498 — — 1,727 76,619 414 80,222 Substandard — — — — — 245 — — 245 Total home equity 486 478 498 — — 1,972 76,619 414 80,467 Consumer Pass 2,843 1,498 1,619 1,005 617 390 — 473 8,445 Doubtful 25 — — — — — — — 25 Total consumer 2,868 1,498 1,619 1,005 617 390 — 473 8,470 Total loans $ 791,178 $ 432,278 $ 365,597 $ 193,277 $ 219,625 $ 630,112 $ 285,315 $ 3,302 $ 2,920,684 ____________________________ (1) All SBA PPP loans were pass-rated at December 31, 2021, as these loans are fully guaranteed by the SBA. The total amortized cost basis of adversely classified loans amounted to $61.0 million, or 2.09% of total loans, at December 31, 2021. Past due and non-accrual loans The following table presents an age analysis of past due loans by portfolio classification as of the date indicated: Balance at December 31, 2021 (Dollars in thousands) 30-59 Days 60-89 Days Past Due 90 Days or More Total Past Due Loans (1) Current Loans (1) Total Commercial real estate $ 1,917 $ — $ 1,719 $ 3,636 $ 1,677,156 $ 1,680,792 Commercial and industrial 564 678 194 1,436 410,634 412,070 Commercial construction — — — — 410,443 410,443 SBA PPP 162 19 — 181 71,321 71,502 Residential mortgages 182 — 432 614 256,326 256,940 Home equity 45 — — 45 80,422 80,467 Consumer 7 27 — 34 8,436 8,470 Total loans $ 2,877 $ 724 $ 2,345 $ 5,946 $ 2,914,738 $ 2,920,684 _______________________________________ (1) The loan balances in the table above include loans designated as non-accrual despite their payment due status. The following table presents the amortized cost of non-accrual loans by portfolio classification as of the date indicated: Balance at December 31, 2021 (Dollars in thousands) Total Non-accrual Loans Non-accrual Loans without a Specific Reserve Non-accrual Loans with a Specific Reserve Related Specific Commercial real estate $ 22,870 $ 7,144 $ 15,726 $ 896 Commercial and industrial 1,542 1,337 205 185 Commercial construction 1,045 1,045 — — SBA PPP — — — — Residential mortgages 794 633 161 161 Home equity 246 246 — — Consumer 25 — 25 25 Total loans $ 26,522 $ 10,405 $ 16,117 $ 1,267 At December 31, 2021, all loans past due 90 days or more were carried as non-accrual, in addition to those loans that were less than 90 days past due where reasonable doubt existed as to the full and timely collection of interest or principal that have also been designated as non-accrual, despite their payment due status. Non-accrual loans that were not adversely classified amounted to $3 thousand at December 31, 2021. These balances primarily represented the guaranteed portions of non-performing SBA loans. The ratio of non-accrual loans to total loans amounted to 0.91% at December 31, 2021. At December 31, 2021, additional funding commitments for non-accrual loans were not material. The reduction in interest income for the years ended December 31, associated with non-accruing loans is summarized as follows: (Dollars in thousands) 2021 2020 2019 Income that would have been recognized if non-accrual loans had been current $ 2,028 $ 1,946 $ 1,893 Less income recognized 633 472 244 Reduction in interest income $ 1,395 $ 1,474 $ 1,649 All payments received on individually evaluated loans in non-accrual status are applied to principal. Interest income that was not recognized on loans that were individually evaluated as of December 31, 2021, amounted to $1.4 million. Collateral-dependent loans Loans that have been individually evaluated and repayment is expected substantially from the operations or ultimate sale of the underlying collateral are deemed to be collateral-dependent loans. Collateral-dependent loans are adversely classified loans that may also be TDRs. These loans may be accruing or on non-accrual status. Collateral-dependent loans are carried at the lower of the recorded investment in the loan or the estimated fair value. When the estimated fair value of the underlying collateral, less estimated costs to sell, is not sufficient to cover the outstanding carrying balance on the loan, a specific reserve is assigned for the amount of the estimated credit loss. These estimated credit losses are charged-off, in whole or in part, when management believes that the recorded investment in the loan is uncollectible. Underlying collateral will vary by type of loan, as discussed below. Commercial real estate loans include loans secured by both owner and non-owner occupied (investor) real estate. These loans are typically secured by a variety of commercial, residential investment, and industrial property types, including one-to-four and multi-family apartment buildings, office, industrial, or mixed-use facilities, strip shopping centers, or other commercial properties. Commercial and industrial credits may be unsecured loans and lines to financially strong borrowers, loans secured in whole or in part by real estate unrelated to the principal purpose of the loan or secured by inventories, equipment, or receivables. Commercial construction loans include the development of residential housing and condominium projects, the development of commercial and industrial use property, and loans for the purchase and improvement of raw land. These loans are secured in whole or in part by underlying real estate collateral. Residential mortgage loans and home equity loans and lines may be secured by one-to-four family residential properties serving as the borrower's primary residence, or as vacation homes or investment properties. Consumer loans consist primarily of secured or unsecured personal loans, loans under energy efficiency financing programs in conjunction with Massachusetts public utilities, and overdraft protection lines on checking accounts. The carrying value of collateral dependent loans amounted to $34.6 million at December 31, 2021. Total accruing collateral dependent loans amounted to $8.4 million while non-accrual collateral dependent loans amounted to $26.2 million as of December 31, 2021. The following table presents the recorded investment in collateral dependent individually evaluated loans and the related specific allowance by portfolio allocation as of the date indicated: Balance at December 31, 2021 (Dollars in thousands) Unpaid Total Recorded Recorded Recorded Related Specific Commercial real estate $ 29,562 $ 27,617 $ 11,891 $ 15,726 $ 896 Commercial and industrial 8,880 4,699 4,191 508 128 Commercial construction 1,181 1,045 1,045 — — SBA PPP — — — — — Residential mortgages 1,165 1,033 1,033 — — Home equity 347 246 246 — — Consumer — — — — — Total $ 41,135 $ 34,640 $ 18,406 $ 16,234 $ 1,024 At December 31, 2021, additional funding commitments for collateral dependent loans was not material. The Company's obligation to fulfill the additional funding commitments on individually evaluated loans is generally contingent on the borrower's compliance with the terms of the credit agreement. If the borrower is not in compliance, additional funding commitments may or may not be made at the Company's discretion. At December 31, 2021, additional funding commitments for collateral dependent loans were not material. Troubled debt restructurings At December 31, 2021, payment deferrals related to the COVID-19 pandemic were active on 3 "pass" rated loans amounting to $5.5 million, or 0.2% of total loans. Under the terms of the CARES Act and the Consolidated Appropriations Act, 2021, as discussed below, these loans remain on accrual status. Total TDR loans as of December 31, 2021 were $16.4 million. TDR loans on accrual status amounted to $8.6 million at December 31, 2021. TDR loans included in non-performing loans amounted to $7.8 million at December 31, 2021. The Company continues to work with customers and enters into loan modifications (which may or may not be TDRs) to the extent deemed to be necessary or appropriate while attempting to achieve the best mutual outcome given the individual financial circumstances and future prospects of the borrower. At December 31, 2021, additional funding commitments for TDR loans was not material. The Company's obligation to fulfill the additional funding commitments on TDR loans is generally contingent on the borrower's compliance with the terms of the credit agreement. If the borrower is not in compliance, additional funding commitments may or may not be made at the Company's discretion. The following table presents the number and balance of loans modified as TDRs, by portfolio classification, during the year indicated: December 31, 2021 (Dollars in thousands) Number of Restructurings Pre-modification Outstanding Recorded Investment Post-modification Outstanding Recorded Investment Commercial real estate 3 $ 3,591 $ 3,267 Commercial and industrial 3 96 85 Commercial construction — — — SBA PPP — — — Residential mortgages 1 224 222 Home equity — — — Consumer — — — Total 7 $ 3,911 $ 3,574 There were no subsequent charge-offs of new TDRs noted in the table above during 2021. Interest payments received on non-accruing 2021 and 2020 TDR loans which were applied to principal and not recognized as interest income were not material. Payment defaults by portfolio classification, during the year indicated, on loans modified as TDRs within the preceding twelve months are detailed below: December 31, 2021 (Dollars in thousands) Number of TDRs that Defaulted Post-modification Outstanding Recorded Investment Commercial real estate 1 $ 663 Commercial and industrial 2 33 Commercial construction — — SBA PPP — — Residential mortgages — — Home equity — — Consumer — — Total 3 $ 696 The following table sets forth the post modification balances of TDRs listed by type of modification for TDRs that occurred during the periods indicated: December 31, 2021 (Dollars in thousands) Number of Amount Extended maturity date 3 $ 71 Temporary payment reduction and payment re-amortization of remaining principal over extended term 2 885 Temporary interest-only payment plan 1 14 Other payment concessions 1 2,604 Total 7 $ 3,574 Allowance for credit losses associated with TDR loans listed above $ 33 ACL for loans and provision for credit loss activity For the year ended December 31, 2021, the total provision for credit losses amounted to $1.8 million, and included provisions for credit losses on loans and unfunded commitments. ACL for loans The allowance for credit losses amounted to $47.7 million at December 31, 2021 and the ACL for loans to total loans ratio was 1.63% at December 31, 2021. Changes in the allowance for credit losses for the years ended December 31, 2021, 2020 and 2019 are summarized as follows: (Dollars in thousands) 2021 2020 2019 Balance at beginning of year $ 44,565 $ 33,614 $ 33,849 CECL adjustment upon adoption 6,560 — — Provision 543 12,499 1,180 Recoveries 363 346 778 Less: Charge-offs 4,327 1,894 2,193 Balance at end of year $ 47,704 $ 44,565 $ 33,614 Changes in the allowance for credit losses by portfolio classification for the year ended December 31, 2021 are presented below: (Dollars in thousands) Commercial Real Estate Commercial and Industrial Commercial Construction Residential Mortgage Home Equity Consumer Total Beginning Balance $ 26,755 $ 9,516 $ 6,129 $ 1,530 $ 467 $ 168 $ 44,565 CECL adjustment upon adoption 7,664 1,988 (2,416) (695) (158) 177 6,560 Provision (786) 408 272 570 85 (6) 543 Recoveries 39 139 105 — 71 9 363 Less: Charge-offs 1,825 2,477 — — — 25 4,327 Ending Balance $ 31,847 $ 9,574 $ 4,090 $ 1,405 $ 465 $ 323 $ 47,704 Ending allowance balance: Allocated to loans individually evaluated for impairment $ 896 $ 402 $ — $ 161 $ — $ 25 $ 1,484 Allocated to loans collectively evaluated for impairment $ 30,951 $ 9,172 $ 4,090 $ 1,244 $ 465 $ 298 $ 46,220 Reserve for unfunded commitments The Company’s reserve for unfunded commitments amounted to $3.7 million as of December 31, 2021 and $2.5 million at January 1, 2021. The provision for unfunded commitments amounted $1.2 million for the year ended December 31, 2021. Other real estate owned ("OREO") The Company carried no OREO at December 31, 2021 or December 31, 2020. During the year ended December 31, 2021, there was one addition to OREO, which was subsequently sold during the year. During the year ended December 31, 2020, there were no additions to or sales of OREO. For the years ended December 31, 2021, 2020 and 2019, there were no write downs of OREO. At both December 31, 2021 and December 31, 2020, the Company had no consumer mortgage loans secured by residential real estate properties for which formal foreclosure proceedings were in process according to local requirements of the applicable jurisdictions. PRIOR PERIOD DISCLOSURES UNDER THE INCURRED LOSS METHODOLOGY The prior year disclosures below were prepared under the incurred loss methodology, before the Company adopted the CECL methodology. See Note 4, "Allowance for Loans Losses," to the Company's audited consolidated financial statements contained in the 2020 Annual Report on Form 10-K for additional information about the incurred loss methodology. The balances of loans as of December 31, 2020 by portfolio classification and evaluation method are summarized as follows: (Dollars in thousands) Loans Individually Evaluated for Impairment Loans Collectively Evaluated for Impairment Gross Loans Commercial real estate $ 35,915 $ 1,442,320 $ 1,478,235 Commercial and industrial 8,409 427,251 435,660 Commercial construction 2,999 370,310 373,309 SBA paycheck protection program — 453,084 453,084 Residential mortgages 596 252,375 252,971 Home equity 381 84,625 85,006 Consumer 18 8,963 8,981 Total gross loans $ 48,318 $ 3,038,928 $ 3,087,246 Adversely classified loans-Prior Period The following tables present the Company's credit risk profile for each portfolio classification by internally assigned adverse risk rating category as of the periods indicated: December 31, 2020 (Dollars in thousands) Adversely Classified (1) Not Adversely Classified Gross Loans Substandard Doubtful Loss Commercial real estate $ 40,088 $ 197 $ — $ 1,437,950 $ 1,478,235 Commercial and industrial 7,901 2,293 — 425,466 435,660 Commercial construction 3,501 — — 369,808 373,309 SBA paycheck protection program — — — 453,084 453,084 Residential mortgages 474 — — 252,497 252,971 Home equity 381 — — 84,625 85,006 Consumer 41 — — 8,940 8,981 Total gross loans $ 52,386 $ 2,490 $ — $ 3,032,370 $ 3,087,246 __________________________________ (1) Prior to the adoption of CECL, the Company did not include special-mention risk rated loans as adversely classified. Total adversely classified loans amounted to 1.79% at December 31, 2020. Past due and non-accrual loans - Prior period Loans on which the accrual of interest has been discontinued are designated as non-accrual and the classified portions are credit downgraded to one of the adversely classified categories noted above. Accrual of interest on loans is generally discontinued when a loan becomes contractually past due, with respect to interest or principal, by 90 days, or when reasonable doubt exists as to the full and timely collection of interest or principal. Interest payments received on loans in a non-accrual status are generally applied to principal on the books of the Company. When a loan is placed on non-accrual status, all interest previously accrued but not collected is reversed against current period interest income. Interest accruals are resumed on such loans only when payments are brought current and have remained current for a period of 180 days and when, in the judgment of management, the collectability of both principal and interest is reasonably assured. The following tables present an age analysis of past due loans by portfolio classification as of the dates indicated: Balance at December 31, 2020 (Dollars in thousands) Past Due Past Due Past Due 90 Days or More Total Past Due Loans Current Loans Gross Loans Non-accrual Loans Commercial real estate $ 6,105 $ 499 $ 5,592 $ 12,196 $ 1,466,039 $ 1,478,235 $ 29,680 Commercial and industrial 417 13 607 1,037 434,623 435,660 4,574 Commercial construction 13,466 — 1,351 14,817 358,492 373,309 2,999 SBA paycheck protection program — — — — 453,084 453,084 — Residential mortgages 890 — 290 1,180 251,791 252,971 414 Home equity — — 255 255 84,751 85,006 381 Consumer 2 1 — 3 8,978 8,981 2 Total gross loans $ 20,880 $ 513 $ 8,095 $ 29,488 $ 3,057,758 $ 3,087,246 $ 38,050 At December 31, 2020, all loans past due 90 days or more were carried as non-accrual, in addition to those loans that were less than 90 days past due where reasonable doubt existed as to the full and timely collection of interest or principal that have also been designated as non-accrual, despite their payment due status shown in the tables above. Non-accrual loans that were not adversely classified amounted to $137 thousand at December 31, 2020. These balances primarily represented the guaranteed portions of non-performing SBA loans. The majority of the non-accrual loan balances were also carried as impaired loans during the periods noted and are discussed further below. The ratio of non-accrual loans to total loans amounted to 1.24% at December 31, 2020. Impaired loans - Prior period The carrying value of impaired loans amounted to $48.3 million at December 31, 2020. Total accruing impaired loans amounted to $10.3 million while non-accrual impaired loans amounted to $38.0 million as of December 31, 2020. The following tables set forth the recorded investment in impaired loans and the related specific allowance allocated by portfolio classification as of the dates indicated: Balance at December 31, 2020 (Dollars in thousands) Unpaid Contractual Principal Balance Total Recorded Investment in Impaired Loans Recorded Investment with no Allowance Recorded Investment with Allowance Related Specific Allowance Commercial real estate $ 37,184 $ 35,915 $ 14,728 $ 21,187 $ 3,454 Commercial and industrial 10,628 8,409 4,696 3,713 2,713 Commercial construction 3,668 2,999 2,999 — — SBA paycheck protection program — — — — — Residential mortgages 699 596 596 — — Home equity 539 381 381 — — Consumer 18 18 — 18 18 Total $ 52,736 $ 48,318 $ 23,400 $ 24,918 $ 6,185 The following table presents the average recorded investment in impaired loans by portfolio classification and the related interest recognized during the twelve months indicated: Year ended December 31, 2020 Year ended December 31, 2019 (Dollars in thousands) Average Recorded Interest Income Average Recorded Interest Income Commercial real estate $ 19,606 $ 138 $ 17,033 $ 509 Commercial and industrial 8,639 168 11,135 385 Commercial construction 5,991 22 2,158 81 SBA PPP — — Residential mortgages 854 8 1,024 18 Home equity 410 (1) 447 — Consumer 36 2 28 — Total $ 35,536 $ 337 $ 31,825 $ 993 All payments received on impaired loans in non-accrual status are applied to principal. Interest income that was not recognized on loans that were deemed impaired as of December 31, 2020, and 2019, amounted to $1.4 million, and $1.0 million, respectively. TDRs-Prior Period Total TDR loans, included in the impaired loan balances above, as of December 31, 2020, were $17.7 million. TDR loans on accrual status amounted to $10.3 million at December 31, 2020. TDR loans included in non-performing loans amounted to $7.5 million at December 31, 2020. The following table presents number and balance of loans modified as TDRs, by portfolio classification, during the twelve months indicated: Year ended December 31, 2020 (Dollars in thousands) Number of Pre-modification Post-modificat |