MORTGAGE LOANS AND LOAN LOSS RESERVES | Mortgage Loans and Allowance for Credit Losses The table below provides details of the loans on our consolidated balance sheets as of December 31, 2018 and December 31, 2017 . Table 4.1 - Mortgage Loans December 31, 2018 December 31, 2017 (In millions) Held by Freddie Mac Held by Total Held by Freddie Mac Held by Total Held-for-sale: Single-family $20,946 $— $20,946 $17,039 $— $17,039 Multifamily 23,959 — 23,959 20,537 — 20,537 Total UPB 44,905 — 44,905 37,576 — 37,576 Cost basis and fair value adjustments, net (3,283 ) — (3,283 ) (2,813 ) — (2,813 ) Total held-for-sale loans, net 41,622 — 41,622 34,763 — 34,763 Held-for-investment: Single-family 35,885 1,814,008 1,849,893 51,893 1,742,736 1,794,629 Multifamily 10,828 4,220 15,048 17,702 3,747 21,449 Total UPB 46,713 1,818,228 1,864,941 69,595 1,746,483 1,816,078 Cost basis adjustments (1,198 ) 27,752 26,554 (2,148 ) 31,490 29,342 Allowance for loan losses (3,009 ) (3,130 ) (6,139 ) (5,279 ) (3,687 ) (8,966 ) Total held-for-investment loans, net 42,506 1,842,850 1,885,356 62,168 1,774,286 1,836,454 Total loans, net $84,128 $1,842,850 $1,926,978 $96,931 $1,774,286 $1,871,217 On February 2, 2017, we started applying fair value hedge accounting to certain single-family mortgage loans. The fair value hedge accounting related loan basis adjustments are included in the table above. We own both single-family loans, which are secured by one to four unit residential properties, and multifamily loans, which are secured by properties with five or more residential rental units. Our single-family loans are predominantly first lien, fixed-rate loans secured by the borrower's primary residence. Upon acquisition, we classify a loan as either held-for-investment or held-for-sale. Loans that we have the ability and intent to hold for the foreseeable future are classified as held-for-investment. Loans that we intend to securitize using an entity we will consolidate are classified as held-for-investment both prior to and subsequent to their securitization. Otherwise, they will be classified as held-for-sale. Held-for-investment loans are reported on our consolidated balance sheets at their outstanding UPB, net of deferred fees and other cost basis adjustments (including unamortized premiums and discounts, upfront fees, and other pricing adjustments). Loans not classified as held-for-investment are classified as held-for-sale. Held-for-sale loans are reported at lower-of-cost-or-fair-value on our consolidated balance sheets, unless the fair value option is elected. Any excess of a held-for-sale loan's cost over its fair value is recognized as a valuation allowance in mortgage loans gains (losses) on our consolidated statements of comprehensive income, with changes in this valuation allowance also being recorded in mortgage loans gains (losses). Premiums, discounts, and other cost basis adjustments (including lower-of-cost-or-fair-value adjustments) on single-family loans classified as held-for-sale are deferred and not amortized. We elected the fair value option for certain multifamily loans that we intend to securitize and sell to investors. Therefore, these multifamily loans are measured at fair value on a recurring basis, with subsequent gains or losses related to changes in fair value reported in mortgage loans gains (losses) on our consolidated statements of comprehensive income. Cash flows related to loans originally classified as held-for-investment are classified as either investing activities (e.g., principal repayments) or operating activities (e.g., interest payments received from borrowers included within net income (loss)). Cash flows related to loans originally classified as held-for-sale are classified as operating activities. The table below provides details of the UPB of loans we purchased, reclassified from held-for-investment to held-for-sale, and sold. Table 4.2 - Loans Purchased, Reclassified from Held-for-Investment to Held-for-Sale, and Sold (In billions) 2018 2017 Single-family: Purchases Held-for-investment loans $307.7 $343.0 Reclassified from held-for-investment to held-for-sale (1) 21.7 26.2 Sale of held-for-sale loans (2) 10.2 8.7 Multifamily: Purchases Held-for-investment loans 5.0 5.3 Held-for-sale loans 70.3 64.6 Reclassified from held-for-investment to held-for-sale (1) 1.8 1.6 Sale of held-for-sale loans (3) 68.1 61.9 (1) We reclassify loans from held-for-investment to held-for-sale when we no longer have the intent or ability to hold for the foreseeable future. For additional information regarding the fair value of our loans classified as held-for-sale, see Note 15. (2) Our sales of single-family loans reflect the sale of seasoned single-family loans. The sale of seasoned single-family mortgage loans is part of our strategy to mitigate and reduce our holdings of less liquid assets. (3) Our sales of multifamily loans occur primarily through the issuance of multifamily K Certificates and SB Certificates. See Note 3 for more information on our K Certificates and SB Certificates. Interest Income We recognize interest income on an accrual basis except when we believe the collection of principal and interest in full is not reasonably assured, which generally occurs when a loan is three monthly payments or more past due, unless the loan is well secured and in the process of collection based upon an individual loan assessment. A loan is considered past due if a full payment of principal and interest is not received within one month of its due date. Cost basis adjustments on held-for-investment loans are amortized into interest income over the contractual lives of the loans using the effective interest method. A non-accrual loan may be returned to accrual status when the collectability of principal and interest in full is reasonably assured. For single-family loans, we determine that collectability is reasonably assured when we have received payment of principal and interest such that the loan becomes less than three monthly payments past due. For multifamily loans, the collectability of principal and interest is considered reasonably assured based on an analysis of the factors specific to the loan being assessed. Upon a loan's return to accrual status, all previously reversed interest income is recognized and amortization of any basis adjustments into interest income is resumed. Credit Quality Single-Family The current LTV ratio is one key factor we consider when estimating our allowance for credit losses for single-family loans. As current LTV ratios increase, the borrower's equity in the home decreases, which may negatively affect the borrower's ability to refinance (outside of the Enhanced Relief Refinance program) or to sell the property for an amount at or above the balance of the outstanding loan. A second-lien loan also reduces the borrower's equity in the home, and has a similar negative effect on the borrower's ability to refinance or sell the property for an amount at or above the combined balances of the first and second loans. However, borrowers are free to obtain second-lien financing after origination, and we are not entitled to receive notification when a borrower does so. For further information about concentrations of risk associated with our single-family and multifamily loans, see Note 14 . The table below presents the recorded investment of single-family held-for-investment loans by current LTV ratios. Our current LTV ratios are estimates based on available data through the end of each respective period presented. Table 4.3 - Recorded Investment of Single-Family Held-for-Investment Loans by Current LTV Ratios As of December 31, 2018 As of December 31, 2017 Current LTV Ratio Total Current LTV Ratio Total (In millions) ≤ 80 > 80 to 100 > 100 (1) ≤ 80 > 80 to 100 > 100 (1) 20 and 30-year or more, amortizing fixed-rate $1,336,310 $214,703 $6,654 $1,557,667 $1,240,224 $214,177 $13,303 $1,467,704 15-year amortizing fixed-rate 251,152 4,522 157 255,831 270,266 7,351 381 277,998 Adjustable-rate 42,117 1,883 7 44,007 48,596 2,963 28 51,587 Alt-A, interest-only, and option ARM 16,498 1,903 559 18,960 21,013 4,256 1,429 26,698 Total single-family loans $1,646,077 $223,011 $7,377 $1,876,465 $1,580,099 $228,747 $15,141 $1,823,987 (1) The serious delinquency rate for the total of single-family held-for-investment mortgage loans with current LTV ratios in excess of 100% was 7.24% and 8.43% as of December 31, 2018 and December 31, 2017 , respectively. For reporting purposes: n Loans within the Alt-A category continue to be presented in that category following modification, even though the borrower may have provided full documentation of assets and income to complete the modification and n Loans within the option ARM category continue to be presented in that category following modification, even though the modified loan no longer provides for optional payment provisions. Multifamily The table below presents the recorded investment in our multifamily held-for-investment loans, by credit quality indicator based on available data through the end of each period presented. These indicators involve significant management judgment. Table 4.4 - Recorded Investment of Multifamily Held-for-Investment Loans by Credit Quality Indicator (In millions) As of December 31, 2018 As of December 31, 2017 Credit risk profile by internally assigned grade: (1) Pass $14,648 $20,963 Special mention 201 301 Substandard 181 169 Doubtful — — Totals $15,030 $21,433 (1) A loan categorized as: "Pass" is current and adequately protected by the current financial strength and debt service capacity of the borrower; "Special mention" has administrative issues that may affect future repayment prospects but does not have current credit weaknesses; "Substandard" has a weakness that jeopardizes the timely full repayment; and "Doubtful" has a weakness that makes collection or liquidation in full highly questionable and improbable based on existing conditions. Mortgage Loan Performance The following tables present the recorded investment of our single-family and multifamily loans, held-for-investment, by payment status. Table 4.5 - Recorded Investment of Held-for-Investment Loans by Payment Status As of December 31, 2018 (In millions) Current One Month Past Due Two Months Past Due Three Months or More Past Due, or in Foreclosure (1) Total Non-accrual Single-family: 20 and 30-year or more, amortizing fixed-rate $1,532,499 $14,683 $3,602 $6,883 $1,557,667 $6,881 15-year amortizing fixed-rate 254,376 1,021 171 263 255,831 263 Adjustable-rate 43,549 287 58 113 44,007 113 Alt-A, interest-only, and option ARM 16,975 793 327 865 18,960 864 Total single-family 1,847,399 16,784 4,158 8,124 1,876,465 8,121 Total multifamily 15,030 — — — 15,030 17 Total single-family and multifamily $1,862,429 $16,784 $4,158 $8,124 $1,891,495 $8,138 As of December 31, 2017 (In millions) Current One Two Three Months or (1) Total Non-accrual Single-family: 20 and 30-year or more, amortizing fixed-rate $1,431,342 $18,297 $5,660 $12,405 $1,467,704 $12,401 15-year amortizing fixed-rate 275,864 1,288 290 556 277,998 556 Adjustable-rate 50,915 383 84 205 51,587 205 Alt-A, interest-only, and option ARM 23,235 1,297 509 1,657 26,698 1,656 Total single-family 1,781,356 21,265 6,543 14,823 1,823,987 14,818 Total multifamily 21,414 — — 19 21,433 64 Total single-family and multifamily $1,802,770 $21,265 $6,543 $14,842 $1,845,420 $14,882 (1) Includes $2.9 billion and $4.1 billion of loans that were in the process of foreclosure as of December 31, 2018 and December 31, 2017 , respectively. We have the option under our PC master trust agreement to remove loans that underlie our PCs under certain circumstances to resolve an existing or impending delinquency or default. Our practice generally has been to remove loans from PC trusts when the loans have been delinquent for 120 days or more. When we remove loans from PC trusts, we record an extinguishment of the corresponding portion of the debt securities of the consolidated trusts and we reclassify the loans from mortgage loans held-for-investment by consolidated trusts to mortgage loans held-for-investment by Freddie Mac. We removed $7.8 billion and $6.3 billion in UPB of loans from PC trusts (or purchased delinquent loans associated with other mortgage-related guarantees) during the years ended December 31, 2018 and December 31, 2017 , respectively. The table below summarizes the delinquency rates of loans within our single-family credit guarantee and multifamily mortgage portfolios. Table 4.6 - Delinquency Rates (Dollars in millions) December 31, 2018 December 31, 2017 Single-family: Non-credit-enhanced portfolio: Serious delinquency rate 0.83 % 1.16 % Total number of seriously delinquent loans 51,197 81,668 Credit-enhanced portfolio: (1) Primary mortgage insurance: Serious delinquency rate 0.86 % 1.43 % Total number of seriously delinquent loans 15,287 23,275 Other credit protection: (2) Serious delinquency rate 0.31 % 0.53 % Total number of seriously delinquent loans 12,920 16,259 Total Single-family Serious delinquency rate 0.69 % 1.08 % Total number of seriously delinquent loans 75,649 116,662 Multifamily (3) Non-credit-enhanced portfolio: Delinquency rate — % 0.06 % UPB of delinquent loans $2 $24 Credit-enhanced portfolio: Delinquency rate 0.01 % 0.01 % UPB of delinquent loans $28 $16 Total Multifamily Delinquency rate 0.01 % 0.02 % UPB of delinquent loans $30 $40 (1) The credit-enhanced categories are not mutually exclusive, as a single loan may be covered by both primary mortgage insurance and other credit protection. (2) Consists of single-family loans covered by financial arrangements (other than primary mortgage insurance) that are designed to reduce our credit risk exposure. See Note 6 for additional information on our credit enhancements. (3) Multifamily delinquency performance is based on the UPB of loans that are two monthly payments or more past due or those in the process of foreclosure. We continue to implement a number of initiatives to refinance and modify single-family loans. As part of these initiatives, we pay various incentives to servicers and borrowers. HAMP ended in December 2016 and HARP ended in December 2018. The relief refinance program has been replaced with the Enhanced Relief Refinance program, which became available in January 2019 for loans originated on or after October 1, 2017. This program provides liquidity for borrowers who are current on their mortgages but are unable to refinance because their LTV ratios exceed our standard refinance limits. Allowance for Credit Losses The allowance for credit losses represents estimates of probable incurred credit losses which we recognize by recording a charge to the provision for credit losses on our consolidated statements of comprehensive income. The allowance for credit losses includes: n Our allowance for loan losses, which pertains to all single-family and multifamily loans classified as held-for-investment on our consolidated balance sheets and n Our reserve for guarantee losses, which pertains to single-family and multifamily loans underlying our K Certificates, SB Certificates, senior subordinate securitization structures (non-consolidated), other securitization products, and other mortgage-related guarantees. A significant number of unsecuritized single-family loans on our consolidated balance sheets include seriously delinquent and TDR loans that we previously removed from our PC pools. These seriously delinquent and TDR loans historically have a higher associated allowance for loan losses than loans that remain in consolidated trusts. The table below summarizes changes in our allowance for credit losses. Table 4.7 - Details of Allowance for Credit Losses Year Ended December 31, 2018 2017 Allowance for Loan Losses Reserve for Total Allowance for Loan Losses Reserve for Total (In millions) Held by Freddie Mac Held By Held by Freddie Mac Held By Single-family: Beginning balance $5,251 $3,680 $48 $8,979 $10,443 $2,968 $52 $13,463 Provision (benefit) for credit losses (861 ) 145 4 (712 ) (1,447 ) 1,350 — (97 ) Charge-offs (2,823 ) (56 ) (6 ) (2,885 ) (4,939 ) (108 ) (4 ) (5,051 ) Recoveries 467 8 — 475 419 6 — 425 Transfers, net (1) 676 (676 ) — — 540 (540 ) — — Other (2) 293 26 — 319 235 4 — 239 Ending balance $3,003 $3,127 $46 $6,176 $5,251 $3,680 $48 $8,979 Multifamily: Beginning balance $28 $7 $9 $44 $18 $2 $15 $35 Provision (benefit) for credit losses (23 ) — (1 ) (24 ) 15 4 (6 ) 13 Charge-offs (6 ) — (2 ) (8 ) (4 ) — — (4 ) Recoveries 3 — — 3 — — — — Transfers, net (1) 4 (4 ) — — (1 ) 1 — — Other (2) — — — — — — — — Ending balance $6 $3 $6 $15 $28 $7 $9 $44 Total: Beginning balance $5,279 $3,687 $57 $9,023 $10,461 $2,970 $67 $13,498 Provision (benefit) for credit losses (884 ) 145 3 (736 ) (1,432 ) 1,354 (6 ) (84 ) Charge-offs (2,829 ) (56 ) (8 ) (2,893 ) (4,943 ) (108 ) (4 ) (5,055 ) Recoveries 470 8 — 478 419 6 — 425 Transfers, net (1) 680 (680 ) — — 539 (539 ) — — Other (2) 293 26 — 319 235 4 — 239 Ending balance $3,009 $3,130 $52 $6,191 $5,279 $3,687 $57 $9,023 (1) Relates to removal of delinquent loans from consolidated trusts and resecuritization after such removal . (2) Primarily includes capitalization of past due interest on modified loans. Loan Losses Determined on a Collective Basis Single-Family Loans We estimate allowance for loan losses on homogeneous pools of single-family loans using a model that evaluates a variety of factors affecting collectability. We review the outputs of this model by considering qualitative factors such as macroeconomic and other factors to see whether the model outputs are consistent with our expectations. Management adjustments may be necessary to take into consideration external factors and current economic events that have occurred but that are not yet reflected in the factors used to derive the model outputs. Significant judgment is exercised in making these adjustments. The homogeneous pools of single-family loans are determined based on common underlying characteristics, including current LTV ratios, trends in home prices, loan product type, and geographic region. We rely upon third-parties to service our loans. At loan delivery, the seller provides us with loan data, which includes characteristics and underwriting information. Each subsequent month, the servicers provide us with monthly loan level servicing data, including delinquency and loss information. Our single-family allowance for loan losses default models produce estimates based on 12 months of loan level performance data, which includes a history of delinquency, foreclosures, foreclosure alternatives, and modifications. Our allowance for loan losses estimate includes projections of: n Loss mitigation activities, including loan modifications for troubled borrowers and the incidence of redefault we have experienced on similar loans that have completed a loan modification and n Defaults we believe are likely to occur as a result of loss events that have occurred through the respective balance sheet date. These projections are based on our recent historical experience and current business practices and require significant management judgment. We validate and update our models and factors to capture changes in actual loss experience, as well as the effects of changes in underwriting practices and in our loss mitigation strategies. In determining our allowance for loan losses, we also consider macroeconomic and other factors that affect the quality of the loans underlying our portfolio, including regional housing trends, applicable home price indices, unemployment and employment dislocation trends, the effects of changes in government policies and programs, consumer credit statistics, and the extent of third-party insurance. Our single-family allowance for loan losses severity is based on the repeat housing sales index and actual REO dispositions, short sales, and third-party sales that incorporate the most recent: n Twelve months of sales experience realized on our distressed property dispositions and n Twelve months of pre-foreclosure expenses on our distressed properties, including REO, short sales, and third-party sales. Our single-family allowance for loan losses severity estimate also captures expectations about recoveries, such as primary mortgage insurance. We use historical trends in home prices in our single-family allowance for loan losses process, primarily through the use of current LTV ratios in our default models and through the use of recent home price sales experience in our severity estimate. However, we do not use a forecast of trends in home prices in our single-family allowance for loan losses process. For loans where foreclosure is probable, we measure impairment based upon an estimate of the fair value of the underlying collateral less estimated disposition costs. Our estimate also considers the effect of historical home price changes on borrower behavior. We apply proceeds from primary mortgage insurance and from other credit enhancements, including repurchase recoveries, entered into contemporaneously with, and in contemplation of, a guarantee or loan purchase transaction as a recovery of our recorded investment in a charged-off loan, up to the amount of loss recognized as a charge-off. Proceeds received in excess of our recorded investment in loans are recorded as a decrease to REO operations expense on our consolidated statements of comprehensive income. We record benefits related to freestanding credit enhancements based on actual losses (e.g., ACIS insurance policies) when realization of our claims is deemed probable and a loss has been recognized on the covered loans. We record benefits for our debt with embedded credit enhancements for which we have not elected the fair value option (e.g., certain STACR debt notes and certain senior subordinate securitization structures) when the realized loss event occurs. We generally record repurchase recoveries on a cash basis due to the uncertainty of the timing and amount of collections of such recoveries. Multifamily Loans Multifamily loans evaluated collectively for impairment are aggregated into book year vintage portfolios. Potential impairment related to these portfolios is measured by benchmarking published historical commercial loan performance data to those vintages based upon available economic data related to multifamily real estate, including apartment vacancy and rental rates. Allowance for Loan Losses Determined on an Individual Basis We consider a loan to be impaired when, based on current information, it is probable that we will not receive all amounts due (including both principal and interest) in accordance with the contractual terms of the original loan agreement. Single-family loans individually evaluated for impairment include TDRs, as well as loans acquired under our financial guarantees with deteriorated credit quality prior to 2010. Multifamily loans individually evaluated for impairment include TDRs, loans three monthly payments or more past due, and loans that are impaired based on management judgment. Troubled Debt Restructurings A modification to the contractual terms of a loan that results in granting a concession to a borrower experiencing financial difficulties is considered a TDR. A concession is deemed granted when, as a result of the restructuring, we do not expect to collect all amounts due, including interest accrued, at the original contractual interest rate. As appropriate, we also consider other qualitative factors in determining whether a concession is deemed granted, including whether the borrower's modified interest rate is consistent with that of a non-troubled borrower. We do not consider restructurings that result in an insignificant delay in payment to be a concession. We generally consider a delay in monthly amortizing payments of three months or less to be insignificant. A concession typically includes one or more of the following being granted to the borrower: n A trial period where the expected permanent modification will change our expectation of collecting all amounts due at the original contract rate; n A delay in payment that is more than insignificant; n A reduction in the contractual interest rate; n Interest forbearance for a period of time that is more than insignificant or forgiveness of accrued but uncollected interest amounts; n Principal forbearance that is more than insignificant; and n Discharge of the borrower's obligation in Chapter 7 bankruptcy. The table below presents the volume of single-family and multifamily loans that were newly classified as TDRs during the years ended December 31, 2018 and December 31, 2017 , based on the original product category of the loan before the loan was classified as a TDR. Loans classified as a TDR in one period may be subject to further action (such as a modification or remodification) in a subsequent period. In such cases, the subsequent action would not be reflected in the table below since the loan would already have been classified as a TDR. Table 4.8 - TDR Activity Year Ended December 31, 2018 2017 (Dollars in millions) Number of Loans Post-TDR Recorded Investment Number of Loans Post-TDR Recorded Investment Single-family: (1) 20 and 30-year or more, amortizing fixed-rate 43,742 $7,084 33,745 $4,818 15-year amortizing fixed-rate 5,944 584 4,569 356 Adjustable-rate 902 140 892 128 Alt-A, interest-only, and option ARM 2,602 432 2,784 495 Total single-family 53,190 8,240 41,990 5,797 Multifamily 1 $15 1 $— (1) The pre-TDR recorded investment for single-family loans initially classified as TDR during the years ended December 31, 2018 and December 31, 2017 was $8.3 billion and $5.8 billion , respectively. The table below presents the volume of our TDR modifications that experienced payment defaults (i.e., loans that became two months delinquent or completed a loss event) during the applicable periods and had completed a modification during the year preceding the payment default. The table presents loans based on their original product category before modification. Table 4.9 - Payment Defaults of Completed TDR Modifications Year Ended December 31, 2018 2017 (Dollars in millions) Number of Loans Post-TDR Recorded Investment Number of Loans Post-TDR Recorded Investment Single-family: 20 and 30-year or more, amortizing fixed-rate 13,548 $1,847 13,973 $2,231 15-year amortizing fixed-rate 565 44 720 57 Adjustable-rate 176 25 225 33 Alt-A, interest-only, and option ARM 1,178 199 1,254 253 Total single-family 15,467 2,115 16,172 2,574 Multifamily — $— — $— In addition to modifications, loans may be classified as TDRs as a result of other loss mitigation activities (i.e., repayment plans, forbearance agreements, or trial period modifications). During the years ended December 31, 2018 and December 31, 2017 , 8,488 and 7,090 , respectively, of such loans (with a post-TDR recorded investment of $1.0 billion and $0.9 billion , respectively) experienced a payment default within a year after the loss mitigation activity occurred. Single-Family Loans Impairment of a single-family loan having undergone a TDR is generally measured as the excess of our recorded investment in the loan over the present value of the expected future cash flows, discounted at the loan's effective interest rate for fixed-rate loans, or at the loan's effective interest rate prior to the restructuring for ARM loans. Our expectation of future cash flows incorporates, among other items, an estimated probability of default which is based on a number of market factors as well as the characteristics of the loan, such as past due status. Subsequent to the restructuring date, interest income is recognized at the modified interest rate, subject to our non-accrual policy as discussed in Interest Income above, with all other changes in the present value of expected future cash flows being recognized as a component of the provision for credit losses on our consolidated statements of comprehensive income. If we determine that foreclosure on the underlying collateral is probable, we measure impairment based upon the fair value of the collateral, as reduced by estimated disposition costs and adjusted for estimated proceeds from insurance and similar sources. Of the single-family loan modifications that were classified as TDRs during 2018 and 2017 respectively: n 12% and 37% involved interest rate reductions and, in certain cases, term extensions; n 24% and 14% involved principal forbearance in addition to interest rate reductions and, in certain cases, term extensions; n The average term extension was 132 and 176 months; and n The average interest rate reduction was 0.2% and 0.6% . Substantially all of our completed single-family loan modifications classified as a TDR during 2018 resulted in a modified loan with a fixed interest rate. However, many of these fixed-rate loans include provisions for the reduced interest rates to remain fixed for the first five years of the modification and then increase at a rate of up to one percent per year until the interest rate has been adjusted to the market rate that was in effect at the time of the modification. Multifamily Loans Multifamily impaired loans include TDRs, loans three monthly payments or more past due, and loans that are deemed impaired based on management judgment. Factors considered by management in determining whether a loan is impaired include the underlying property's operating performance as represented by its current DSCR, available credit enhancements, current LTV ratio, management of the underlying property, and the property's geographic location. Multifamily loans are generally measured individually for impairment based on the fair value of the underlying collateral, as reduced by estimated disposition costs, as the repayment of these loans is generally provided from the cash flows of the underlying collateral and any associated credit enhancement. Except for cases of fraud and certain other types of borrower defaults, most multifamily loans are non-recourse to the borrower. As a result, the cash flows of the underlying property (including any associated credit enhancements) serve as the source of funds for repayment of the loan. Interest income recognition on multifamily impaired loans is subject to our non-accrual policy as discussed in Interest Income above. The assessment as to whether a multifamily loan restructuring is considered a TDR contemplates the unique facts and circumstances of each loan. This assessment considers qualitative factors such as whether the borrower's modified interest rate is consistent with that of a non-troubled borrower having a similar credit profile at the time of modification. In certain cases, for maturing loans we may provide short-term loan extensions of up to one year with no changes to the effective borrowing rate. In other cases, we may make more significant modifications of terms for borrowers experiencing financial difficulty, such as reducing the interest rate, extending the maturity for longer than one year, providing principal forbearance, or some combination of these terms. Impaired Loans The tables below present the UPB, recorded investment, the related allowance for loan losses, average recorded investment, and interest income recognized for individually impaired loans. Table 4.10 - Individually Impaired Loans Balance at December 31, 2018 Balance at December 31, 2017 (In millions) UPB Recorded Investment Associated Allowance UPB Recorded Investment Associated Allowance Single-family: With no allowance recorded: (1) 20 and 30-year or more, amortizing fixed-rate $3,335 $2,666 N/A $3,768 $2,908 N/A 15-year amortizing fixed-rate 23 22 N/A 24 21 N/A Adjustable-rate 227 226 N/A 259 256 N/A Alt-A, interest-only, and option ARM 1,286 1,083 N/A 1,558 1,297 N/A Total with no allowance recorded 4,871 3,997 N/A 5,609 4,482 N/A With an allowance recorded: (2) 20 and 30-year or more, amortizing fixed-rate 37,579 36,959 (3,660 ) 47,897 46,783 (5,505 ) 15-year amortizing fixed-rate 703 713 (19 ) 752 757 (24 ) Adjustable-rate 164 162 (8 ) 232 228 (14 ) Alt-A, interest-only, and option ARM 4,867 4,590 (682 ) 7,407 6,987 (1,087 ) Total with an allowance recorded 43,313 42,424 (4,369 ) 56,288 54,755 (6,630 ) Combined single-family: 20 and 30-year or more, amortizing fixed-rate 40,914 39,625 (3,660 ) 51,665 49,691 (5,505 ) 15-year amortizing fixed-rate 726 735 (19 ) 776 778 (24 ) Adjustable-rate 391 388 (8 ) 491 484 (14 ) Alt-A, interest-only, and option ARM 6,153 5,673 (682 ) 8,965 8,284 (1,087 ) Total single-family 48,184 46,421 (4,369 ) 61,897 59,237 (6,630 ) Multifamily : With no allowance recorded: (1) 89 82 |