LOANS RECEIVABLE | NOTE 5 - LOANS The Company’s loan portfolio is composed of two segments, loans initially accounted for under the amortized cost method (referred as "originated and other" loans) and loans acquired (referred as "acquired" loans). Acquired loans are further segregated between acquired BBVAPR loans and acquired Eurobank loans. Acquired Eurobank loans were purchased subject to loss-sharing agreements with the FDIC. The FDIC loss- shar e coverage related to commercial and other-non single fa mily acquired Eurobank loans expired on June 30, 2015 . Notwithstanding the expiration of loss share coverage of commercial loans, on July 2, 2015, the Company entered into an agreement with the FDIC pursuant to which the FDIC concurred with a potent ial sale of a pool of loss- share assets covered under the commercial loss - shar ing agreement. Pursuant to such agreement, and as further discussed below, the FDIC agreed and paid $20 million in loss share coverage with respect to the aggregate loss resulting from any portfolio sale w ithin 120 days of the agreement. This sale was completed on September 28, 2015 . The coverage for the single family residential loans will expire on June 30, 2020 . At December 31, 2015, the remaining covered loans amounting to $ 59.6 million, net carrying am ount, are included as part of acquired Eurobank loans under the name "loans secured by 1-4 family residential properties". At December 31, 2014, covered loans amounted to $ 298.9 million, net carrying amount. Covered loans are no longer a material amount. T herefore, the Company changed its current and prior year loan disclosures during 2015 . On September 28, 2015, the Company sold a portion of covered non-performing commercial loans amounting to $ 197.1 million unpaid principal balance or UPB ($ 100.0 million carrying amount). The sales price was 18.44% of UPB, or $ 36.3 million. The FDIC cover ed $20.0 million of losses as part of its loss-share agreement with the Company. As a result, a $20.0 million reimbursement was recorded in the statement of operations. The Company also recorded a $ 32.9 million provision for loan and lease losses for acqui red Eurobank loans, which was partially offset by $ 4.6 million in cost recoveries. Also, as part of this transaction, the Company sold certain non-performing commercial loans from the BBVAPR A cquisition amounting to $ 38.1 million unpaid principal balance ( $ 9.9 million carrying amount). The sales price was $ 5.2 million. As a result, a $ 5.2 million provision for loan and lease losses was recorded for BBVAPR acquired loans, which was partially offset by $ 2.4 million in cost recoveries. In addition, certain add itional foreclosed real estate with a carrying amount of $ 11.0 million was sold for $ 1.7 million. As part of this transaction, the Company made customary representations and warranties to the purchaser regarding certain characteristics of the assets that were sold. Such representations and warranties survive for a limited period of time. To the extent that the assets sold do not meet the specified characteristics, and subject to certain notice, cure period and other conditions, the purchaser would be entitled to require the Company to repurchase such assets . The composition of the Company’s loan portfolio at December 31, 2015 and 2014 was as follows : December 31, 2015 2014 (In thousands) Originated and other loans and leases held for investment: Mortgage $ 757,828 $ 791,751 Commercial 1,441,649 1,289,732 Consumer 242,950 186,760 Auto and leasing 669,163 575,582 3,111,590 2,843,825 Allowance for loan and lease losses on originated and other loans and leases (112,626) (51,439) 2,998,964 2,792,386 Deferred loan costs, net 4,203 4,282 Total originated and other loans loans held for investment, net 3,003,167 2,796,668 Acquired loans: Acquired BBVAPR loans: Accounted for under ASC 310-20 (Loans with revolving feature and/or acquired at a premium) Commercial 7,457 12,675 Consumer 38,385 45,344 Auto 106,911 184,782 152,753 242,801 Allowance for loan and lease losses on acquired BBVAPR loans accounted for under ASC 310-20 (5,542) (4,597) 147,211 238,204 Accounted for under ASC 310-30 (Loans acquired with deteriorated credit quality, including those by analogy) Mortgage 608,294 656,122 Commercial 287,311 452,201 Construction 88,180 106,361 Consumer 11,843 29,888 Auto 153,592 247,233 1,149,220 1,491,805 Allowance for loan and lease losses on acquired BBVAPR loans accounted for under ASC 310-30 (25,785) (13,481) 1,123,435 1,478,324 Total acquired BBVAPR loans, net 1,270,646 1,716,528 Acquired Eurobank loans: Loans secured by 1-4 family residential properties 92,273 102,162 Commercial and construction 142,377 256,488 Consumer 2,314 4,506 Total acquired Eurobank loans 236,964 363,156 Allowance for loan and lease losses on Eurobank loans (90,178) (64,245) Total acquired Eurobank loans, net 146,786 298,911 Total acquired loans, net 1,417,432 2,015,439 Total held for investment, net 4,420,599 4,812,107 Mortgage loans held-for-sale 13,614 14,539 Total loans, net $ 4,434,213 $ 4,826,646 At December 31, 2015 and 2014, covered loans amounted to $ 92.3 million and are included as part of acquired Eurobank loans under the name "loans secured by 1-4 family residential properties". At December 31, 2014, covered loans amounted to $ 363.2 million, gross carrying amount. Interest income recognized for covered loans during 2015 and 2014 was $ 33.7 million and $ 89.0 million, respectively. Originated and Other Loans and Leases Held for Investment The Company ’s originated and other loans held for investment are encompassed within four portfolio segments: mortgage, commercial, consumer , and auto and leasing. The following table s present the aging of the recorded investment in gross originated and other loans held for investment as of December 31, 2015 and 2014 by class of loans . Mortgage loans past due include delinquent loans in the GNMA buy-back option program. Servicers of loans unde rlying GNMA mortgage-backed securities must report as their own assets the defaulted loans that they have the option (but not the obligation) to repurchase, even when they elect not to exercise that option . December 31, 2015 Loans 90+ Days Past Current Due and 30-59 Days 60-89 Days 90+ Days Total Past in Non- Current Still Past Due Past Due Past Due Due Accrual Accruing Total Loans Accruing (In thousands) Mortgage Traditional (by origination year): Up to the year 2002 $ 80 $ 2,217 $ 3,889 $ 6,186 $ 41 $ 51,562 $ 57,789 $ 144 Years 2003 and 2004 251 5,036 5,536 10,823 - 88,623 99,446 - Year 2005 79 2,553 3,549 6,181 - 48,040 54,221 - Year 2006 551 2,878 7,934 11,363 176 66,864 78,403 - Years 2007, 2008 and 2009 170 2,053 14,733 16,956 - 74,590 91,546 526 Years 2010, 2011, 2012, 2013 662 1,673 10,519 12,854 141 137,749 150,744 72 Years 2014 and 2015 - 65 663 728 - 85,128 85,856 - 1,793 16,475 46,823 65,091 358 552,556 618,005 742 Non-traditional - 977 5,079 6,056 13 23,483 29,552 - Loss mitigation program 9,958 6,887 14,930 31,775 5,593 64,548 101,916 3,083 11,751 24,339 66,832 102,922 5,964 640,587 749,473 3,825 Home equity secured personal loans - - 64 64 - 346 410 - GNMA's buy-back option program - - 7,945 7,945 - - 7,945 - 11,751 24,339 74,841 110,931 5,964 640,933 757,828 3,825 Commercial Commercial secured by real estate: Corporate - - - - - 227,557 227,557 - Institutional 213 - - 213 - 33,594 33,807 - Middle market 1,174 712 9,113 10,999 1,730 194,219 206,948 - Retail 686 466 6,921 8,073 1,177 231,840 241,090 - Floor plan - - - - - 2,892 2,892 - Real estate - - - - - 16,662 16,662 - 2,073 1,178 16,034 19,285 2,907 706,764 728,956 - Other commercial and industrial: Corporate - - - - - 108,582 108,582 - Institutional - - - - 190,290 190,695 380,985 - Middle market - - - - 1,565 105,748 107,313 - Retail 282 639 604 1,525 783 75,489 77,797 - Floor plan 238 51 39 328 - 37,688 38,016 - 520 690 643 1,853 192,638 518,202 712,693 - 2,593 1,868 16,677 21,138 195,545 1,224,966 1,441,649 - December 31, 2015 Loans 90+ Days Past Current Due and 30-59 Days 60-89 Days 90+ Days Total Past in Non- Current Still Past Due Past Due Past Due Due Accrual Accruing Total Loans Accruing (In thousands) Consumer Credit cards 449 182 369 1,000 - 21,766 22,766 - Overdrafts 24 - - 24 - 166 190 - Personal lines of credit 74 - 45 119 19 2,106 2,244 - Personal loans 2,078 1,179 627 3,884 414 196,858 201,156 - Cash collateral personal loans 125 17 2 144 - 16,450 16,594 - 2,750 1,378 1,043 5,171 433 237,346 242,950 - Auto and leasing 53,566 16,898 8,293 78,757 49 590,357 669,163 - Total $ 70,660 $ 44,483 $ 100,854 $ 215,997 $ 201,991 $ 2,693,602 $ 3,111,590 $ 3,825 December 31, 2014 Loans 90+ Days Past Current Due and 30-59 Days 60-89 Days 90+ Days Total Past in Non- Current Still Past Due Past Due Past Due Due Accrual Accruing Total Loans Accruing (In thousands) Mortgage Traditional (by origination year): Up to the year 2002 $ 4,128 $ 3,157 $ 4,395 $ 11,680 $ - $ 54,064 $ 65,744 $ 134 Years 2003 and 2004 10,484 4,735 6,489 21,708 455 87,506 109,669 - Year 2005 3,824 2,205 4,454 10,483 131 49,858 60,472 - Year 2006 5,706 3,298 8,667 17,671 548 67,331 85,550 89 Years 2007, 2008 and 2009 5,283 1,809 7,646 14,738 761 77,990 93,489 - Years 2010, 2011, 2012, 2013 3,394 2,992 6,900 13,286 - 149,030 162,316 365 Year 2014 290 - - 290 - 41,818 42,108 - 33,109 18,196 38,551 89,856 1,895 527,597 619,348 588 Non-traditional 1,477 584 3,223 5,284 - 30,916 36,200 - Loss mitigation program 8,199 7,106 14,114 29,419 6,358 57,666 93,443 2,766 42,785 25,886 55,888 124,559 8,253 616,179 748,991 3,354 Home equity secured personal loans - - - - - 517 517 - GNMA's buy-back option program - - 42,243 42,243 - - 42,243 - 42,785 25,886 98,131 166,802 8,253 616,696 791,751 3,354 Commercial Commercial secured by real estate: Corporate - - - - - 133,076 133,076 - Institutional - - - - - 36,611 36,611 - Middle market - 645 396 1,041 8,494 154,515 164,050 - Retail 330 561 7,275 8,166 1,445 166,017 175,628 - Floor plan - - - - - 1,650 1,650 - Real estate - - - - - 12,628 12,628 - 330 1,206 7,671 9,207 9,939 504,497 523,643 - Other commercial and industrial: Corporate - - - - - 63,746 63,746 - Institutional - - - - - 478,935 478,935 - Middle market - - 618 618 - 91,716 92,334 - Retail 866 412 1,061 2,339 1,047 86,785 90,171 - Floor plan - - - - - 40,903 40,903 - 866 412 1,679 2,957 1,047 762,085 766,089 - 1,196 1,618 9,350 12,164 10,986 1,266,582 1,289,732 - December 31, 2014 Loans 90+ Days Past Current Due and 30-59 Days 60-89 Days 90+ Days Total Past in Non- Current Still Past Due Past Due Past Due Due Accrual Accruing Total Loans Accruing (In thousands) Consumer Credit cards 360 139 375 874 - 18,197 19,071 - Overdrafts 20 - - 20 - 287 307 - Personal lines of credit 102 25 102 229 9 1,962 2,200 - Personal loans 1,822 743 678 3,243 337 144,359 147,939 - Cash collateral personal loans 275 39 9 323 - 16,920 17,243 - 2,579 946 1,164 4,689 346 181,725 186,760 - Auto and leasing 47,658 16,916 7,420 71,994 145 503,443 575,582 - Total $ 94,218 $ 45,366 $ 116,065 $ 255,649 $ 19,730 $ 2,568,446 $ 2,843,825 $ 3,354 During the year ended 2015, the Company changed its early delinquency reporting on mortgage loans from one scheduled payment due to two scheduled payments due in order to comply with regulatory reporting instructions and be comparable with local peers, except for troubled debt restructured loans which continue using one scheduled payment due. A t December 31, 2015 and 2014 , the Company had carrying balance of $ 334.6 million and $ 450.2 million, respectively, in loans granted to the Puerto Rico government, including its instrumentalities , public corporations and municipalities as part of the institutional commercial loan segment. All loans granted to Puerto Rico government were current at December 31, 2015 and 2014 . We, as part of a bank syndicate, have gra nted various extensions to the Puerto Rico Electric Power Authority (“PREPA”) and on November 5, 2015 entered into a Restructuring Support Agreement with a view towards restructuring the debt on terms that provide for full repayment of the debt to the Bank . After the first extension in the third quarter of 2014, the Company classified the credit as substandard and a troubled-debt restructuring. The Company conducted an impairment analysis considering the probability of collection of principal and interest, which included a financial model to project the future liquidity status of PREPA under various scenarios and its capacity to service its financial obligations, and concluded that PREPA had sufficient cash flows for the repayment of the line of credit. Desp ite the Company’s analysis showing PREPA’s capacity to repay the line of credit, the Company placed its participation in non-accrual and recorded a $ 24 million provision during the first quarter of 2015, based on management’s concerns regarding PREPA’s wil lingness to repay the debt. During the fourth quarter of 2015, the Company recorded an additional $ 29.3 million provision for loan and lease losses on PREPA. Since it was placed in non-accrual, interest payments have been applied to principal. Acquired Loans Acquired loans were initially measured at fair value and subsequently accounted for under either ASC 310-30 (Loans and Debt Securities Acquired with Deteriorated Credit Quality) or ASC 310-20 (Non-refundable fees and Other Costs). We have acquired l oans in two acquisitions, BBVAPR and Eurobank . Acquired BBVAPR Loans Accounted for under ASC 310-20 (Loans with revolving feature and/or acquired at a premium) Credit cards, retail and commercial revolving lines of credits, floor plans and performing auto loans with FICO scores over 660 acquired at a premium , excluding the acquired Eurobank loan portfolio, are accounted for under the guidance of ASC 310-20, which requires that any contractually required loan payment receivable in excess of the Company’ s initial investment in the loans be accreted into interest income on a level-yield basis over the life of the loan. Loans accounted for under ASC 310-20 are placed on non-accrual status when past due in accordance with the Company’s non-accrual policy, an d any accretion of discount or amortization of premium is discontinued. Acquired BBVAPR loans that were accounted for under the provisions of ASC 310-20 are removed from the acquired loan category at the end of the reporting period upon refinancing, renewa l or normal re-underwriting. The following table s present the aging of the recorded investment in gross acquired BBVAPR loans accounted for under ASC 310-20 as of December 31, 2015 and 2014, by class of loans : December 31, 2015 Loans 90+ Days Past Current Due and 30-59 Days 60-89 Days 90+ Days Total Past in Non- Current Still Past Due Past Due Past Due Due Accrual Accruing Total Loans Accruing (In thousands) Commercial Commercial secured by real estate Retail $ - $ - $ 228 $ 228 $ - $ - $ 228 $ - Floor plan - - 467 467 - 2,422 2,889 - - - 695 695 - 2,422 3,117 - Other commercial and industrial Retail 186 29 178 393 - 3,331 3,724 - Floor plan - - 7 7 - 609 616 - 186 29 185 400 - 3,940 4,340 - 186 29 880 1,095 - 6,362 7,457 - Consumer Credit cards 930 384 489 1,803 - 33,414 35,217 - Personal loans 14 29 46 89 - 3,079 3,168 - 944 413 535 1,892 - 36,493 38,385 - Auto 7,553 2,279 831 10,663 - 96,248 106,911 - Total $ 8,683 $ 2,721 $ 2,246 $ 13,650 $ - $ 139,103 $ 152,753 $ - December 31, 2014 Loans 90+ Days Past Current Due and 30-59 Days 60-89 Days 90+ Days Total Past in Non- Current Still Past Due Past Due Past Due Due Accrual Accruing Total Loans Accruing (In thousands) Commercial Commercial secured by real estate Retail $ - $ - $ 351 $ 351 $ - $ - $ 351 $ - Floor plan - 62 345 407 - 3,724 4,131 - - 62 696 758 - 3,724 4,482 - Other commercial and industrial Retail 155 67 192 414 2 3,705 4,121 - Floor plan 202 134 223 559 10 3,503 4,072 - 357 201 415 973 12 7,208 8,193 - 357 263 1,111 1,731 12 10,932 12,675 - Consumer Credit cards 1,376 654 1,399 3,429 - 38,419 41,848 - Personal loans 151 47 77 275 - 3,221 3,496 - 1,527 701 1,476 3,704 - 41,640 45,344 - Auto 11,003 3,453 1,262 15,718 76 168,988 184,782 - Total $ 12,887 $ 4,417 $ 3,849 $ 21,153 $ 88 $ 221,560 $ 242,801 $ - Acquired BBVAPR Loans Accounted for under ASC 310-30 (including those accounted for under ASC 310-30 by analogy) Acquired BBVAPR loans, except for credit cards, retail and commercial revolving lines of credits, floor plans and performing auto loans with FICO scores over 660 acquired at a premium, are accounted for by the Company in accordance with ASC 310-30. The carrying amount corresponding to acquired BBVAPR loans with deteriorated credit quality, including those accounted under ASC 310-30 by analogy, in the statements of financial condition at December 31, 2015 and 2014 is as follows: December 31, 2015 2014 (In thousands) Contractual required payments receivable $1,945,098 $2,394,378 Less: Non-accretable discount $434,190 $456,627 Cash expected to be collected 1,510,908 1,937,751 Less: Accretable yield 361,688 445,946 Carrying amount, gross 1,149,220 1,491,805 Less: allowance for loan and lease losses 25,785 13,481 Carrying amount, net $1,123,435 $1,478,324 At December 31, 2015 and 2014, the Company had $ 80.9 million and $ 168.8 million, respectively, in loans granted to the Puerto Rico government, including its instrumentalities, public corporations and municipalities as part of its acquired BBVAPR loans accounted for under ASC 310-30. This entire amount was current at December 31, 2015 and 2014 . The following tables describe the accretable yield and non- accretable discount activity of acquired BBVAPR loans accounted for under ASC 310-30 for the years ended December 31 , 2015 , 2014 Year Ended December 31, 2015 Mortgage Commercial Construction Auto Consumer Total (In thousands) Accretable Yield Activity: Balance at beginning of period $ 298,364 $ 61,196 $ 25,829 $ 53,998 $ 6,559 $ 445,946 Accretion (34,842) (39,268) (10,161) (23,463) (4,379) (112,113) Change in expected cash flows - 6,130 2,402 - (1) 8,531 Transfer (to) from non-accretable discount 5,272 17,353 1,545 (8,957) 4,111 19,324 Balance at end of period $ 268,794 $ 45,411 $ 19,615 $ 21,578 $ 6,290 $ 361,688 Non-Accretable Discount Activity: Balance at beginning of period $ 389,839 $ 23,069 $ 3,486 $ 16,215 $ 24,018 $ 456,627 Change in actual and expected losses (9,795) 6,065 4,823 (3,133) (1,073) (3,113) Transfer from (to) accretable yield (5,272) (17,353) (1,545) 8,957 (4,111) (19,324) Balance at end of period $ 374,772 $ 11,781 $ 6,764 $ 22,039 $ 18,834 $ 434,190 Year Ended December 31, 2014 Mortgage Commercial Construction Auto Consumer Total (In thousands) Accretable Yield Activity: Balance at beginning of period $ 287,841 $ 96,139 $ 42,993 $ 77,845 $ 12,735 $ 517,553 Accretion (37,612) (49,039) (21,894) (39,023) (5,968) (153,536) Transfer (to) from non-accretable discount 48,135 14,096 4,730 15,176 (208) 81,929 Balance at end of period $ 298,364 $ 61,196 $ 25,829 $ 53,998 $ 6,559 $ 445,946 Non-Accretable Discount Activity: Balance at beginning of period $ 463,166 $ 42,515 $ 5,851 $ 39,645 $ 28,410 $ 579,587 Change in actual and expected losses (25,192) (5,350) 2,365 (8,254) (4,600) (41,031) Transfer from (to) accretable yield (48,135) (14,096) (4,730) (15,176) 208 (81,929) Balance at end of period $ 389,839 $ 23,069 $ 3,486 $ 16,215 $ 24,018 $ 456,627 Year Ended December 31, 2013 Mortgage Commercial Construction Auto Consumer Total (In thousands) Accretable Yield Activity: Balance at beginning of period $ 328,243 145,173 30,802 126,803 24,812 655,833 Accretion (42,740) (59,998) (29,557) (55,255) (11,628) (199,178) Transfer (to) from non-accretable discount 2,338 10,964 41,748 6,297 (449) 60,898 Balance at end of period $ 287,841 96,139 42,993 77,845 12,735 517,553 Non-Accretable Discount Activity: Balance at beginning of period $ 502,857 60,275 62,803 55,733 32,794 714,462 Change in actual and expected losses (37,353) (6,796) (15,204) (9,791) (4,833) (73,977) Transfer from (to) accretable yield (2,338) (10,964) (41,748) (6,297) 449 (60,898) Balance at end of period $ 463,166 42,515 5,851 39,645 28,410 579,587 Acquired Eurobank Loans The carrying amount of acquired Eurobank loans at December 31, 2015 and 2014 is as follows: December 31 2015 2014 (In thousands) Contractual required payments receivable $ 342,511 $ 535,425 Less: Non-accretable discount 21,156 62,410 Cash expected to be collected 321,355 473,015 Less: Accretable yield 84,391 109,859 Carrying amount, gross 236,964 363,156 Less: Allowance for loan and lease losses 90,178 64,245 Carrying amount, net $ 146,786 $ 298,911 The following tables describe the accretable yield and non- a ccretable discount activity of acquired Eurobank loans for the years ended December 31, 2015, 2014 and 2013 : Year Ended December 31, 2015 Loans Secured by 1-4 Family Residential Properties Commercial and Other Construction Construction & Development Secured by 1-4 Family Residential Properties Leasing Consumer Total (In thousands) Accretable Yield Activity: Balance at beginning of period $ 47,636 $ 37,920 $ 20,753 $ 2,479 $ 1,071 $ 109,859 Accretion (13,685) (32,124) (2,513) (3,458) (631) (52,411) Change in expected cash flows 4,631 44,660 (15,048) (51) 305 34,497 Transfer from (to) non-accretable discount 13,372 (23,486) (937) 1,030 2,467 (7,554) Balance at end of period $ 51,954 $ 26,970 $ 2,255 $ - $ 3,212 $ 84,391 Non-Accretable Discount Activity: Balance at beginning of period $ 27,348 $ 24,464 $ - $ - $ 10,598 $ 62,410 Change in actual and expected losses (1,107) (47,950) (937) 1,030 156 (48,808) Transfer from (to) accretable yield (13,372) 23,486 937 (1,030) (2,467) 7,554 Balance at end of period $ 12,869 $ - $ - $ - $ 8,287 $ 21,156 Year Ended December 31, 2014 Loans Secured by 1-4 Family Residential Properties Commercial and Other Construction Construction & Development Secured by 1-4 Family Residential Properties Leasing Consumer Total (In thousands) Accretable Yield Activity: Balance at beginning of period $ 53,250 $ 95,093 $ 1,690 $ 10,238 $ 2,688 $ 162,959 Accretion (15,731) (57,099) (4,102) (9,837) (2,200) (88,969) Transfer from (to) non-accretable discount 10,117 (74) 23,165 2,078 583 35,869 Balance at end of period $ 47,636 $ 37,920 $ 20,753 $ 2,479 $ 1,071 $ 109,859 Non-Accretable Discount Activity: Balance at beginning of period $ 39,182 $ 81,092 $ - $ - $ 9,203 $ 129,477 Change in actual and expected losses (1,717) (56,702) 23,165 2,078 1,978 (31,198) Transfer (to) from accretable yield (10,117) 74 (23,165) (2,078) (583) (35,869) Balance at end of period $ 27,348 $ 24,464 $ - $ - $ 10,598 $ 62,410 Year Ended December 31, 2013 Loans Secured by 1-4 Family Residential Properties Commercial and Other Construction Construction & Development Secured by 1-4 Family Residential Properties Leasing Consumer Total (In thousands) Accretable Yield Activity: Balance at beginning of period $ 57,569 $ 103,591 $ 7,380 $ 16,916 $ 2,552 $ 188,008 Accretion (18,784) (54,821) (3,715) (13,402) (1,047) (91,769) Change in Expected Cash Flows (12,328) 14,743 (2,514) 625 (526) - Transfer from (to) non-accretable discount 26,793 31,580 539 6,099 1,709 66,720 Balance at end of period $ 53,250 $ 95,093 $ 1,690 $ 10,238 $ 2,688 $ 162,959 Non-Accretable Discount Activity: Balance at beginning of period $ 66,021 $ 154,185 $ - $ 6,345 $ 11,004 $ 237,555 Change in actual and expected losses (46) (41,513) 539 (246) (92) (41,358) Transfer (to) from accretable yield (26,793) (31,580) (539) (6,099) (1,709) (66,720) Balance at end of period $ 39,182 $ 81,092 $ - $ - $ 9,203 $ 129,477 Non-accrual Loans The following table presents the recorded investment in loans in non-accrual status by clas s of loans as of December 31, 2015 and 2014 : December 31, December 31, 2015 2014 (In thousands) Originated and other loans and leases held for investment Mortgage Traditional (by origination year): Up to the year 2002 $ 3,786 $ 4,427 Years 2003 and 2004 5,737 7,042 Year 2005 3,627 4,585 Year 2006 8,189 9,274 Years 2007, 2008 and 2009 14,625 8,579 Years 2010, 2011, 2012, 2013 10,588 7,365 Years 2014 and 2015 663 - 47,215 41,272 Non-traditional 5,092 3,224 Loss mitigation program 20,172 20,934 72,479 65,430 Home equity loans, secured personal loans 64 - 72,543 65,430 Commercial Commercial secured by real estate Middle market 12,729 9,534 Retail 8,726 9,000 21,455 18,534 Other commercial and industrial Institutional 190,290 - Middle market 1,565 618 Retail 1,932 2,527 Floor plan 39 - 193,826 3,145 215,281 21,679 Consumer Credit cards 369 375 Personal lines of credit 100 110 Personal loans 1,146 1,092 Cash collateral personal loans 16 13 1,631 1,590 Auto and leasing 8,418 8,668 Total non-accrual originated loans $ 297,873 $ 97,367 December 31, December 31, 2015 2014 (In thousands) Acquired BBVAPR loans accounted for under ASC 310-20 Commercial Commercial secured by real estate Retail $ 228 $ 351 Floor plan 467 407 695 758 Other commercial and industrial Retail 178 195 Floor plan 7 234 185 429 880 1,187 Consumer Credit cards 489 1,399 Personal loans 46 77 535 1,476 Auto 831 1,512 Total non-accrual acquired BBVAPR loans accounted for under ASC 310-20 2,246 4,175 Total non-accrual loans $ 300,119 $ 101,542 Loans accounted for under ASC 310-30 are excluded from the above table as they are considered to be performing due to the application of the accretion method, in which these loans will accrete interest income over the remaining life of the loans using estimated cash flow analyses or are accounted under the cost recovery method. Delinquent residential mortgage loans insured or guaranteed under applicable FHA and VA programs are classified as non-performing loans when they become 90 days or more past due , but are not placed in non-accrual status until they become 18 months or more past due, since they are insured loans. Therefore, these loans are included as non-performing loans but excluded from non-accrual loans. During the first quarter of 2015, the r evolving line of credit to PREPA was classified as non-accrual. At December 31 , 2015 , this line of credit had an unpaid principal balance of $ 190.3 million. Starting with the second quarter of 2015, interest payments received were applied to principal. A s of December 31 , 2015 , the specific reserve was $ 53.3 million. At December 31, 2015 and 2014 , loans whose terms have been extended and w hich are classified as troubled- debt restructuring s that are not included in non-accrual loans amounted to $ 93.6 mil lion and $ 274 .4 million, respectively, as they are performing under their new terms. At December 31, 2014, the balance included the revolving line of credit to PREPA . Impaired Loans The Company evaluates all loans, some individually and others as homogeneous groups, for purposes of determining impairment. The total investment in impaired commercial loans was $235.8 million and $ 236.9 million at December 31, 2015 and 2014 , respectively. Impaired commercial loans at December 31, 2015 and 2014 included the PREPA line of credit with an unpaid principal balance of $190.3 million and $ 200.0 million , respectively . The PREPA line of credit was classified as a troubled-debt restructuring during 2014. The impaired commercial loans were measured based on the fair value of collateral or the present value of cash flows, including those identified as troubled-debt restructurings. The valuation allowance for impaired commercial loans amounted to $55.9 million and $841 thousand at December 31, 2015 and 2014 , respective ly. The valuation allowance for impaired commercial loans at December 31, 2015 includes $53.3 million of specific allowance for PREPA recorded during 2015.T he total investment in impaired mortgage loans was $90.0 million and $94.2 million at December 31, 2 015 and 2014, respectively. Impairment on mortgage loans assessed as troubled-debt restructurings was measured using the present value of cash flows. The valuation allowance for impaired mortgage loans amounted to $9.2 million and $9.0 million at December 31, 2015 and 2014 , respectively. O riginated and Other Loans and L eases Held for Investment T he Company ’s recorded investment in commercial and mortgage loans categorized as originated and other loans and leases held for investment that were individually evaluated for impairment and the related allowan ce for loan and lease losses at December 31, 2015 and 2014 are as follows : December 31, 2015 Unpaid Recorded Related Principal Investment Allowance Coverage (In thousands) Impaired loans with specific allowance: Commercial $ 210,718 $ 199,366 $ 55,947 13% Residential impaired and troubled-debt restructuring 97,424 89,973 9,233 9% Impaired loans with no specific allowance: Commercial 42,110 35,928 N/A N/A Total investment in impaired loans $ 350,252 $ 325,267 $ 65,180 11% December 31, 2014 Unpaid Recorded Related Principal Investment Allowance Coverage (In thousands) Impaired loans with specific allowance: Commercial $ 6,349 $ 6,226 $ 841 14% Residential impaired and troubled-debt restructuring 99,947 94,185 8,968 10% Impaired loans with no specific allowance Commercial 237,806 230,044 N/A N/A Total investment in impaired loans $ 344,102 $ 330,455 $ 9,809 3% Acquired BBVAPR Loans Loans Accounted for under ASC 310- 20 (Loans with revolving feature and/or acquired at a premium) T he Company’s recorded investment in acquired BBVAPR commercial loans accounted for under ASC 310-20 that were individually evaluated for impairment and the related allowance for loan and lease losses at December 31, 2015 and 2014 are as follows: December 31, 2015 Unpaid Recorded Related Principal Investment Allowance Coverage (In thousands) Impaired loans with no specific allowance Commercial $ 486 $ 474 N/A N/A Total investment in impaired loans $ 486 $ 474 $ - - December 31, 2014 Unpaid Recorded Specific Principal Investment Allowance Coverage (In thousands) Impaired loans with no specific allowance Commercial $ 672 $ 672 N/A N/A Total investment in impaired loans $ 672 $ 672 $ - - Loans Accounted for under ASC 310-30 (including those accounted for under ASC 310-30 by analogy) T he Company ’s recorded investment in acquired BBVAPR loan pools accounted for under ASC 310-30 that have recorded impairments and their related allowance for loan and lease losses at December 31, 2015 and 2014 are as follows : December 31, 2015 Coverage Unpaid Recorded to Recorded Principal Investment Allowance Investment (In thousands) Impaired loan pools with specific allowance: Mortgage $ 608,294 $ 608,294 $ 1,761 0% Commercial 287,311 168,107 15,455 9% Construction 88,180 87,983 5,707 6% Auto 153,592 153,592 2,862 2% Total investment in impaired loan pools $ 1,137,377 $ 1,017,976 $ 25,785 3% December 31 , 2014 Coverage Unpaid Recorded to Recorded Principal Investment Allowance Investment (In thousands) Impaired loan pools with specific allowance: Commercial 289,228 255,619 5,506 2% Construction 90,786 83,751 7,970 10% Consumer 35,812 29,888 5 0% Total investment in impaired loan pools $ 415,826 $ 369,258 $ 13,481 4% The tables above only present information with respect to acquired BBVAPR loans and loan pools accounted for under ASC 310-30 if there is a recorded impairment to such loans or loan pools and a specific allowance for loan losses. The decrease in commercial loan pools from December 31, 2014 to December 31 , 2015 was mostly caused by the sale of covered commercial loans during the third quarter of 2015. As of December 31 , 2015 , the Company elimin ated the specific allowance of $5 thousand maintained on impaired acquired BBVAPR consumer loan pool accounted under ASC 310-30 because there was an increase in the net present value of cash flows expected to be collected from such pool when compared with the recorded investment. Likewise, the increase in mortgage and auto loan pools from December 31, 2014 to December 31 , 2015 was caused by the establishment of a specific reserve with respect to impaired mortgage and auto loan pools that were required bas ed on the net present value of the cash flows expected to be collected. Acquired Eurobank Loans T he Company ’s recorded investment in acquired Eurobank loan pools that have recorded impairment s and the ir related allowance for loan and lease losses as of December 31, 2015 and 2014 are as follows : December 31, 2015 Coverage Unpaid Recorded to Recorded Principal Investment Allowance Investment (In thousands) Impaired loan pools with specific allowance: Loans secured by 1-4 family residential properties $ 101,444 $ 92,273 $ 22,570 24% Commercial and construction 133,148 142,377 67,365 47% Consumer 6,713 2,314 243 11% Total |