LOANS RECEIVABLE | NOTE 4 - LOANS The Company’s loan portfolio is composed of two segments, loans initially accounted for under the amortized cost method (referred to as "originated and other" loans) and loans acquired (referred to 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-share coverage related to commercial and other-non single family 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 potential sale of a pool of loss-share assets covered under the commercial loss-sharing agreement. Pursuant to such agreement, and as further discussed below, the FDIC agreed to and paid $20 million in loss share coverage with respect to the aggregate loss resulting from a ny portfolio sale within 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 March 31, 2016, the remaining covered loans amounting to $ 69.7 million, ne t carrying amount, are included as part of acquired Eurobank loans under the name "loans secured y 1-4 family residential properties". At December 31, 2015, covered loans amounted to $ 67.2 million, net carrying amount. Covered loans are no longer a material amount. Therefore, the Company changed its loan disclosures during 2015 . The coverage for the single family residential loans will expire on June 30, 2020 . At March 31, 2016, the remaining covered loans amounting to $69.7 million, ne t carrying amount ( $ 91.1 million gross amount), are included as part of acquired Eurobank loans under the name "loans secured by 1-4 family residential properties". At December 31, 2015, covered loans amounted to $ 67.2 million, net carrying amount ( $ 92.3 million gross amount) . Interest income recognized for covered loans during March 31, 2016 and 2015 was $ 2.2 million and $ 15 .5 million, respectively. The decrease in interest income recognized for covered loans is due to the expiration of the FDIC loss-share coverage related to commercial and other-non single family acquired Eurobank on June 30, 2015 . The composition of the Company’s loan portfolio at March 31 , 2016 and December 31 , 2015 was as follows March 31, December 31, 2016 2015 (In thousands) Originated and other loans and leases held for investment: Mortgage $ 751,819 $ 757,828 Commercial 1,425,385 1,441,649 Consumer 252,327 242,950 Auto and leasing 687,159 669,163 3,116,690 3,111,590 Allowance for loan and lease losses on originated and other loans and leases (113,238) (112,626) 3,003,452 2,998,964 Deferred loan costs, net 4,350 4,203 Total originated and other loans loans held for investment, net 3,007,802 3,003,167 Acquired loans: Acquired BBVAPR loans: Accounted for under ASC 310-20 (Loans with revolving feature and/or acquired at a premium) Commercial 6,558 7,457 Consumer 36,346 38,385 Auto 91,406 106,911 134,310 152,753 Allowance for loan and lease losses on acquired BBVAPR loans accounted for under ASC 310-20 (4,993) (5,542) 129,317 147,211 Accounted for under ASC 310-30 (Loans acquired with deteriorated credit quality, including those by analogy) Mortgage 600,901 608,294 Commercial 267,931 287,311 Construction 77,858 88,180 Consumer 9,345 11,843 Auto 134,669 153,592 1,090,704 1,149,220 Allowance for loan and lease losses on acquired BBVAPR loans accounted for under ASC 310-30 (27,747) (25,785) 1,062,957 1,123,435 Total acquired BBVAPR loans, net 1,192,274 1,270,646 Acquired Eurobank loans: Loans secured by 1-4 family residential properties 91,113 92,273 Commercial and construction 142,298 142,377 Consumer 1,770 2,314 Total acquired Eurobank loans 235,181 236,964 Allowance for loan and lease losses on Eurobank loans (92,293) (90,178) Total acquired Eurobank loans, net 142,888 146,786 Total acquired loans, net 1,335,162 1,417,432 Total held for investment, net 4,342,964 4,420,599 Mortgage loans held-for-sale 17,165 13,614 Total loans, net $ 4,360,129 $ 4,434,213 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 March 31, 2016 and December 31, 2015 by class of loans . Mortgage loans past due include delinquent loans in the GNMA buy-back option program. Servicers of loans under lying 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 . March 31, 2016 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 $ 82 $ 1,218 $ 3,208 $ 4,508 $ 40 $ 51,085 $ 55,633 $ 268 Years 2003 and 2004 388 3,579 5,844 9,811 20 87,458 97,289 - Year 2005 313 1,893 3,864 6,070 - 47,421 53,491 - Year 2006 634 1,238 7,212 9,084 233 66,753 76,070 - Years 2007, 2008 and 2009 282 1,417 14,128 15,827 - 72,650 88,477 705 Years 2010, 2011, 2012, 2013 511 2,015 9,017 11,543 - 136,702 148,245 271 Years 2014, 2015 and 2016 - 444 1,099 1,543 63 91,213 92,819 - 2,210 11,804 44,372 58,386 356 553,282 612,024 1,244 Non-traditional - 395 5,014 5,409 12 22,286 27,707 - Loss mitigation program 10,679 6,537 16,411 33,627 4,580 65,804 104,011 3,422 12,889 18,736 65,797 97,422 4,948 641,372 743,742 4,666 Home equity secured personal loans - - - - - 393 393 - GNMA's buy-back option program - - 7,684 7,684 - - 7,684 - Total mortgage 12,889 18,736 73,481 105,106 4,948 641,765 751,819 4,666 Commercial Commercial secured by real estate: Corporate - - - - - 228,782 228,782 - Institutional - - - - - 27,584 27,584 - Middle market - - 9,498 9,498 2,515 196,890 208,903 - Retail 644 455 7,088 8,187 2,659 233,174 244,020 - Floor plan - - - - - 2,859 2,859 - Real estate - - - - - 16,372 16,372 - 644 455 16,586 17,685 5,174 705,661 728,520 - Other commercial and industrial: Corporate - - - - - 120,881 120,881 - Institutional - - - - 186,675 176,580 363,255 - Middle market - - - - 1,493 102,295 103,788 - Retail 260 948 706 1,914 21 72,689 74,624 - Floor plan 28 18 41 87 - 34,230 34,317 - 288 966 747 2,001 188,189 506,675 696,865 - Total commercial 932 1,421 17,333 19,686 193,363 1,212,336 1,425,385 - March 31, 2016 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 387 159 422 968 - 22,397 23,365 - Overdrafts 17 - - 17 - 203 220 - Personal lines of credit 51 49 53 153 3 2,194 2,350 - Personal loans 2,518 927 1,104 4,549 434 205,240 210,223 - Cash collateral personal loans 214 19 14 247 - 15,922 16,169 - Total consumer 3,187 1,154 1,593 5,934 437 245,956 252,327 - Auto and leasing 53,801 17,203 7,742 78,746 57 608,356 687,159 - Total $ 70,809 $ 38,514 $ 100,149 $ 209,472 $ 198,805 $ 2,708,413 $ 3,116,690 $ 4,666 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 - Total mortgage 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 - Total commercial 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 - Total consumer 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 During 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 for delinquency reporting. A t March 31, 2016 and December 31, 2015 , the Company had a carrying balances of $ 33 0 . 8 million and $ 334.6 million, respectively, in loans granted t o the Puerto Rico government, including its instrumentalities , public corporations and municipalities as part of the institutional commercial loan segment . All loans granted to the Puerto Rico government were current at March 31, 2016 and December 31, 2015 . We, as part of a bank syndicate, have granted 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 probabilit y 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 fo r the repayment of the line of credit. Despite 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. During th e 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. At March 31, 2016, and December 31, 2015, the allowance for loan and lease losses to PREPA was $ 53.3 million. Acquired Loans Acquired loans were initially measured at fa ir 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 loans in two bank 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, and 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, renewal 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 March 31, 2016 and December 31, 2015, by class of loans : March 31, 2016 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 $ - $ - $ 214 $ 214 $ - $ - $ 214 $ - Floor plan - - 457 457 - 2,363 2,820 - - - 671 671 - 2,363 3,034 - Other commercial and industrial Retail 68 8 177 253 - 3,264 3,517 - Floor plan - - 7 7 - - 7 - 68 8 184 260 - 3,264 3,524 - 68 8 855 931 - 5,627 6,558 - Consumer Credit cards 650 328 779 1,757 - 31,631 33,388 - Personal loans 37 9 9 55 - 2,903 2,958 - 687 337 788 1,812 - 34,534 36,346 - Auto 6,895 2,108 553 9,556 - 81,850 91,406 - Total $ 7,650 $ 2,453 $ 2,196 $ 12,299 $ - $ 122,011 $ 134,310 $ - 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 $ - 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 March 31, 2016 and December 31, 2015 is as follows: March 31, December 31, 2016 2015 (In thousands) Contractual required payments receivable $1,860,343 $1,945,098 Less: Non-accretable discount $428,976 $434,190 Cash expected to be collected 1,431,367 1,510,908 Less: Accretable yield 340,663 361,688 Carrying amount, gross 1,090,704 1,149,220 Less: allowance for loan and lease losses 27,747 25,785 Carrying amount, net $1,062,957 $1,123,435 At March 31, 2016 and December 31, 2015 , the Company had $ 71.0 million and $ 8 0 . 9 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 March 31, 2016 and December 31, 2015. The following tables describe the accretable yield and non- accretable discount activity of acquired BBVAPR loans accounted for under ASC 310-30 for the Quarter Ended March 31, 2016 Mortgage Commercial Construction Auto Consumer Total (In thousands) Accretable Yield Activity: Balance at beginning of period $ 268,794 $ 45,411 $ 19,615 $ 21,578 $ 6,290 $ 361,688 Accretion (8,307) (5,839) (1,869) (4,211) (938) (21,164) Change in expected cash flows - 128 200 1 - 329 Transfer from (to) non-accretable discount 70 402 (790) 219 (91) (190) Balance at end of period $ 260,557 $ 40,102 $ 17,156 $ 17,587 $ 5,261 $ 340,663 Non-Accretable Discount Activity: Balance at beginning of period $ 374,772 $ 11,781 $ 6,764 $ 22,039 $ 18,834 $ 434,190 Change in actual and expected cash flows (4,547) (663) (122) 118 (190) (5,404) Transfer (to) from accretable yield (70) (402) 790 (219) 91 190 Balance at end of period $ 370,155 $ 10,716 $ 7,432 $ 21,938 $ 18,735 $ 428,976 Quarter Ended March 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 (8,987) (10,759) (3,810) (6,988) (926) (31,470) Transfer (to) from non-accretable discount (4,765) 6,893 (2,629) 87 (32) (446) Balance at end of period $ 284,612 $ 57,330 $ 19,390 $ 47,097 $ 5,601 $ 414,030 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 cash flows (1,995) (350) (2,158) (1,585) (474) (6,562) Transfer from (to) accretable yield 4,765 (6,893) 2,629 (87) 32 446 Balance at end of period $ 392,609 $ 15,826 $ 3,957 $ 14,543 $ 23,576 $ 450,511 Acquired Eurobank Loans The carrying amount of acquired Eurobank loans at March 31, 2016 and December 31, 2015 is as follows: March 31 December 31 2016 2015 (In thousands) Contractual required payments receivable $ 334,111 $ 342,511 Less: Non-accretable discount 12,703 21,156 Cash expected to be collected 321,408 321,355 Less: Accretable yield 86,227 84,391 Carrying amount, gross 235,181 236,964 Less: Allowance for loan and lease losses 92,293 90,178 Carrying amount, net $ 142,888 $ 146,786 The following tables describe the accretable yield and non- a ccretable discount activity of acquired Eurobank loans for the quarters ended March 31, 2016 and 2015 : Quarter Ended March 31, 2016 Loans Secured by 1-4 Family Residential Properties Commercial and Other Construction Construction & Development Secured by 1-4 Family Residential Properties Consumer Total (In thousands) Accretable Yield Activity: Balance at beginning of period $ 51,954 $ 26,970 $ 2,255 $ 3,213 $ 84,392 Accretion (2,266) (4,095) (14) (1,185) (7,560) Change in expected cash flows 984 11,093 (23) (2,028) 10,026 Transfer from (to) non-accretable discount 115 (765) 19 - (631) Balance at end of period $ 50,787 $ 33,203 $ 2,237 $ - $ 86,227 Non-Accretable Discount Activity: Balance at beginning of period $ 12,869 $ - $ - $ 8,287 $ 21,156 Change in actual and expected cash flows (51) (765) 19 (8,287) (9,084) Transfer (to) from accretable yield (115) 765 (19) - 631 Balance at end of period $ 12,703 $ - $ - $ - $ 12,703 Quarter Ended March 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 $ 37,919 $ 20,753 $ 2,479 $ 1,072 $ 109,859 Accretion (3,518) (9,855) (619) (1,392) (120) (15,504) Transfer from non-accretable discount 14,214 5,417 672 578 1,052 21,933 Balance at end of period $ 58,332 $ 33,481 $ 20,806 $ 1,665 $ 2,004 $ 116,288 Non-Accretable Discount Activity: Balance at beginning of period $ 27,348 $ 24,464 $ - $ - $ 10,598 $ 62,410 Change in actual and expected cash flows (577) (8,554) 672 578 116 (7,765) Transfer to accretable yield (14,214) (5,417) (672) (578) (1,052) (21,933) Balance at end of period $ 12,557 $ 10,493 $ - $ - $ 9,662 $ 32,712 Non-accrual Loans The following table presents the recorded investment in loans in non-accrual status by class of loans as of March 31, 2016 and December 31, 2015 : March 31, December 31, 2016 2015 (In thousands) Originated and other loans and leases held for investment Mortgage Traditional (by origination year): Up to the year 2002 $ 3,051 $ 3,786 Years 2003 and 2004 5,958 5,737 Year 2005 3,941 3,627 Year 2006 7,532 8,189 Years 2007, 2008 and 2009 13,742 14,625 Years 2010, 2011, 2012, 2013 9,056 10,588 Years 2014, 2015 and 2016 1,162 663 44,442 47,215 Non-traditional 5,055 5,092 Loss mitigation program 19,630 20,172 69,127 72,479 Home equity loans, secured personal loans - 64 69,127 72,543 Commercial Commercial secured by real estate Middle market 12,012 12,729 Retail 10,597 8,726 22,609 21,455 Other commercial and industrial Institutional 186,675 190,290 Middle market 1,493 1,565 Retail 1,527 1,932 Floor plan 41 39 189,736 193,826 212,345 215,281 Consumer Credit cards 422 369 Personal lines of credit 64 100 Personal loans 1,539 1,146 Cash collateral personal loans 14 16 2,039 1,631 Auto and leasing 7,873 8,418 Total non-accrual originated loans $ 291,384 $ 297,873 March 31, December 31, 2016 2015 (In thousands) Acquired BBVAPR loans accounted for under ASC 310-20 Commercial Commercial secured by real estate Retail $ 214 $ 228 Floor plan 456 467 670 695 Other commercial and industrial Retail 177 178 Floor plan 7 7 184 185 854 880 Consumer Credit cards 779 489 Personal loans 9 46 788 535 Auto 572 831 Total non-accrual acquired BBVAPR loans accounted for under ASC 310-20 2,214 2,246 Total non-accrual loans $ 293,598 $ 300,119 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 March 31 , 2016 , this line of credit had an unpaid principal balance of $ 1 86 . 7 million. Since the second quarter of 2015, interest payments are applied to principal. As of March 31 , 2016 , the specific reserve for the PREPA line of credit is $ 53.3 million. At March 31 , 2016 and December 31 , 2015 , loans whose terms have been extended and w hich are classified as troubled-debt restructurings that are not included in non-accrual loans amounted to $ 96.5 million and $ 93.6 million, respectively, as they are performing under their new term s. 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 $227.1 million and $ 2 35.8 million at March 31, 2016 and December 31, 2015 , respectively. Impaired commercial loans at March 31, 2016 and December 31, 2015 included the PREPA line of credit with an unpaid principal balance of $186.7 million and $ 190.3 million , respectively . The impaired commercial loans were mea sured 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 $56.6 million at March 31, 2016 and $55.9 million at December 31, 2015. The valuation allowance for impaired commercial loans at March 31, 2016 and December 31, 2015 inclu de d $53.3 million of specific allowance for PREPA. The total investment in impaired mortgage loans was $90.8 million and $90.0 million at March 31, 2016 and December 15, 2015, 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 $9.1 million at March 31, 2016 and $9. 2 million at December 31, 2015 . 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 March 31, 2016 and December 31, 2015 are as follows : March 31, 2016 Unpaid Recorded Related Principal Investment Allowance Coverage (In thousands) Impaired loans with specific allowance: Commercial $ 211,543 $ 196,997 $ 56,580 29% Residential impaired and troubled-debt restructuring 98,610 90,772 9,135 10% Impaired loans with no specific allowance: Commercial 37,034 29,656 - 0% Total investment in impaired loans $ 347,187 $ 317,425 $ 65,715 21% December 31, 2015 Unpaid Recorded Related Principal Investment Allowance Coverage (In thousands) Impaired loans with specific allowance: Commercial $ 210,718 $ 199,366 $ 55,947 29% Residential impaired and troubled-debt restructuring 97,424 89,973 9,233 10% Impaired loans with no specific allowance Commercial 42,110 35,928 - 0% Total investment in impaired loans $ 350,252 $ 325,267 $ 65,180 21% 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 March 31, 2016 and December 31, 2015 are as follows: March 31, 2016 Unpaid Recorded Related Principal Investment Allowance Coverage (In thousands) Impaired loans with no specific allowance Commercial $ 478 $ 464 $ - 0% Total investment in impaired loans $ 478 $ 464 $ - 0% December 31, 2015 Unpaid Recorded Specific Principal Investment Allowance Coverage (In thousands) Impaired loans with no specific allowance Commercial $ 486 $ 474 $ - 0% Total investment in impaired loans $ 486 $ 474 $ - 0% 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 March 31, 2016 and December 31, 2015 are as follows : March 31, 2016 Coverage Unpaid Recorded to Recorded Principal Investment Allowance Investment (In thousands) Impaired loan pools with specific allowance: Mortgage $ 600,901 $ 600,901 $ 1,762 0% Commercial 267,931 164,913 15,668 10% Construction 77,619 77,619 4,762 6% Auto 134,669 134,669 5,555 4% Total investment in impaired loan pools $ 1,081,120 $ 978,102 $ 27,747 3% 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 $ 1,762 0% Commercial 287,311 168,107 15,454 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% The tables above only present information with respect to acquired BBVAPR loans and 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. 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 March 31, 2016 and December 31, 2015 are as follows : March 31, 2016 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 $ 96,028 $ 91,113 $ 23,961 26% Commercial and construction 130,042 142,298 68,089 48% Consumer 1,708 1,770 243 14% Total investment in impaired loan pools $ 227,778 $ 235,181 $ 92,293 39% December 31, 2015 Coverage Unpaid Recorded Specific 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 investment in impaired loan pools $ 241,305 $ 236,964 $ 90,178 38% The tables above only present information with respect to acquired Eurobank 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 following table presents the interest recognized in commercial and mortgage loans that were individually evaluated for impairment, excluding loans accounted for under ASC 310-30 for the quarters ended March 31, 2016 and 2015 : Quarter Ended March 31, 2016 2015 Interest Income Recognized Average Recorded Investment Interest Income Recognized Average Recorded Investment (In thousands) Originated and other loans held for investment: Impaired loans with specific allowance Commercial $ 71 $ 196,795 $ 3,695 $ 79,873 Residential troubled-debt restructuring 798 90,292 733 93,391 Impaired loans with no specific allowance Commercial 270 33,626 241 161,568 1,139 320,713 4,669 334,832 Acquired loans accounted for under ASC 310-20: Impaired loans with no specific allowance Commercial - 467 12 2,401 Total interest income from impaired loans $ 1,139 $ 321,180 $ 4,681 $ 337,233 Modifications The follow ing tables present the troubled- debt restructuring s during the Quarter Ended March 31, 2016 Number of contracts Pre-Modification Outstanding Recorded Investment Pre-Modification Weighted Average Rate Pre-Modification Weighted Average Term (in Months) Post-Modification Outstanding Recorded Investment Post-Modification Weighted Average Rate Post-Modification Weighted Average Term (in Months) (Dollars in thousands) Mortgage 33 $ 3,957 6.03% 361 $ 4,854 4.83% 493 Commercial 2 655 6.81% 41 656 6.71% 36 Consumer 21 192 14.28% 75 231 11.15% 72 Quarter Ended March 31, 2015 Number of contracts Pre-Modification Outstanding Recorded Investment Pre-Modification Weighted Average Rate Pre-Modification Weighted Average Term (in Months) Post-Modification Outstanding Recorded Investment Post-Modification Weighted Average Rate Post-Modification Weighted Average Term (in Months) (Dollars in thousands) Mortgage 51 $ 6,182 4.00% 356 $ 6,054 4.02% 357 Commercial 3 4,505 6.83% 80 4,505 7.00% 141 Consumer 11 146 14.67% 75 182 14.80% 66 The following table presents troubled -debt restructurings for which there was a p ayment default during the twelve-month periods ended March 31, 2016 and 2015 : Twelve Month Period Ended March 31, 2016 2015 Number of Contracts Recorded Investment Number of Contracts Recorded Investment (Dollars in thousands) Mortgage 31 $ 3,732 60 $ 6,963 Consumer 3 $ 77 6 $ 81 Auto 1 $ 17 - $ - Credit Quality Indicators The Company categorizes originated and other loans and acquired loans accounted for under ASC 310-20 into risk categories based on relevant information about the ability of borrowers to service their debt, such as economic conditions, portfolio risk characteristics, prior loss experience, and the results of periodic credit reviews of individual loans. The Company uses the following definitions for risk ratings: Pass: Loans classified as “pass” have a well-defined primary s ource of repayment very likely to be sufficient, with no apparent risk, strong financial position, minimal operating risk, profitability, liquidity and capitalization better than industry standards. Special Mention: Loans classified as “special mention” h ave a potential weakness that deserves management’s close attention. If left uncorrected, these potential weaknesses m |