| Credit Quality of Loans and the Allowance for Loan Losses | Note 4: Credit Quality of Loans and the Allowance for Loan Losses Loans Loans that management has the intent and ability to hold for the foreseeable future or until maturity or payoffs are reported at their outstanding principal balances adjusted for unearned income, charge-offs, the allowance for loan losses, any unamortized deferred fees or costs on originated loans and unamortized premiums or discounts on purchased loans. For loans amortized at cost, interest income is accrued based on the unpaid principal balance. Loan origination fees, net of certain direct origination costs, as well as premiums and discounts, are deferred and amortized as a level yield adjustment over the respective term of the loan. The accrual of interest on mortgage and commercial loans is discontinued at the time the loan is 90 days past due unless the credit is well secured and in process of collection. Past due status is determined based on contractual terms of the loan. In all cases, loans are placed on nonaccrual or charged off at an earlier date if collection of principal or interest is considered doubtful. All interest accrued but not collected for loans that are placed on nonaccrual or charged off is reversed against interest income. The interest on these loans is accounted for on the cash-basis or cost-recovery method, until qualifying for return to accrual. Loans are returned to accrual status when all the principal and interest amounts contractually due are brought current for a period of six months and future payments are reasonably assured. Allowance for Loan Losses The allowance for loan losses is established as losses are estimated to have occurred through a provision for loan losses charged to income. Loan losses are charged against the allowance when management believes the collectibility of a loan balance is in question. Subsequent recoveries, if any, are credited to the allowance. The allowance for loan losses is evaluated on a regular basis by management and is based upon management's periodic review of the collectability of the loans in light of historical experience, the nature and volume of the loan portfolio, adverse situations that may affect the borrower's ability to repay, estimated value of any underlying collateral and prevailing economic conditions. This evaluation is inherently subjective as it requires estimates that are susceptible to significant revision as more information becomes available. The allowance consists of allocated and general components. The allocated component relates to loans that are classified as impaired. For those loans that are classified as impaired, an allowance is established when the discounted cash flows (or collateral value or observable market price) of the impaired loan is lower than the carrying value of that loan. The general component covers nonclassified loans and is based on historical charge-off experience and expected loss given default derived from the Company's internal risk rating process. Other adjustments may be made to the allowance for pools of loans after an assessment of internal or external influences on credit quality that are not fully reflected in the historical loss or risk rating data. A loan is considered impaired when, based on current information and events, it is probable that the Company will be unable to collect the scheduled payments of principal or interest when due according to the contractual terms of the loan agreement. Factors considered by management in determining impairment include payment status, collateral value and the probability of collecting scheduled principal and interest payments when due. Loans that experience insignificant payment delays and payment shortfalls generally are not classified as impaired. Management determines the significance of payment delays and payment shortfalls on a case-by-case basis, taking into consideration all of the circumstances surrounding the loan and the borrower, including the length of the delay, the reasons for the delay, the borrower's prior payment record and the amount of the shortfall in relation to the principal and interest owed. Impairment is measured on a loan-by-loan basis for commercial and construction loans by using the present value of expected future cash flows discounted at the loan's effective interest rate, the loan's obtainable market price or the fair value of the collateral if the loan is collateral dependent. Large groups of smaller balance homogenous loans are collectively evaluated for impairment. Accordingly, the Company does not separately identify individual consumer and residential loans for impairment measurements, unless such loans are the subject of a restructuring agreement due to financial difficulties of the borrower. The risk characteristics of each portfolio segment are as follows: Residential Real Estate Loans For residential mortgage loans that are secured by one-to-four family residences and are generally owner occupied, the Company generally establishes a maximum loan-to-value ratio and requires private mortgage insurance if that ratio is exceeded. Home equity loans are typically secured by a subordinate interest in one-to-four family residences. Repayment can also be impacted by changes in property values on residential properties. Risk is mitigated by the fact that the loans are of smaller individual amounts and spread over a large number of borrowers. All Other Mortgage Loans All other mortgage loans consist of residential construction loans, nonresidential real estate loans, land loans and multi-family real estate loans. Residential construction loan proceeds are disbursed in increments as construction progresses and as inspections warrant. Construction loans are typically structured as permanent one-to-four family loans originated by the Company with a 12-month construction phase. Accordingly, upon completion of the construction phase, there is no change in interest rate or term to maturity of the original construction loan, nor is a new permanent loan originated. These loans are generally owner occupied and the Company generally establishes a maximum loan-to-value ratio and requires private mortgage insurance if that ratio is exceeded. Nonresidential real estate loans are negotiated on a case-by-case basis. Loans secured by nonresidential real estate generally involve a greater degree of risk than one-to-four family residential mortgage loans and carry larger loan balances. This increased credit risk is a result of several factors, including the concentration of principal in a limited number of loans and borrowers, the effects of general economic conditions on income-producing properties, and the increased difficulty of evaluating and monitoring these types of loans. Furthermore, the repayment of loans secured by nonresidential real estate is typically dependent upon the successful operation of the related real estate project. If the cash flow from the project is reduced, the borrower's ability to repay the loan may be impaired. The Company also originates a limited number of land loans secured by individual improved and unimproved lots for future residential construction. In addition, the Company originates loans to commercial customers with land held as the collateral. Multi-family real estate loans generally involve a greater degree of credit risk than one-to-four family residential mortgage loans and carry larger loan balances. This increased credit risk is a result of several factors, including the concentration of principal in a limited number of loans and borrowers, the effects of general economic conditions on income-producing properties, and the increased difficulty of evaluating and monitoring these types of loans. Furthermore, the repayment of loans secured by multi-family real estate is typically dependent upon the successful operation of the related real estate property. If the cash flow from the project is reduced, the borrower's ability to repay the loan may be impaired. Commercial Business Loans Commercial business loans carry a higher degree of risk than one-to-four family residential loans. Such lending typically involves large loan balances concentrated in a single borrower or groups of related borrowers for rental or business properties. In addition, the payment experience on loans secured by income-producing properties is typically dependent on the success of the operation of the related project and thus is typically affected by adverse conditions in the real estate market and in the economy. The Company originates commercial loans generally in the $50,000 to $1,000,000 range with the majority of these loans being under $500,000. Commercial loans are generally underwritten based on the borrower's ability to pay and assets such as buildings, land and equipment are taken as additional loan collateral. Each loan is evaluated for a level of risk and assigned a rating from “1” (the highest quality rating) to “7” (the lowest quality rating). Consumer Loans Consumer loans entail greater credit risk than residential mortgage loans, particularly in the case of consumer loans that are unsecured or secured by assets that depreciate rapidly, such as automobiles, mobile homes, boats, and recreational vehicles. In such cases, repossessed collateral for a defaulted consumer loan may not provide an adequate source of repayment for the outstanding loan and the remaining deficiency often does not warrant further substantial collection efforts against the borrower. In particular, amounts realizable on the sale of repossessed automobiles may be significantly reduced based upon the condition of the automobiles and the lack of demand for used automobiles.
The following presents by portfolio segment the activity in the allowance for loan losses for the three and nine months ended September 30, 2015 and 2014:
Three months ended September 30, 2015 One-to-four All other Commercial Consumer loans Unallocated Total
(In thousands)
Beginning balance $ 1,115 $ 1,164 $ 346 $ 5 $ 38 $ 2,668
Provision charged to expense 562 (99 ) (68 ) — (38 ) 357
Losses charged off (278 ) — — — — (278 )
Recoveries 2 — 1 — — 3
Ending balance $ 1,401 $ 1,065 $ 279 $ 5 $ — $ 2,750
Three months ended September 30, 2014 One-to-four All other Commercial Consumer loans Unallocated Total
(In thousands)
Beginning balance $ 941 $ 1,155 $ 449 $ 4 $ — $ 2,549
Provision charged to expense 336 (134 ) (7 ) — — 195
Losses charged off (13 ) — (1 ) — — (14 )
Recoveries 1 — — — — 1
Ending balance $ 1,265 $ 1,021 $ 441 $ 4 $ — $ 2,731
Nine months ended September 30, 2015 One-to-four All other Commercial Consumer Unallocated Total
(In thousands)
Beginning balance $ 1,533 $ 885 $ 343 $ 8 $ — $ 2,769
Provision charged to expense 959 180 (65 ) (3 ) — 1,071
Losses charged off (1,137 ) — — — — (1,137 )
Recoveries 46 — 1 — — 47
Ending balance $ 1,401 $ 1,065 $ 279 $ 5 $ — $ 2,750
Nine months ended September 30, 2014 One-to-four All other Commercial Consumer Unallocated Total
(In thousands)
Beginning balance $ 1,017 $ 1,526 $ 271 $ 5 $ — $ 2,819
Provision charged to expense 264 (262 ) 281 (1 ) — 282
Losses charged off (24 ) (260 ) (113 ) — — (397 )
Recoveries 8 17 2 — — 27
Ending balance $ 1,265 $ 1,021 $ 441 $ 4 $ — $ 2,731 The following tables present the balance in the allowance for loan losses and the recorded investment in loans based on the portfolio segment and impairment method as of September 30, 2015 and December 31, 2014:
September 30, 2015 One-to-four All other Commercial Consumer Unallocated Total
Allowance Balances: (In thousands)
Ending balance:
Individually evaluated for impairment $ 520 $ 14 $ 39 $ — $ — $ 573
Collectively evaluated for impairment 881 1,051 240 5 — 2,177
Total allowance for loan losses $ 1,401 $ 1,065 $ 279 $ 5 $ — $ 2,750
Loan Balances:
Ending balance:
Individually evaluated for impairment $ 2,961 $ 1,071 $ 82 $ — $ — $ 4,114
Collectively evaluated for impairment 173,178 97,990 17,980 1,962 — 291,110
Total balance $ 176,139 $ 99,061 $ 18,062 $ 1,962 $ — $ 295,224
December 31, 2014 One-to-four All other Commercial business Consumer Unallocated Total
Allowance Balances: (In thousands)
Ending balance:
Individually evaluated for impairment $ 653 $ 18 $ 145 $ — $ — $ 816
Collectively evaluated for impairment 880 867 198 8 — 1,953
Total allowance for loan losses $ 1,533 $ 885 $ 343 $ 8 $ — $ 2,769
Loan Balances:
Ending balance:
Individually evaluated for impairment $ 3,279 $ 18 $ 145 $ — $ — $ 3,442
Collectively evaluated for impairment 166,397 86,902 16,130 2,311 — 271,740
Total balance $ 169,676 $ 86,920 $ 16,275 $ 2,311 $ — $ 275,182 Total loans in the above tables do not include deferred loan origination fees of $ 762 683 9.3 6.1 The following tables present the credit risk profile of the Bank's loan portfolio based on rating category and payment activity as of September 30, 2015 and December 31, 2014:
September 30, 2015 One-to-four family All other mortgage Commercial business Consumer loans
(In thousands)
Rating *
Pass (Risk 1-4) $ 168,863 $ 96,677 $ 17,891 $ 1,962
Special Mention (Risk 5) 1,066 668 89 —
Substandard (Risk 6) 6,210 1,716 82 —
Total $ 176,139 $ 99,061 $ 18,062 $ 1,962
December 31, 2014 One-to-four family All other mortgage Commercial business Consumer loans
(In thousands)
Rating *
Pass (Risk 1-4) $ 160,190 $ 84,168 $ 15,812 $ 2,311
Special Mention (Risk 5) 2,015 851 318 —
Substandard (Risk 6) 7,471 1,901 145 —
Total $ 169,676 $ 86,920 $ 16,275 $ 2,311
* Ratings are generally assigned to consumer and residential mortgage loans on a “pass” or “fail” basis, where “fail” results in a substandard classification. Commercial loans, both secured by real estate or other assets or unsecured, are analyzed in accordance with an analytical matrix codified in the Bank's loan policy that produces a risk rating as described below. Risk 1 is unquestioned credit quality for any credit product. Loans are secured by cash and near cash collateral with immediate access to proceeds. Risk 2 is very low risk with strong credit and repayment sources. Borrower is well capitalized in a stable industry, financial ratios exceed peers and financial trends are positive. Risk 3 is very favorable risk with highly adequate credit strength and repayment sources. Borrower has good overall financial condition and adequate capitalization. Risk 4 is acceptable, average risk with adequate credit strength and repayment sources. Collateral positions must be within Bank policies. Risk 5 or “Special Mention,” also known as “watch,” has potential weakness that deserves Management's close attention. This risk includes loans where the borrower has developed financial uncertainties or the borrower is resolving the financial uncertainties. Bank credits have been secured or negotiations will be ongoing to secure further collateral. Risk 6 or “Substandard” loans are inadequately protected by the current net worth and paying capacity of the borrower or of the collateral pledged. This risk category contains loans that exhibit a weakening of the borrower's credit strength with limited credit access and all nonperforming loans. Risk 7 or “Doubtful” loans are significantly under protected by the current net worth and paying capacity of the borrower or of the collateral pledged. This risk category contains loans that are likely to experience a loss of some magnitude, but where the amount of the expected loss is not known with enough certainty to allow for an accurate calculation of a loss amount for charge- off. This category is considered to be temporary until a charge-off amount can be reasonably determined. The following tables present the Bank's loan portfolio aging analysis for September 30, 2015 and December 31, 2014:
September 30, 2015 30-59 60-89 Days Greater Total Past Current Total Total Loans
(In thousands)
One-to-four family residential loans $ 125 $ 174 $ 1,150 $ 1,449 $ 174,690 $ 176,139 $ —
All other mortgage loans — — 213 213 98,848 99,061 —
Commercial business loans — — 44 44 18,018 18,062 —
Consumer loans — — — — 1,962 1,962 —
Total $ 125 $ 174 $ 1,407 $ 1,706 $ 293,518 $ 295,224 $ —
December 31, 2014 30-59 60-89 Days Greater Total Past Current Total Total Loans
(In thousands)
One-to-four family residential loans $ 466 $ 297 $ 1,575 $ 2,338 $ 167,338 $ 169,676 $ —
All other mortgage loans — 198 152 350 86,570 86,920 —
Commercial business loans — — 59 59 16,216 16,275 —
Consumer loans — — — — 2,311 2,311 —
Total $ 466 $ 495 $ 1,786 $ 2,747 $ 272,435 $ 275,182 $ — Nonaccrual loans were comprised of the following at:
Nonaccrual loans September 30, 2015 December 31, 2014
(In thousands)
One-to-four family residential loans $ 1,892 $ 2,740
Nonresidential real estate loans 213 350
All other mortgage loans — —
Commercial business loans 81 96
Consumer loans — —
Total $ 2,186 $ 3,186 A loan is considered impaired, in accordance with the impairment accounting guidance (ASC 310-10-35-16), when based on current information and events, it is probable the Bank will be unable to collect all amounts due from the borrower in accordance with the contractual terms of the loan. Impaired loans include nonperforming commercial loans but also include loans modified in troubled debt restructurings where concessions have been granted to borrowers experiencing financial difficulties. These concessions could include a reduction in the interest rate on the loan, payment extensions, forgiveness of principal, forbearance or other actions intended to maximize collection. Information with respect to the Company's impaired loans at September 30, 2015 and December 31, 2014 in combination with activity for the three and nine months ended September 30, 2015 and 2014 is presented below:
As of September 30, 2015 Three months ended September 30, 2015 Nine months ended September 30, 2015
Recorded Unpaid Specific Average Interest Income Average Interest Income
(In thousands)
Loans without a
One-to-four family residential loans $ 1,159 $ 1,474 $ — $ 1,317 $ 10 $ 1,464 $ 31
All other mortgage loans — — — 533 — 532 —
Commercial business loans 35 35 — 18 — 9 —
Loans with a specific valuation allowance
One-to-four family residential loans 1,802 1,802 520 1,468 15 1,498 42
All other mortgage loans 1,071 1,071 14 610 18 314 54
Commercial business loans 47 47 39 85 — 110 1
Total:
One-to-four family residential loans $ 2,961 $ 3,276 $ 520 $ 2,785 $ 25 $ 2,962 $ 73
All other mortgage loans 1,071 1,071 14 1,143 18 846 54
Commercial business loans 82 82 39 103 — 119 1
$ 4,114 $ 4,429 $ 573 $ 4,031 $ 43 $ 3,927 $ 128
As of December 31, 2014 Three months ended September 30, 2014 Nine months ended September 30, 2014
Recorded Unpaid Specific Average Interest Income Average Interest Income
(In thousands)
Loans without a
One-to-four family residential loans $ 1,108 $ 1,108 $ — $ 3,088 $ 13 $ 4,335 $ 38
All other mortgage loans — — — 1,180 — 1,610 —
Commercial business loans — — — — — 38 —
Loans with a specific valuation allowance
One-to-four family residential loans 2,171 2,171 653 1,553 8 1,167 26
All other mortgage loans 18 18 18 273 — 875 1
Commercial business loans 145 145 145 229 1 146 2
Total:
One-to-four family residential loans $ 3,279 $ 3,279 $ 653 $ 4,641 $ 21 $ 5,502 $ 64
All other mortgage loans 18 18 18 1,453 — 2,485 1
Commercial business loans 145 145 145 229 1 184 2
$ 3,442 $ 3,442 $ 816 $ 6,323 $ 22 $ 8,171 $ 67 The interest income recognized in the above tables reflects interest income recognized and is not materially different from the cash basis method. All TDR classifications are due to concessions being granted to borrowers experiencing financial difficulties. Concessions to borrowers can include exceptions to loan policy including high loan-to-value ratios, no private mortgage insurance (“PMI”) and high debt-to-income ratios, as well as term and rate exceptions. There were no TDR classifications that occurred in the 2015 year-to-date period. The TDR classifications that occurred during the 2014 year-to-date period included the capitalizing of delinquent real estate taxes and a portion of unpaid late charges, and an extension of the maturity date. Each TDR has been individually evaluated for impairment with the appropriate specific valuation allowance included in the allowance for loan losses calculation.There were no TDR classifications which defaulted during the twelve month periods ended September 30, 2015 and 2014. The Company considers TDRs that become 90 days or more past due under modified terms as subsequently defaulted.
Quarter-to-Date Year-to-Date
Troubled Debt Restructurings Number Pre- Post-
Number
Pre- modification Balance
Post- modification
(dollars in thousands)
September 30, 2014
All other mortgage loans — $ — $ — 2 $ 1,057 $ 1,090 Foreclosed assets held for sale include those properties that the Bank has obtained legal title to, through a formal foreclosure process, or the borrower conveying all interest in the property to the Bank through the completion of a deed in lieu of foreclosure, or similar legal agreement. The following table presents the balance of mortgage loans collateralized by residential real estate properties held as foreclosed assets at September 30, 2015 and December 31, 2014.
September 30, 2015 December 31, 2014
Recorded Investment
(In thousands)
One-to-four family residential loans $ 116 $ 179 Banks foreclose on certain properties in the normal course of business when it is more probable than not that the loan balance will not be recovered through scheduled payments. Foreclosure is usually a last resort and begins after all other collection efforts have been exhausted. The following table presents the balance of those mortgage loans collateralized by residential real estate properties that are in the formal process of foreclosure at September 30, 2015 and December 31, 2014.
September 30, 2015 December 31, 2014
Recorded Investment
(In thousands)
One-to-four family residential loans $ 186 $ 24 |
