Loans Receivable | Loans Receivable The Company originates loans in the ordinary course of business and has also acquired loans through FDIC-assisted and open bank transactions. Disclosures related to the Company's recorded investment in loans receivable generally exclude accrued interest receivable and net deferred loan origination fees and costs because they are insignificant. Loans acquired in a business combination may be further classified as “purchased” loans. Loans purchased with evidence of credit deterioration since origination for which it is probable that not all contractually required payments will be collected are accounted for under FASB ASC 310-30, Loans and Debt Securities Acquired with Deteriorated Credit Quality . These loans are identified as “purchased credit impaired” ("PCI") loans. Loans purchased that are not accounted for under FASB ASC 310-30 are accounted for under FASB ASC 310-20, Receivables—Nonrefundable Fees and Other Costs and are referred to as "non-PCI" loans. (a) Loan Origination/Risk Management The Company categorizes loans in one of the four segments of the total loan portfolio: commercial business, one-to-four family residential, real estate construction and land development and consumer. Within these segments are classes of loans for which management monitors and assesses credit risk in the loan portfolios. The Company has certain lending policies and procedures in place that are designed to maximize loan income within an acceptable level of risk. Management reviews and approves these policies and procedures on a regular basis. A reporting system supplements the review process by providing management with frequent reports related to loan production, loan quality, concentrations of credit, loan delinquencies, and nonperforming and potential problem loans. The Company also conducts internal loan reviews and validates the credit risk assessment on a periodic basis and presents the results of these reviews to management. The loan review process complements and reinforces the risk identification and assessment decisions made by loan officers and credit personnel, as well as the Company’s policies and procedures. A discussion of the risk characteristics of each loan portfolio segment is as follows: Commercial Business : There are three significant classes of loans in the commercial portfolio segment: commercial and industrial loans, owner-occupied commercial real estate and non-owner occupied commercial real estate. The owner and non-owner occupied commercial real estate are both considered commercial real estate loans. As the commercial and industrial loans carry different risk characteristics than the commercial real estate loans, they are discussed separately below. Commercial and industrial. Commercial and industrial loans are primarily made based on the identified cash flows of the borrower and secondarily on the underlying collateral provided by the borrower. The cash flows of borrowers, however, may not be as expected and the collateral securing these loans may fluctuate in value. Most commercial and industrial loans are secured by the assets being financed or other business assets such as accounts receivable or inventory and may include a personal guarantee; however, some short-term loans may be made on an unsecured basis. In the case of loans secured by accounts receivable, the availability of funds for the repayment of these loans may be substantially dependent on the ability of the borrower to collect amounts due from its customers. Commercial real estate. The Company originates commercial real estate loans within its primary market areas. These loans are subject to underwriting standards and processes similar to commercial and industrial loans, in addition to those of real estate loans. These loans are viewed primarily as cash flow loans and secondarily as loans secured by real estate. Commercial real estate involves more risk than other classes of loans in that the lending typically involves higher loan principal amounts, and payments on loans secured by real estate properties are dependent on successful operation and management of the properties. Repayment of these loans may be more adversely affected by conditions in the real estate market or the economy. Owner-occupied commercial real estate loans are generally of lower credit risk than non-owner occupied commercial real estate loans as the borrowers' businesses are likely dependent on the properties. One-to-Four Family Residential : The majority of the Company’s one-to-four family residential loans are secured by single-family residences located in its primary market areas. The Company’s underwriting standards require that single-family portfolio loans generally are owner-occupied and do not exceed 80% of the lower of appraised value at origination or cost of the underlying collateral. Terms of maturity typically range from 15 to 30 years. Historically, the Company sold most single-family loans in the secondary market and retained a smaller portion in its loan portfolio. From the second quarter of 2013 until May 1, 2014, the Company only originated single-family loans for its loan portfolio. As a result of the Washington Banking Merger, since May 1, 2014 the Company is originating and selling a majority of its single-family mortgages. Real Estate Construction and Land Development : The Company originates construction loans for one-to-four family residential and for five or more family residential and commercial properties. The one-to-four family residential construction loans generally include construction of custom homes whereby the home buyer is the borrower. The Company also provides financing to builders for the construction of pre-sold homes and, in selected cases, to builders for the construction of speculative residential property. Substantially all construction loans are short-term in nature and priced with variable rates of interest. Construction lending can involve a higher level of risk than other types of lending because funds are advanced partially based upon the value of the project, which is uncertain prior to the project’s completion. Because of the uncertainties inherent in estimating construction costs as well as the market value of a completed project and the effects of governmental regulation of real property, the Company’s estimates with regard to the total funds required to complete a project and the related loan-to-value ratio may vary from actual results. As a result, construction loans often involve the disbursement of substantial funds with repayment dependent, in part, on the success of the ultimate project and the ability of the borrower to sell or lease the property or refinance the indebtedness. If the Company’s estimate of the value of a project at completion proves to be overstated, it may have inadequate security for repayment of the loan and may incur a loss if the borrower does not repay the loan. Sources of repayment for these types of loans may be pre-committed permanent loans from approved long-term lenders, sales of developed property or an interim loan commitment from the Company until permanent financing is obtained. These loans are closely monitored by on-site inspections and are considered to have higher risks than other real estate loans due to their ultimate repayment being dependent upon successful completion of the construction project, interest rate changes, government regulation of real property, general economic conditions and the availability of long-term financing. Consumer : The Company originates consumer loans and lines of credit that are both secured and unsecured. The underwriting process for these loans ensures a qualifying primary and secondary source of repayment. Underwriting standards for home equity loans are significantly influenced by statutory requirements, which include, but are not limited to, a maximum loan-to-value percentage of 80% , collection remedies, the number of such loans a borrower can have at one time and documentation requirements. To monitor and manage consumer loan risk, policies and procedures are developed and modified, as needed. The majority of consumer loans are for relatively small amounts disbursed among many individual borrowers which reduces the credit risk for this type of loan. To further reduce the risk, trend reports are reviewed by management on a regular basis. As a result of the Washington Banking Merger, the Company is originating indirect consumer loans. These loans are for new and used automobile and recreational vehicles that are originated indirectly by selected dealers located in the Company's market areas. The Company has limited its purchase of indirect loans primarily to dealerships that are established and well known in their market areas and to applicants that are not classified as sub-prime. Loans receivable at December 31, 2015 and December 31, 2014 consisted of the following portfolio segments and classes: December 31, 2015 December 31, 2014 (In thousands) Commercial business: Commercial and industrial $ 596,726 $ 570,453 Owner-occupied commercial real estate 629,207 594,986 Non-owner occupied commercial real estate 697,388 643,636 Total commercial business 1,923,321 1,809,075 One-to-four family residential 72,548 69,530 Real estate construction and land development: One-to-four family residential 51,752 49,195 Five or more family residential and commercial properties 55,325 64,920 Total real estate construction and land development 107,077 114,115 Consumer 298,167 259,294 Gross loans receivable 2,401,113 2,252,014 Net deferred loan costs (fees) 929 (937 ) Loans receivable, net 2,402,042 2,251,077 Allowance for loan losses (29,746 ) (27,729 ) Total loans receivable, net $ 2,372,296 $ 2,223,348 (b) Concentrations of Credit Most of the Company’s lending activity occurs within Washington State, and to a lesser extent Oregon. The Company’s primary market areas are concentrated along the I-5 corridor from Whatcom County to Clark County in Washington State and Multnomah County in Oregon, as well as other contiguous markets. The Washington Banking Merger allowed the expansion of the Company's market area north of Seattle, Washington to the Canadian border. The majority of the Company’s loan portfolio consists of (in order of balances at December 31, 2015 ) non-owner occupied commercial real estate, owner-occupied commercial real estate and commercial and industrial. As of December 31, 2015 and 2014, there were no concentrations of loans related to any single industry in excess of 10% of the Company’s total loans. (c) Credit Quality Indicators As part of the on-going monitoring of the credit quality of the Company’s loan portfolio, management tracks certain credit quality indicators including trends related to (i) the risk grade of the loans, (ii) the level of classified loans, (iii) net charge-offs, (iv) nonperforming loans, and (v) the general economic conditions of the United States of America, and specifically the states of Washington and Oregon. The Company utilizes a risk grading matrix to assign a risk grade to each of its loans. Loans are graded on a scale of 0 to 10. A description of the general characteristics of the risk grades is as follows: • Grades 0 to 5: These grades are considered “pass grade” and include loans with negligible to above average but acceptable risk. These borrowers generally have strong to acceptable capital levels and consistent earnings and debt service capacity. Loans with the higher grades within the “pass” category may include borrowers who are experiencing unusual operating difficulties, but have acceptable payment performance to date. Increased monitoring of financials and/or collateral may be appropriate. Loans with this grade show no immediate loss exposure. • Grade 6: This grade includes "Watch" loans and is considered a “pass grade”. The grade is intended to be utilized on a temporary basis for pass grade borrowers where a potentially significant risk-modifying action is anticipated in the near term. • Grade 7: This grade includes “Other Assets Especially Mentioned” (“OAEM”) loans in accordance with regulatory guidelines, and is intended to highlight loans with elevated risks. Loans with this grade show signs of deteriorating profits and capital, and the borrower might not be strong enough to sustain a major setback. The borrower is typically higher than normally leveraged, and outside support might be modest and likely illiquid. The loan is at risk of further decline unless active measures are taken to correct the situation. • Grade 8: This grade includes “Substandard” loans in accordance with regulatory guidelines, which the Company has determined have a high credit risk. These loans also have well-defined weaknesses which make payment default or principal exposure likely, but not yet certain. The borrower may have shown serious negative trends in financial ratios and performance. Such loans may be dependent upon collateral liquidation, a secondary source of repayment or an event outside of the normal course of business. Loans with this grade can be placed on accrual or nonaccrual status based on the Company’s accrual policy. • Grade 9: This grade includes “Doubtful” loans in accordance with regulatory guidelines, and the Company has determined these loans to have excessive credit risk. Such loans are placed on nonaccrual status and may be dependent upon collateral having a value that is difficult to determine or upon some near-term event which lacks certainty. Additionally, these loans generally have a specific valuation allowance or have been partially charged-off for the amount considered uncollectible. • Grade 10: This grade includes “Loss” loans in accordance with regulatory guidelines, and the Company has determined these loans have the highest risk of loss. Such loans are charged-off or charged-down when payment is acknowledged to be uncertain or when the timing or value of payments cannot be determined. “Loss” is not intended to imply that the loan or some portion of it will never be paid, nor does it in any way imply that there has been a forgiveness of debt. Numerical loan grades for loans are established at the origination of the loan. Loan grades are reviewed on a quarterly basis, or more frequently if necessary, by the credit department. The Bank follows the FDIC’s Uniform Retail Credit Classification and Account Management Policy for subsequent classification in the event of payment delinquencies or default. Typically, an individual loan grade will not be changed from the prior period unless there is a specific indication of credit deterioration or improvement. Credit deterioration is evidenced by delinquency, direct communications with the borrower, or other borrower information that becomes known to management. Credit improvements are evidenced by known facts regarding the borrower or the collateral property. The loan grades relate to the likelihood of losses in that the higher the grade, the greater the loss potential. Loans with a pass grade may have some estimated inherent losses, but to a lesser extent than the other loan grades. The OAEM loan grade is transitory in that the Company is waiting on additional information to determine the likelihood and extent of the potential loss. The likelihood of loss for OAEM graded loans, however, is greater than Watch graded loans because there has been measurable credit deterioration. Loans with a Substandard grade are generally loans for which the Company has individually analyzed for potential impairment. For Doubtful and Loss graded loans, the Company is almost certain of the losses, and the unpaid principal balances are generally charged-off to the realizable value. The following tables present the balance of the loans receivable by credit quality indicator as of December 31, 2015 and December 31, 2014 . December 31, 2015 Pass OAEM Substandard Doubtful Total (In thousands) Commercial business: Commercial and industrial $ 563,002 $ 8,093 $ 25,333 $ 298 $ 596,726 Owner-occupied commercial real estate 600,514 11,662 16,773 258 629,207 Non-owner occupied commercial real estate 643,674 23,447 30,267 — 697,388 Total commercial business 1,807,190 43,202 72,373 556 1,923,321 One-to-four family residential 71,457 — 1,091 — 72,548 Real estate construction and land development: One-to-four family residential 44,069 896 6,787 — 51,752 Five or more family residential and commercial properties 50,678 — 4,647 — 55,325 Total real estate construction and land development 94,747 896 11,434 — 107,077 Consumer 291,892 — 6,275 — 298,167 Gross loans receivable $ 2,265,286 $ 44,098 $ 91,173 $ 556 $ 2,401,113 December 31, 2014 Pass OAEM Substandard Doubtful Total (In thousands) Commercial business: Commercial and industrial $ 520,780 $ 14,618 $ 32,491 $ 2,564 $ 570,453 Owner-occupied commercial real estate 536,591 27,903 30,145 347 594,986 Non-owner occupied commercial real estate 593,918 17,683 32,035 — 643,636 Total commercial business 1,651,289 60,204 94,671 2,911 1,809,075 One-to-four family residential 66,599 740 2,191 — 69,530 Real estate construction and land development: One-to-four family residential 36,534 3,977 8,684 — 49,195 Five or more family residential and commercial properties 58,783 — 6,137 — 64,920 Total real estate construction and land development 95,317 3,977 14,821 — 114,115 Consumer 249,866 — 9,428 — 259,294 Gross loans receivable $ 2,063,071 $ 64,921 $ 121,111 $ 2,911 $ 2,252,014 Potential problem loans are loans classified as OAEM or worse that are currently accruing interest and are not considered impaired, but which management is monitoring because the financial information of the borrower causes concern as to their ability to meet their loan repayment terms. Potential problem loans also include PCI loans as these loans continue to accrete loan discounts established at acquisition based on the guidance of ASC 310-30. Potential problem loans as of December 31, 2015 and December 31, 2014 were $110.4 million and $162.9 million , respectively. The balance of potential problem loans guaranteed by a governmental agency, which guarantee reduces the Company's credit exposure, was $1.2 million and $2.0 million as of December 31, 2015 and December 31, 2014 , respectively. (d) Nonaccrual Loans Nonaccrual loans, segregated by segments and classes of loans, were as follows as of December 31, 2015 and December 31, 2014 : December 31, 2015 December 31, 2014 (In thousands) Commercial business: Commercial and industrial $ 5,095 $ 5,784 Owner-occupied commercial real estate 2,027 2,295 Non-owner occupied commercial real estate — 517 Total commercial business 7,122 8,596 One-to-four family residential 38 — Real estate construction and land development: One-to-four family residential 2,414 2,831 Total real estate construction and land development 2,414 2,831 Consumer 94 145 Nonaccrual loans $ 9,668 $ 11,572 The Company had $1.1 million and $1.6 million of nonaccrual loans guaranteed by governmental agencies at December 31, 2015 and December 31, 2014 , respectively. PCI loans are not included in the nonaccrual loan table above because these loans are accounted for under ASC 310-30, which provides that accretable yield is calculated based on a loan's expected cash flow even if the loan is not performing under its contractual terms. (e) Past due loans The Company performs an aging analysis of past due loans using the categories of 30-89 days past due and 90 or more days past due. This policy is consistent with regulatory reporting requirements. The balances of past due loans, segregated by segments and classes of loans, as of December 31, 2015 and December 31, 2014 were as follows: December 31, 2015 30-89 Days 90 Days or Greater Total Past Due Current Total (In thousands) Commercial business: Commercial and industrial $ 2,900 $ 2,679 $ 5,579 $ 591,147 $ 596,726 Owner-occupied commercial real estate 2,753 2,609 5,362 623,845 629,207 Non-owner occupied commercial real estate 1,664 184 1,848 695,540 697,388 Total commercial business 7,317 5,472 12,789 1,910,532 1,923,321 One-to-four family residential 490 — 490 72,058 72,548 Real estate construction and land development: One-to-four family residential — 2,392 2,392 49,360 51,752 Five or more family residential and commercial properties 118 42 160 55,165 55,325 Total real estate construction and land development 118 2,434 2,552 104,525 107,077 Consumer 3,029 202 3,231 294,936 298,167 Gross loans receivable $ 10,954 $ 8,108 $ 19,062 $ 2,382,051 $ 2,401,113 December 31, 2014 30-89 Days 90 Days or Greater Total Past Due Current Total (In thousands) Commercial business: Commercial and industrial $ 4,765 $ 3,125 $ 7,890 $ 562,563 $ 570,453 Owner-occupied commercial real estate 1,683 2,780 4,463 590,523 594,986 Non-owner occupied commercial real estate 1,826 531 2,357 641,279 643,636 Total commercial business 8,274 6,436 14,710 1,794,365 1,809,075 One-to-four family residential 312 — 312 69,218 69,530 Real estate construction and land development: One-to-four family residential 240 2,225 2,465 46,730 49,195 Five or more family residential and commercial properties — 596 596 64,324 64,920 Total real estate construction and land development 240 2,821 3,061 111,054 114,115 Consumer 2,676 852 3,528 255,766 259,294 Gross loans receivable $ 11,502 $ 10,109 $ 21,611 $ 2,230,403 $ 2,252,014 There were no loans 90 days or more past due that were still accruing as of December 31, 2015 or 2014, excluding PCI loans. (f) Impaired loans Impaired loans includes nonaccrual loans and performing TDR loans. The balances of impaired loans as of December 31, 2015 and December 31, 2014 are set forth in the following tables. December 31, 2015 Recorded Investment With No Specific Valuation Allowance Recorded Investment With Specific Valuation Allowance Total Recorded Investment Unpaid Contractual Principal Balance Related Specific Valuation Allowance (In thousands) Commercial business: Commercial and industrial $ 872 $ 8,769 $ 9,641 $ 11,368 $ 1,173 Owner-occupied commercial real estate — 4,295 4,295 4,342 809 Non-owner occupied commercial real estate 3,696 6,834 10,530 10,539 943 Total commercial business 4,568 19,898 24,466 26,249 2,925 One-to-four family residential — 275 275 276 85 Real estate construction and land development: One-to-four family residential 1,403 2,065 3,468 4,089 66 Five or more family residential and commercial properties — 1,960 1,960 1,960 203 Total real estate construction and land development 1,403 4,025 5,428 6,049 269 Consumer 48 145 193 200 29 Total $ 6,019 $ 24,343 $ 30,362 $ 32,774 $ 3,308 December 31, 2014 Recorded Investment With No Specific Valuation Allowance Recorded Investment With Specific Valuation Allowance Total Recorded Investment Unpaid Contractual Principal Balance Related Specific Valuation Allowance (In thousands) Commercial business: Commercial and industrial $ 3,374 $ 8,000 $ 11,374 $ 13,045 $ 1,334 Owner-occupied commercial real estate 360 3,553 3,913 3,937 979 Non-owner occupied commercial real estate 2,459 5,270 7,729 7,719 531 Total commercial business 6,193 16,823 23,016 24,701 2,844 One-to-four family residential — 245 245 245 75 Real estate construction and land development: One-to-four family residential 2,307 2,396 4,703 5,146 447 Five or more family residential and commercial properties — 2,056 2,056 2,056 234 Total real estate construction and land development 2,307 4,452 6,759 7,202 681 Consumer 33 178 211 216 58 Total $ 8,533 $ 21,698 $ 30,231 $ 32,364 $ 3,658 The Company had governmental guarantees of $1.5 million and $2.4 million related to the impaired loan balances at December 31, 2015 and December 31, 2014 , respectively. The average recorded investment of impaired loans for the years ended December 31, 2015 , 2014 and 2013 are set forth in the following table. Years Ended December 31, 2015 2014 2013 (In thousands) Commercial business: Commercial and industrial $ 9,781 $ 14,367 $ 14,112 Owner-occupied commercial real estate 4,346 3,582 2,638 Non-owner occupied commercial real estate 9,257 7,915 7,897 Total commercial business 23,384 25,864 24,647 One-to-four family residential 257 604 1,339 Real estate construction and land development: One-to-four family residential 3,841 5,452 4,237 Five or more family residential and commercial properties 2,008 2,154 2,839 Total real estate construction and land development 5,849 7,606 7,076 Consumer 171 786 274 Total $ 29,661 $ 34,860 $ 33,336 For the years ended December 31, 2015 , 2014 and 2013 no interest income was recognized subsequent to a loan’s classification as nonaccrual. For the years ended December 31, 2015 , 2014 and 2013 , the Bank recorded $780,000 , $1.2 million and $1.1 million , respectively, of interest income related to performing TDR loans. (g) Troubled Debt Restructured Loans A troubled debt restructured loan is a restructuring in which the Bank, for economic or legal reasons related to a borrower’s financial difficulties, grants a concession to the borrower that it would not otherwise consider. TDRs are considered impaired and are separately measured for impairment under FASB ASC 310-10-35, whether on accrual ("performing") or nonaccrual ("nonperforming") status. The Company has implemented more stringent definitions of concessions and impairment measures for PCI loans which are not in pools as these loans have known credit deteriorations and are generally accreting income at a lower discounted rate as compared to the contractual note rate based on the guidance of FASB ASC 310-30. At December 31, 2014, the Company reported $10.4 million of PCI loans as TDR loans. After further review of the Bank's modified definitions, these loans were no longer considered to have concessions and they were removed from TDR status during the year ended December 31, 2015. The balances as reported in the Annual Report on Form 10-K for the year ended December 31, 2014 has been updated in this filing to exclude these balances for comparative purposes. The majority of the Bank’s TDR loans are a result of granting extensions of maturity on troubled credits which have already been adversely classified. The Bank grants such extensions to reassess the borrower’s financial status and to develop a plan for repayment. Certain modifications with extensions also include interest rate reductions, which is the second most prevalent concession. Certain TDRs were additionally re-amortized over a longer period of time. The Bank additionally advanced funds to a troubled speculative home builder to complete established projects. These modifications would all be considered a concession for a borrower that could not obtain similar financing terms from another source other than from the Bank. The financial effects of each modification will vary based on the specific restructure. For the majority of the Bank’s TDRs, the loans were interest-only with a balloon payment at maturity. If the interest rate is not adjusted and the modified terms are consistent with other similar credits being offered, the Bank may not experience any loss associated with the restructure. If, however, the restructure involves forbearance agreements or interest rate modifications, the Bank may not collect all the principal and interest based on the original contractual terms. The Bank estimates the necessary allowance for loan losses on TDRs using the same guidance as used for other impaired loans. The recorded investment balance and related allowance for loan losses of performing and nonaccrual TDR loans as of December 31, 2015 and December 31, 2014 were as follows: December 31, 2015 December 31, 2014 Performing TDRs Nonaccrual TDRs Performing TDRs Nonaccrual (In thousands) TDR loans $ 20,695 $ 6,301 $ 18,659 $ 7,256 Allowance for loan losses on TDR loans 2,069 679 1,908 1,035 The unfunded commitment to borrowers related to TDRs was $551,000 and $1.8 million at December 31, 2015 and December 31, 2014 , respectively. Loans that were modified as TDRs during the years ended December 31, 2015 , 2014 and 2013 are set forth in the following table: Years Ended December 31, 2015 2014 2013 Number of Contracts (1) Outstanding Number of Contracts (1) Outstanding Principal Balance (1)(2) Number of Outstanding (Dollars in thousands) Commercial business: Commercial and industrial 25 $ 6,312 33 $ 8,166 36 $ 10,362 Owner-occupied commercial real estate 4 1,311 3 1,063 5 537 Non-owner occupied commercial real estate 4 7,496 3 6,548 2 192 Total commercial business 33 15,119 39 15,777 43 11,091 One-to-four family residential — — — — 1 252 Real estate construction and land development: One-to-four family residential 4 2,291 10 3,553 24 3,639 Five or more family residential and commercial properties — — — — 1 2,404 Total real estate construction and land development 4 2,291 10 3,553 25 6,043 Consumer 1 37 2 101 3 141 Total modified loans 38 $ 17,447 51 $ 19,431 72 $ 17,527 (1) Number of contracts and outstanding principal balance represent loans which have balances as of period end as certain loans may have been paid-off or charged-off during the years ended December 31, 2015 , 2014 and 2013. (2) Includes subsequent payments after modifications and reflects the balance as of period end. As the Bank did not forgive any principal or interest balance as part of the loan modification, the Bank’s recorded investment in each loan at the date of modification (pre-modification) did not change as a result of the modification (post-modification), except when the modification was the initial advance on a one-to-four family residential real estate construction and land development loan under a master guidance line. There were no advances on these types of loans during the year ended December 31, 2015 . During the year ended December 31, 2014 , the Company's initial advance at the time of modification on these construction loans totaled $45,000 and the total commitment amount was $190,000 and the outstanding principal balance at December 31, 2014 was $188,000 . During the year ended December 31, 2013, the Company's initial advance at the time of modification on these construction loans totaled $1.1 million and the total commitment amount was $4.3 million and the outstanding principal balance at December 31, 2013 was $3.4 million . Of the 38 loans modified during the year ended December 31, 2015 , 18 loans with a total outstanding principal balance of $7.0 million had no prior modifications. The remaining loans included in the table above for the year ended December 31, 2015 were previously reported as TDRs. The Bank typically grants shorter extension periods to continually monitor the troubled credits despite the fact that the extended date might not be the date the Bank expects the cash flow. The Company does not consider these modifications a subsequent default of a TDR as new loan terms, specifically maturity dates, were granted. The potential losses related to these loans would have been considered in the period the loan was first reported as a TDR and adjusted, as necessary, in the current periods based on more recent information. The related specific valuation allowance at December 31, 2015 for loans that were modified as TDRs during the year ended December 31, 2015 was $1.7 million . Of the 51 loans modified during the year ended December 31, 2014, 17 loans with a total outstanding principal balance of $4.7 million had no prior modifications. Of the 72 loans modified during the year ended December 31, 2013, 17 loans with a total outstanding principal balance of $5.5 million were previously reported as TDRs as of December 31, 2012. Similar to the year ended December 31, 2015 discussion above, the majority of the modifications in prior periods was the result of the Bank granting shorter extension periods to continually monitor the troubled credits, which resulted in TDR classification. The related specific valuation allowance for loans that were modified as TDRs during the years ended December 31, 2014 and 2013 was $1.8 million and $2.8 million , respectively. A significant portion of the loans modified during the year ended December 31, 2013 ( 24 loans totaling $3.4 million at December 31, 2013) relate to a speculative construction home builder. As the builder completes and sells the units, the Bank will advance funds for the construction of another unit. The builder's loans for each separate unit were considered TDR loans. The Bank closely monitors the activity of this borrower for potential losses. The loans modified during the previous twelve months ended December 31, 2015 , 2014 and 2013 that subsequently defaulted during the years ended December 31, 2015 , 2014 and 2013 are included in the following table: |