LOANS HELD FOR INVESTMENT | 4. LOANS HELD FOR INVESTMENT The composition of the Company’s loans held for investment loan portfolio follows: December 31, 2015 2014 (in thousands) Manufactured housing $ 177,891 $ 169,662 Commercial real estate 179,491 159,432 Commercial 77,349 49,683 SBA 13,744 21,336 HELOC 10,934 13,481 Single family real estate 19,073 14,957 Consumer 123 178 478,605 428,729 Allowance for loan losses 6,916 7,877 Deferred fees, net (560 ) 118 Discount on SBA loans 191 237 Total loans held for investment, net $ 472,058 $ 420,497 The following tables present the contractual aging of the recorded investment in past due held for investment loans by class of loans: December 31, 2015 Current 30-59 Days Past Due 60-89 Days Past Due Over 90 Days Past Due Total Past Due Total Recorded Investment Over 90 Days and Accruing (in thousands) Manufactured housing $ 177,480 $ - $ 372 $ 39 $ 411 $ 177,891 $ - Commercial real estate: Commercial real estate 138,004 - - 612 612 138,616 - SBA 504 1st trust deed 25,099 - - 463 463 25,562 - Land 2,895 - - - - 2,895 - Construction 12,016 - 402 - 402 12,418 - Commercial 77,305 - - 44 44 77,349 - SBA 13,743 1 - - 1 13,744 - HELOC 10,934 - - - - 10,934 - Single family real estate 19,073 - - - 19,073 - Consumer 123 - - - - 123 - Total $ 476,672 $ 1 $ 774 $ 1,158 $ 1,933 $ 478,605 $ - December 31, 2014 Current 30-59 Days Past Due 60-89 Days Past Due Over 90 Days Past Due Total Past Due Total Recorded Investment Over 90 Days and Accruing (in thousands) Manufactured housing $ 169,233 $ 239 $ - $ 190 $ 429 $ 169,662 $ - Commercial real estate: Commercial real estate 119,090 632 - 186 818 119,908 - SBA 504 1st trust deed 27,297 - - - - 27,297 - Land 1,569 - - - - 1,569 - Construction 10,658 - - - - 10,658 - Commercial 49,683 - - - - 49,683 - SBA 21,333 3 - - 3 21,336 - HELOC 13,459 - - 22 22 13,481 - Single family real estate 14,821 - 136 136 14,957 - Consumer 178 - - - - 178 - Total $ 427,321 $ 874 $ - $ 534 $ 1,408 $ 428,729 $ - Allowance for Loan Losses The following table summarizes the changes in the allowance for loan losses: December 31, 2015 2014 2013 (in thousands) Beginning balance $ 7,877 $ 12,208 $ 14,464 Charge-offs (326 ) (766 ) (2,594 ) Recoveries 1,639 1,570 2,282 Net (charge-offs) recoveries 1,313 804 (312 ) Provision (credit) (2,274 ) (5,135 ) (1,944 ) Ending balance $ 6,916 $ 7,877 $ 12,208 As of December 31, 2015 and 2014, the Company had reserves for credit losses on undisbursed loans of $61,000 and $39,000 which were included in Other liabilities. The following tables summarize the changes in the allowance for loan losses by portfolio type: For the Year Ended December 31, Manufactured Housing Commercial Real Estate Commercial SBA HELOC Single Family Real Estate Consumer Total 2015 (in thousands) Beginning balance $ 4,032 $ 1,459 $ 986 $ 1,066 $ 140 $ 192 $ 2 $ 7,877 Charge-offs (297 ) - - - - (29 ) - (326 ) Recoveries 205 545 422 454 10 3 - 1,639 Net (charge-offs) recoveries (92 ) 545 422 454 10 (26 ) - 1,313 Provision (credit) (415 ) (151 ) (469 ) (1,069 ) (107 ) (63 ) - (2,274 ) Ending balance $ 3,525 $ 1,853 $ 939 $ 451 $ 43 $ 103 $ 2 $ 6,916 2014 Beginning balance $ 5,114 $ 2,552 $ 2,064 $ 1,951 $ 280 $ 245 $ 2 $ 12,208 Charge-offs (543 ) (16 ) - (171 ) - (36 ) - (766 ) Recoveries 143 857 149 393 24 4 - 1,570 Net (charge-offs) recoveries (400 ) 841 149 222 24 (32 ) - 804 Provision (credit) (682 ) (1,934 ) (1,227 ) (1,107 ) (164 ) (21 ) - (5,135 ) Ending balance $ 4,032 $ 1,459 $ 986 $ 1,066 $ 140 $ 192 $ 2 $ 7,877 2013 Beginning balance $ 5,945 $ 2,627 $ 2,325 $ 2,733 $ 634 $ 198 $ 2 $ 14,464 Charge-offs (1,294 ) (349 ) (149 ) (547 ) (39 ) (179 ) (37 ) (2,594 ) Recoveries 257 1,243 212 559 3 8 - 2,282 Net (charge-offs) recoveries (1,037 ) 894 63 12 (36 ) (171 ) (37 ) (312 ) Provision (credit) 206 (969 ) (324 ) (794 ) (318 ) 218 37 (1,944 ) Ending balance $ 5,114 $ 2,552 $ 2,064 $ 1,951 $ 280 $ 245 $ 2 $ 12,208 The following tables present impairment method information related to loans and allowance for loan losses by loan portfolio segment: Manufactured Housing Commercial Real Estate Commercial SBA HELOC Single Family Real Estate Consumer Total Loans Loans Held for Investment as of December 31, 2015: (in thousands) Recorded Investment: Impaired loans with an allowance recorded $ 4,914 $ 376 $ 2,966 $ 1,695 $ 19 $ 1,970 $ - $ 11,940 Impaired loans with no allowance recorded 3,672 2,247 44 1,052 294 282 - 7,591 Total loans individually evaluated for impairment 8,586 2,623 3,010 2,747 313 2,252 - 19,531 Loans collectively evaluated for impairment 169,305 176,868 74,339 10,997 10,621 16,821 123 459,074 Total loans held for investment $ 177,891 $ 179,491 $ 77,349 $ 13,744 $ 10,934 $ 19,073 $ 123 $ 478,605 Unpaid Principal Balance Impaired loans with an allowance recorded $ 4,964 $ 439 $ 2,966 $ 1,909 $ 19 $ 1,970 $ - $ 12,267 Impaired loans with no allowance recorded 3,975 2,734 50 1,553 309 352 - 8,973 Total loans individually evaluated for impairment 8,939 3,173 3,016 3,462 328 2,322 - 21,240 Loans collectively evaluated for impairment 169,305 176,868 74,339 10,997 10,621 16,821 123 459,074 Total loans held for investment $ 178,244 $ 180,041 $ 77,355 $ 14,459 $ 10,949 $ 19,143 $ 123 $ 480,314 Related Allowance for Credit Losses Impaired loans with an allowance recorded $ 483 $ 3 $ 45 $ 25 $ - $ 17 $ - $ 573 Impaired loans with no allowance recorded - - - - - - - - Total loans individually evaluated for impairment 483 3 45 25 - 17 - 573 Loans collectively evaluated for impairment 3,042 1,850 894 426 43 86 2 6,343 Total loans held for investment $ 3,525 $ 1,853 $ 939 $ 451 $ 43 $ 103 $ 2 $ 6,916 Manufactured Housing Commercial Real Estate Commercial SBA HELOC Single Family Real Estate Consumer Total Loans Loans Held for Investment as of December 31, 2014: (in thousands) Recorded Investment: Impaired loans with an allowance recorded $ 4,717 $ 2,783 $ 4,224 $ 7,707 $ 86 $ 591 $ - $ 20,108 Impaired loans with no allowance recorded 2,734 831 44 122 - 90 - 3,821 Total loans individually evaluated for impairment 7,451 3,614 4,268 7,829 86 681 - 23,929 Loans collectively evaluated for impairment 162,211 155,818 45,415 13,507 13,395 14,276 178 404,800 Total loans held for investment $ 169,662 $ 159,432 $ 49,683 $ 21,336 $ 13,481 $ 14,957 $ 178 $ 428,729 Unpaid Principal Balance Impaired loans with an allowance recorded $ 5,172 $ 2,979 $ 4,914 $ 9,512 $ 91 $ 644 $ - $ 23,312 Impaired loans with no allowance recorded 4,243 2,895 50 225 - 191 - 7,604 Total loans individually evaluated for impairment 9,415 5,874 4,964 9,737 91 835 - 30,916 Loans collectively evaluated for impairment 162,211 155,818 45,415 13,507 13,395 14,276 178 404,800 Total loans held for investment $ 171,626 $ 161,692 $ 50,379 $ 23,244 $ 13,486 $ 15,111 $ 178 $ 435,716 Related Allowance for Credit Losses Impaired loans with an allowance recorded $ 399 $ 77 $ 241 $ 104 $ 1 $ 32 $ - $ 854 Impaired loans with no allowance recorded - - - - - - - - Total loans individually evaluated for impairment 399 77 241 104 1 32 - 854 Loans collectively evaluated for impairment 3,633 1,382 745 962 139 160 2 7,023 Total loans held for investment $ 4,032 $ 1,459 $ 986 $ 1,066 $ 140 $ 192 $ 2 $ 7,877 Included in impaired loans are $2.2 million and $7.1 million of loans guaranteed by government agencies at December 31, 2015 and 2014, respectively. A valuation allowance is established for an impaired loan when the fair value of the loan is less than the recorded investment. In certain cases, portions of impaired loans are charged-off to realizable value instead of establishing a valuation allowance and are included, when applicable in the table above as “Impaired loans without specific valuation allowance under ASC 310.” The valuation allowance disclosed above is included in the allowance for loan losses reported in the consolidated balance sheets as of December 31, 2015 and 2014. The table below reflects recorded investment in loans classified as impaired: December 31, 2015 2014 (in thousands) Impaired loans with a specific valuation allowance under ASC 310 $ 11,940 $ 20,108 Impaired loans without a specific valuation allowance under ASC 310 7,591 3,821 Total impaired loans $ 19,531 $ 23,929 Valuation allowance related to impaired loans $ 573 $ 854 The following tables summarize impaired loans by class of loans: December 31, 2015 2014 (in thousands) Manufactured housing $ 8,586 $ 7,451 Commercial real estate : Commercial real estate 875 2,320 SBA 504 1st trust deed 1,748 1,294 Land - - Construction - - Commercial 3,010 4,268 SBA 2,747 7,829 HELOC 313 86 Single family real estate 2,252 681 Consumer - - Total $ 19,531 $ 23,929 The following table summarizes the average investment in impaired loans by class and the related interest income recognized: Year Ended December 31, 2015 2014 2013 Average Investment in Impaired Loans Interest Income Average Investment in Impaired Loans Interest Income Average Investment in Impaired Loans Interest Income (in thousands) Manufactured housing $ 7,607 $ 692 $ 7,915 $ 564 $ 9,429 $ 323 Commercial real estate: Commercial real estate 1,420 - 2,485 - 7,638 146 SBA 504 1st 1,485 80 1,076 63 1,128 7 Land - - 55 - 28 7 Construction - - - - - - Commercial 2,925 - 3,377 90 3,823 179 SBA 1,089 69 1,697 97 1,506 198 HELOC 172 11 437 8 372 5 Single family real estate 1,604 81 699 3 511 11 Consumer - - - - - - Total $ 16,302 $ 933 $ 17,741 $ 825 $ 24,435 $ 876 The Company is not committed to lend significant additional funds on these impaired loans. The following table reflects the recorded investment in certain types of loans at the periods indicated: December 31, 2015 2014 2013 (in thousands) Nonaccrual loans $ 6,956 $ 17,883 $ 23,263 SBA guaranteed portion of loans included above $ 1,943 $ 6,856 $ 6,426 Troubled debt restructured loans, gross $ 13,741 $ 9,685 $ 12,308 Loans 30 through 89 days past due with interest accruing $ - $ - $ 161 Interest income recognized on impaired loans $ 933 $ 825 $ 876 Foregone interest on nonaccrual and troubled debt restructured loans $ 761 $ 1,276 $ 1,754 Allowance for loan losses to gross loans held for investment 1.44 % 1.84 % 2.98 % The accrual of interest is discontinued when substantial doubt exists as to collectability of the loan; generally at the time the loan is 90 days delinquent. Any unpaid but accrued interest is reversed at that time. Thereafter, interest income is no longer recognized on the loan. Interest income may be recognized on impaired loans to the extent they are not past due by 90 days. Interest on nonaccrual 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 of the principal and interest amounts contractually due are brought current and future payments are reasonably assured. The following table presents the composition of nonaccrual loans by class of loans: December 31, 2015 2014 (in thousands) Manufactured housing $ 1,615 $ 1,480 Commercial real estate: Commercial real estate 875 2,951 SBA 504 1st trust deed 1,481 1,021 Land - - Construction - - Commercial 44 4,269 SBA 2,346 7,467 HELOC 313 86 Single family real estate 282 609 Consumer - - Total $ 6,956 $ 17,883 Included in nonaccrual loans are $1.9 million and $6.9 million of loans guaranteed by government agencies at December 31, 2015 and 2014, respectively. The guaranteed portion of each SBA loan is repurchased from investors when those loans become past due 120 days by either CWB or the SBA directly. After the foreclosure and collection process is complete, the principal balance of loans repurchased by CWB are reimbursed by the SBA. Although these balances do not earn interest during this period, they generally do not result in a loss of principal to CWB; therefore a repurchase reserve has not been established related to these loans. The Company utilizes an internal asset classification system as a means of reporting problem and potential problem loans. Under the Company’s risk rating system, the Company classifies problem and potential problem loans as “Special Mention,” “Substandard,” “Doubtful” and “Loss”. For a detailed discussion on these risk classifications see “Note 1 Summary of Significant Accounting Policies – Allowance for Loan Losses and Provision for Loan Losses” of this Form 10-K. Loans that do not currently expose the Company to sufficient risk to warrant classification in one of the aforementioned categories but possess weaknesses that deserve management’s close attention are deemed to be Special Mention. If left uncorrected, these potential weaknesses may result in deterioration of the repayment prospects for the loan or in the institution’s credit position at some future date. Special Mention assets are not adversely classified and do not expose an institution to sufficient risk to warrant adverse classification. Risk rates are updated as part of the normal loan monitoring process, at a minimum, annually. The following tables present gross loans by risk rating: December 31, 2015 Pass Special Mention Substandard Doubtful Total (in thousands) Manufactured housing $ 173,971 $ - $ 3,920 $ - $ 177,891 Commercial real estate: Commercial real estate 131,857 2,481 4,278 - 138,616 SBA 504 1st trust deed 23,231 583 1,748 - 25,562 Land 2,895 - - - 2,895 Construction 12,418 - - - 12,418 Commercial 66,788 6,805 3,756 - 77,349 SBA 10,733 158 547 64 11,502 HELOC 10,115 - 819 - 10,934 Single family real estate 18,678 - 395 - 19,073 Consumer 123 - - - 123 Total, net $ 450,809 $ 10,027 $ 15,463 $ 64 $ 476,363 SBA guarantee - - 2,242 - 2,242 Total $ 450,809 $ 10,027 $ 17,705 $ 64 $ 478,605 December 31, 2014 Pass Special Mention Substandard Doubtful Total (in thousands) Manufactured housing $ 162,638 $ - $ 7,024 $ - $ 169,662 Commercial real estate: Commercial real estate 106,909 6,544 6,455 - 119,908 SBA 504 1st trust deed 23,038 1,085 3,174 - 27,297 Land 1,569 - - - 1,569 Construction 10,658 - - - 10,658 Commercial 46,275 158 3,250 - 49,683 SBA 12,803 173 1,891 97 14,964 HELOC 12,888 - 593 - 13,481 Single family real estate 14,105 - 852 - 14,957 Consumer 178 - - - 178 Total, net $ 391,061 $ 7,960 $ 23,239 $ 97 $ 422,357 SBA guarantee - - 6,372 - 6,372 Total $ 391,061 $ 7,960 $ 29,611 $ 97 $ 428,729 Troubled Debt Restructured Loan (TDR) A TDR is a loan on which the bank, for reasons related to a borrower’s financial difficulties, grants a concession to the borrower that the bank would not otherwise consider. The loan terms that have been modified or restructured due to a borrower’s financial situation include, but are not limited to, a reduction in the stated interest rate, an extension of the maturity or renewal of the loan at an interest rate below current market, a reduction in the face amount of the debt, a reduction in the accrued interest, extensions, deferrals, renewals and rewrites. The majority of the bank’s modifications are extensions in terms or deferral of payments which result in no lost principal or interest followed by reductions in interest rates or accrued interest. A TDR is also considered impaired. Generally, a loan that is modified at an effective market rate of interest may no longer be disclosed as a troubled debt restructuring in years subsequent to the restructuring if it is not impaired based on the terms specified by the restructuring agreement. The following tables summarize the financial effects of TDR loans by class for the periods presented: For the Year Ended December 31, 2015 Number of Loans Pre- Modification Recorded Investment Post Modification Recorded Investment Balance of Loans with Rate Reduction Balance of Loans with Term Extension Effect on Allowance for Loan Losses (dollars in thousands) Manufactured housing 27 $ 2,400 $ 2,390 $ 2,087 $ 2,243 $ 109 Commercial real estate 1 161 161 161 161 2 SBA 1 297 297 - 297 5 HELOC 1 54 54 54 54 - Single family real estate 1 1,917 1,917 1,917 1,917 35 Total 31 $ 4,829 $ 4,819 $ 4,219 $ 4,672 $ 151 For the Year Ended December 31, 2014 Number of Loans Pre- Modification Recorded Investment Post Modification Recorded Investment Balance of Loans with Rate Reduction Balance of Loans with Term Extension Effect on Allowance for Loan Losses (dollars in thousands) Manufactured housing 5 $ 272 $ 272 $ 272 $ 272 $ 10 Total 5 $ 272 $ 272 $ 272 $ 272 $ 10 The average rate concession was 83 basis points and 70 basis points for the twelve months ended December 31, 2015 and 2014, respectively. The average term extension in months was 154 and 180 for the twelve months ended December 31, 2015 and 2014, respectively. The following table presents TDR's by class for which there was a payment default during the period: Year Ended December 31, 2015 2014 Number of Loans Recorded Investment Effect on Allowance for Loan Losses Number of Loans Recorded Investment Effect on Allowance for Loan Losses (dollars in thousands) Manufactured housing - $ - $ - 1 $ 18 $ 1 Total - $ - $ - 1 $ 18 $ 1 A TDR loan is deemed to have a payment default when the borrower fails to make two consecutive payments or the collateral is transferred to repossessed assets. At December 31, 2015, there were no material loan commitments outstanding on TDR loans. Related Parties Principal stockholders, directors, and executive officers of the Company, together with companies they control and family members, are considered to be related parties. In the ordinary course of business, the Company has extended credit to these related parties. Federal banking regulations require that any such extensions of credit not be offered on terms more favorable than would be offered to non-related party borrowers of similar creditworthiness. The following table summarizes the aggregate activity in such loans: Year Ended December 31, 2015 2014 (in thousands) Balance, beginning $ 4,479 $ 4,816 New loans 225 434 Repayments and other (410 ) (771 ) Balance, ending $ 4,294 $ 4,479 None of these loans are past due, on nonaccrual status or have been restructured to provide a reduction or deferral of interest or principal because of deterioration in the financial position of the borrower. There were no loans to a related party that were considered classified loans at December 31, 2015 or 2014. Unfunded loan commitments outstanding with related parties total approximately $0.6 million at December 31, 2015 and 2014, respectively. |