Loans and Allowance for Loan Losses | NOTE 3 – Loans and Allowance for Loan Losses The Company makes loans to individuals and small businesses for various personal and commercial purposes primarily in the Upstate, Midlands, and Lowcountry regions of South Carolina. The Company’s loan portfolio is not concentrated in loans to any single borrower or a relatively small number of borrowers. The Company focuses its lending activities primarily on the professional markets in Greenville, Columbia, and Charleston including doctors, dentists, and small business owners. The principal component of the loan portfolio is loans secured by real estate mortgages which account for 81.4% of total loans at December 31, 2015. Commercial loans comprise 59.1% of total real estate loans and consumer loans account for 40.9%. Commercial real estate loans are further categorized into owner occupied which represents 23.5% of total loans and non-owner occupied loans represent 20.5%. Commercial construction loans represent only 4.1% of the total loan portfolio. In addition to monitoring potential concentrations of loans to particular borrowers or groups of borrowers, industries and geographic regions, management monitors exposure to credit risk from concentrations of lending products and practices such as loans that subject borrowers to substantial payment increases (e.g. principal deferral periods, loans with initial interest-only periods, etc.), and loans with high loan-to-value ratios. As of December 31, 2015, approximately $94.0 million, or 9.4% of our loans had loan-to-value ratios which exceeded regulatory supervisory limits, of which 98 loans totaling approximately $37.1 million had loan-to-value ratios of 100% or more. Additionally, there are industry practices that could subject the Company to increased credit risk should economic conditions change over the course of a loan’s life. For example, the Company makes variable rate loans and fixed rate principal-amortizing loans with maturities prior to the loan being fully paid (i.e. balloon payment loans). The various types of loans are individually underwritten and monitored to manage the associated risks. The allowance for loan losses is management's estimate of credit losses inherent in the loan portfolio at the balance sheet date. We have an established process to determine the adequacy of the allowance for loan losses that assesses the losses inherent in our portfolio. While we attribute portions of the allowance to specific portfolio segments, the entire allowance is available to absorb credit losses inherent in the total loan portfolio. Our process involves procedures to appropriately consider the unique risk characteristics of our commercial and consumer loan portfolio segments. For each portfolio segment, impairment is measured individually for each impaired loan. Our allowance levels are influenced by loan volume, loan grade or delinquency status, historic loss experience and other economic conditions. Portfolio Segment Methodology Commercial Commercial loans are assessed for estimated losses by grading each loan using various risk factors identified through periodic reviews. The Company applies historic grade-specific loss factors to each loan class. In the development of statistically derived loan grade loss factors, the Company observes historical losses over 20 quarters for each loan grade. These loss estimates are adjusted as appropriate based on additional analysis of external loss data or other risks identified from current economic conditions and credit quality trends. The allowance also includes an amount for the estimated impairment on nonaccrual commercial loans and commercial loans modified in a TDR, whether on accrual or nonaccrual status. Consumer For consumer loans, the Company determines the allowance on a collective basis utilizing historical losses over 20 quarters to represent its best estimate of inherent loss. The Company pools loans, generally by loan class with similar risk characteristics. The allowance also includes an amount for the estimated impairment on nonaccrual consumer loans and consumer loans modified in a TDR, whether on accrual or nonaccrual status. During the third quarter of 2015, the Company began using 20 quarters to measure commercial and consumer historical losses rather than a 12 quarter period as used in the past. The Company believes that the longer period used to determine historical losses for both its commercial and consumer loans captures a longer economic cycle, including periods of economic uncertainty which are unlike those the Company has experienced in the past three years. The Company also believes that using 20 quarters to measure historical losses is more indicative of the expected losses and risks inherent in the portfolio. The following table summarizes the composition of our loan portfolio. Total gross loans are recorded net of deferred loan fees and costs, which totaled $1.7 million and $1.8 million as of December 31, 2015 and December 31, 2014, respectively. December 31, (dollars in thousands) 2015 2014 Commercial Owner occupied $ 236,083 23.5% 191,061 21.9% Non-owner occupied 205,604 20.5% 183,440 21.1% Construction 41,751 4.1% 50,995 5.8% Business 171,743 17.1% 149,986 17.2% Total commercial loans 655,181 65.2% 575,482 66.0% Consumer Residential 174,802 17.4% 146,859 16.9% Home equity 116,563 11.6% 95,629 11.0% Construction 43,318 4.3% 39,226 4.5% Other 15,080 1.5% 14,250 1.6% Total consumer loans 349,763 34.8% 295,964 34.0% Total gross loans, net of deferred fees 1,004,944 100.0% 871,446 100.0% Less – allowance for loan losses (13,629 ) (11,752 ) Total loans, net $ 991,315 859,694 The composition of gross loans by rate type is as follows: December 31, (dollars in thousands) 2015 2014 Variable rate loans $ 254,749 227,232 Fixed rate loans 750,195 644,214 $ 1,004,944 871,446 At December 31, 2015, approximately $286.6 million of the Company’s mortgage loans were pledged as collateral for advances from the FHLB, as set forth in Note 8. Credit Quality Indicators Commercial We manage a consistent process for assessing commercial loan credit quality by monitoring our loan grading trends and past due statistics. All loans are subject to individual risk assessment. Our risk categories include Pass, Special Mention, Substandard, and Doubtful, each of which is defined by banking regulatory agencies. Delinquency statistics are also an important indicator of credit quality in the establishment of our allowance for credit losses. We categorize our loans into risk categories based on relevant information about the ability of the borrower to service their debt such as current financial information, historical payment experience, credit documentation, public information, and current economic trends, among other factors. A description of the general characteristics of the risk grades is as follows: ● Pass—These loans range from minimal credit risk to average however still acceptable credit risk. ● Special mention—A special mention loan has potential weaknesses that deserve management’s close attention. If left uncorrected, these potential weaknesses may result in deterioration of the repayment prospects for the loan or the institution’s credit position at some future date. ● Substandard—A substandard loan is inadequately protected by the current sound worth and paying capacity of the obligor or of the collateral pledged, if any. Loans so classified must have a well-defined weakness, or weaknesses, that may jeopardize the liquidation of the debt. A substandard loan is characterized by the distinct possibility that the Bank will sustain some loss if the deficiencies are not corrected. ● Doubtful—A doubtful loan has all of the weaknesses inherent in one classified as substandard with the added characteristic that the weaknesses make collection or liquidation in full, on the basis of the currently existing facts, conditions and values, highly questionable and improbable. The following tables provide past due information for outstanding commercial loans and include loans on nonaccrual status. December 31, 2015 Owner Non-owner (dollars in thousands) occupied RE occupied RE Construction Business Total Current $ 235,795 201,381 41,354 170,644 649,174 30-59 days past due - - - 205 205 60-89 days past due 43 1,452 - 18 1,513 Greater than 90 days 245 2,771 397 876 4,289 $ 236,083 205,604 41,751 171,743 655,181 December 31, 2014 Owner Non-owner occupied RE occupied RE Construction Business Total Current $ 190,801 180,577 50,212 148,317 569,907 30-59 days past due - 49 - 35 84 60-89 days past due - 246 - 155 401 Greater than 90 days 260 2,568 783 1,479 5,090 $ 191,061 183,440 50,995 149,986 575,482 As of December 31, 2015 and 2014, loans 30 days or more past due represented 0.66% and 0.73% of our total loan portfolio, respectively. Commercial loans 30 days or more past due were 0.60% and 0.64% as of December 31, 2015 and 2014, respectively. The tables below provide a breakdown of outstanding commercial loans by risk category. December 31, 2015 Owner Non-owner (dollars in thousands) occupied RE occupied RE Construction Business Total Pass $ 230,460 198,144 39,678 161,920 630,202 Special Mention 3,887 1,574 286 5,511 11,258 Substandard 1,736 5,886 1,787 4,312 13,721 Doubtful - - - - - $ 236,083 205,604 41,751 171,743 655,181 December 31, 2014 Owner Non-owner occupied RE occupied RE Construction Business Total Pass $ 184,158 173,711 48,140 140,432 546,441 Special Mention 5,035 3,376 129 4,715 13,255 Substandard 1,868 6,353 2,726 4,839 15,786 Doubtful - - - - - $ 191,061 183,440 50,995 149,986 575,482 Consumer We manage a consistent process for assessing consumer loan credit quality by monitoring our loan grading trends and past due statistics. All loans are subject to individual risk assessment. Our risk categories include Pass, Special Mention, Substandard, and Doubtful, which are defined above. Delinquency statistics are also an important indicator of credit quality in the establishment of our allowance for loan losses. The following tables provide past due information for outstanding consumer loans and include loans on nonaccrual status. December 31, 2015 (dollars in thousands) Real estate Home equity Construction Other Total Current $ 174,576 116,305 43,258 14,994 349,133 30-59 days past due 187 - 60 86 333 60-89 days past due 39 - - - 39 Greater than 90 days - 258 - - 258 $ 174,802 116,563 43,318 15,080 349,763 December 31, 2014 Real estate Home equity Construction Other Total Current $ 146,362 95,311 39,226 14,247 295,146 30-59 days past due 40 - - - 40 60-89 days past due - 130 - 3 133 Greater than 90 days 457 188 - - 645 $ 146,859 95,629 39,226 14,250 295,964 Consumer loans 30 days or more past due were 0.06% and 0.09% as of December 31, 2015 and 2014, respectively. The tables below provide a breakdown of outstanding consumer loans by risk category. December 31, 2015 (dollars in thousands) Real estate Home equity Construction Other Total Pass $ 172,589 112,080 42,319 14,967 341,955 Special Mention 961 3,388 - 45 4,394 Substandard 1,252 1,095 999 68 3,414 Doubtful - - - - - Loss - - - - - $ 174,802 116,563 43,318 15,080 349,763 December 31, 2014 Real estate Home equity Construction Other Total Pass $ 144,070 91,084 39,226 14,013 288,393 Special Mention 953 3,268 - 139 4,360 Substandard 1,836 1,277 - 98 3,211 Doubtful - - - - - Loss - - - - - $ 146,859 95,629 39,226 14,250 295,964 Nonperforming assets The following table shows the nonperforming assets and the related percentage of nonperforming assets to total assets and gross loans. Generally, a loan is placed on nonaccrual status when it becomes 90 days past due as to principal or interest, or when we believe, after considering economic and business conditions and collection efforts, that the borrower’s financial condition is such that collection of the contractual principal or interest on the loan is doubtful. A payment of interest on a loan that is classified as nonaccrual is recognized as a reduction in principal when received. December 31, (dollars in thousands) 2015 2014 Commercial Owner occupied RE $ 704 322 Non-owner occupied RE 4,170 2,344 Construction - 783 Business 779 1,408 Consumer Real estate - 457 Home equity 258 188 Construction - - Other 5 1 Nonaccruing troubled debt restructurings 701 1,147 Total nonaccrual loans, including nonaccruing TDRs 6,617 6,650 Other real estate owned 2,475 3,307 Total nonperforming assets $ 9,092 9,957 Nonperforming assets as a percentage of: Total assets 0.75% 0.97% Gross loans 0.90% 1.14% Total loans over 90 days past due $ 4,547 5,735 Loans over 90 days past due and still accruing - - Accruing TDRs 7,266 8,562 Foregone interest income on the nonaccrual loans for the year ended December 31, 2015 was approximately $644,000 and approximately $414,000 for the same period in 2014. Impaired Loans The table below summarizes key information for impaired loans. Our impaired loans include loans on nonaccrual status and loans modified in a TDR, whether on accrual or nonaccrual status. These impaired loans may have estimated impairment which is included in the allowance for loan losses. Our commercial and consumer impaired loans are evaluated individually to determine the related allowance for loan losses. December 31, 2015 Recorded investment Impaired loans Unpaid with related Related Principal Impaired allowance for allowance for (dollars in thousands) Balance loans loan losses loan losses Commercial Owner occupied RE $ 964 863 863 260 Non-owner occupied RE 9,144 5,792 4,161 1,321 Construction 1,855 1,787 397 31 Business 4,756 3,861 2,936 1,932 Total commercial 16,719 12,303 8,357 3,544 Consumer Real estate 1,121 1,121 805 489 Home equity 260 258 - - Construction - - - - Other 201 201 201 191 Total consumer 1,582 1,580 1,006 680 Total $ 18,301 13,883 9,363 4,224 December 31, 2014 Recorded investment Impaired loans Unpaid with related Related Principal Impaired allowance for allowance for Balance loans loan losses loan losses Commercial Owner occupied RE $ 1,122 1,122 1,060 371 Non-owner occupied RE 5,813 4,522 2,777 801 Construction 5,268 2,726 1,315 324 Business 5,385 4,565 3,528 2,464 Total commercial 17,588 12,935 8,680 3,960 Consumer Real estate 1,620 1,620 1,299 585 Home equity 347 347 347 191 Construction - - - - Other 310 310 310 310 Total consumer 2,277 2,277 1,956 1,086 Total $ 19,865 15,212 10,636 5,046 The following table provides the average recorded investment in impaired loans and the amount of interest income recognized on impaired loans after impairment by portfolio segment and class. Year ended December 31, 2015 2014 2013 Average Recognized Average Recognized Average Recognized recorded interest recorded interest recorded interest (dollars in thousands) investment income investment income investment income Commercial Owner occupied RE $ 884 6 1,568 47 1,519 47 Non-owner occupied RE 6,137 128 5,693 104 5,932 261 Construction 1,888 74 1,977 75 2,054 57 Business 4,067 148 4,522 154 4,521 189 Total commercial 12,976 356 13,760 380 14,026 554 Consumer Real estate 1,112 46 2,094 53 1,186 100 Home equity 252 7 251 10 610 8 Construction - - - - - - Other 208 7 282 13 234 9 Total consumer 1,572 60 2,627 76 2,030 117 Total $ 14,548 416 16,387 456 16,056 671 Allowance for Loan Losses The following table summarizes the activity related to our allowance for loan losses: Year ended December 31, (dollars in thousands) 2015 2014 2013 Balance, beginning of period $ 11,752 10,213 9,091 Provision for loan losses 3,200 4,175 3,475 Loan charge-offs: Commercial Owner occupied RE (48 ) - (390 ) Non-owner occupied RE (258 ) (2,069 ) (249 ) Construction (50 ) - - Business (881 ) (645 ) (1,664 ) Total commercial (1,237 ) (2,714 ) (2,303 ) Consumer Real estate (173 ) (51 ) (22 ) Home equity (93 ) (87 ) (106 ) Construction - - - Other (5 ) (35 ) (47 ) Total consumer (271 ) (173 ) (175 ) Total loan charge-offs (1,508 ) (2,887 ) (2,478 ) Loan recoveries: Commercial Owner occupied RE - - 1 Non-owner occupied RE 10 2 1 Construction - 127 - Business 129 117 115 Total commercial 139 246 117 Consumer Real estate - - - Home equity 46 5 8 Construction - - - Other - - - Total consumer 46 5 8 Total recoveries 185 251 125 Net loan charge-offs (1,323 ) (2,636 ) (2,353 ) Balance, end of period $ 13,629 11,752 10,213 The following tables summarize the activity in the allowance for loan losses by our commercial and consumer portfolio segments. Year ended December 31, 2015 (dollars in thousands) Commercial Consumer Unallocated Total Balance, beginning of period $ 8,216 3,536 - 11,752 Provision 2,554 646 - 3,200 Loan charge-offs (1,237 ) (271 ) - (1,508 ) Loan recoveries 139 46 - 185 Net loan charge-offs (1,098 ) (225 ) - (1,323 ) Balance, end of period $ 9,672 3,957 - 13,629 Year ended December 31, 2014 Commercial Consumer Unallocated Total Balance, beginning of period $ 8,239 1,974 - 10,213 Provision 2,445 1,730 - 4,175 Loan charge-offs (2,714 ) (173 ) - (2,887 ) Loan recoveries 246 5 - 251 Net loan charge-offs (2,468 ) (168 ) - (2,636 ) Balance, end of period $ 8,216 3,536 - 11,752 The following table disaggregates our allowance for loan losses and recorded investment in loans by method of impairment evaluation. December 31, 2015 Allowance for loan losses Recorded investment in loans (dollars in thousands) Commercial Consumer Total Commercial Consumer Total Individually evaluated $ 3,544 680 4,224 12,303 1,580 13,883 Collectively evaluated 6,128 3,277 9,405 642,878 348,183 991,061 Total $ 9,672 3,957 13,629 655,181 349,763 1,004,944 December 31, 2014 Allowance for loan losses Recorded investment in loans Commercial Consumer Total Commercial Consumer Total Individually evaluated $ 3,960 1,086 5,046 12,935 2,277 15,212 Collectively evaluated 4,256 2,450 6,706 562,547 293,687 856,234 Total $ 8,216 3,536 11,752 575,482 295,964 871,446 |