Loans and Allowance for Loan Losses | NOTE 4 – 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 81.1% of total loans at December 31, 2016. Commercial loans comprise 59.2% of total real estate loans and consumer loans account for 40.8%. Commercial real estate loans are further categorized into owner occupied which represents 24.6% of total loans and non-owner occupied loans represent 20.6%. Commercial construction loans represent only 2.9% 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, 2016, approximately $105.3 million, or 9.1% of our loans had loan-to-value ratios which exceeded regulatory supervisory limits, of which 93 loans totaling approximately $36.6 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 $2.0 million and $1.7 million as of December 31, 2016 and December 31, 2015, respectively. December 31, (dollars in thousands) 2016 2015 Commercial Owner occupied RE $ 285,938 24.6% 236,083 23.5% Non-owner occupied RE 239,574 20.6% 205,604 20.5% Construction 33,393 2.9% 41,751 4.1% Business 202,552 17.4% 171,743 17.1% Total commercial loans 761,457 65.5% 655,181 65.2% Consumer Residential 215,588 18.5% 174,802 17.4% Home equity 137,105 11.8% 116,563 11.6% Construction 31,922 2.7% 43,318 4.3% Other 17,572 1.5% 15,080 1.5% Total consumer loans 402,187 34.5% 349,763 34.8% Total gross loans, net of deferred fees 1,163,644 100.0% 1,004,944 100.0% Less – allowance for loan losses (14,855) (13,629) Total loans, net $ 1,148,789 991,315 The composition of gross loans by rate type is as follows: December 31, (dollars in thousands) 2016 2015 Variable rate loans $ 290,462 254,749 Fixed rate loans 873,182 750,195 $ 1,163,644 1,004,944 At December 31, 2016, approximately $396.0 million of the Company’s mortgage loans were pledged as collateral for advances from the FHLB, as set forth in Note 9. 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, 2016 Owner Non-owner (dollars in thousands) occupied RE occupied RE Construction Business Total Current $ 284,700 238,346 33,393 200,624 757,063 30-59 days past due 981 - - 1,423 2,404 60-89 days past due 257 56 - - 313 Greater than 90 days - 1,172 - 505 1,677 $ 285,938 239,574 33,393 202,552 761,457 December 31, 2015 Owner Non-owner 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 As of December 31, 2016 and 2015, loans 30 days or more past due represented 0.55% and 0.66% of our total loan portfolio, respectively. Commercial loans 30 days or more past due were 0.38% and 0.60% as of December 31, 2016 and 2015, respectively. The tables below provide a breakdown of outstanding commercial loans by risk category. December 31, 2016 Owner Non-owner (dollars in thousands) occupied RE occupied RE Construction Business Total Pass $ 282,055 234,957 33,393 193,517 743,922 Special Mention 1,097 975 - 2,489 4,561 Substandard 2,786 3,642 - 6,546 12,974 Doubtful - - - - - $ 285,938 239,574 33,393 202,552 761,457 December 31, 2015 Owner Non-owner 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 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, 2016 (dollars in thousands) Real estate Home equity Construction Other Total Current $ 214,228 136,638 31,922 17,427 400,215 30-59 days past due 1,041 210 - 126 1,377 60-89 days past due 282 - - 6 288 Greater than 90 days 37 257 - 13 307 $ 215,588 137,105 31,922 17,572 402,187 December 31, 2015 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 Consumer loans 30 days or more past due were 0.17% and 0.06% as of December 31, 2016 and 2015, respectively. The tables below provide a breakdown of outstanding consumer loans by risk category. December 31, 2016 (dollars in thousands) Real estate Home equity Construction Other Total Pass $ 211,563 134,124 31,922 17,485 395,094 Special Mention 1,064 2,109 - 16 3,189 Substandard 2,961 872 - 71 3,904 Doubtful - - - - - Loss - - - - - $ 215,588 137,105 31,922 17,572 402,187 December 31, 2015 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 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) 2016 2015 Commercial Owner occupied RE $ 276 704 Non-owner occupied RE 2,711 4,170 Construction - - Business 686 779 Consumer Real estate 550 - Home equity 256 258 Construction - - Other 13 5 Nonaccruing troubled debt restructurings 990 701 Total nonaccrual loans, including nonaccruing TDRs 5,482 6,617 Other real estate owned 639 2,475 Total nonperforming assets $ 6,121 9,092 Nonperforming assets as a percentage of: Total assets 0.46% 0.75% Gross loans 0.53% 0.90% Total loans over 90 days past due $ 1,984 4,547 Loans over 90 days past due and still accruing - - Accruing TDRs 5,675 7,266 Foregone interest income on the nonaccrual loans for the year ended December 31, 2016 was approximately $439,000 and approximately $644,000 for the same period in 2015. 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, 2016 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 $ 2,284 2,243 2,224 263 Non-owner occupied RE 7,238 4,031 1,638 457 Construction - - - - Business 3,699 2,593 1,610 1,154 Total commercial 13,221 8,867 5,472 1,874 Consumer Real estate 1,853 1,843 1,843 682 Home equity 207 257 - - Construction - - - - Other 261 190 177 88 Total consumer 2,321 2,290 2,020 770 Total $ 15,542 11,157 7,492 2,644 December 31, 2015 Recorded investment Impaired loans Unpaid with related Related Principal Impaired allowance for allowance for 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 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, 2016 2015 2014 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 $ 2,263 112 884 6 1,568 47 Non-owner occupied RE 4,106 200 6,137 128 5,693 104 Construction - - 1,888 74 1,977 75 Business 2,873 135 4,067 148 4,522 154 Total commercial 9,242 447 12,976 356 13,760 380 Consumer Real estate 1,854 81 1,112 46 2,094 53 Home equity 257 2 252 7 251 10 Construction - - - - - - Other 203 6 208 7 282 13 Total consumer 2,314 89 1,572 60 2,627 76 Total $ 11,556 536 14,548 416 16,387 456 Allowance for Loan Losses The following table summarizes the activity related to our allowance for loan losses: Year ended December 31, (dollars in thousands) 2016 2015 2014 Balance, beginning of period $ 13,629 11,752 10,213 Provision for loan losses 2,300 3,200 4,175 Loan charge-offs: Commercial Owner occupied RE (5) (48) - Non-owner occupied RE (100) (258) (2,069) Construction (42) (50) - Business (1,031) (881) (645) Total commercial (1,178) (1,237) (2,714) Consumer Real estate (194) (173) (51) Home equity (66) (93) (87) Construction - - - Other (210) (5) (35) Total consumer (470) (271) (173) Total loan charge-offs (1,648) (1,508) (2,887) Loan recoveries: Commercial Owner occupied RE - - - Non-owner occupied RE 155 10 2 Construction - - 127 Business 403 129 117 Total commercial 558 139 246 Consumer Real estate 10 - - Home equity 1 46 5 Construction - - - Other 5 - - Total consumer 16 46 5 Total recoveries 574 185 251 Net loan charge-offs (1,074) (1,323) (2,636) Balance, end of period $ 14,855 13,629 11,752 The following tables summarize the activity in the allowance for loan losses by our commercial and consumer portfolio segments. Year ended December 31, 2016 (dollars in thousands) Commercial Consumer Unallocated Total Balance, beginning of period $ 9,672 3,957 - 13,629 Provision 987 1,313 - 2,300 Loan charge-offs (1,178) (470) - (1,648) Loan recoveries 558 16 - 574 Net loan charge-offs (620) (454) - (1,074) Balance, end of period $ 10,039 4,816 - 14,855 Year ended December 31, 2015 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 The following table disaggregates our allowance for loan losses and recorded investment in loans by method of impairment evaluation. December 31, 2016 Allowance for loan losses Recorded investment in loans (dollars in thousands) Commercial Consumer Total Commercial Consumer Total Individually evaluated $ 1,874 770 2,644 8,867 2,290 11,157 Collectively evaluated 8,165 4,046 12,211 752,590 399,897 1,152,487 Total $ 10,039 4,816 14,855 761,457 402,187 1,163,644 December 31, 2015 Allowance for loan losses Recorded investment in loans 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 |