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 Triangle and Triad regions of North Carolina as well as Atlanta, Georgia. 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 these regions including doctors, dentists, and small business owners. The principal component of the loan portfolio is loans secured by real estate mortgages which account for 82.3% of total loans at December 31, 2018. Commercial loans comprise 62.0% of total real estate loans and consumer loans account for 38.0%. Commercial real estate loans are further categorized into owner occupied which represents 21.9% of total loans and non-owner occupied loans represent 24.1%. Commercial construction loans represent only 5.0% 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. 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. The following table summarizes the composition of our loan portfolio. Total gross loans are recorded net of deferred loan fees and costs, which totaled $2.8 million and $2.3 million as of December 31, 2018 and December 31, 2017, respectively. December 31, (dollars in thousands) 2018 2017 Commercial Owner occupied RE $ 367,018 21.9 % 316,818 22.8 % Non-owner occupied RE 404,296 24.1 % 312,798 22.6 % Construction 84,411 5.0 % 51,179 3.7 % Business 272,980 16.3 % 226,158 16.3 % Total commercial loans 1,128,705 67.3 % 906,953 65.4 % Consumer Real estate 320,943 19.1 % 273,050 19.7 % Home equity 165,937 9.9 % 156,141 11.3 % Construction 37,925 2.3 % 28,351 2.0 % Other 23,822 1.4 % 22,575 1.6 % Total consumer loans 548,627 32.7 % 480,117 34.6 % Total gross loans, net of deferred fees 1,677,332 100.0 % 1,387,070 100.0 % Less – allowance for loan losses (15,762 ) (15,523 ) Total loans, net $ 1,661,570 1,371,547 The composition of gross loans by rate type is as follows: December 31, (dollars in thousands) 2018 2017 Variable rate loans $ 402,148 349,493 Fixed rate loans 1,275,184 1,037,577 $ 1,677,332 1,387,070 At December 31, 2018, approximately $597.6 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, 2018 Owner Non-owner (dollars in thousands) occupied RE occupied RE Construction Business Total Current $ 367,018 404,179 84,411 272,864 1,128,472 30-59 days past due - 117 - 36 153 60-89 days past due - - - - - Greater than 90 days - - - 80 80 $ 367,018 404,296 84,411 272,980 1,128,705 December 31, 2017 Owner Non-owner occupied RE occupied RE Construction Business Total Current $ 316,818 312,477 51,179 224,861 905,335 30-59 days past due - 129 - 416 545 60-89 days past due - - - - - Greater than 90 days - 192 - 881 1,073 $ 316,818 312,798 51,179 226,158 906,953 As of December 31, 2018 and 2017, loans 30 days or more past due represented 0.26% and 0.34% of our total loan portfolio, respectively. Commercial loans 30 days or more past due were 0.01% and 0.12% as of December 31, 2018 and 2017, respectively. The tables below provide a breakdown of outstanding commercial loans by risk category. December 31, 2018 Owner Non-owner (dollars in thousands) occupied RE occupied RE Construction Business Total Pass $ 363,621 400,266 84,411 266,898 1,115,196 Special Mention 296 118 - 2,971 3,385 Substandard 3,101 3,912 - 3,111 10,124 Doubtful - - - - - $ 367,018 404,296 84,411 272,980 1,128,705 December 31, 2017 Owner Non-owner occupied RE occupied RE Construction Business Total Pass $ 312,628 306,965 51,179 215,729 886,501 Special Mention 1,770 2,082 - 5,540 9,392 Substandard 2,420 3,751 - 4,889 11,060 Doubtful - - - - - $ 316,818 312,798 51,179 226,158 906,953 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, 2018 (dollars in thousands) Real estate Home equity Construction Other Total Current $ 317,267 165,727 37,925 23,603 544,522 30-59 days past due 2,555 30 - 106 2,691 60-89 days past due 923 - - 113 1,036 Greater than 90 days 198 180 - - 378 $ 320,943 165,937 37,925 23,822 548,627 December 31, 2017 Real estate Home equity Construction Other Total Current $ 271,284 154,821 28,351 22,506 476,962 30-59 days past due 681 325 - 69 1,075 60-89 days past due 131 995 - - 1,126 Greater than 90 days 954 - - - 954 $ 273,050 156,141 28,351 22,575 480,117 Consumer loans 30 days or more past due were 0.25% and 0.23% as of December 31, 2018 and 2017, respectively. The tables below provide a breakdown of outstanding consumer loans by risk category. December 31, 2018 (dollars in thousands) Real estate Home equity Construction Other Total Pass $ 314,586 162,626 37,925 23,586 538,723 Special Mention 1,792 864 - 139 2,795 Substandard 4,565 2,447 - 97 7,109 Doubtful - - - - - Loss - - - - - $ 320,943 165,937 37,925 23,822 548,627 December 31, 2017 (dollars in thousands) Real estate Home equity Construction Other Total Pass $ 269,422 152,545 28,351 22,367 472,685 Special Mention 715 1,025 - 88 1,828 Substandard 2,913 2,571 - 120 5,604 Doubtful - - - - - Loss - - - - - $ 273,050 156,141 28,351 22,575 480,117 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) 2018 2017 Commercial Owner occupied RE $ - - Non-owner occupied RE 210 1,581 Construction - - Business 81 910 Consumer Real estate 1,980 992 Home equity 1,006 1,144 Construction - - Other 12 1 Nonaccruing troubled debt restructurings 2,541 2,673 Total nonaccrual loans, including nonaccruing TDRs 5,830 7,301 Other real estate owned - 242 Total nonperforming assets $ 5,830 7,543 Nonperforming assets as a percentage of: Total assets 0.31 % 0.46 % Gross loans 0.35 % 0.54 % Total loans over 90 days past due $ 458 2,027 Loans over 90 days past due and still accruing - - Accruing TDRs 6,742 5,145 Foregone interest income on the nonaccrual loans for the year ended December 31, 2018 was approximately $53,000 and approximately $309,000 for the same period in 2017. 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, 2018 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 $ 2,827 2,762 451 75 Non-owner occupied RE 3,321 2,807 2,204 558 Construction - - - - Business 3,745 2,520 2,005 895 Total commercial 9,893 8,089 4,660 1,528 Consumer Real estate 2,993 2,892 1,398 456 Home equity 1,935 1,421 - - Construction - - - - Other 170 170 170 30 Total consumer 5,098 4,483 1,568 486 Total $ 14,991 12,572 6,228 December 31, 2017 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 $ 2,281 2,235 464 179 Non-owner occupied RE 6,827 3,665 2,646 750 Construction - - - - Business 3,735 2,764 1,993 1,061 Total commercial 12,843 8,664 5,103 1,990 Consumer Real estate 2,062 2,037 2,037 1,379 Home equity 2,010 1,575 680 286 Construction - - - - Other 171 170 170 22 Total consumer 4,243 3,782 2,887 1,687 Total $ 17,086 7,990 3,677 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, 2018 2017 2016 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 $ 2,784 142 2,255 104 2,263 112 Non-owner occupied RE 2,860 174 4,144 199 4,106 200 Construction - - - - - - Business 2,883 162 2,823 162 2,873 135 Total commercial 8,527 478 9,222 465 9,242 447 Consumer Real estate 2,930 151 2,047 69 1,854 81 Home equity 1,453 99 1,576 97 257 2 Construction - - - - - - Other 174 5 174 6 203 6 Total consumer 4,557 255 3,797 172 2,314 89 Total $ 13,084 13,019 637 11,556 536 Allowance for Loan Losses The following table summarizes the activity related to our allowance for loan losses: Year ended December 31, (dollars in thousands) 2018 2017 2016 Balance, beginning of period $ 15,523 14,855 13,629 Provision for loan losses 1,900 2,000 2,300 Loan charge-offs: Commercial Owner occupied RE - - (5 ) Non-owner occupied RE (432 ) (589 ) (100 ) Construction - - (42 ) Business (695 ) (638 ) (1,031 ) Total commercial (1,127 ) (1,227 ) (1,178 ) Consumer Real estate (749 ) - (194 ) Home equity (217 ) (400 ) (66 ) Construction - - - Other (53 ) (11 ) (210 ) Total consumer (1,019 ) (411 ) (470 ) Total loan charge-offs (2,146 ) (1,638 ) (1,648 ) Loan recoveries: Commercial Owner occupied RE - - - Non-owner occupied RE 132 119 155 Construction - - - Business 229 86 403 Total commercial 361 205 558 Consumer Real estate 5 86 10 Home equity 115 13 1 Construction - - - Other 4 2 5 Total consumer 124 101 16 Total recoveries 485 306 574 Net loan charge-offs (1,661 ) (1,332 ) (1,074 ) Balance, end of period $ 15,762 15,523 14,855 The following tables summarize the activity in the allowance for loan losses by our commercial and consumer portfolio segments. Year ended December 31, 2018 (dollars in thousands) Commercial Consumer Unallocated Total Balance, beginning of period $ 9,937 5,586 - 15,523 Provision 1,597 303 - 1,900 Loan charge-offs (1,127 ) (1,019 ) - (2,146 ) Loan recoveries 361 124 - 485 Net loan charge-offs (766 ) (895 ) - (1,661 ) Balance, end of period $ 10,768 4,994 - 15,762 Year ended December 31, 2017 Commercial Consumer Unallocated Total Balance, beginning of period $ 10,039 4,816 - 14,855 Provision 920 1,080 - 2,000 Loan charge-offs (1,227 ) (411 ) - (1,638 ) Loan recoveries 205 101 - 306 Net loan charge-offs (1,022 ) (310 ) - (1,332 ) Balance, end of period $ 9,937 5,586 - 15,523 The following table disaggregates our allowance for loan losses and recorded investment in loans by method of impairment evaluation. December 31, 2018 Allowance for loan losses Recorded investment in loans (dollars in thousands) Commercial Consumer Total Commercial Consumer Total Individually evaluated $ 1,528 486 2,014 8,089 4,483 12,572 Collectively evaluated 9,240 4,508 13,748 1,120,616 544,144 1,664,760 Total $ 10,768 4,994 15,762 1,128,705 548,627 1,677,332 December 31, 2017 Allowance for loan losses Recorded investment in loans Commercial Consumer Total Commercial Consumer Total Individually evaluated $ 1,990 1,687 3,677 8,664 3,782 12,446 Collectively evaluated 7,947 3,899 11,846 898,289 476,335 1,374,624 Total $ 9,937 5,586 15,523 906,953 480,117 1,387,070 |