Loans and Allowance | Note 6: Loans and Allowance Classes of loans at December 31, 2018 and 2017 include: December 31, December 31, 2018 2017 Real estate Commercial $ 485,808 $ 318,684 Commercial construction and development 53,310 28,164 Consumer closed end first mortgage 464,539 444,243 Consumer open end and junior liens 77,072 69,477 Total real estate loans 1,080,729 860,568 Other loans Consumer loans Auto 43,667 19,640 Boat/RVs 216,608 169,238 Other consumer loans 6,893 6,188 Commercial and industrial 149,359 131,079 Total other loans 416,527 326,145 Total loans 1,497,256 1,186,713 Undisbursed loans in process (10,096) (13,071) Unamortized deferred loan costs, net 8,783 6,503 Allowance for loan losses (13,281) (12,387) Net loans $ 1,482,662 $ 1,167,758 Year-end non-accrual loans, segregated by class of loans, were as follows: December 31, December 31, 2018 2017 Real estate Commercial $ 4,782 $ 1,107 Commercial construction and development 62 - Consumer closed end first mortgage 2,777 3,409 Consumer open end and junior liens 273 309 Consumer loans Auto 88 22 Boat/RVs 470 198 Other consumer loans 46 16 Commercial and industrial 91 159 Total nonaccrual loans $ 8,589 $ 5,220 Nonaccrual Loans and Past Due Loans Loans are considered past due if the required principal and interest payments have not been received as of the date such payments were due. Loans are placed on non-accrual status when the loan is greater than 90 days past due, the borrower, in management’s opinion, may be unable to meet payment obligations as they become due or when required by regulatory provisions. All interest accrued but not collected for loans that are placed on nonaccrual or charged off is reversed against interest income. The interest on these loans is accounted for on the cash-basis or cost-recovery method, until qualifying for return to accrual status. Loans are returned to accrual status when all the principal and interest amounts contractually due are brought current and future payments are reasonably assured and generally only after six months of satisfactory performance. An age analysis of the Company’s past due loans, segregated by class of loans, as of December 31, 2018 and 2017 are as follows: December 31, 2018 Total Loans 90 Days 30‑59 60‑89 90 Days Total Total Past Due Days Past Days Past or More Past Loans and Due Due Past Due Due Current Receivable Accruing Real estate Commercial $ 1,145 $ 536 $ 4,377 $ 6,058 $ 479,750 $ 485,808 $ - Commercial construction and development 4,633 - 61 4,694 48,616 53,310 - Consumer closed end first mortgage 7,847 1,662 2,696 12,205 452,334 464,539 517 Consumer open end and junior liens 353 114 220 687 76,385 77,072 - Consumer loans Auto 257 16 72 345 43,322 43,667 - Boat/RVs 2,174 594 350 3,118 213,490 216,608 - Other consumer loans 65 8 41 114 6,779 6,893 - Commercial and industrial 617 93 91 801 148,558 149,359 - Total $ 17,091 $ 3,023 $ 7,908 $ 28,022 $ 1,469,234 $ 1,497,256 $ 517 December 31, 2017 Total Loans 90 Days 30‑59 60‑89 90 Days Total Total Past Due Days Past Days Past or More Past Loans and Due Due Past Due Due Current Receivable Accruing Real estate Commercial $ 2,171 $ 3,311 $ 998 $ 6,480 $ 312,204 $ 318,684 $ - Commercial construction and development - - - - 28,164 28,164 - Consumer closed end first mortgage 5,914 1,340 3,224 10,478 433,765 444,243 31 Consumer open end and junior liens 540 123 264 927 68,550 69,477 - Consumer loans Auto 114 24 1 139 19,501 19,640 - Boat/RVs 1,613 338 103 2,054 167,184 169,238 - Other consumer loans 65 18 12 95 6,093 6,188 - Commercial and industrial 276 10 159 445 130,634 131,079 - Total $ 10,693 $ 5,164 $ 4,761 $ 20,618 $ 1,166,095 $ 1,186,713 $ 31 Impaired Loans Loans are considered impaired in accordance with the impairment accounting guidance (ASC 310‑10‑35‑16), when, based on current information and events, it is probable the Company will be unable to collect all amounts due from the borrower in accordance with the contractual terms of the loan. Impaired loans include nonperforming commercial loans but also include loans modified in troubled debt restructurings where concessions have been granted to borrowers experiencing financial difficulties. These concessions could include a reduction in the interest rate on the loan, payment extensions, forgiveness of principal, forbearance or other actions intended to maximize collection. Interest on impaired loans is recorded based on the performance of the loan. All interest received on impaired loans that are on nonaccrual status is accounted for on the cash-basis method until qualifying for return to accrual status. Interest is accrued per the contract for impaired loans that are performing. The following tables present impaired loans as of December 31, 2018, 2017 and 2016: December 31, 2018 Average Unpaid Investment Interest Recorded Principal Specific in Impaired Income Balance Balance Allowance Loans Recognized Loans without a specific valuation allowance Real estate Commercial $ 6,324 $ 6,377 $ - $ 1,882 $ - Commercial construction and development 549 549 - 633 27 Consumer closed end first mortgage 1,137 1,137 - 1,260 - Commercial and industrial 131 131 - 167 5 Loans with a specific valuation allowance Real estate Commercial 174 214 100 206 - Total Real estate Commercial $ 6,498 $ 6,591 $ 100 $ 2,088 $ - Commercial construction and development $ 549 $ 549 $ - $ 633 $ 27 Consumer closed end first mortgage $ 1,137 $ 1,137 $ - $ 1,260 $ - Commercial and industrial $ 131 $ 131 $ - $ 167 $ 5 Total $ 8,315 $ 8,408 $ 100 $ 4,148 $ 32 December 31, 2017 Average Unpaid Investment Interest Recorded Principal Specific in Impaired Income Balance Balance Allowance Loans Recognized Loans without a specific valuation allowance Real estate Commercial $ 878 $ 878 $ - $ 765 $ 1 Commercial construction and development 700 700 - 762 33 Consumer closed end first mortgage 1,543 1,543 - 1,451 1 Commercial and industrial 272 342 - 216 5 Loans with a specific valuation allowance Real estate Commercial 214 214 100 214 - Total Real estate Commercial $ 1,092 $ 1,092 $ 100 $ 979 $ 1 Commercial construction and development $ 700 $ 700 $ - $ 762 $ 33 Consumer closed end first mortgage $ 1,543 $ 1,543 $ - $ 1,451 $ 1 Commercial and industrial $ 272 $ 342 $ - $ 216 $ 5 Total $ 3,607 $ 3,677 $ 100 $ 3,408 $ 40 December 31, 2016 Average Unpaid Investment Interest Recorded Principal Specific in Impaired Income Balance Balance Allowance Loans Recognized Loans without a specific valuation allowance Real estate Commercial $ 665 $ 665 $ - $ 2,207 $ 68 Commercial construction and development 822 822 - 874 40 Consumer closed end first mortgage 1,869 1,869 - 1,328 - Consumer open end and junior liens - - - 193 - Commercial and industrial 187 187 - 204 1 Loans with a specific valuation allowance Real estate Commercial 214 214 100 416 - Total Real estate Commercial $ 879 $ 879 $ 100 $ 2,623 $ 68 Commercial construction and development $ 822 $ 822 $ - $ 874 $ 40 Consumer closed end first mortgage $ 1,869 $ 1,869 $ - $ 1,328 $ - Consumer open end and junior liens $ - $ - $ - $ 193 $ - Commercial and industrial $ 187 $ 187 $ - $ 204 $ 1 Total $ 3,757 $ 3,757 $ 100 $ 5,222 $ 109 The following information presents the credit risk profile of the Company’s loan portfolio based on rating category and payment activity as of December 31, 2018 and 2017. Commercial Loan Grades Definition of Loan Grades . Loan grades are numbered 1 through 8. Grades 1‑4 are "pass" credits, grade 5 [Special Mention] loans are "criticized" assets, and grades 6 [Substandard], 7 [Doubtful] and 8 [Loss] are "classified" assets. The use and application of these grades by the Bank conform to the Bank’s policy and regulatory definitions. Pass . Pass credits are loans in grades prime through fair. These are at least considered to be credits with acceptable risks and would be granted in the normal course of lending operations. Special Mention. Special mention credits have potential weaknesses that deserve management’s close attention. If left uncorrected, these potential weaknesses may result in deterioration of the repayment prospects for the credits or in the Bank’s credit position at some future date. If weaknesses cannot be identified, classifying as special mention is not appropriate. Special mention credits are not adversely classified and do not expose the Bank to sufficient risk to warrant an adverse classification. No apparent loss of principal or interest is expected. Substandard. Substandard credits are inadequately protected by the current sound worth and paying capacity of the obligor or by the collateral pledged. Financial statements normally reveal some or all of the following: poor trends, lack of earnings and cash flow, excessive debt, lack of liquidity, and the absence of creditor protection. Credits so classified must have a well-defined weakness, or weaknesses that jeopardize the liquidation of the debt. They are characterized by the distinct possibility that the Bank will sustain some loss if the deficiencies are not corrected. Doubtful. A doubtful extension of credit has all the weaknesses inherent in a substandard asset with the added characteristic that the weaknesses make collection or liquidation in full, on the basis of currently existing facts, conditions, and values, highly questionable and improbable. The possibility of loss is extremely high, but because of certain important and reasonably specific pending factors that may work to the advantage and strengthening of the asset, its classification as an estimated loss is deferred until its more exact status may be determined. Pending factors include proposed merger, acquisition, or liquidation procedures, capital injection, perfecting liens on additional collateral, and refinancing plans. Doubtful classification for an entire credit should be avoided when collection of a specific portion appears highly probable with the adequately secured portion graded Substandard. Retail Loan Grades Pass. Pass credits are loans that are currently performing as agreed and are not troubled debt restructurings. Special Mention . Special mention credits have potential weaknesses that deserve management’s close attention. If left uncorrected, these potential weaknesses may result in deterioration of the repayment prospects for the credits or in the Bank’s credit position at some future date. If weaknesses cannot be identified, classifying as special mention is not appropriate. Special mention credits are not adversely classified and do not expose the Bank to sufficient risk to warrant an adverse classification. No apparent loss of principal or interest is expected. Substandard. Substandard credits are loans that have reason to be considered to have a weakness and placed on non-accrual. This would include all retail loans over 90 days and troubled debt restructurings. December 31, 2018 Commercial Consumer Special Special Pass Mention Substandard Doubtful Pass Mention Substandard Total Real estate Commercial $ 465,888 $ 9,501 $ 10,419 $ - $ 485,808 Commercial construction and development 46,649 6,112 549 - 53,310 Consumer closed end first mortgage $ 459,771 $ - $ 4,768 464,539 Consumer open end and junior liens 76,752 - 320 77,072 Other loans Consumer loans Auto 43,559 - 108 43,667 Boat/RVs 215,830 - 778 216,608 Other consumer loans 6,835 - 58 6,893 Commercial and industrial 141,705 4,009 3,645 - 149,359 $ 654,242 $ 19,622 $ 14,613 $ - $ 802,747 $ - $ 6,032 $ 1,497,256 December 31, 2017 Commercial Consumer Special Special Pass Mention Substandard Doubtful Pass Mention Substandard Total Real estate Commercial $ 309,451 $ 4,219 $ 4,996 $ 18 $ 318,684 Commercial construction and development 27,464 - 700 - 28,164 Consumer closed end first mortgage $ 439,075 $ - $ 5,168 444,243 Consumer open end and junior liens 69,130 - 347 69,477 Other loans Consumer loans Auto 19,616 - 24 19,640 Boat/RVs 169,036 - 202 169,238 Other consumer loans 6,133 - 55 6,188 Commercial and industrial 120,211 5,784 5,084 - 131,079 $ 457,126 $ 10,003 $ 10,780 $ 18 $ 702,990 $ - $ 5,796 $ 1,186,713 Allowance for Loan Losses The risk characteristics of each loan portfolio segment are as follows: Commercial Loans Commercial real estate loans are viewed primarily as cash flow loans and secondarily as loans secured by real estate. Commercial real estate lending typically involves higher loan principal amounts and the repayment of these loans is generally dependent on the successful operation of the property securing the loan or the business conducted on the property securing the loan. Commercial real estate loans may be more adversely affected by conditions in the real estate markets or in the general economy. The properties securing the Company’s commercial real estate portfolio are diverse in terms of type and geographic location. Management monitors and evaluates commercial real estate loans based on collateral, geography and risk grade criteria. As a general rule, the Company avoids financing single purpose projects unless other underwriting factors are present to help mitigate risk. In addition, management tracks the level of owner-occupied commercial real estate loans versus non-owner occupied loans. Commercial construction loans are underwritten utilizing feasibility studies, independent appraisal reviews, sensitivity analyses of absorption and lease rates and financial analyses of the developers and property owners. Construction loans are generally based on estimates of costs and value associated with the complete project. These estimates may be inaccurate. Construction loans often involve the disbursement of substantial funds with repayment substantially dependent on the success of the ultimate project. 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 sensitive to interest rate changes, governmental regulation of real property, general economic conditions and the availability of long-term financing. Commercial business loans are primarily 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 loans are secured by the assets being financed or other business assets such as accounts receivable or inventory and may incorporate a personal guarantee; however, some 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. Residential and Consumer With respect to residential loans that are secured by one-to-four family residences and are primarily owner occupied, the Company generally establishes a maximum loan-to-value ratio and requires private mortgage insurance (PMI) if that ratio is exceeded. Consumer open end and junior lien loans are typically secured by a subordinate interest in one-to-four family residences, and other consumer loans are secured by consumer assets such as automobiles or recreational vehicles. Some consumer loans are unsecured such as small installment loans and certain lines of credit. Repayment of these loans is primarily dependent on the personal income of the borrowers, which can be impacted by economic conditions in their market areas such as unemployment levels. Repayment can also be impacted by changes in property values on residential properties. Risk is mitigated by the fact that the loans are of smaller individual amounts and spread over a large number of borrowers. The following tables detail activity in the allowance for loan losses by portfolio segment for the years ended December 31, 2018, 2017 and 2016. Allocation of a portion of the allowance to one category of loans does not preclude its availability to absorb losses on other segments. December 31, 2018 Commercial Mortgage Consumer Total Allowance for loan losses: Balance, beginning of year $ 7,704 $ 1,761 $ 2,922 $ 12,387 Provision charged (credited) to expense 914 (57) 1,263 2,120 Losses charged off (204) (174) (1,088) (1,466) Recoveries 12 18 210 240 Balance, end of period $ 8,426 $ 1,548 $ 3,307 $ 13,281 December 31, 2017 Commercial Mortgage Consumer Total Allowance for loan losses: Balance, beginning of period $ 7,358 $ 2,303 $ 2,721 $ 12,382 Provision charged (credited) to expense 483 (271) 1,008 1,220 Losses charged off (161) (284) (967) (1,412) Recoveries 24 13 160 197 Balance, end of period $ 7,704 $ 1,761 $ 2,922 $ 12,387 December 31, 2016 Commercial Mortgage Consumer Total Allowance for loan losses: Balance, beginning of year $ 7,090 $ 2,683 $ 2,868 $ 12,641 Provision charged to expense 457 15 378 850 Losses charged off (274) (420) (788) (1,482) Recoveries 85 25 263 373 Balance, end of period $ 7,358 $ 2,303 $ 2,721 $ 12,382 The following tables provide a breakdown of the allowance for loan losses and loan portfolio balances by segment as of December 31, 2018, 2017 and 2016. December 31, 2018 Commercial Mortgage Consumer Total Allowance balances Individually evaluated for impairment $ 100 $ - $ - $ 100 Collectively evaluated for impairment 8,326 1,548 3,307 13,181 Loans acquired with deteriorated credit quality - - - - Total allowance for loan losses $ 8,426 $ 1,548 $ 3,307 $ 13,281 Loan balances Individually evaluated for impairment $ 7,178 $ 1,137 $ - $ 8,315 Collectively evaluated for impairment 681,299 463,402 344,240 1,488,941 Loans acquired with deteriorated credit quality - - - - Gross loans $ 688,477 $ 464,539 $ 344,240 $ 1,497,256 December 31, 2017 Commercial Mortgage Consumer Total Allowance balances Individually evaluated for impairment $ 100 $ - $ - $ 100 Collectively evaluated for impairment 7,604 1,761 2,922 12,287 Total allowance for loan losses $ 7,704 $ 1,761 $ 2,922 $ 12,387 Loan balances Individually evaluated for impairment $ 2,064 $ 1,543 $ - $ 3,607 Collectively evaluated for impairment 475,863 442,700 264,543 1,183,106 Gross loans $ 477,927 $ 444,243 $ 264,543 $ 1,186,713 December 31, 2016 Commercial Mortgage Consumer Total Allowance balances Individually evaluated for impairment $ 100 $ - $ - $ 100 Collectively evaluated for impairment 7,258 2,303 2,721 12,282 Total allowance for loan losses $ 7,358 $ 2,303 $ 2,721 $ 12,382 Loan balances Individually evaluated for impairment $ 1,888 $ 1,869 $ - $ 3,757 Collectively evaluated for impairment 454,245 476,979 237,655 1,168,879 Gross loans $ 456,133 $ 478,848 $ 237,655 $ 1,172,636 Troubled Debt Restructurings Certain categories of impaired loans include loans that have been modified in a troubled debt restructuring that involves granting economic concessions to borrowers who have experienced financial difficulties. These concessions typically result from our loss mitigation activities and could include reductions in the interest rate, payment extensions, forgiveness of principal, forbearance or other actions. Modifications of terms for our loans and their inclusion as troubled debt restructurings are based on individual facts and circumstances. When we modify loans in a troubled debt restructuring, we evaluate any possible impairment similar to other impaired loans based on the present value of expected future cash flows, discounted at the contractual interest rate of the original loan agreement, or we use the current fair value of the collateral, less selling costs for collateral dependent loans. If we determine that the value of the modified loan is less than the recorded investment in the loan (net of previous charge-offs, deferred loan fees or costs and unamortized premium or discount), impairment is recognized through a specific reserve or a charge-off to the allowance. Loans retain their accrual status at the time of their modification. As a result, if a loan is on nonaccrual at the time it is modified, it stays as nonaccrual until a period of satisfactory performance, generally six months, is obtained. If a loan is on accrual at the time of the modification, the loan is evaluated to determine the collection of principal and interest is reasonably assured and generally stays on accrual. At December 31, 2018 and 2017, the Company had a number of loans that were modified in troubled debt restructurings and impaired. The modification of terms of such loans included one or a combination of the following: an extension of maturity, a reduction of the stated interest rate or a permanent reduction of the recorded investment in the loan. The following tables describe troubled debts restructured during the years ended December 31, 2018, 2017 and 2016. 2018 Pre-Modification Post-Modification No. of Loans Recorded Balance Recorded Balance Real estate Commercial 1 $ 26 $ 30 Consumer closed end first mortgage 9 381 388 Consumer open end and junior liens 4 82 94 Other loans Consumer Loans Auto 3 31 30 Boat/RVs 6 353 348 Other 1 4 4 Commercial and industrial 1 60 61 2017 Pre-Modification Post-Modification No. of Loans Recorded Balance Recorded Balance Real estate Consumer closed end first mortgage 7 $ 320 $ 324 Consumer open end and junior liens 2 16 16 Commercial and industrial 1 72 72 2016 Pre-Modification Post-Modification No. of Loans Recorded Balance Recorded Balance Real estate Commercial 1 $ 406 $ 406 Commercial construction and development 1 83 83 Consumer closed end first mortgage 14 881 911 Consumer open end and junior liens 1 39 39 Other loans Consumer loans Auto 1 4 4 Boat/RVs 3 56 56 Other consumer loans 2 7 7 The impact on the allowance for loan losses was insignificant as a result of these modifications. Newly restructured loans by type for the years ended December 31, 2018, 2017 and 2016 are as follows: 2018 Total Rate Term Combination Modification Real estate Commercial $ - $ 30 $ - $ 30 Consumer closed end first mortgage - 38 350 388 Consumer open end and junior liens - 35 59 94 Other loans Consumer loans Auto - 30 - 30 Boat/RVs - 321 27 348 Other consumer loans - 4 - 4 Commercial and industrial - 61 - 61 2017 Total Rate Term Combination Modification Real estate Consumer closed end first mortgage $ - $ 27 $ 297 $ 324 Consumer open end and junior liens - 3 13 16 Commercial and industrial - 72 - 72 2016 Total Rate Term Combination Modification Real Estate Commercial $ - $ 406 $ - $ 406 Construction and development - 83 - 83 Consumer closed end first mortgage - 47 864 911 Consumer open end and junior liens - - 39 39 Other loans Consumer loans Auto - - 4 4 Boat/RVs - 48 8 56 Commercial and industrial - 7 - 7 Defaults of any loans modified as troubled debt restructurings made in the years ended December 31, 2018, 2017 and 2016, respectively, are listed in the tables below. Defaults are defined as any loans that become 90 days past due. 2018 Post-Modification Outstanding No. of Loans Recorded Balance Real Estate Consumer closed end first mortgage 1 $ 48 Consumer open end and junior liens 1 5 2017 Post-Modification Outstanding No. of Loans Recorded Balance Real Estate Consumer closed end first mortgage 1 $ 79 2016 Post-Modification Outstanding No. of Loans Recorded Balance Real Estate Consumer closed end first mortgage 5 $ 179 Other loans Consumer loans Boat/RV 1 7 At December 31, 2018 and 2017, the balance of real estate owned includes $541,000 and $251,000, respectively of foreclosed residential real estate held for sale. At December 31, 2018 and 2017, real estate in the process of foreclosure was $833,000 and $970,000, respectively. |