Loans and Allowance for Loan and Lease Losses | Loans and Allowance for Loan and Lease Losses The loan portfolio consisted of the following at: December 31, 2015 December 31, 2014 (Dollars in thousands) Amount Percent Amount Percent Commercial loans $ 347,300 40.3 % $ 301,746 36.0 % Commercial real estate loans – owner occupied 195,554 22.7 % 212,515 25.4 % Commercial real estate loans – all other 146,641 17.0 % 146,676 17.5 % Residential mortgage loans – multi-family 81,487 9.5 % 95,276 11.4 % Residential mortgage loans – single family 52,072 6.0 % 64,326 7.7 % Land development loans 10,001 1.2 % 7,745 0.9 % Consumer loans 28,663 3.3 % 9,687 1.2 % Gross loans 861,718 100.0 % 837,971 100.0 % Deferred fee (income) costs, net 731 59 Allowance for loan and lease losses (12,716 ) (13,833 ) Loans, net $ 849,733 $ 824,197 At December 31, 2015 and 2014 , real estate loans of approximately $523.4 million and $424.5 million , respectively, were pledged to secure borrowings obtained from the FHLB. Allowance for Loan and Lease Losses The ALLL represents our estimate of credit losses in our loan and lease portfolio that are probable and estimable at the balance sheet date. We employ economic models that are based on bank regulatory guidelines, industry standards and our own historical loan loss experience, as well as a number of more subjective qualitative factors, to determine both the sufficiency of the ALLL and the amount of the provisions that are required to increase or replenish the ALLL. The ALLL is first determined by (i) analyzing all classified loans (graded as “Substandard” or “Doubtful” under our internal asset quality grading parameters) on non-accrual status for loss exposure and (ii) establishing specific reserves as needed. ASC 310-10 defines loan impairment as the existence of uncertainty concerning collection of all principal and interest in accordance with the contractual terms of a loan. For collateral dependent loans, impairment is typically measured by comparing the loan amount to the fair value of collateral, less estimated costs to sell, with any “shortfall” amount charged off. Other methods can be used in estimating impairment, including market price and the present value of expected future cash flows discounted at the loan’s original interest rate. We are an active lender with the U.S. Small Business Administration and collection of a percentage of the loan balance of many of the loans originated is guaranteed. The ALLL reserves are calculated against the non-guaranteed loan balances. On a quarterly basis, we utilize a classification based loan loss migration model as well as review individual loans in determining the adequacy of the ALLL for homogenous pools of loans that are not subject to specific reserve allocations. Our loss migration analysis tracks 16 quarters of loan loss history and industry loss factors to determine historical losses by classification category for each loan type, except certain consumer loans (automobile, mortgage and credit cards). We then apply these calculated loss factors, together with qualitative factors based on external economic conditions and trends and internal assessments, to the outstanding loan balances in each homogenous group of loans, and then, using our internal asset quality grading parameters, we grade the loans as “Pass,” “Special Mention,” “Substandard” or “Doubtful”. We analyze impaired loans individually. This grading is based on the credit classifications of assets as prescribed by government regulations and industry standards and is separated into the following groups: • Pass: Loans classified as pass include current loans performing in accordance with contractual terms, installment/consumer loans that are not individually risk rated, and loans which exhibit certain risk factors that require greater than usual monitoring by management. • Special Mention: Loans classified as special mention, while generally not delinquent, 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 loan or in the Bank’s credit position at some future date. • Substandard: Loans classified as substandard have a well-defined weakness or weaknesses that jeopardize the liquidation of the debt. There is a distinct possibility that the Bank will sustain some loss if the deficiencies are not corrected. • Doubtful: Loans classified as doubtful have all the weaknesses inherent in a substandard loan, and may also be at delinquency status and have defined weaknesses based on currently existing facts, conditions and values making collection or liquidation in full highly questionable and improbable. Set forth below is a summary of the activity in the ALLL, by portfolio type, during the years ended December 31, 2015 , 2014 and 2013 . (Dollars in thousands) Commercial Real Estate Land Development Consumer and Single Family Mortgages Total ALLL in the year ended December 31, 2015: Balance at beginning of year $ 7,670 $ 5,133 $ 296 $ 734 $ 13,833 Charge offs (2,643 ) — (85 ) (199 ) (2,927 ) Recoveries 1,798 4 — 8 1,810 Provision (186 ) (28 ) 71 143 — Balance at end of year $ 6,639 $ 5,109 $ 282 $ 686 $ 12,716 ALLL in the year ended December 31, 2014: Balance at beginning of year $ 5,812 $ 4,517 $ 165 $ 864 $ 11,358 Charge offs (551 ) — — (102 ) (653 ) Recoveries 1,467 76 — 85 1,628 Provision 942 540 131 (113 ) 1,500 Balance at end of year $ 7,670 $ 5,133 $ 296 $ 734 $ 13,833 ALLL in the year ended December 31, 2013: Balance at beginning of year $ 6,340 $ 3,487 $ 248 $ 806 $ 10,881 Charge offs (5,945 ) (308 ) (5 ) (200 ) (6,458 ) Recoveries 2,337 5 54 34 2,430 Provision 3,080 1,333 (132 ) 224 4,505 Balance at end of year $ 5,812 $ 4,517 $ 165 $ 864 $ 11,358 Set forth below is information regarding loan balances and the related ALLL, by portfolio type, as of December 31, 2015 and December 31, 2014 . (Dollars in thousands) Commercial Real Estate Land Development Consumer and Single Family Mortgages Total ALLL balance at December 31, 2015 related to: Loans individually evaluated for impairment $ — $ 484 $ — $ — $ 484 Loans collectively evaluated for impairment $ 6,639 $ 4,625 $ 282 $ 686 $ 12,232 Total $ 6,639 $ 5,109 $ 282 $ 686 $ 12,716 Loans balance at December 31, 2015 related to: Loans individually evaluated for impairment $ 12,431 $ 11,107 $ 1,618 $ 701 $ 25,857 Loans collectively evaluated for impairment 334,869 412,575 8,383 80,034 835,861 Total $ 347,300 $ 423,682 $ 10,001 $ 80,735 $ 861,718 ALLL balance at December 31, 2014 related to: Loans individually evaluated for impairment $ 995 $ 537 $ — $ — $ 1,532 Loans collectively evaluated for impairment $ 6,675 $ 4,596 $ 296 $ 734 $ 12,301 Total $ 7,670 $ 5,133 $ 296 $ 734 $ 13,833 Loans balance at December 31, 2014 related to: Loans individually evaluated for impairment $ 21,117 $ 7,536 $ 2,111 $ 4,373 $ 35,137 Loans collectively evaluated for impairment 280,629 446,931 5,634 69,640 802,834 Total $ 301,746 $ 454,467 $ 7,745 $ 74,013 $ 837,971 Credit Quality The amounts of nonperforming assets and delinquencies that occur within our loan portfolio factors in our evaluation of the adequacy of the ALLL. The following table provides a summary of the delinquency status of loans by portfolio type at December 31, 2015 and 2014 : (Dollars in thousands) 30-59 Days Past Due 60-89 Days Past Due 90 Days and Greater Total Past Due Current Total Loans Outstanding Loans >90 Days and Accruing At December 31, 2015 Commercial loans $ 2,010 $ 1,008 $ 8,766 $ 11,784 $ 335,516 $ 347,300 $ — Commercial real estate loans – owner-occupied — — 797 797 194,757 195,554 — Commercial real estate loans – all other 316 — 5,207 5,523 141,118 146,641 — Residential mortgage loans – multi-family — — — — 81,487 81,487 — Residential mortgage loans – single family — — 535 535 51,537 52,072 — Land development loans — — 1,618 1,618 8,383 10,001 — Consumer loans — — — — 28,663 28,663 — Total (1) $ 2,326 $ 1,008 $ 16,923 $ 20,257 $ 841,461 $ 861,718 $ — At December 31, 2014 Commercial loans $ 553 $ — $ — $ 553 $ 301,193 $ 301,746 $ — Commercial real estate loans – owner-occupied — — — — 212,515 212,515 — Commercial real estate loans – all other 20 — 2,117 2,137 144,539 146,676 — Residential mortgage loans – multi-family — — — — 95,276 95,276 — Residential mortgage loans – single family 835 — 285 1,120 63,206 64,326 — Land development loans — — 364 364 7,381 7,745 — Consumer loans 17 — — 17 9,670 9,687 — Total $ 1,425 $ — $ 2,766 $ 4,191 $ 833,780 $ 837,971 $ — (1) Loans 90 days or more past due included one consumer mortgage loan collateralized by residential real estate with a recorded investment of $535 thousand which is in the process of foreclosure. Generally, the accrual of interest on a loan is discontinued when principal or interest payments become more than 90 days past due, unless we believe that the loan is adequately collateralized and it is in the process of collection. There were no loans 90 days or more past due and still accruing interest at December 31, 2015 or December 31, 2014 . In certain instances, when a loan is placed on non-accrual status, previously accrued but unpaid interest is reversed against current income. Subsequent collections of cash are applied as principal reductions when received, except when the ultimate collectability of principal is probable, in which case such payments are applied to accrued and unpaid interest, which is credited to income. Non-accrual loans may be restored to accrual status when principal and interest become current and full repayment becomes expected. The following table provides information with respect to loans on nonaccrual status, by portfolio type, as of December 31, 2015 and 2014 : December 31, 2015 2014 (Dollars in thousands) Nonaccrual loans: Commercial loans $ 12,284 $ 16,182 Commercial real estate loans – owner occupied 3,815 2,171 Commercial real estate loans – all other 6,268 2,117 Residential mortgage loans - multi family 447 — Residential mortgage loans – single family 701 1,472 Land development loans 1,618 2,111 Total (1) $ 25,133 $ 24,053 (1) Nonaccrual loans may include loans that are currently considered performing loans. We classify our loan portfolio using internal credit quality ratings. The following table provides a summary of loans by portfolio type and our internal credit quality ratings as of December 31, 2015 and 2014 , respectively. December 31, (Dollars in thousands) 2015 2014 Increase (Decrease) Pass: Commercial loans $ 329,192 $ 280,102 $ 49,090 Commercial real estate loans – owner occupied 189,944 208,687 (18,743 ) Commercial real estate loans – all other 127,702 128,974 (1,272 ) Residential mortgage loans – multi family 81,040 94,817 (13,777 ) Residential mortgage loans – single family 51,371 62,854 (11,483 ) Land development loans 8,383 5,634 2,749 Consumer loans 28,663 9,687 18,976 Total pass loans $ 816,295 $ 790,755 $ 25,540 Special Mention: Commercial loans $ 5,626 $ 351 $ 5,275 Commercial real estate loans – owner occupied 177 — 177 Commercial real estate loans – all other 9,452 6,588 2,864 Residential mortgage loans – multi family — 459 (459 ) Total special mention loans $ 15,255 $ 7,398 $ 7,857 Substandard: Commercial loans $ 12,482 $ 19,655 $ (7,173 ) Commercial real estate loans – owner occupied 5,433 3,828 1,605 Commercial real estate loans – all other 9,487 11,114 (1,627 ) Residential mortgage loans – multi family 447 — 447 Residential mortgage loans – single family 701 1,472 (771 ) Land development loans 1,618 2,111 (493 ) Total substandard loans $ 30,168 $ 38,180 $ (8,012 ) Doubtful: Commercial loans $ — $ 1,638 $ (1,638 ) Total doubtful loans $ — $ 1,638 $ (1,638 ) Total Loans: $ 861,718 $ 837,971 $ 23,747 Impaired Loans A loan generally is classified as impaired and placed on nonaccrual status when, in our opinion, principal or interest is not likely to be collected in accordance with the contractual terms of the loan agreement. We measure for impairments on a loan-by-loan basis, using either the present value of expected future cash flows discounted at the loan’s effective interest rate, or the fair value of the collateral if the loan is collateral dependent. The following table sets forth information regarding impaired loans, at December 31, 2015 and December 31, 2014 : December 31, (Dollars in thousands) 2015 2014 Impaired loans: Nonaccruing loans $ 5,063 $ 18,118 Nonaccruing restructured loans 20,070 5,935 Accruing restructured loans (1) 724 11,084 Accruing impaired loans — — Total impaired loans $ 25,857 $ 35,137 Impaired loans less than 90 days delinquent and included in total impaired loans $ 6,584 $ 32,371 (1) See "Troubled Debt Restructurings" below for a description of accruing restructured loans at December 31, 2015 and December 31, 2014 . The table below contains additional information with respect to impaired loans, by portfolio type, as of December 31, 2015 and 2014 : December 31, 2015 December 31, 2014 Recorded Investment Unpaid Principal Balance Related Allowance (1) Recorded Investment Unpaid Principal Balance Related Allowance (1) (Dollars in thousands) No allowance recorded: Commercial loans $ 12,431 $ 14,137 $ — $ 18,563 $ 18,839 $ — Commercial real estate loans – owner occupied 2,371 2,515 — 2,171 2,440 — Commercial real estate loans – all other 6,668 6,806 — 5,365 5,423 — Residential mortgage loans – multi-family 447 450 — — — — Residential mortgage loans – single family 701 1,037 — 4,373 4,610 — Land development loans 1,618 1,732 — 2,111 2,146 — Total 24,236 26,677 — 32,583 33,458 — With allowance recorded: Commercial loans $ — $ — $ — $ 2,554 $ 2,983 $ 1,532 Commercial real estate loans – owner occupied 1,621 1,872 484 — — — Total 1,621 1,872 484 2,554 2,983 1,532 Total Commercial loans $ 12,431 $ 14,137 $ — $ 21,117 $ 21,822 $ 1,532 Commercial real estate loans – owner occupied 3,992 4,387 484 2,171 2,440 — Commercial real estate loans – all other 6,668 6,806 — 5,365 5,423 — Residential mortgage loans – multi-family 447 450 — — — — Residential mortgage loans – single family 701 1,037 — 4,373 4,610 — Land development loans 1,618 1,732 — 2,111 2,146 — Total 25,857 28,549 484 35,137 36,441 1,532 (1) When the discounted cash flows, collateral value or market price equals or exceeds the recorded investment in the loan, then specific reserves are not required to be set aside for the loan within the ALLL. This typically occurs when the impaired loans have been partially charged-off and/or there have been interest payments received and applied to the balance of the principal outstanding. At December 31, 2015 and December 31, 2014 there were $24.2 million and $32.6 million , respectively, of impaired loans for which no specific reserves had been allocated because these loans, in our judgment, were sufficiently collateralized. Of the impaired loans at December 31, 2015 for which no specific reserves were allocated, $14.2 million had been deemed impaired in the prior year. Average balances and interest income recognized on impaired loans, by portfolio type, for the year ended December 31, 2015 , 2014 and 2013 were as follows: Year Ended December 31, 2015 2014 2013 Average Balance Interest Income Recognized Average Balance Interest Income Recognized Average Balance Interest Income Recognized No allowance recorded: Commercial loans $ 13,455 $ 178 $ 12,590 $ 782 $ 8,691 $ 496 Commercial real estate loans – owner occupied 2,494 115 2,088 18 3,121 — Commercial real estate loans – all other 6,256 337 6,442 290 12,119 188 Residential mortgage loans – multi-family 451 13 — — — — Residential mortgage loans – single family 3,137 — 3,732 148 1,716 187 Land development loans 1,665 7 1,246 91 302 12 Total 27,458 650 26,098 1,329 25,949 883 With allowance recorded: Commercial loans 528 — 2,298 34 — — Commercial real estate loans – owner occupied 815 — 121 — — — Total 1,343 — 2,419 34 — — Total Commercial loans 13,983 178 14,888 816 8,691 496 Commercial real estate loans – owner occupied 3,309 115 2,209 18 3,121 — Commercial real estate loans – all other 6,256 337 6,442 290 12,119 188 Residential mortgage loans – multi-family 451 13 — — — — Residential mortgage loans – single family 3,137 — 3,732 148 1,716 187 Land development loans 1,665 7 1,246 91 302 12 Total $ 28,801 $ 650 $ 28,517 $ 1,363 $ 25,949 $ 883 The interest that would have been earned had the impaired loans remained current in accordance with their original terms was $899 thousand in 2015 , $384 thousand in 2014 and $490 thousand in 2013 . Troubled Debt Restructurings Pursuant to the FASB's ASU No. 2011-2, A Creditor's Determination of whether a Restructuring is a Troubled Debt Restructuring , the Company's TDRs totaled $20.8 million and $17.0 million at December 31, 2015 and December 31, 2014 , respectively. TDRs consist of loans to which modifications have been made for the purpose of alleviating temporary impairments of the borrower's financial condition and cash flows. Those modifications have come in the forms of changes in amortization terms, reductions in interest rates, interest only payments and, in limited cases, concessions to outstanding loan balances. The modifications are made as part of workout plans we enter into with the borrower that are designed to provide a bridge for the borrower's cash flow shortfalls in the near term. If a borrower works through the near term issues, then in most cases, the original contractual terms of the borrower's loan will be reinstated. Of the $20.8 million of TDRs outstanding at December 31, 2015 , $724 thousand were performing in accordance with their terms and accruing interest and $20.1 million were not. Of the $20.1 million nonperforming TDRs, three loan relationships made up $15.7 million of the amount outstanding as of December 31, 2015. Our impairment analysis determined no specific reserves were required on the TDR balances outstanding at December 31, 2015 . The following table presents loans restructured as TDRs during the years ended December 31, 2015 , 2014 and 2013 : Year Ended December 31, 2015 2014 2013 (Dollars in thousands) Number of loans Pre-Modification Outstanding Recorded Investment Post-Modification Outstanding Recorded Investment Number of loans Pre-Modification Outstanding Recorded Investment Post-Modification Outstanding Recorded Investment Number of loans Pre-Modification Outstanding Recorded Investment Post-Modification Outstanding Recorded Investment Performing Commercial loans 2 $ 147 $ 147 — $ — $ — 1 $ 177 $ 177 Commercial real estate - owner occupied 1 177 177 — — — — — — Commercial real estate – all other 1 400 400 — — — 1 613 303 4 724 724 — — — 2 790 480 Nonperforming Commercial loans 3 2,634 2,634 3 2,716 2,672 3 1,357 1,118 Commercial real estate – owner occupied 2 1,778 1,778 — — — — — — Commercial real estate – all other 1 4,114 4,114 — — — — — — Residential mortgage loans – single family — — — 1 244 242 — — — Land development loans — — — — — — 1 439 391 6 8,526 8,526 4 2,960 2,914 4 1,796 1,509 Total troubled debt restructurings 10 $ 9,250 $ 9,250 4 $ 2,960 $ 2,914 6 $ 2,586 $ 1,989 During the years ended December 31, 2015 , 2014 and 2013 , TDRs that were modified within the preceding 12-month period which subsequently defaulted were as follows: Year Ended December 31, 2015 2014 2013 Number of loans Recorded Investment Number of loans Recorded Investment Number of loans Recorded Investment (Dollars in thousands) Commercial loans — $ — — $ — 2 $ 65 Commercial real estate – all other 1 4,114 — — — — Total 1 $ 4,114 — $ — 2 $ 65 |