Loans and Allowance for Credit Losses | Note 4. Loans and Allowance for Credit Losses For financial reporting purposes, Pinnacle Financial classifies its loan portfolio based on the underlying collateral utilized to secure each loan. This classification is consistent with those utilized in the Quarterly Report of Condition and Income filed by Pinnacle Bank with the Federal Deposit Insurance Corporation (FDIC). Pinnacle Financial uses the following loan categories for presentation of loan balances and the related allowance for credit losses on loans: • Owner occupied commercial real estate mortgage loans - Owner occupied commercial real estate mortgage loans are secured by commercial office buildings, industrial buildings, warehouses or retail buildings where the owner of the building occupies the property. For such loans, repayment is largely dependent upon the operation of the borrower's business. • Non-owner occupied commercial real estate loans - These loans represent investment real estate loans secured by office buildings, industrial buildings, warehouses, retail buildings, and multifamily residential housing. Repayment is primarily dependent on lease income generated from the underlying collateral. • Consumer real estate mortgage loans - Consumer real estate mortgage consists primarily of loans secured by 1-4 family residential properties, including home equity lines of credit. Repayment is primarily dependent on the personal cash flow of the borrower. • Construction and land development loans - Construction and land development loans include loans where the repayment is dependent on the successful completion and eventual sale, refinance or operation of the related real estate project. Construction and land development loans include 1-4 family construction projects and commercial construction endeavors such as warehouses, apartments, office and retail space and land acquisition and development. • Commercial and industrial loans - Commercial and industrial loans include loans to business enterprises issued for commercial, industrial and/or other professional purposes. These loans are generally secured by equipment, inventory, and accounts receivable of the borrower and repayment is primarily dependent on business cash flows. Loans amounting to $2.3 billion which were granted under the Paycheck Protection Program are included in this category. • Consumer and other loans - Consumer and other loans include all loans issued to individuals not included in the consumer real estate mortgage classification. Examples of consumer and other loans are automobile loans, consumer credit cards and loans to finance education, among others. Many consumer loans are unsecured. Repayment is primarily dependent on the personal cash flow of the borrower. Loans at June 30, 2020 and December 31, 2019 were as follows: June 30, 2020 December 31, 2019 Commercial real estate: Owner occupied $ 2,708,306 $ 2,669,766 Non-owner occupied 5,384,018 5,039,452 Consumer real estate – mortgage 3,042,604 3,068,625 Construction and land development 2,574,494 2,430,483 Commercial and industrial 8,516,333 6,290,296 Consumer and other 294,545 289,254 Subtotal $ 22,520,300 $ 19,787,876 Allowance for credit losses (285,372) (94,777) Loans, net $ 22,234,928 $ 19,693,099 Commercial loans receive risk ratings assigned by a financial advisor subject to validation by Pinnacle Financial's independent loan review department. Risk ratings are categorized as pass, special mention, substandard, substandard-nonaccrual or doubtful-nonaccrual. Pass rated loans include six distinct ratings categories for loans that represent specific attributes. Pinnacle Financial believes that its categories follow those used by Pinnacle Bank's primary regulators. At June 30, 2020, approximately 82.5% of Pinnacle Financial's loan portfolio was analyzed as a commercial loan type with a specifically assigned risk rating. Consumer loans and small business loans are generally not assigned an individual risk rating but are evaluated as either accrual or nonaccrual based on the performance of the individual loans. However, certain consumer real estate-mortgage loans and certain consumer and other loans receive a specific risk rating due to the loan proceeds being used for commercial purposes even though the collateral may be of a consumer loan nature. Consumer loans that have been placed on nonaccrual but have not otherwise been assigned a risk rating are believed by management to share risk characteristics with loans rated substandard-nonaccrual and have been presented as such in Pinnacle Financial's risk rating disclosures. Risk ratings are subject to continual review by a financial advisor and a senior credit officer. At least annually, Pinnacle Financial's credit procedures require every risk rated loan of $1.0 million or more be subject to a formal credit risk review process. Each loan's risk rating is also subject to review by Pinnacle Financial's independent loan review department, which reviews a substantial portion of Pinnacle Financial's risk rated portfolio annually. Included in the coverage are independent loan reviews of loans in targeted higher-risk portfolio segments such as certain commercial and industrial loans, land loans and/or loan types in certain geographies. During the second quarter of 2020, Pinnacle Financial performed an in-depth review of all risk-graded loans greater than $1.0 million for which we had granted the borrower the ability to defer the payment of principal and/or interest for a period of up to 90 days following the COVID-19 outbreak. Pinnacle Financial also performed an in-depth review of all of its hotel and retail commercial real estate loans greater than $1.0 million regardless of their receipt of deferral. Following are the definitions of the risk rating categories used by Pinnacle Financial. Pass rated loans include all credits other than those included within these categories: • Special mention loans 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 asset or in Pinnacle Financial's credit position at some future date. • Substandard loans are inadequately protected by the current net worth and financial capacity of the obligor or of the collateral pledged, if any. Assets so classified must have a well-defined weakness or weaknesses that jeopardize collection of the debt. Substandard loans are characterized by the distinct possibility that Pinnacle Financial could sustain some loss if the deficiencies are not corrected. • Substandard-nonaccrual loans are substandard loans that have been placed on nonaccrual status. • Doubtful-nonaccrual loans have all the characteristics of substandard-nonaccrual loans 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 table below presents loan balances classified within each risk rating category by primary loan type and based on year of origination as of June 30, 2020 (in thousands): June 30, 2020 2020 2019 2018 2017 2016 Prior Revolving Loans Total Commercial real estate- owner occupied Pass $ 342,164 $ 485,461 $ 509,788 $ 388,684 $ 389,384 $ 347,423 $ 64,075 $ 2,526,979 Special Mention 2,445 8,612 23,239 11,957 5,563 5,775 — 57,591 Substandard (1) 18,292 6,902 6,877 18,256 12,685 3,880 45,038 111,930 Substandard-nonaccrual 821 442 2,138 2,611 1,595 4,089 110 11,806 Doubtful-nonaccrual — — — — — — — — Total Commercial real estate - owner occupied $ 363,722 $ 501,417 $ 542,042 $ 421,508 $ 409,227 $ 361,167 $ 109,223 $ 2,708,306 Commercial real estate- Non-owner occupied Pass $ 798,839 $ 1,154,829 $ 867,521 $ 623,990 $ 574,543 $ 476,052 $ 71,274 $ 4,567,048 Special Mention 46,818 170,003 95,155 163,384 174,600 136,136 284 786,380 Substandard (1) 6,068 1,484 4,976 3,541 1,072 2,995 — 20,136 Substandard-nonaccrual — 3,717 763 147 1,071 4,756 — 10,454 Doubtful-nonaccrual — — — — — — — — Total Commercial real estate - Non-owner occupied $ 851,725 $ 1,330,033 $ 968,415 $ 791,062 $ 751,286 $ 619,939 $ 71,558 $ 5,384,018 Consumer real estate – mortgage Pass $ 276,995 $ 590,211 $ 409,497 $ 200,643 $ 156,708 $ 387,684 $ 974,695 $ 2,996,433 Special Mention 493 2,697 3,314 645 — 1,025 8,739 16,913 Substandard (1) 932 1,200 — 900 378 2,141 470 6,021 Substandard-nonaccrual 491 1,488 921 1,439 3,027 11,489 4,382 23,237 Doubtful-nonaccrual — — — — — — — — Total Consumer real estate – mortgage $ 278,911 $ 595,596 $ 413,732 $ 203,627 $ 160,113 $ 402,339 $ 988,286 $ 3,042,604 Construction and land development Pass $ 594,375 $ 1,216,171 $ 487,354 $ 126,976 $ 20,375 $ 11,501 $ 21,788 $ 2,478,540 Special Mention 6,750 32,465 47,324 — 4,243 — — 90,782 Substandard (1) 824 687 31 — 240 160 — 1,942 Substandard-nonaccrual 322 565 275 87 — 1,981 — 3,230 Doubtful-nonaccrual — — — — — — — — Total Construction and land development $ 602,271 $ 1,249,888 $ 534,984 $ 127,063 $ 24,858 $ 13,642 $ 21,788 $ 2,574,494 Commercial and industrial Pass $ 3,293,463 $ 1,359,904 $ 889,189 $ 436,566 $ 166,155 $ 114,273 $ 2,001,673 $ 8,261,223 Special Mention 11,101 54,226 15,780 16,176 7,897 1,958 22,232 129,370 Substandard (1) 6,657 46,915 15,328 2,993 616 2,571 36,881 111,961 Substandard-nonaccrual 2,894 6,122 517 877 262 259 2,848 13,779 Doubtful-nonaccrual — — — — — — — — Total Commercial and industrial $ 3,314,115 $ 1,467,167 $ 920,814 $ 456,612 $ 174,930 $ 119,061 $ 2,063,634 $ 8,516,333 Consumer and other Pass $ 47,178 $ 29,683 $ 9,739 $ 10,453 $ 6,082 $ 2,962 $ 188,337 $ 294,434 Special Mention — — — — — — 9 9 Substandard (1) — — — — — — 47 47 Substandard-nonaccrual — — 4 43 5 3 — 55 Doubtful-nonaccrual — — — — — — — — Total Consumer and other $ 47,178 $ 29,683 $ 9,743 $ 10,496 $ 6,087 $ 2,965 $ 188,393 $ 294,545 Total loans Pass $ 5,353,014 $ 4,836,259 $ 3,173,088 $ 1,787,312 $ 1,313,247 $ 1,339,895 $ 3,321,842 $ 21,124,657 Special Mention 67,607 268,003 184,812 192,162 192,303 144,894 31,264 1,081,045 June 30, 2020 2020 2019 2018 2017 2016 Prior Revolving Loans Total Substandard (1) 32,773 57,188 27,212 25,690 14,991 11,747 82,436 252,037 Substandard-nonaccrual 4,528 12,334 4,618 5,204 5,960 22,577 7,340 62,561 Doubtful-nonaccrual — — — — — — — — Total loans $ 5,457,922 $ 5,173,784 $ 3,389,730 $ 2,010,368 $ 1,526,501 $ 1,519,113 $ 3,442,882 $ 22,520,300 The following table outlines the risk category of loans as of December 31, 2019 (in thousands): Commercial real estate - mortgage Consumer real estate - mortgage Construction and land development Commercial and industrial Consumer and other Total December 31, 2019 Pass $ 7,499,725 $ 3,019,203 $ 2,422,347 $ 6,069,757 $ 288,361 $ 19,299,393 Special Mention 51,147 13,787 2,816 79,819 698 148,267 Substandard (1) 139,518 10,969 3,042 125,035 47 278,611 Substandard-nonaccrual 18,828 24,666 2,278 15,685 148 61,605 Doubtful-nonaccrual — — — — — — Total loans $ 7,709,218 $ 3,068,625 $ 2,430,483 $ 6,290,296 $ 289,254 $ 19,787,876 (1) Potential problem loans represent those loans with a well-defined weakness and where information about possible credit problems of borrowers has caused management to have doubts about the borrower's ability to comply with present repayment terms. This definition is believed to be substantially consistent with the standards established by Pinnacle Bank's primary regulators for loans classified as substandard, excluding troubled debt restructurings. Potential problem loans, which are not included in nonaccrual loans, amounted to approximately $251.3 million at June 30, 2020, compared to $276.0 million at December 31, 2019. The table below presents the aging of past due balances by loan segment at June 30, 2020 and December 31, 2019 (in thousands): June 30, 2020 30-59 days past due 60-89 days past due 90 days or more past due Total past due Current Total loans Commercial real estate: Owner-occupied $ 2,446 $ 1,241 $ 4,943 $ 8,630 $ 2,699,676 $ 2,708,306 Non-owner occupied 576 64 9,950 10,590 5,373,428 5,384,018 Consumer real estate – mortgage 3,318 1,557 5,917 10,792 3,031,812 3,042,604 Construction and land development 1,461 598 2,154 4,213 2,570,281 2,574,494 Commercial and industrial 7,641 2,651 4,991 15,283 8,501,050 8,516,333 Consumer and other 1,580 23 548 2,151 292,394 294,545 Total $ 17,022 $ 6,134 $ 28,503 $ 28,503 $ 51,659 $ 22,468,641 $ 22,520,300 December 31, 2019 Commercial real estate: Owner-occupied $ 2,307 $ 2,932 $ 1,719 $ 6,958 $ 2,662,808 $ 2,669,766 Non-owner occupied 3,156 3,641 3,816 10,613 5,028,839 5,039,452 Consumer real estate – mortgage 11,646 2,157 7,304 21,107 3,047,518 3,068,625 Construction and land development 1,392 711 1,487 3,590 2,426,893 2,430,483 Commercial and industrial 8,474 2,478 6,364 17,316 6,272,980 6,290,296 Consumer and other 1,770 414 570 2,754 286,500 289,254 Total $ 28,745 $ 12,333 $ 21,260 $ 21,260 $ 62,338 $ 19,725,538 $ 19,787,876 The following table details the changes in the allowance for credit losses for the three and six months ended June 30, 2020 and 2019, respectively, by loan classification (in thousands): Commercial real estate - Owner occupied Commercial real estate - Non-owner occupied Consumer Construction and land development Commercial and industrial Consumer Unallocated Total Three months ended June 30, 2020: Balance at March 31, 2020 $ 23,634 $ 32,114 $ 32,998 $ 38,911 $ 88,060 $ 6,748 $ — $ 222,465 Charged-off loans — (2) (1,196) — (6,734) (1,070) — (9,002) Recovery of previously charged-off loans 80 106 484 50 2,249 648 — 3,617 Provision for credit losses on loans 15,089 36,208 (2,928) 2,936 17,035 (48) — 68,292 Balance at June 30, 2020 $ 38,803 $ 68,426 $ 29,358 $ 41,897 $ 100,610 $ 6,278 $ — $ 285,372 Three months ended June 30, 2019: Balance at March 31, 2019 $ 12,618 $ 17,549 $ 8,369 $ 10,915 $ 32,699 $ 4,803 $ 241 $ 87,194 Charged-off loans (1,065) — (580) (4) (5,408) (1,423) — (8,480) Recovery of previously charged-off loans 16 876 372 19 2,744 317 — 4,344 Provision for credit losses on loans 605 227 328 276 7,401 (1,583) (59) 7,195 Balance at June 30, 2019 $ 12,174 $ 18,652 $ 8,489 $ 11,206 $ 37,436 $ 2,114 $ 182 $ 90,253 Six months ended June 30, 2020: Balance at December 31, 2019 $ 13,406 $ 19,963 $ 8,054 $ 12,662 $ 36,112 $ 3,595 $ 985 $ 94,777 Impact of adopting ASC 326 264 (4,740) 21,029 (3,144) 23,040 2,638 (985) 38,102 Charged-off loans (1,061) (263) (2,126) — (14,998) (2,247) — (20,695) Recovery of previously charged-off loans 225 199 674 93 2,997 967 — 5,155 Provision for credit losses on loans 25,969 53,267 1,727 32,286 53,459 1,325 — 168,033 Balance at June 30, 2020 $ 38,803 $ 68,426 $ 29,358 $ 41,897 $ 100,610 $ 6,278 $ — $ 285,372 Six months ended June 30, 2019: Balance at December 31, 2018 $ 11,297 $ 15,649 $ 7,670 $ 11,128 $ 31,731 $ 5,423 $ 677 $ 83,575 Charged-off loans (1,586) (13) (930) (4) (8,760) (3,255) — (14,548) Recovery of previously charged-off loans 76 888 741 141 4,342 659 — 6,847 Provision for credit losses on loans 2,387 2,128 1,008 (59) 10,123 (713) (495) 14,379 Balance at June 30, 2019 $ 12,174 $ 18,652 $ 8,489 $ 11,206 $ 37,436 $ 2,114 $ 182 $ 90,253 The following table details the allowance for credit losses on loans and recorded investment in loans by loan classification and by impairment evaluation method as of December 31, 2019, as determined in accordance with ASC 310 prior to the adoption of ASU 2016-13 (in thousands): Commercial real estate - mortgage Consumer Construction and land development Commercial and industrial Consumer Unallocated Total December 31, 2019 Allowance for Loan Losses: Collectively evaluated for impairment $ 32,134 $ 6,762 $ 12,629 $ 35,401 $ 3,586 $ 90,512 Individually evaluated for impairment 1,235 1,292 33 711 9 3,280 Loans acquired with deteriorated credit quality (1) — — — — — — Total allowance for loan losses $ 33,369 $ 8,054 $ 12,662 $ 36,112 $ 3,595 $ 985 $ 94,777 Loans: Collectively evaluated for impairment $ 7,681,608 $ 3,036,922 $ 2,426,901 $ 6,274,280 $ 289,106 $ 19,708,817 Individually evaluated for impairment 18,122 25,018 561 14,295 148 58,144 Loans acquired with deteriorated credit quality 9,488 6,685 3,021 1,721 — 20,915 Total loans $ 7,709,218 $ 3,068,625 $ 2,430,483 $ 6,290,296 $ 289,254 $ 19,787,876 (1) Prior to the adoption of ASC 326 on January 1, 2020, an allowance for loan losses was recorded on loans acquired with deteriorated credit quality only in the event of additional credit deterioration subsequent to acquisition. The adequacy of the allowance for credit losses is reviewed by Pinnacle Financial's management on a quarterly basis. This assessment includes procedures to estimate the allowance and test the adequacy and appropriateness of the resulting balance. The level of the allowance is based upon management's evaluation of historical default and loss experience, current and projected economic conditions, asset quality trends, known and inherent risks in the portfolio, adverse situations that may affect the borrowers' ability to repay the loan (including the timing of future payment), the estimated value of any underlying collateral, composition of the loan portfolio, industry and peer bank loan quality indications and other pertinent factors, including regulatory recommendations. The level of the allowance for credit losses maintained by management is believed adequate to absorb all expected future losses inherent in the loan portfolio at the balance sheet date. The allowance is increased by provisions charged to expense and decreased by charge-offs, net of recoveries of amounts previously charged-off. As described in Note 1. Summary of Significant Accounting Policies , Pinnacle Financial adopted ASU 2016-13 on January 1, 2020, which introduced the CECL methodology for estimating all expected losses over the life of a financial asset. Under the CECL methodology the allowance for credit losses is measured on a collective basis for pools of loans with similar risk characteristics, and for loans that do not share similar risk characteristics with the collectively evaluated pools, evaluations are performed on an individual basis. For all loan segments collectively evaluated, losses are predicted over a period of time determined to be reasonable and supportable, and at the end of the reasonable and supportable period losses are reverted to long term historical averages. Upon implementation of ASU 2016-13 on January 1, 2020, Pinnacle Financial utilized a reasonable and supportable period of eighteen months for all loan segments, followed by a twelve month straight line reversion to long term averages. At June 30, 2020, a reasonable and supportable period of twelve months was utilized for owner occupied commercial real estate, construction and land development, and commercial and industrial in response to the relatively high level of economic uncertainly related to the ongoing COVID-19 pandemic. For all other loan segments, the reasonable and supportable period of eighteen months was maintained as longer variable lag structures are used within their statistical models, which inherently mitigates the uncertainty in the economic projections by placing less reliance on sudden changes in the projections. The twelve month straight line reversion period was maintained for all loan segments at June 30, 2020. Upon adoption of ASU 2016-13, the opening balance of the allowance for credit losses was increased by $38.1 million through retained earnings. The additional increase during the three months ended June 30, 2020 is primarily attributable to the change in projected economic conditions resulting from the COVID-19 pandemic, with the projected increase in the unemployment rate being the most significant driver. The following table presents the amortized cost basis of collateral dependent loans, which are individually evaluated to determine expected credit losses: June 30, 2020 Real Estate Business Assets Other Total Commercial real estate: Owner-occupied 16,215 — — 16,215 Non-owner occupied 14,447 — — 14,447 Consumer real estate – mortgage 29,385 — — 29,385 Construction and land development 4,452 — — 4,452 Commercial and industrial 482 14,769 309 15,560 Consumer and other — — 48 48 Total $ 64,981 $ 14,769 $ 357 $ 80,107 The table below presents the amortized cost basis of loans on nonaccrual status and loans past due 90 or more days and still accruing interest at June 30, 2020 and December 31, 2019. Also presented is the balance of loans on nonaccrual status at June 30, 2020 for which there was no related allowance for credit losses recorded (in thousands): June 30, 2020 December 31, 2019 Total nonaccrual loans Nonaccrual loans with no allowance for credit losses Loans past due 90 or more days and still accruing Total nonaccrual loans Loans past due 90 or more days and still accruing Commercial real estate: Owner-occupied $ 11,806 $ 4,325 $ — $ 11,654 $ — Non-owner occupied 10,454 7,540 — 7,173 — Consumer real estate – mortgage 23,237 — 18 24,667 168 Construction and land development 3,230 1,222 — 2,278 — Commercial and industrial 13,780 6,753 1,459 15,685 946 Consumer and other 55 — 505 148 501 Total $ 62,562 $ 19,840 $ 1,982 $ 61,605 $ 1,615 Pinnacle Financial's policy is the accrual of interest income will be discontinued when (1) there is a significant deterioration in the financial condition of the borrower and full repayment of principal and interest is not expected or (2) the principal or interest is more than 90 days past due, unless the loan is both well secured and in the process of collection. As such, at the date loans are placed on nonaccrual status, Pinnacle Financial reverses all previously accrued interest income against current year earnings. Pinnacle Financial's policy is once a loan is placed on nonaccrual status each subsequent payment is reviewed on a case-by-case basis to determine if the payment should be applied to interest or principal pursuant to regulatory guidelines. Pinnacle Financial recognized no interest income from cash payments received on nonaccrual loans during the three and six months ended June 30, 2020, compared to $89,000 and $176,000 during the three and six months ended June 30, 2019, respectively. Had these nonaccruing loans been on accruing status, interest income would have been higher by $854,000 and $1.6 million for the three and six months ended June 30, 2020, respectively, compared to $1.4 million and $2.6 million higher for the three and six months ended June 30, 2019, respectively. Approximately $32.1 million and $35.8 million of nonaccrual loans as of June 30, 2020 and December 31, 2019, respectively, were performing pursuant to their contractual terms at those dates. The following table presents impaired loans at December 31, 2019 as determined under ASC 310 prior to the adoption of ASU 2016-13. Impaired loans generally include nonaccrual loans, troubled debt restructurings, and other loans deemed to be impaired but that continue to accrue interest. Presented are the recorded investment, unpaid principal balance and related allowance of impaired loans at December 31, 2019 by loan classification (in thousands): At December 31, 2019 Recorded investment Unpaid principal balances Related allowance Impaired loans with an allowance: Commercial real estate – mortgage $ 9,998 $ 10,983 $ 1,235 Consumer real estate – mortgage 20,996 23,105 1,292 Construction and land development 542 654 33 Commercial and industrial 4,074 5,381 711 Consumer and other 148 182 9 Total $ 35,758 $ 40,305 $ 3,280 Impaired loans without an allowance: Commercial real estate – mortgage $ 8,124 $ 8,891 $ — Consumer real estate – mortgage 4,022 4,021 — Construction and land development 19 17 — Commercial and industrial 10,221 11,322 — Consumer and other — — — Total $ 22,386 $ 24,251 $ — Total impaired loans $ 58,144 $ 64,556 $ 3,280 The following table details the average recorded investment and the amount of interest income recognized on a cash basis for the three and six months ended June 30, 2019, respectively, of impaired loans by loan classification as determined under ASC 310 prior to the adoption of ASU 2016-13 (in thousands): Three months ended Six months ended Average recorded investment Interest income recognized Average recorded investment Interest income recognized Impaired loans with an allowance: Commercial real estate – mortgage $ 15,589 $ — $ 15,097 $ — Consumer real estate – mortgage 22,219 — 21,434 — Construction and land development 747 — 692 — Commercial and industrial 9,718 — 9,563 — Consumer and other 221 — 475 — Total $ 48,494 $ — $ 47,261 $ — Impaired loans without an allowance: Commercial real estate – mortgage $ 13,503 $ 89 $ 13,910 $ 176 Consumer real estate – mortgage 10,658 — 9,521 — Construction and land development — — 595 — Commercial and industrial 13,505 — 13,868 — Consumer and other — — — — Total $ 37,666 $ 89 $ 37,894 $ 176 Total impaired loans $ 86,160 $ 89 $ 85,155 $ 176 Prior to the adoption of ASU 2016-13, loans acquired with deteriorated credit quality, referred to under ASC 310-30 as purchased credit impaired loans and under ASU 2016-13 as purchased credit deteriorated loans, were assigned a credit related purchase discount and non-credit related purchase discount at acquisition. Upon adoption of ASU 2016-13 on January 1, 2020, the remaining credit related discount was re-classified to a component of the allowance for credit losses. The remaining non-credit discount will continue to be accreted into income over the remaining lives of the related loans. The following table provides a rollforward of purchased credit deteriorated loans from December 31, 2019 through June 30, 2020 (in thousands): Gross Carrying Value Accretable Nonaccretable Net Carrying December 31, 2019 $ 29,544 $ (4,801) $ (3,828) $ 20,915 Reclassification of discount to allowance for credit losses — — 3,828 3,828 Year-to-date settlements (3,152) 1,939 — (1,213) June 30, 2020 $ 26,392 $ (2,862) $ — $ 23,530 The carrying value is adjusted for additional draws, pursuant to contractual arrangements, offset by loan paydowns. Year-to-date settlements include both loans that were charged-off as well as loans that were paid off, typically as a result of refinancings at other institutions. At June 30, 2020 and December 31, 2019, there were $3.3 million and $4.9 million, respectively, of troubled debt restructurings that were performing as of their restructure date and which were accruing interest. Troubled commercial loans are restructured by specialists within Pinnacle Bank's Special Assets Group, and all restructurings are approved by committees and/or credit officers separate and apart from the normal loan approval process. These specialists are charged with reducing Pinnacle Financial's overall risk and exposure to loss in the event of a restructuring by obtaining some or all of the following: improved documentation, additional guaranties, increase in curtailments, reduction in collateral release terms, additional collateral or other similar strategies. The following table outlines the amount of each loan category where troubled debt restructurings were made during the three and six months ended June 30, 2020 and 2019 (dollars in thousands): Three Months Ended Six Months Ended Number Pre Modification Outstanding Recorded Investment Post Modification Outstanding Recorded Investment, net of related allowance Number Pre Modification Outstanding Recorded Investment Post Modification Outstanding Recorded Investment, net of related allowance 2020 Commercial real estate: Owner-occupied — $ — $ — — $ — $ — Non-owner occupied — — — — — — Consumer real estate – mortgage — — — 1 807 807 Construction and land development — — — — — — Commercial and industrial — — — — — — Consumer and other — — — — — — — $ — $ — 1 $ 807 $ 807 2019 Commercial real estate: — $ — $ — — $ — $ — Consumer real estate – mortgage 1 712 626 1 712 626 Construction and land development 1 21 19 1 21 19 Commercial and industrial 1 1,397 796 1 1,397 796 Consumer and other — — — — — — 3 $ 2,130 $ 1,441 3 $ 2,130 $ 1,441 There were no troubled debt restructurings made during the three months ended June 30, 2020. During the six months ended June 30, 2020 and 2019, there were no troubled debt restructurings that subsequently defaulted within twelve months of the restructuring. In response to the COVID-19 pandemic and its economic impact to its customers, Pinnacle Bank implemented a short-term modification program in accordance with interagency regulatory guidance to provide temporary payment relief to those borrowers directly impacted by COVID-19 who were not more than 30 days past due at the time of the modification. This program allows for a deferral of payments for 90 days, which Pinnacle Bank may extend for an additional 90 days, for a maximum of 180 days on a cumulative and successive basis. Pursuant to the interagency regulatory guidance, Pinnacle Financial may elect to not classify loans for which these deferrals are granted as troubled debt restructurings. Pinnacle Financial analyzes its commercial loan portfolio to determine if a concentration of credit risk exists to any industries. Pinnacle Financial utilizes broadly accepted industry classification systems in order to classify borrowers into various industry classifications. Pinnacle Financial has a credit exposure (loans outstanding plus unfunded lines of credit) exceeding 25% of Pinnacle Bank's total risk-based capital to borrowers in the following industries at June 30, 2020 with the comparative exposures for December 31, 2019 (in thousands): June 30, 2020 Outstanding Principal Balances Unfunded Commitments Total exposure Total Exposure at Lessors of nonresidential buildings $ 3,780,487 $ 907,096 $ 4,687,583 $ 4,578,116 Lessors of residential buildings 1,046,928 773,602 1,820,530 1,599,837 New Housing For-Sale Builders 529,797 608,139 1,137,936 1,090,603 Hotels (except Casino Hotels) and Motels 874,824 155,778 1,030,602 967,771 Pinnacle Financial monitors two ratios regarding construction and commercial real estate lending as part of its concentration management processes. Both ratios are calculated by dividing certain types of loan balances for each of the two categories by Pinnacle Bank’s total risk-based capital. At both June 30, 2020 and December 31, 2019, Pinnacle Bank’s construction and land development loans as a percentage of total risk-based capital were 83.6%. Non-owner occupied commercial real estate and multifamily loans (including construction and land development loans) as a percentage of total risk-based capital were 275.0% and 268.3% as of June 30, 2020 and December 31, 2019, respectively. Banking regulations have established guidelines for the construction ratio of less than 100% of total risk-based capital and for the non-owner occupied ratio of less than 300% of total risk-based capital. When a bank’s ratios are in excess of one or both of these guidelines, banking regulations generally require an increased level of monitoring in these lending areas by bank management. At June 30, 2020, Pinnacle Bank was within the 100% and 300% guidelines and has established what it believes to be appropriate controls to monitor its lending in these areas as it aims to keep the level of these loans below the 100% and 300% thresholds. At June 30, 2020, Pinnacle Bank had granted loans and other extensions of credit amounting to approximately $11.1 million to current directors, executive officers, and their related entities, of which $7.1 million had been drawn upon. At December 31, 2019, Pinnacle Bank had granted loans and other extensions of credit amounting to approximately $10.6 million to directors, executive officers, and their related entities, of which approximately $6.8 million had been drawn upon. All loans to directors, executive officers, and their related entities were performing in accordance with contractual terms at June 30, 2020 and December 31, 2019. At June 30, 2020, Pinnacle Financial had approximately $16.2 million in commercial loans held for sale compared to $17.6 million at December 31, 2019, which primarily included commercial real estate and apartment loans originated for sale to a third-party as part of a multi-family loan program. Such loans are closed under a pass-through commitment structure wherein Pinnacle Bank's loan commitment to the borrower is the same as the third party's take-out commitment to Pinnacle Bank and the third party purchase typically occurs within thirty days of Pinnacle Bank closing with the borrowers. Residential Lending At June 30, 2020, Pinnacle Financial had approximately $53.7 million of mortgage loans held-for-sale compared to |