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 September 30, 2020 and December 31, 2019 were as follows: September 30, 2020 December 31, 2019 Commercial real estate: Owner occupied $ 2,748,075 $ 2,669,766 Non-owner occupied 5,220,452 5,039,452 Consumer real estate – mortgage 3,041,019 3,068,625 Construction and land development 2,728,439 2,430,483 Commercial and industrial 8,395,963 6,290,296 Consumer and other 343,461 289,254 Subtotal $ 22,477,409 $ 19,787,876 Allowance for credit losses (288,645) (94,777) Loans, net $ 22,188,764 $ 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 multiple ratings categories representing varying degrees of risk attributes lesser than those of the other defined risk categories further described below. Pinnacle Financial believes its categories follow those used by Pinnacle Bank's primary regulators. At September 30, 2020, approximately 82% 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 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. Substantial credit risk review procedures have been performed during the nine months ended September 30, 2020 to assess the impacts of the COVID-19 pandemic on the loan portfolio, and the results of these procedures are reflected in Pinnacle Financial's risk rating disclosures as of September 30, 2020. 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 September 30, 2020 (in thousands): September 30, 2020 2020 2019 2018 2017 2016 Prior Revolving Loans Total Commercial real estate- owner occupied Pass $ 514,127 $ 473,410 $ 497,269 $ 347,792 $ 368,441 $ 304,692 $ 79,208 $ 2,584,939 Special Mention 3,349 11,949 23,805 12,775 3,901 5,698 — 61,477 Substandard (1) 21,725 6,251 7,828 15,991 8,986 2,119 28,134 91,034 Substandard-nonaccrual 901 155 989 1,463 1,720 3,592 1,805 10,625 Doubtful-nonaccrual — — — — — — — — Total Commercial real estate - owner occupied $ 540,102 $ 491,765 $ 529,891 $ 378,021 $ 383,048 $ 316,101 $ 109,147 $ 2,748,075 Commercial real estate- Non-owner occupied Pass $ 1,011,392 $ 1,035,694 $ 765,605 $ 560,797 $ 509,620 $ 403,696 $ 54,308 $ 4,341,112 Special Mention 165,690 120,702 121,523 157,652 144,731 128,007 11,028 849,333 Substandard (1) 6,696 1,495 5,699 6,120 1,015 2,972 — 23,997 Substandard-nonaccrual — 437 745 139 840 3,849 — 6,010 Doubtful-nonaccrual — — — — — — — — Total Commercial real estate - Non-owner occupied $ 1,183,778 $ 1,158,328 $ 893,572 $ 724,708 $ 656,206 $ 538,524 $ 65,336 $ 5,220,452 Consumer real estate – mortgage Pass $ 462,452 $ 539,068 $ 372,363 $ 183,725 $ 142,646 $ 341,108 $ 955,781 $ 2,997,143 Special Mention 102 2,695 2,929 644 — 1,040 8,739 16,149 Substandard (1) — 546 — 895 9 2,274 2,108 5,832 Substandard-nonaccrual 169 1,677 1,003 1,426 2,627 11,027 3,966 21,895 Doubtful-nonaccrual — — — — — — — — Total Consumer real estate – mortgage $ 462,723 $ 543,986 $ 376,295 $ 186,690 $ 145,282 $ 355,449 $ 970,594 $ 3,041,019 Construction and land development Pass $ 849,025 $ 1,209,363 $ 471,069 $ 77,146 $ 20,229 $ 10,394 $ 15,858 $ 2,653,084 Special Mention 6,924 33,253 26,062 — 4,244 — — 70,483 Substandard (1) 619 681 29 — 240 150 — 1,719 Substandard-nonaccrual 391 554 77 83 — 2,048 — 3,153 Doubtful-nonaccrual — — — — — — — — Total Construction and land development $ 856,959 $ 1,243,851 $ 497,237 $ 77,229 $ 24,713 $ 12,592 $ 15,858 $ 2,728,439 Commercial and industrial Pass $ 3,566,925 $ 1,227,003 $ 779,760 $ 349,805 $ 149,094 $ 98,086 $ 1,946,224 $ 8,116,897 Special Mention 20,986 50,577 8,568 8,385 8,216 2,081 58,186 156,999 Substandard (1) 27,070 19,268 17,377 3,016 579 2,074 23,735 93,119 Substandard-nonaccrual 14,039 5,459 382 4,676 197 258 3,937 28,948 Doubtful-nonaccrual — — — — — — — — Total Commercial and industrial $ 3,629,020 $ 1,302,307 $ 806,087 $ 365,882 $ 158,086 $ 102,499 $ 2,032,082 $ 8,395,963 Consumer and other Pass $ 113,807 $ 23,974 $ 8,182 $ 8,379 $ 4,635 $ 2,142 $ 181,583 $ 342,702 Special Mention — — — — — — — — Substandard (1) — — — — — — — — Substandard-nonaccrual — — 2 7 12 2 736 759 Doubtful-nonaccrual — — — — — — — — Total Consumer and other $ 113,807 $ 23,974 $ 8,184 $ 8,386 $ 4,647 $ 2,144 $ 182,319 $ 343,461 September 30, 2020 2020 2019 2018 2017 2016 Prior Revolving Loans Total Total loans Pass $ 6,517,728 $ 4,508,512 $ 2,894,248 $ 1,527,644 $ 1,194,665 $ 1,160,118 $ 3,232,962 $ 21,035,877 Special Mention 197,051 219,176 182,887 179,456 161,092 136,826 77,953 1,154,441 Substandard (1) 56,110 28,241 30,933 26,022 10,829 9,589 53,977 215,701 Substandard-nonaccrual 15,500 8,282 3,198 7,794 5,396 20,776 10,444 71,390 Doubtful-nonaccrual — — — — — — — — Total loans $ 6,786,389 $ 4,764,211 $ 3,111,266 $ 1,740,916 $ 1,371,982 $ 1,327,309 $ 3,375,336 $ 22,477,409 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 $215.7 million at September 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 September 30, 2020 and December 31, 2019 (in thousands): September 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 $ 3,365 $ 415 $ 4,226 $ 8,006 $ 2,740,069 $ 2,748,075 Non-owner occupied 1,612 1,928 5,353 8,893 5,211,559 5,220,452 Consumer real estate – mortgage 7,852 1,338 5,971 15,161 3,025,858 3,041,019 Construction and land development 2,417 — 2,031 4,448 2,723,991 2,728,439 Commercial and industrial 6,615 4,743 4,986 16,344 8,379,619 8,395,963 Consumer and other 846 82 1,220 2,148 341,313 343,461 Total $ 22,707 $ 8,506 $ 23,787 $ 55,000 $ 22,422,409 $ 22,477,409 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 nine months ended September 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 September 30, 2020: Balance at June 30, 2020 $ 38,803 $ 68,426 $ 29,358 $ 41,897 $ 100,610 $ 6,278 $ — $ 285,372 Charged-off loans (186) (222) (907) — (12,984) (730) — (15,029) Recovery of previously charged-off loans 47 432 297 7 799 391 — 1,973 Provision for credit losses on loans (2,238) 1,223 3,201 (682) 13,783 1,042 — 16,329 Balance at September 30, 2020 $ 36,426 $ 69,859 $ 31,949 $ 41,222 $ 102,208 $ 6,981 $ — $ 288,645 Three months ended September 30, 2019: Balance at June 30, 2019 $ 12,174 $ 18,652 $ 8,489 $ 11,206 $ 37,436 $ 2,114 $ 182 $ 90,253 Charged-off loans (40) (62) (194) (14) (5,082) (1,388) — (6,780) Recovery of previously charged-off loans 135 74 901 97 407 300 — 1,914 Provision for credit losses on loans (112) 1,796 (1,426) 585 1,814 3,278 2,325 8,260 Balance at September 30, 2019 $ 12,157 $ 20,460 $ 7,770 $ 11,874 $ 34,575 $ 4,304 $ 2,507 $ 93,647 Nine months ended September 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 (1,247) (485) (3,033) — (27,982) (2,977) — (35,724) Recovery of previously charged-off loans 272 631 971 100 3,798 1,356 — 7,128 Provision for credit losses on loans 23,731 54,490 4,928 31,604 67,240 2,369 — 184,362 Balance at September 30, 2020 $ 36,426 $ 69,859 $ 31,949 $ 41,222 $ 102,208 $ 6,981 $ — $ 288,645 Nine months ended September 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 (1,626) (75) (1,124) (18) (13,842) (4,643) — (21,328) Recovery of previously charged-off loans 211 962 1,642 238 4,749 959 — 8,761 Provision for credit losses on loans 2,275 3,924 (418) 526 11,937 2,565 1,830 22,639 Balance at September 30, 2019 $ 12,157 $ 20,460 $ 7,770 $ 11,874 $ 34,575 $ 4,304 $ 2,507 $ 93,647 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. At September 30, 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. 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 nine months ended September 30, 2020 is primarily attributable to the change in projected economic conditions resulting from the COVID-19 pandemic, with elevated levels of 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: September 30, 2020 Real Estate Business Assets Other Total Commercial real estate: Owner-occupied 14,955 — — 14,955 Non-owner occupied 11,294 — — 11,294 Consumer real estate – mortgage 27,122 — — 27,122 Construction and land development 4,362 — — 4,362 Commercial and industrial 2,052 28,692 45 30,789 Consumer and other — — 21 21 Total $ 59,785 $ 28,692 $ 66 $ 88,543 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 September 30, 2020 and December 31, 2019. Also presented is the balance of loans on nonaccrual status at September 30, 2020 for which there was no related allowance for credit losses recorded (in thousands): September 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 $ 10,625 $ 5,704 $ — $ 11,654 $ — Non-owner occupied 6,010 — — 7,173 — Consumer real estate – mortgage 21,895 — 281 24,667 168 Construction and land development 3,152 1,152 — 2,278 — Commercial and industrial 28,948 7,960 563 15,685 946 Consumer and other 760 — 469 148 501 Total $ 71,390 $ 14,816 $ 1,313 $ 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 nine months ended September 30, 2020 and the three months ended September 30, 2019 compared to $176,000 during the nine months ended September 30, 2019, respectively. Had these nonaccruing loans been on accruing status, interest income would have been higher by $910,000 and $2.1 million for the three and nine months ended September 30, 2020, respectively, compared to $1.3 million and $3.5 million higher for the three and nine months ended September 30, 2019, respectively. Approximately $40.7 million and $35.8 million of nonaccrual loans as of September 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 nine months ended September 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 Nine months ended Average recorded investment Interest income recognized Average recorded investment Interest income recognized Impaired loans with an allowance: Commercial real estate – mortgage $ 13,050 $ — $ 14,689 $ — Consumer real estate – mortgage 19,508 — 20,887 — Construction and land development 451 — 587 — Commercial and industrial 11,113 — 10,070 — Consumer and other 143 — 400 — Total $ 44,265 $ — $ 46,633 $ — Impaired loans without an allowance: Commercial real estate – mortgage $ 9,344 $ — $ 12,521 $ 176 Consumer real estate – mortgage 7,922 — 8,381 — Construction and land development 10 — 452 — Commercial and industrial 12,108 — 13,625 — Consumer and other — — — — Total $ 29,384 $ — $ 34,979 $ 176 Total impaired loans $ 73,649 $ — $ 81,612 $ 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 September 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 (5,600) 2,240 — (3,360) September 30, 2020 $ 23,944 $ (2,561) $ — $ 21,383 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 September 30, 2020 and December 31, 2019, there were $2.6 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 nine months ended September 30, 2020 and 2019 (dollars in thousands): Three Months Ended Nine 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: Owner-occupied 1 $ 314 $ 297 1 $ 314 $ 297 Non-owner occupied — — — — — — Consumer real estate – mortgage — — — 1 712 626 Construction and land development — — — 1 21 19 Commercial and industrial — — — 1 1,397 796 Consumer and other — — — — — — 1 $ 314 $ 297 4 $ 2,444 $ 1,738 There were no troubled debt restructurings made during the three months ended September 30, 2020. During the nine months ended September 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 interagency guidance, such short-term deferrals are not deemed to meet the criteria for reporting 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 September 30, 2020 with the comparative exposures for December 31, 2019 (in thousands): September 30, 2020 Outstanding Principal Balances Unfunded Commitments Total exposure Total Exposure at Lessors of nonresidential buildings $ 3,655,366 $ 916,186 $ 4,571,552 $ 4,578,116 Lessors of residential buildings 1,158,042 795,259 1,953,301 1,599,837 New Housing For-Sale Builders 479,532 613,518 1,093,050 1,090,603 Hotels (except Casino Hotels) and Motels 910,857 127,623 1,038,480 967,771 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 September 30, 2020 and December 31, 2019, Pinnacle Bank’s construction and land development loans as a percentage of total risk-based capital were 86.7% and 83.6%, respectively. Non-owner occupied commercial real estate and multifamily loans (including construction and land development loans) as a percentage of total risk-based capital were 268.8% and 268.3% as of September 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 September 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 September 30, 2020, Pinnacle Bank had granted loans and other extensions of credit amounting to approximately $9.7 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 September 30, 2020 and December 31, 2019. At September 30, 2020, Pinnacle Financial had approximately $12.3 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 September 30, 2020, Pinnacle Financial had approximately $62.6 million of mortgage loans held-for-sale compared to approximately $61.6 million at December 31, 2019. Total loan volumes sold during the nine months ended September 30, 2020 were approximately $1.3 billion compared to approximately $788.1 million for the nine months ended September 30, 2019. During the three and nine months ended September 30, 2020, Pinnacle Financial recognized $19.5 million and $47.7 million, respectively, in gains on the sale of these loans, net of commissions paid, compared to $7.4 million and $18.3 million, respectively, net of commissions paid, during the three and nine months ended September 30, |