Loans And Allowance For Loan Losses | LOANS AND ALLOWANCE FOR LOAN LOSSES Loans held for investment consist of the following: September 30, 2016 2015 Real estate loans: Residential Core $ 10,069,652 $ 9,462,939 Residential Home Today 121,938 135,746 Home equity loans and lines of credit 1,531,282 1,625,239 Construction 61,382 55,421 Real estate loans 11,784,254 11,279,345 Other consumer loans 3,116 3,468 Add (deduct): Deferred loan expenses, net 19,384 10,112 Loans-in-process (“LIP”) (36,155 ) (33,788 ) Allowance for loan losses (61,795 ) (71,554 ) Loans held for investment, net $ 11,708,804 $ 11,187,583 At September 30, 2016 and 2015 , respectively, $4,686 and $116 of long-term, fixed-rate loans were classified as mortgage loans held for sale. A large concentration of the Company’s lending is in Ohio and Florida. As of September 30, 2016 and 2015 , the percentage of total Residential Core, Home Today and Construction loans held in Ohio were 60% and 63% , respectively, and the percentage held in Florida was 16% and 17% as of both dates. As of September 30, 2016 and 2015 , equity loans and lines of credit were concentrated in the states of Ohio ( 39% as of both dates), Florida ( 24% and 26% ) and California ( 14% and 13% ). Home Today was an affordable housing program targeted to benefit low- and moderate-income home buyers. No new loans will be originated under the Home Today program after September 30, 2016. While effective March 27, 2009, the Home Today underwriting guidelines were changed to be substantially the same as the Association’s traditional first mortgage product, the majority of loans in this program were originated prior to that date. Through this program the Association provided the majority of loans to borrowers who would not otherwise qualify for the Association’s loan products, generally because of low credit scores. Although the credit profiles of borrowers in the Home Today program might be described as sub-prime, Home Today loans generally contained the same features as loans offered to our Core borrowers. Borrowers in the Home Today program must have completed financial management education and counseling and must have been referred to the Association by a sponsoring organization with which the Association partnered as part of the program. Borrowers must also have met a minimum credit score threshold. Because the Association applied less stringent underwriting and credit standards to the majority of Home Today loans, loans originated under the program have greater credit risk than its traditional residential real estate mortgage loans. As of September 30, 2016 and 2015 , the principal balance of Home Today loans originated prior to March 27, 2009 was $118,255 and $132,762 respectively. The Association does not offer, and has not offered, loan products frequently considered to be designed to target sub-prime borrowers containing features such as higher fees or higher rates, negative amortization, a LTV ratio greater than 100%, or pay-option, adjustable-rate mortgages. The Association currently offers home equity lines of credit that include monthly principal and interest payments throughout the entire term. Prior to March 11, 2009, the Association offered residential mortgage loan products where the borrower pays only interest for a portion of the loan term. Between June 28, 2010 and March 20, 2012, due to the deterioration in overall housing conditions, including concerns for loans and lines in a second lien position, home equity lines of credit and home equity loans were not offered by the Association. The recorded investment in interest only loans is comprised solely of equity lines of credit with balances of $1,318,535 and $1,465,385 for the years ending September 30, 2016 and 2015, respectively. Home equity lines of credit prior to February 2013 require interest only payments for a maximum of 10 years and convert to fully amortizing for the remaining term, up to 20 years, at which time they are included in the home equity loan balance. Interest only residential loans, only offered prior to March 11, 2009, were interest only for a maximum of 5 years and converted to fully amortizing for the remaining term of up to 30 years. An age analysis of the recorded investment in loan receivables that are past due at September 30, 2016 and 2015 is summarized in the following tables. When a loan is more than one month past due on its scheduled payments, the loan is considered 30 days or more past due. Balances are net of deferred fees and any applicable loans-in-process. 30-59 Days Past Due 60-89 Days Past Due 90 Days or More Past Due Total Past Due Current Total September 30, 2016 Real estate loans: Residential Core $ 6,653 $ 3,157 $ 15,593 $ 25,403 $ 10,054,211 $ 10,079,614 Residential Home Today 5,271 2,583 7,356 15,210 105,225 120,435 Home equity loans and lines of credit 4,605 1,811 4,932 11,348 1,531,242 1,542,590 Construction — — — — 24,844 24,844 Total real estate loans 16,529 7,551 27,881 51,961 11,715,522 11,767,483 Other consumer loans — — — — 3,116 3,116 Total $ 16,529 $ 7,551 $ 27,881 $ 51,961 $ 11,718,638 $ 11,770,599 30-59 Days Past Due 60-89 Days Past Due 90 Days or More Past Due Total Past Due Current Total September 30, 2015 Real estate loans: Residential Core $ 8,242 $ 4,323 $ 23,306 $ 35,871 $ 9,430,189 $ 9,466,060 Residential Home Today 5,866 2,507 9,068 17,441 116,535 133,976 Home equity loans and lines of credit 5,012 1,162 5,575 11,749 1,622,683 1,634,432 Construction — — 427 427 20,774 21,201 Total real estate loans 19,120 7,992 38,376 65,488 11,190,181 11,255,669 Other consumer loans — — — — 3,468 3,468 Total $ 19,120 $ 7,992 $ 38,376 $ 65,488 $ 11,193,649 $ 11,259,137 At September 30, 2016 and 2015, real estate loans include $20,047 and $28,864 , respectively, of loans that were in the process of foreclosure. Loans are placed in non-accrual status when they are contractually 90 days or more past due. Loans restructured in TDRs that were in non-accrual status prior to the restructurings remain in non-accrual status for a minimum of six months after restructuring. Additionally, home equity loans and lines of credit where the customer has a severely delinquent first mortgage loan and loans in Chapter 7 bankruptcy status where all borrowers have filed, and not reaffirmed or been dismissed, are placed in non-accrual status. The recorded investment of loan receivables in non-accrual status is summarized in the following table. Balances are net of deferred fees. September 30, 2016 2015 Real estate loans: Residential Core $ 51,304 $ 62,293 Residential Home Today 19,451 22,556 Home equity loans and lines of credit 19,206 21,514 Construction — 427 Total non-accrual loans $ 89,961 $ 106,790 At September 30, 2016 and September 30, 2015 , respectively, the recorded investment in non-accrual loans includes $62,081 and $68,415 which are performing according to the terms of their agreement, of which $40,546 and $45,575 are loans in Chapter 7 bankruptcy status, primarily where all borrowers have filed, and have not reaffirmed or been dismissed. Interest on loans in accrual status, including certain loans individually reviewed for impairment, is recognized in interest income as it accrues, on a daily basis. Accrued interest on loans in non-accrual status is reversed by a charge to interest income and income is subsequently recognized only to the extent cash payments are received. Cash payments on loans in non-accrual status are applied to the oldest scheduled, unpaid payment first. Cash payments on loans with a partial charge-off are applied fully to principal, then to recovery of the charged off amount prior to interest income being recognized. A non-accrual loan is generally returned to accrual status when contractual payments are less than 90 days past due. However, a loan may remain in nonaccrual status when collectability is uncertain, such as a TDR that has not met minimum payment requirements, a loan with a partial charge-off, an equity loan or line of credit with a delinquent first mortgage greater than 90 days, or a loan in Chapter 7 bankruptcy status where all borrowers have filed, and have not reaffirmed or been dismissed. The number of days past due is determined by the number of scheduled payments that remain unpaid, assuming a period of 30 days between each scheduled payment. The recorded investment in loan receivables at September 30, 2016 and 2015 is summarized in the following table. The table provides details of the recorded balances according to the method of evaluation used for determining the allowance for loan losses, distinguishing between determinations made by evaluating individual loans and determinations made by evaluating groups of loans not individually evaluated. Balances of recorded investments are net of deferred fees and any applicable loans-in-process. September 30, 2016 2015 Individually Collectively Total Individually Collectively Total Real estate loans: Residential Core $ 107,541 $ 9,972,073 $ 10,079,614 $ 119,588 $ 9,346,472 $ 9,466,060 Residential Home Today 51,415 69,020 120,435 58,046 75,930 133,976 Home equity loans and lines of credit 35,894 1,506,696 1,542,590 34,112 1,600,320 1,634,432 Construction — 24,844 24,844 426 20,775 21,201 Total real estate loans 194,850 11,572,633 11,767,483 212,172 11,043,497 11,255,669 Other consumer loans — 3,116 3,116 — 3,468 3,468 Total $ 194,850 $ 11,575,749 $ 11,770,599 $ 212,172 $ 11,046,965 $ 11,259,137 An analysis of the allowance for loan losses at September 30, 2016 and 2015 is summarized in the following table. The analysis provides details of the allowance for loan losses according to the method of evaluation, distinguishing between allowances for loan losses determined by evaluating individual loans and allowances for loan losses determined by evaluating groups of loans not individually evaluated. September 30, 2016 2015 Individually Collectively Total Individually Collectively Total Real estate loans: Residential Core $ 8,927 $ 6,141 $ 15,068 $ 9,354 $ 13,242 $ 22,596 Residential Home Today 2,979 4,437 7,416 4,166 5,831 9,997 Home equity loans and lines of credit 722 38,582 39,304 772 38,154 38,926 Construction — 7 7 26 9 35 Total real estate loans $ 12,628 $ 49,167 $ 61,795 $ 14,318 $ 57,236 $ 71,554 At September 30, 2016 and 2015 , individually evaluated loans that required an allowance were comprised only of loans evaluated for impairment based on the present value of cash flows, such as performing TDRs, and loans with a further deterioration in the fair value of collateral not yet identified as uncollectible. All other individually evaluated loans received a charge-off if applicable. Because many variables are considered in determining the appropriate level of general valuation allowances, directional changes in individual considerations do not always align with the directional change in the balance of a particular component of the general valuation allowance. At September 30, 2016 and 2015 , respectively, allowances on individually reviewed loans evaluated for impairment based on the present value of cash flows, such as performing TDRs were $12,432 and $14,117 ; and allowances on loans with further deteriorations in the fair value of collateral not yet identified as uncollectible were $196 and $201 . Residential Core mortgage loans represent the largest piece of the residential real estate portfolio. The Company believes the allowance aligns with the overall credit risk based on the nature, composition, collateral, products, lien position and performance of the portfolio. The portfolio does not include loan types or structures that have recently experienced severe performance problems at other financial institutions (sub-prime, no documentation or pay-option, adjustable-rate mortgages). As described earlier in this note, Home Today loans have greater credit risk than traditional residential real estate mortgage loans. At September 30, 2016 and 2015 , respectively, approximately 27% and 34% of Home Today loans include private mortgage insurance coverage. The majority of the coverage on these loans was provided by PMI Mortgage Insurance Co., which the Arizona Department of Insurance seized in 2011 and indicated that all claims payments would be reduced by 50% . Between March 2013 and April 2015, PMIC gradually increased the cash percentage of the partial claim payment from 55% to 70% of the claim with the remainder deferred. In June of 2016, the Association was notified that, in addition to a catch-up adjustment for prior claims, all future claims will be paid at 71.5% . Appropriate adjustments have been made to all of the Association’s affected valuation allowances and charge-offs, as well as the estimated loss severity factors that are used for loans evaluated collectively. The amount of loans in our owned portfolio covered by mortgage insurance provided by PMIC as of September 30, 2016 and 2015 , respectively, was $91,784 and $132,857 of which $84,007 and $122,025 was current. The amount of loans in our owned portfolio covered by mortgage insurance provided by Mortgage Guaranty Insurance Corporation as of September 30, 2016 and 2015 , respectively, was $40,578 and $56,898 of which $40,190 and $56,295 was current. As of September 30, 2016 , MGIC's long-term debt rating, as published by the major credit rating agencies, did not meet the requirements to qualify as "investment grade"; however, MGIC continues to make claims payments in accordance with its contractual obligations and the Association has not increased its estimated loss given default factors related to MGIC's claim paying ability. No other loans were covered by mortgage insurers that were deferring claim payments or which we assessed as being non-investment grade. Home equity lines of credit represent a significant portion of the residential real estate portfolio. The state of the economy and low housing prices in certain segments of the markets that we serve, continue to have an adverse impact on a portion of this portfolio since the home equity lines generally are in a second lien position. Post-origination deterioration in economic and housing market conditions may also impact a borrower's ability to afford the higher payments required during the end of draw repayment period that follows the period of interest only payments on home equity lines of credit originated prior to 2012 or the ability to secure alternative financing. Beginning in February 2013, the terms on new home equity lines of credit included monthly principal and interest payments throughout the entire term to minimize the potential payment differential between the during draw and after draw periods. The Association originates construction loans to individuals for the construction of their personal single-family residence by a qualified builder (construction/permanent loans). The Association’s construction/permanent loans generally provide for disbursements to the builder or sub-contractors during the construction phase as work progresses. During the construction phase, the borrower only pays interest on the drawn balance. Upon completion of construction, the loan converts to a permanent amortizing loan without the expense of a second closing. The Association offers construction/permanent loans with fixed or adjustable rates, and a current maximum loan-to-completed-appraised value ratio of 85%. Other consumer loans are comprised of loans secured by certificate of deposit accounts, which are fully recoverable in the event of non-payment. For all classes of loans, a loan is considered impaired when, based on current information and events, it is probable that the Company will be unable to collect the scheduled payments of principal and interest according to the contractual terms of the loan agreement. Factors considered in determining that a loan is impaired may include the deteriorating financial condition of the borrower indicated by missed or delinquent payments, a pending legal action, such as bankruptcy or foreclosure, or the absence of adequate security for the loan. The recorded investment and the unpaid principal balance of impaired loans, including those whose terms have been restructured in TDRs, as of September 30, 2016 and 2015 are summarized as follows. Balances of recorded investments are net of deferred fees. September 30, 2016 2015 Recorded Investment Unpaid Principal Balance Related Allowance Recorded Investment Unpaid Principal Balance Related Allowance With no related IVA recorded: Residential Core $ 53,560 $ 72,693 $ — $ 62,177 $ 80,622 $ — Residential Home Today 20,108 44,914 — 23,038 50,256 — Home equity loans and lines of credit 20,549 30,216 — 23,046 32,312 — Construction — — — — — — Total $ 94,217 $ 147,823 $ — $ 108,261 $ 163,190 $ — With an IVA recorded: Residential Core $ 53,981 $ 54,717 $ 8,927 $ 57,411 $ 58,224 $ 9,354 Residential Home Today 31,307 31,725 2,979 35,008 35,479 4,166 Home equity loans and lines of credit 15,345 15,357 722 11,066 11,034 772 Construction — — — 426 572 26 Total $ 100,633 $ 101,799 $ 12,628 $ 103,911 $ 105,309 $ 14,318 Total impaired loans: Residential Core $ 107,541 $ 127,410 $ 8,927 $ 119,588 $ 138,846 $ 9,354 Residential Home Today 51,415 76,639 2,979 58,046 85,735 4,166 Home equity loans and lines of credit 35,894 45,573 722 34,112 43,346 772 Construction — — — 426 572 26 Total $ 194,850 $ 249,622 $ 12,628 $ 212,172 $ 268,499 $ 14,318 At September 30, 2016 and 2015 , respectively, the recorded investment in impaired loans includes $170,602 and $178,259 of loans restructured in TDRs of which $12,368 and $14,971 are 90 days or more past due. The average recorded investment in impaired loans and the amount of interest income recognized during the time within the period that the loans were impaired are summarized below. For the Years Ended September 30, 2016 2015 2014 Average Recorded Investment Interest Income Recognized Average Recorded Investment Interest Income Recognized Average Recorded Investment Interest Income Recognized With no related IVA recorded: Residential Core $ 57,869 $ 1,288 $ 67,509 $ 1,464 $ 79,440 $ 1,125 Residential Home Today 21,573 352 25,542 271 30,604 261 Home equity loans and lines of credit 21,798 282 24,832 299 27,056 357 Construction — — — — 211 6 Total $ 101,240 $ 1,922 $ 117,883 $ 2,034 $ 137,311 $ 1,749 With an IVA recorded: Residential Core $ 55,696 $ 2,228 $ 58,145 $ 2,570 $ 60,971 $ 2,792 Residential Home Today 33,158 1,756 37,070 1,877 42,517 2,110 Home equity loans and lines of credit 13,206 255 9,469 271 7,383 245 Construction 213 — 213 10 33 — Total $ 102,273 $ 4,239 $ 104,897 $ 4,728 $ 110,904 $ 5,147 Total impaired loans: Residential Core $ 113,565 $ 3,516 $ 125,654 $ 4,034 $ 140,411 $ 3,917 Residential Home Today 54,731 2,108 62,612 2,148 73,121 2,371 Home equity loans and lines of credit 35,004 537 34,301 570 34,439 602 Construction 213 — 213 10 244 6 Total $ 203,513 $ 6,161 $ 222,780 $ 6,762 $ 248,215 $ 6,896 Interest on loans in non-accrual status is recognized on a cash-basis. The amount of interest income on impaired loans recognized using a cash-basis method is $1,400 , $1,347 and $1,213 for the years ended September 30, 2016 , 2015 and 2014 , respectively. Cash payments on loans with a partial charge-off are applied fully to principal, then to recovery of the charged off amount prior to interest income being recognized. Interest income on the remaining impaired loans is recognized on an accrual basis. Charge-offs on residential mortgage loans, home equity loans and lines of credit, and construction loans are recognized when triggering events, such as foreclosure actions, short sales, or deeds accepted in lieu of repayment, result in less than full repayment of the recorded investment in the loans. Partial or full charge-offs are also recognized for the amount of impairment on loans considered collateral dependent that meet the conditions described below. • For residential mortgage loans, payments are greater than 180 days delinquent; • For home equity lines of credit, equity loans, and residential loans restructured in a TDR, payments are greater than 90 days delinquent; • For all classes of loans, a sheriff sale is scheduled within 60 days to sell the collateral securing the loan; • For all classes of loans, all borrowers have been discharged of their obligation through a Chapter 7 bankruptcy; • For all classes of loans, within 60 days of notification, all borrowers obligated on the loan have filed Chapter 7 bankruptcy and have not reaffirmed or been dismissed; • For all classes of loans, a borrower obligated on a loan has filed bankruptcy and the loan is greater than 30 days delinquent; • For all classes of loans, it becomes evident that a loss is probable. Collateral dependent residential mortgage loans and construction loans are charged off to the extent the recorded investment in a loan, net of anticipated mortgage insurance claims, exceeds the fair value less costs to dispose of the underlying property. Management can determine the loan is uncollectible for reasons such as foreclosures exceeding a reasonable time frame and recommend a full charge-off. Home equity loans or lines of credit are charged off to the extent the recorded investment in the loan plus the balance of any senior liens exceeds the fair value less costs to dispose of the underlying property or management determines the collateral is not sufficient to satisfy the loan. A loan in any portfolio that is identified as collateral dependent will continue to be reported as impaired until it is no longer considered collateral dependent, is less than 30 days past due and does not have a prior charge-off. A loan in any portfolio that has a partial charge-off consequent to impairment evaluation will continue to be individually evaluated for impairment until, at a minimum, the impairment has been recovered. The following summarizes the effective dates of charge-off policies that changed or were first implemented during the current and previous four fiscal years and the portfolios to which those policies apply. Effective Date Policy Portfolio(s) Affected 6/30/2014 A loan is considered collateral dependent and any collateral shortfall is charged off when, within 60 days of notification, all borrowers obligated on a loan filed Chapter 7 bankruptcy and have not reaffirmed or been dismissed (1) All 9/30/2012 Pursuant to an OCC directive, a loan is considered collateral dependent and any collateral shortfall is charged off when all borrowers obligated on a loan are discharged through Chapter 7 bankruptcy All 6/30/2012 Loans in any form of bankruptcy greater than 30 days past due are considered collateral dependent and any collateral shortfall is charged off All 12/31/2011 Pursuant to an OCC directive, impairment on collateral dependent loans previously reserved for in the allowance were charged off. Charge-offs are recorded to recognize confirmed collateral shortfalls on impaired loans (2) All (1) Prior to 6/30/2014, collateral shortfalls on loans in Chapter 7 bankruptcy were charged off when all borrowers were discharged of the obligation or when the loan was 30 days or more past due. Adoption of this policy did not result in a material change to total charge-offs or the provision for loan losses in the fiscal year ending September 30, 2014. (2) Prior to 12/31/2011, partial charge-offs were not used, but a reserve in the allowance was established when the recorded investment in the loan exceeded the fair value of the collateral less costs to dispose. Individual loans were only charged off when a triggering event occurred, such as a foreclosure action was culminated, a short sale was approved, or a deed was accepted in lieu of repayment. Loans restructured in TDRs that are not evaluated based on collateral are separately evaluated for impairment on a loan by loan basis at the time of restructuring and at each subsequent reporting date for as long as they are reported as TDRs. The impairment evaluation is based on the present value of expected future cash flows discounted at the effective interest rate of the original loan. Expected future cash flows include a discount factor representing a potential for default. Valuation allowances are recorded for the excess of the recorded investments over the result of the cash flow analysis. Loans discharged in Chapter 7 bankruptcy are reported as TDRs and also evaluated based on the present value of expected future cash flows unless evaluated based on collateral. We evaluate these loans using the expected future cash flows because we expect the borrower, not liquidation of the collateral, to be the source of repayment for the loan. Other consumer loans are not considered for restructuring. A loan restructured in a TDR is classified as an impaired loan for a minimum of one year. After one year, that loan may be reclassified out of the balance of impaired loans if the loan was restructured to yield a market rate for loans of similar credit risk at the time of restructuring and the loan is not impaired based on the terms of the restructuring agreement. No loans whose terms were restructured in TDRs were reclassified from impaired loans during the years ended September 30, 2016 , 2015 and 2014 . The recorded investment in TDRs as of September 30, 2016 and September 30, 2015 is shown in the tables below. September 30, 2016 Reduction Payment Forbearance Multiple Concessions Multiple Restructurings Bankruptcy Total Residential Core $ 13,456 $ 748 $ 8,595 $ 22,641 $ 21,517 $ 28,263 $ 95,220 Residential Home Today 6,338 — 5,198 11,330 20,497 5,241 48,604 Home equity loans and lines of credit 120 4,135 401 9,354 1,166 11,602 26,778 Total $ 19,914 $ 4,883 $ 14,194 $ 43,325 $ 43,180 $ 45,106 $ 170,602 September 30, 2015 Reduction Payment Forbearance Multiple Concessions Multiple Bankruptcy Total Residential Core $ 15,743 $ 934 $ 8,252 $ 22,211 $ 22,594 $ 32,215 $ 101,949 Residential Home Today 7,734 12 5,643 12,302 21,928 6,272 53,891 Home equity loans and lines of credit 96 3,253 509 4,214 909 13,438 22,419 Total $ 23,573 $ 4,199 $ 14,404 $ 38,727 $ 45,431 $ 51,925 $ 178,259 TDRs may be restructured more than once. Among other requirements, a subsequent restructuring may be available for a borrower upon the expiration of temporary restructured terms if the borrower cannot return to regular loan payments. If the borrower is experiencing an income curtailment that temporarily has reduced his/her capacity to repay, such as loss of employment, reduction of hours, non-paid leave or short term disability, a temporary restructuring is considered. If the borrower lacks the capacity to repay the loan at the current terms due to a permanent condition, a permanent restructuring is considered. In evaluating the need for a subsequent restructuring, the borrower’s ability to repay is generally assessed utilizing a debt to income and cash flow analysis. As the economy slowly improves, the need for multiple restructurings continues to linger. Loans discharged in Chapter 7 bankruptcy are classified as multiple restructurings if the loan's original terms had also been restructured by the Association. For all loans restructured during the years ended September 30, 2016 , 2015 and 2014 (set forth in the tables below), the pre-restructured outstanding recorded investment was not materially different from the post-restructured outstanding recorded investment. The following tables set forth the recorded investment in TDRs restructured during the years presented, according to the types of concessions granted. For the Year Ended September 30, 2016 Reduction Payment Extensions Forbearance Multiple Concessions Multiple Bankruptcy Total (Dollars in thousands) Residential Core $ 1,342 $ — $ 1,154 $ 4,444 $ 2,902 $ 4,929 $ 14,771 Residential Home Today 169 — 489 542 3,487 469 5,156 Home equity loans and lines of credit 58 1,371 33 5,842 459 1,360 9,123 Total $ 1,569 $ 1,371 $ 1,676 $ 10,828 $ 6,848 $ 6,758 $ 29,050 For the Year Ended September 30, 2015 Reduction Payment Extensions Forbearance Multiple Concessions Multiple Bankruptcy Total (Dollars in thousands) Residential Core $ 2,490 $ — $ 745 $ 4,464 $ 4,437 $ 6,720 $ 18,856 Residential Home Today 80 — 758 301 5,306 2,096 8,541 Home equity loans and lines of credit — 1,800 88 3,079 290 1,634 6,891 Total $ 2,570 $ 1,800 $ 1,591 $ 7,844 $ 10,033 $ 10,450 $ 34,288 For the Year Ended September 30, 2014 Reduction in Interest Rates Payment Extensions Forbearance or Other Actions Multiple Concessions Multiple Bankruptcy Total (Dollars in thousands) Residential Core $ 3,330 $ — $ 890 $ 5,316 $ 6,716 $ 5,084 $ 21,336 Residential Home Today 340 — 542 443 4,016 761 6,102 Home equity loans and lines of credit — 1,442 211 1,013 401 2,282 5,349 Total $ 3,670 $ 1,442 $ 1,643 $ 6,772 $ 11,133 $ 8,127 $ 32,787 The following table provides information on TDRs restructured within the previous 12 months of the period listed for which there was a subsequent payment default, at least 30 days past due on one scheduled payment, during the period presented. For the Year Ended September 30, 2016 For the Year Ended September 30, 2015 For the Year Ended September 30, 2014 TDRs That Subsequently Defaulted Number of Contracts Recorded Investment Number of Contracts Recorded Investment Number of Recorded (Dollars in thousands) (Dollars in thousands) (Dollars in thousands) Residential Core 32 $ 2,282 34 $ 3,296 35 $ 3,384 Residential Home Today 26 1,088 26 1,179 46 2,073 Home equity loans and lines of credit 28 886 44 689 53 1,078 Total 86 $ 4,256 104 $ 5,164 134 $ 6,535 Residential loans are internally assigned a grade that complies with the guidelines outlined in the OCC’s Handbook for Rating Credit Risk. Pass loans are assets well protected by the current paying capacity of the borrower. Special Mention loans have a potential weakness that the Association feels deserve management’s attention and may result in further deterioration in their repayment prospects and/or the Association’s credit position. Substandard loans are inadequately protected by the current payment capacity of the borrower or the collateral pledged with a defined weakness that jeopardizes the liquidation of the debt. Also included in Substandard are performing home equity loans and lines of credit where the customer has a severely delinquent first mortgage to which the performing home equity loan or line of credit is subordinate and loans in Chapter 7 bankruptcy status where all borrowers have filed, and have not reaffirmed or been dismissed. Loss loans are considered uncollectible and are charged off when identified. The following tables provide information about the credit quality of residential loan receivables by an internally assigned grade. Balances are net of deferred fees and any applicable LIP. Pass Special Mention Substandard Loss Total September 30, 2016 Real Estate Loans: Residential Core $ 10,022,555 $ — $ 57,059 $ — $ 10,079,614 Residential Home Today 99,442 — 20,993 — 120,435 Home equity loans and lines of credit 1,516,551 4,122 21,917 — 1,542,590 Construction 24,844 — — — 24,844 Total real estate loans $ 11,663,392 $ 4,122 $ 99,969 $ — $ 11,767,483 Pass Special Mention Substandard Loss Total September 30, 2015 Real Estate Loans: Residential Core $ 9,399,409 $ — $ 66,651 $ — $ 9,466,060 Residential Home Today 110,105 — 23,871 — 133,976 Home equity loans and lines of credit 1,604,226 4,279 25,927 — 1,634,432 Construction 20,774 — 427 — 21,201 Total real estate loans $ 11,134,514 $ 4,279 $ 116,876 $ — $ 11,255,669 At September 30, 2016 and 2015 , respectively, the recorded investment of impaired loans includes $101,227 and $103,390 of TDRs that are individually evaluated for impairment, but have adequately performed under the terms of the restructuring and are classified as pass loans. At September 30, 2016 and 2015 , respectively, there are $6,346 and $8,094 of loans classified substandard and $4,122 and $4,279 of loans classified special mention that are not included in the recorded investment of impaired loans; rather, they are included in loans collectively evaluated for impairment. Consumer loans are internally assigned a grade of nonperforming when they are considered 90 days or more past due. At September 30, 2016 and September 30, 2015 , no consumer loans were graded as nonperforming. During the years ended September 30, 2016 and 2015, respectively, $244 and $415 in recoveries were recorded representing payments received as a result of PMIC increasing the cash percentage of the partial claim payment plan as discussed earlier in this note. During the quarter ended December 31, 2013, $5,321 of residential loans were deemed uncollectible and fully charged |