on sale of available-for-sale securities was the result of more securities sold for a gain in the three months ended September 30, 2020. The increase in other service charges and fees was due to an increase in the number of fees charged in the three months ended September 30, 2020, while the decrease in customer service fees was due to fewer customer services performed, partially as a result of COVID-19, in the three months ended September 30, 2020.
Noninterest Expense. Noninterest expense increased $281,000, or 6.7%, to $4.5 million for the three months ended September 30, 2020, from $4.2 million for the three months ended September 30, 2019. The largest components of this increase were compensation and benefits, which increased $212,000, or 8.0%, deposit insurance premium, which increased $16,000, or 57.1%, equipment expense, which increased $37,000, or 9.6%, and other expenses, which increased $86,000, or 23.4%. These increases were partially offset by decreases in office occupancy, which decreased $26,000, or 10.2%, advertising, which decreased $37,000, or 30.6%, and professional services, which decreased $16,000, or 13.8%. Compensation and benefits increased due to staffing changes, normal salary increases and increased medical costs. The deposit insurance premium increased as a result of receiving an FDIC small bank assessment credit in the three months ended September 30, 2019. Equipment expense increased as a result of more technology upgrades in the three months ended September 30, 2020, while other expenses increased due to expenses related to the foreclosed assets held for sale during the three months ended September 30, 2020. Office occupancy decreased due to extra repairs required in the three months ended September 30, 2019, while advertising decreased due to fewer television and radio advertising expenses during the three months ended September 30, 2020, and professional services decreased as a result of extra services received in the three months ended September 30, 2019.
Income Tax Expense. We recorded a provision for income tax of $512,000 for the three months ended September 30, 2020, compared to a provision for income tax of $415,000 for the three months ended September 30, 2019, reflecting effective tax rates of 27.8% and 27.4%, respectively.
Asset Quality
At September 30, 2020, our non-accrual loans totaled $94,000, including $35,000 in one- to four-family loans, $55,000 in commercial business loans and $4,000 in consumer loans.
At September 30, 2020 we had two one- to four-family residential mortgage loans totaling $142,000 that were delinquent 90 days or greater and still accruing interest.
At September 30, 2020, loans classified as substandard equaled $1.2 million. Loans classified as substandard consisted of $585,000 in one- to four-family loans, $269,000 in multi-family loans, $239,000 in commercial real estate loans, $77,000 in commercial business loans and $4,000 in consumer loans. No loans were classified as doubtful or loss at September 30, 2020.
At September 30, 2020, watch assets consisted of $724,000 in one- to four-family loans, $991,000 in commercial real estate loans, and $1.5 million in commercial business loans.
Troubled Debt Restructurings. Troubled debt restructurings include loans for which economic concessions have been granted to borrowers with financial difficulties. We periodically modify loans to extend the term or make other concessions to help borrowers stay current on their loans and to avoid foreclosure. At September 30, 2020 and June 30, 2020, we had $1.3 million of troubled debt restructurings. At September 30, 2020 our troubled debt restructurings consisted of $1.2 million in one- to four-family residential mortgage loans, and $55,000 in commercial business loans.
Foreclosed Assets. At September 30 2020, we had $440,000 in foreclosed assets compared to $386,000 as of June 30, 2020. Foreclosed assets at September 30, 2020 consisted of $209,000 in residential real estate properties, $200,000 in commercial non-occupied property, and $31,000 in business assets, while foreclosed assets at June 30, 2020, consisted of $186,000 in residential real estate properties, and $200,000 in commercial non-occupied property.
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