HomeStreet (HMST) 10-K 12 Mar 21 2020 FY Annual report Financial data

Cover

Cover - USD ($) $ in Millions	12 Months Ended
	Dec. 31, 2020	Mar. 05, 2021	Jun. 30, 2020
Cover [Abstract]
Document Type	10-K
Document Annual Report	true
Document Period End Date	Dec. 31, 2020
Current Fiscal Year End Date	--12-31
Document Transition Report	false
Entity File Number	001-35424
Entity Registrant Name	HOMESTREET, INC.
Entity Incorporation, State or Country Code	WA
Entity Tax Identification Number	91-0186600
Entity Address, Address Line One	601 Union Street
Entity Address, Address Line Two	Ste. 2000
Entity Address, City or Town	Seattle
Entity Address, State or Province	WA
Entity Address, Postal Zip Code	98101
City Area Code	206
Local Phone Number	623-3050
Title of 12(b) Security	Common Stock, no par value
Trading Symbol	HMST
Security Exchange Name	NASDAQ
Entity Well-known Seasoned Issuer	No
Entity Voluntary Filers	No
Entity Current Reporting Status	Yes
Entity Interactive Data Current	Yes
Entity Filer Category	Accelerated Filer
Smaller Reporting Company	false
Emerging Growth Company	false
ICFR Auditor Attestation Flag	true
Entity Shell Company	false
Entity Public Float			$ 467
Entity Common Stock, Shares Outstanding (in shares)		21,512,415
Documents Incorporated by Reference	The information required by Part III of this Report, to the extent not set forth herein, will be incorporated by reference from the registrant’s definitive proxy statement relating to the annual meeting of the shareholders to be held in 2021, to be filed with the Securities and Exchange Commission within 120 days of the end of the fiscal year to which this Report relates. If a definitive proxy statement of the registrant is not filed within such period, the registrant will instead file such information on an amendment to this Report within such 120 days of the end of the registrant’s fiscal year to which this report relates.
Entity Central Index Key	0001518715
Document Fiscal Year Focus	2020
Document Fiscal Period Focus	FY
Amendment Flag	false

CONSOLIDATED BALANCE SHEETS

CONSOLIDATED BALANCE SHEETS - USD ($) $ in Thousands	Dec. 31, 2020	Dec. 31, 2019
ASSETS
Cash and cash equivalents	$ 58,049	$ 57,880
Investment securities	1,076,364	943,150
Loans held for sale ("LHFS")	361,932	208,177
Loans held for investment ("LHFI") (net of allowance for credit losses of $64,294 and $41,772)	5,179,886	5,072,784
Mortgage servicing rights	85,740	97,603
Premises and equipment, net	65,102	76,973
Other real estate owned ("OREO")	1,375	1,393
Goodwill and other intangible assets	32,880	34,252
Other assets	375,763	291,595
Assets of discontinued operations	0	28,628
Total assets	7,237,091	6,812,435
Liabilities:
Deposits	5,821,559	5,339,959
Borrowings	322,800	471,590
Long-term debt	125,838	125,650
Accounts payable and other liabilities	249,144	192,910
Liabilities of discontinued operations	0	2,603
Total liabilities	6,519,341	6,132,712
Commitments and contingencies (Note 10)
Shareholders' equity:
Common stock, no par value, authorized 160,000,000 shares, issued and outstanding, 21,796,904 shares and 23,890,855 shares	278,505	300,729
Retained earnings	403,888	374,673
Accumulated other comprehensive income	35,357	4,321
Total shareholders' equity	717,750	679,723
Total liabilities and shareholders' equity	$ 7,237,091	$ 6,812,435

CONSOLIDATED BALANCE SHEETS (Pa

CONSOLIDATED BALANCE SHEETS (Parenthetical) - $ / shares	Dec. 31, 2020	Dec. 31, 2019
Statement of Financial Position [Abstract]
Common stock, par value (USD per share)	$ 0	$ 0
Common stock, shares authorized (in shares)	160,000,000	160,000,000
Common stock, shares issued (in shares)	21,796,904	23,890,855
Common stock, shares outstanding (in shares)	21,796,904	23,890,855

CONSOLIDATED INCOME STATEMENTS

CONSOLIDATED INCOME STATEMENTS - USD ($) $ in Thousands	12 Months Ended
	Dec. 31, 2020	Dec. 31, 2019	Dec. 31, 2018
Interest income:
Loans	$ 228,999	$ 256,043	$ 228,350
Investment securities	21,786	20,531	22,645
Cash, Fed Funds and other	1,227	1,032	467
Total interest income	252,012	277,606	251,462
Interest expense:
Deposits	33,797	70,389	41,995
Borrowings	9,553	17,827	19,504
Total interest expense	43,350	88,216	61,499
Net interest income	208,662	189,390	189,963
Provision for credit losses	20,469	(500)
Provision for credit losses			3,000
Net interest income after provision for credit losses	188,193	189,890	186,963
Noninterest income:
Net gain on loan origination and sale activities	122,564	44,122	11,866
Loan servicing income	9,491	9,785	4,823
Deposit fees	7,083	7,926	8,019
Other	10,226	12,599	11,825
Total noninterest income	149,364	74,432	36,533
Noninterest expense:
Compensation and benefits	136,826	124,354	106,741
Information services	30,004	31,603	31,846
Occupancy	35,323	27,119	22,352
General, administrative and other	33,510	32,538	34,302
Total noninterest expense	235,663	215,614	195,241
Income from continuing operations before income taxes	101,894	48,708	28,255
Income taxes (benefit)	21,904	7,988	2,032
Income from continuing operations	79,990	40,720	26,223
Income (loss) from discontinued operations before income taxes	0	(28,285)	17,610
Income taxes (tax benefit) for discontinued operations	0	(5,077)	3,806
Income (loss) from discontinued operations	0	(23,208)	13,804
Net income	$ 79,990	$ 17,512	$ 40,027
Net income (loss) per share
Income from continuing operations (in dollars per share)	$ 3.50	$ 1.57	$ 0.97
Income (loss) from discontinued operations (in dollars per share)	0	(0.91)	0.51
Basic earnings per share (in dollars per share)	3.50	0.66	1.48
Diluted:
Income from continuing operations (in dollars per share)	3.47	1.55	0.97
Income (loss) from discontinued operations (in dollars per share)	0	(0.90)	0.51
Diluted income per share (in dollars per share)	$ 3.47	$ 0.65	$ 1.47
Basic weighted average number of shares outstanding (in shares)	22,867,268	25,573,488	26,970,916
Diluted weighted average number of shares outstanding (in shares)	23,076,822	25,770,783	27,168,135

CONSOLIDATED STATEMENTS OF COMP

CONSOLIDATED STATEMENTS OF COMPREHENSIVE INCOME - USD ($) $ in Thousands	12 Months Ended
	Dec. 31, 2020	Dec. 31, 2019	Dec. 31, 2018
Statement of Comprehensive Income [Abstract]
Net income	$ 79,990	$ 17,512	$ 40,027
Other comprehensive income:
Unrealized gain (loss) on investment securities available for sale ("AFS")	39,627	27,490	(10,295)
Reclassification for net (gains) losses included in income	(341)	7	(235)
Other comprehensive income (loss) before tax	39,286	27,497	(10,530)
Income tax impact of:
Unrealized gain (loss) on investment securities AFS	8,322	5,656	(2,163)
Reclassification for net (gains) losses included in income	(72)	1	(50)
Total	8,250	5,657	(2,213)
Other comprehensive income	31,036	21,840	(8,317)
Total comprehensive income	$ 111,026	$ 39,352	$ 31,710

CONSOLIDATED STATEMENTS OF SHAR

CONSOLIDATED STATEMENTS OF SHAREHOLDERS' EQUITY - USD ($) $ in Thousands	Total	Cumulative Effect, Period of Adoption, Adjustment	Common stock	Retained earnings	Retained earningsCumulative Effect, Period of Adoption, Adjustment	Accumulated other comprehensive income (loss)	Accumulated other comprehensive income (loss)Cumulative Effect, Period of Adoption, Adjustment
Beginning balance (in shares) at Dec. 31, 2017			26,888,288
Beginning balance at Dec. 31, 2017	$ 704,380		$ 339,520	$ 371,982		$ (7,122)
Increase (Decrease) in Stockholders' Equity [Roll Forward]
Net income	40,027			40,027
Share-based compensation expense	3,012		$ 3,012
Common stock issued (in shares)			107,060
Common stock issued	418		$ 418
Other comprehensive income (loss)	(8,317)					(8,317)
Ending balance (in shares) at Dec. 31, 2018			26,995,348
Ending balance at Dec. 31, 2018	739,520	$ (548)	$ 342,950	412,009	$ 1,532	(15,439)	$ (2,080)
Beginning balance at Dec. 31, 2017	0
Ending balance at Dec. 31, 2018	0
Increase (Decrease) in Stockholders' Equity [Roll Forward]
Net income	17,512			17,512
Share-based compensation expense	(434)		$ (434)
Common stock issued (in shares)			104,080
Common stock issued	376		$ 376
Other comprehensive income (loss)	21,840					21,840
Common stock repurchased (in shares)			(3,208,573)
Common stock repurchased	(98,543)		$ (20,287)	(25,521)
Reclassification to temporary equity	$ 52,735		$ (21,876)	(30,859)
Ending balance (in shares) at Dec. 31, 2019	23,890,855		23,890,855
Ending balance at Dec. 31, 2019	$ 679,723	$ (3,740)	$ 300,729	374,673	$ (3,740)	4,321
Increase (Decrease) in Temporary Equity [Roll Forward]
Common stock repurchased	(52,735)
Ending balance at Dec. 31, 2019	0
Increase (Decrease) in Stockholders' Equity [Roll Forward]
Net income	79,990			79,990
Share-based compensation expense	2,376		$ 2,376
Common stock issued (in shares)			140,386
Common stock issued	1,099		$ 1,099
Other comprehensive income (loss)	31,036					31,036
Dividends declared on common stock ($0.60 per share)	(13,865)			(13,865)
Common stock repurchased (in shares)			(2,234,337)
Common stock repurchased	$ (58,869)		$ (25,699)	(33,170)
Ending balance (in shares) at Dec. 31, 2020	21,796,904		21,796,904
Ending balance at Dec. 31, 2020	$ 717,750		$ 278,505	$ 403,888		$ 35,357
Increase (Decrease) in Temporary Equity [Roll Forward]
Common stock repurchased	0
Ending balance at Dec. 31, 2020	$ 0

CONSOLIDATED STATEMENTS OF SH_2

CONSOLIDATED STATEMENTS OF SHAREHOLDERS' EQUITY (Parenthetical)	12 Months Ended
	Dec. 31, 2020$ / shares
Statement of Stockholders' Equity [Abstract]
Dividends declared on common stock (USD per share)	$ 0.60

CONSOLIDATED STATEMENTS OF CASH

CONSOLIDATED STATEMENTS OF CASH FLOWS - USD ($) $ in Thousands	12 Months Ended
	Dec. 31, 2020	Dec. 31, 2019	Dec. 31, 2018
CASH FLOWS FROM OPERATING ACTIVITIES:
Net income	$ 79,990	$ 17,512	$ 40,027
Adjustments to reconcile net income to net cash provided by (used in) operating activities:
Provision for credit losses	20,469	(500)
Provision for credit losses			3,000
Depreciation and amortization, premises and equipment	9,438	10,769	12,954
Amortization of premiums, discounts: AFS securities, deposits, debt	9,013	7,655	7,914
Operating leases: excess of payments over amortization	(3,488)	(2,597)	0
Amortization of finance leases	1,277	2,029	0
Amortization of core deposit intangibles	1,372	1,636	1,626
Amortization of deferred loan fees and costs	1,195	1,643	(1,984)
Share-based compensation expense	2,693	(163)	3,361
Net (gain) loss on sale of investment securities	(341)	7	(235)
Loss on lease abandonment and exit costs	10,873	16,619	5,096
Deferred income tax expense (benefit)	(10,065)	(29,903)	12,777
Loss on debt extinguishment	1,492	0	0
Origination of LHFS	(2,453,110)	(3,757,549)	(6,075,290)
Proceeds from sale of LHFS	2,407,287	4,097,511	6,448,808
Net fair value adjustment and gain on sale of LHFS	(81,439)	(78,994)	(93,766)
Origination of mortgage servicing rights	(31,012)	(34,606)	(61,871)
Net gain on sale of LHFI	(6,895)	(9,534)	(1,956)
Change in fair value of mortgage servicing rights	37,567	35,902	(6,711)
Amortization of MSRs	5,657	5,214	4,383
Gain on sale of mortgage servicing rights	0	(6,206)	0
(Increase) decrease in other assets	(38,728)	14,932	(8,064)
Increase (decrease) in accounts payable and other liabilities	11,210	(32,547)	(4,058)
Net cash provided by (used in) operating activities	(25,545)	258,830	286,011
CASH FLOWS FROM INVESTING ACTIVITIES:
Purchase of investment securities	(373,264)	(330,532)	(189,660)
Proceeds from sale of investment securities	62,378	184,871	46,081
Principal payments on investment securities	208,610	145,771	106,798
Proceeds from sale of OREO	650	1,138	836
Proceeds from sale of LHFI	576,388	769,354	548,770
Purchase of LHFI	(20,124)	0
Purchase of LHFI			(1,953)
Proceeds from sale of mortgage servicing rights	0	3,255	65,369
Net cash provided by disposal of discontinued operations	2,800	182,189	0
Net increase in LHFI	(690,302)	(822,474)	(1,132,521)
Proceeds from sale of premises and equipment	1,460	0	808
Purchases of premises and equipment	(3,298)	(2,257)	(9,724)
Net cash used for acquisitions	0	(47,389)	0
Proceeds from sale of Federal Home Loan Bank stock	145,801	161,254	179,789
Purchases of Federal Home Loan Bank stock	(143,721)	(138,156)	(178,647)
Net cash provided by (used in) investing activities	(232,622)	107,024	(564,054)
CASH FLOWS FROM FINANCING ACTIVITIES:
Increase in deposits, net	481,464	213,572	290,152
Repayment of long term borrowings	(7,082)	(56,000)	(31,500)
Changes in short term borrowings, net	(143,200)	(424,000)	4,000
Repayment of finance lease principal	(1,209)	(1,694)	0
Repurchases of common stock	(58,009)	(98,543)	0
Proceeds from stock issuance, net	237	105	68
Dividends paid on common stock	(13,865)	0	0
Net cash provided by (used in) financing activities	258,336	(366,560)	262,720
Net increase (decrease) in cash and cash equivalents	169	(706)	(15,323)
CASH, CASH EQUIVALENTS AND RESTRICTED CASH:
Cash, cash equivalents and restricted cash, beginning of year	57,880	58,586	73,909
Cash, cash equivalents and restricted cash, end of year	58,049	57,880	58,586
Less restricted cash included in other assets	0	0	604
CASH AND CASH EQUIVALENTS AT END OF YEAR	58,049	57,880	57,982
Cash paid (received) during the period for:
Interest	44,466	93,325	67,552
Federal and state income taxes	20,992	33,625	(5,785)
Non-cash activities:
LHFI foreclosed and transferred to OREO	370	915	455
Loans transferred from HFI to HFS	595,529	916,483	634,205
Loans transferred from HFS to HFI	25,995	8,705	71,584
Ginnie Mae loans recognized with the right to repurchase, net	92,366	0	0
Loans Derecognized With Right to Repurchase	0	28,281	1,674
Repurchase of common stock - award settlement	860	0	0
Receivable from sale of mortgage servicing rights	0	2,117	3,337
Acquisition:
Assets acquired	0	116,402	0
Liabilities assumed	0	74,941	0
Goodwill	$ 0	$ 5,928	$ 0

SUMMARY OF SIGNIFICANT ACCOUNTI

SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES	12 Months Ended
	Dec. 31, 2020
Accounting Policies [Abstract]
SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES	SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES: Business HomeStreet, Inc., a State of Washington corporation organized in 1921, (the "Corporation") is a Washington-based diversified financial services holding company whose operations are primarily conducted through its wholly owned subsidiaries (collectively the "Company") HomeStreet Capital Corporation, HomeStreet Statutory Trusts and HomeStreet Bank (the "Bank"), and the Bank's subsidiaries, HomeStreet Reinsurance, Ltd., Continental Escrow Company, HomeStreet Foundation, HS Properties, Inc., HS Evergreen Corporate Center LLC, Union Street Holdings LLC and HS Cascadia Holdings LLC. The Company is principally engaged in commercial banking, mortgage banking and consumer/retail banking activities serving customers primarily in the Western United States. The Bank, the Company’s principal operating subsidiary, is engaged in commercial banking, mortgage banking and consumer/retail banking activities. The Bank was incorporated in the State of Washington in 1986, and as a state-chartered non-member commercial bank is subject to examination by the State of Washington Department of Financial Institutions and the Federal Deposit Insurance Corporation ("FDIC"). Basis of Presentation The accompanying consolidated financial statements have been prepared in conformity with accounting principles generally accepted in the United States of America ("GAAP"). The consolidated financial statements include the accounts of the Company and its wholly owned subsidiaries. All significant inter-company accounts and transactions have been eliminated in consolidation. The Company allocates resources and assesses financial performance on a consolidated basis and therefore has one reporting segment. In preparing the consolidated financial statements, management is required to make estimates and assumptions that affect the reported amounts of assets and liabilities and disclosure of contingent assets and liabilities as of the date of the of the financial statements, as well as the reported amounts of revenues and expenses during the reporting periods. Actual results could differ significantly from those estimates. Reclassifications Certain amounts in the financial statements from prior periods have been reclassified to conform to the current financial statement presentation. These reclassifications had no effect on prior years' net income or stockholders’ equity. Immaterial Restatement: Subsequent to the issuance of the June 30, 2020 financial statements, management concluded that purchases of and proceeds from the sale of Federal Home Loan Bank stock were incorrectly classified as financing activities, rather than investing activities, in the consolidated statements of cash flows. To correct this classification error, amounts previously reported for the purchases of and proceeds from the sale of Federal Home Loan Bank stock for 2019 and 2018 as financing activities are reported as investing activities in the consolidated statement of cash flows. Discontinued Operations During 2019, the Company's Board of Directors (the "Board") adopted a Resolution of Exit or Disposal of Home Loan Center ("HLC") Based Mortgage Banking Operations to sell or abandon the assets and transfer or terminate the personnel associated with the Company's high-volume HLC-based mortgage origination business and related servicing. The Company also successfully closed and settled two separate sales of the rights to service $14.3 billion in total unpaid principal balance of single family mortgage loans serviced for others. At the end of the second quarter 2019, we also entered into a non-binding letter of interest to sell our ownership interest in WMS LLC. In accordance with Accounting Standards Codification (ASC) 205-20, the Company determined that the Board's decision to sell or abandon the assets and personnel associated with the Company's HLC-based mortgage business, the related mortgage servicing rights ("MSR") sales and the sale of WMS LLC met the criteria to be classified as discontinued operations and its operating results and financial condition are presented as discontinued operations in the consolidated financial statements for 2019 and prior periods. These discontinued operations activities, including the exit or disposal of the former Mortgage Banking Segment, were concluded by December 31, 2019. Consequently, we ceased discontinued operations accounting effective January 1, 2020. Unless otherwise indicated, information included in these notes to the consolidated financial statements for 2019 and 2018 are presented on a consolidated operations basis, which includes results from both continuing and discontinued operations. Cash and Cash Equivalents For purposes of reporting cash flows, cash and cash equivalents include cash, due from banks, certificates of deposits with maturities of less than ninety days, investment securities with original maturities of less than ninety days and federal funds sold. The Bank maintains most of its excess cash at the Federal Reserve Bank of San Francisco ("FRBSF"), with well-capitalized correspondent banks or with other depository institutions at amounts less than the FDIC insured limits. Restricted cash of $6.6 million and $5.1 million at December 31, 2020 and 2019, respectively, is included in cash and cash equivalents. Investment Securities Investment securities for which the Company has the positive intent and ability to hold to maturity are reported at cost, adjusted for premiums and discounts that are recognized in interest income using the interest method over the period to maturity. Investments not classified as trading securities nor as held-to-maturity ("HTM") securities are classified as AFS securities and recorded at fair value. Unrealized gains or losses on AFS securities are excluded from net income and reported net of taxes as a separate component of other comprehensive income included in shareholders’ equity. Purchase premiums and discounts are recognized in interest income using the effective interest method over the life of the securities. Purchase premiums or discounts related to mortgage-backed securities are amortized or accreted using projected prepayment speeds. Gains and losses on the sale of AFS securities are recorded on the trade date and are determined using the specific identification method. The Company evaluates AFS securities in an unrealized loss position, using a qualitative approach, at the end of each quarter to determine whether the decline in value is temporary or permanent. An unrealized loss exists when the fair value of an individual security is less than its amortized cost basis. When qualitative factors indicate that a credit loss may exist, the Company compares the present value of cash flows expected to be collected from the security with the amortized cost basis of the security. The Company recognizes an ACL if a loss is considered to exist, measured as the difference between the present value of expected cash flows and the amortized cost basis of the security, limited by the amount that the security’s fair value is less than its amortized cost basis. The Company does not believe any of these securities that were in an unrealized loss position at December 31, 2020 represent a credit loss impairment. The Company evaluates HTM securities at the end of each quarter to determine if any expected credit losses exist. No ACL for HTM securities was recorded as of December 31, 2020. Federal Home Loan Bank Stock The Bank is a member of the Federal Home Loan Bank of Des Moines ("FHLB"), and as such, is required to own a certain amount of FHLB stock based on the level of borrowings and other factors. FHLB stock is carried at cost and periodically evaluated for impairment based on ultimate recovery of par value. Both cash and stock dividends are recorded as a component of interest income. Loans Held for Sale Loans originated for sale in the secondary market or designated for whole loan sales are classified as loans held for sale. Management has elected the fair value option for all single family loans held for sale (originated with the intent to market for sale) and records these loans at fair value. Gains and losses from changes in fair value on loans held for sale are recognized in net gain on mortgage loan origination and sale activities within noninterest income. Direct loan origination costs and fees for single family loans originated as held for sale are recognized in earnings. Multifamily and Small Business Administration ("SBA") loans held for sale are accounted for at the lower of amortized cost or fair value ("LOCOM"). LOCOM valuations are performed quarterly or at the time of transfer to or from loans held for sale. Related gains and losses are recognized in net gain on mortgage loan origination and sale activities. Direct loan origination costs and fees for multifamily and SBA loans classified as held for sale are deferred at origination and recognized in earnings at the time of sale. Loans Held for Investment Loans held for investment are reported at the principal amount outstanding, net of cumulative charge-offs, interest applied to principal (for loans accounted for using the cost recovery method), unamortized net deferred loan origination fees and costs and unamortized premiums or discounts on purchased loans. When a loan is designated as held for investment, the intent is to hold these loans for the foreseeable future or until maturity or pay-off. If subsequent changes occur as part of the balance sheet management process, the Company may change its intent to hold these loans. Once a determination has been made to sell such loans, they are transferred to loans held for sale and carried at the lower of cost or fair value. Interest on loans is recognized at the contractual rate of interest and is only accrued if deemed collectible. Deferred fees and costs and premiums and discounts are amortized over the contractual terms of the underlying loans using the constant effective yield (the interest method) or straight-line method. Nonaccrual Loans Loans for which the accrual of interest has been discontinued are designated as nonaccrual loans. Loans are placed on nonaccrual status when the full and timely collection of principal and interest is doubtful, generally when the loan becomes 90 days or more past due for principal or interest payment or if part of the principal balance has been charged off. When loans are placed on nonaccrual status, all interest previously accrued but not collected is reversed against current period interest income. All payments received on nonaccrual loans are accounted for using the cost recovery method. Under the cost recovery method, all cash collected is applied first to reduce the outstanding principal balance. A loan may be returned to accrual status if all delinquent principal and interest payments are brought current and the collectability of the remaining principal and interest payments in accordance with the loan agreement is reasonably assured. Loans whose repayments are insured by the Federal Housing Administration ("FHA") or guaranteed by the Department of Veterans' Affairs ("VA") are maintained on accrual status even if 90 days or more past due. Troubled Debt Restructurings We sometimes modify or restructure loans when the borrower is experiencing financial difficulties by making a concession to the borrower in the form of changes in the amortization terms, reductions in the interest rates, the acceptance of interest only payments and, in limited cases, concessions to the outstanding loan balances. These loans are classified as TDRs. TDRs are loans modified for the purpose of alleviating temporary impairments to the borrower’s financial condition or cash flows. A workout plan between us and the borrower is designed to provide a bridge for borrower cash flow shortfalls in the near term. A TDR loan may be returned to accrual status when the loan is brought current, has performed in accordance with the contractual restructured terms for a time frame of at least six months, and the ultimate collectability of the total contractual restructured principal and interest is reasonably assured. ACL for LHFI The ACL for LHFI is a valuation account that is deducted from the loans amortized cost basis to present the net amount expected to be collected on the loans. Loan balances are charged off against the ACL when management believes the non-collectability of a loan balance is confirmed. Expected recoveries may not exceed the aggregate of amounts previously charged-off and expected to be charged-off. The ACL for LHFI, as reported in our consolidated balance sheets, is adjusted by a provision for credit losses and reduced by the charge-offs of loan amounts, net of recoveries. Management estimates the ACL balance using relevant available information from internal and external sources relating to past events, current conditions and reasonable and supportable forecasts. Historical credit loss experience provides the basis for the estimation of expected credit losses. Adjustments to historical loss information are made for differences in current loan-specific risk characteristics such as differences in underwriting standards, portfolio mix or delinquency levels or other relevant factors. The credit loss estimation process involves procedures to appropriately consider the unique characteristics of its two loan portfolios, the consumer loan portfolio and the commercial loan portfolio. These two portfolios are further disaggregated into loan pools, the level at which credit risk is monitored. When computing ACL levels, credit loss assumptions are estimated using a model that categorizes loan pools based on loss history, delinquency status and other credit trends and risk characteristics, including current conditions and reasonable and supportable forecasts about the future. Determining the appropriateness of the ACL is complex and requires judgment by management about the effect of matters that are inherently uncertain. In future periods, evaluations of the overall loan portfolio, based on the factors and forecasts then prevailing, may result in material changes in the ACL and provision for credit losses in those future periods. Credit Loss Measurement The ACL level is influenced by current conditions related to loan volumes, loan asset quality ratings ("AQR") migration or delinquency status, historic loss experience and other conditions influencing loss expectations, such as reasonable and supportable forecasts of economic conditions. The methodology for estimating the amount of expected credit losses has two basic components: first, a pooled component for estimated expected credit losses for pools of loans that share similar risk characteristics and second an asset-specific component involving individual loans that do not share risk characteristics with other loans and the measurement of expected credit losses for such individual loans. Loans that Share Similar Risk Characteristics with Other Loans For loans that share similar risk characteristics, loans are segregated into loan pools based on similar risk characteristics, like product types or areas of risk concentration to estimate the ACL. The Company's ACL model methodology is to build a reserve rate using historical life of loan default rates combined with assessments of current loan portfolio information and current and forecasted economic environment and business cycle information. The model uses statistical analysis to determine the life of loan default rates for the quantitative component and analyzes qualitative factors (Q-Factors) that assess the current loan portfolio conditions and forecasted economic environment and collateral values. Below is the general overview our ACL model. Historical Loss Rate The Company chose to analyze loan data from a full economic cycle, to the extent that data was available, to calculate life of loan loss rates. Based on the current economic environment and available loan level data, it was determined the Loss Horizon Period (LHP) should begin prior to the economic recession that began in 2007. The Company plans to monitor and review the LHP on an annual basis to determine appropriate time frames to be included based on economic indicators. Under current expected credit losses methodology ("CECL"), the Company groups pools of loans by similar risk characteristics. Using these pools, sub-pools are established at a more granular level incorporating delinquency status and original FICO or original LTV (for consumer loans) and risk ratings (for commercial loans). Using the pool and sub-pool structure, cohorts are established historically on a quarterly basis containing the population in these sets as of that point in time. After the establishment of these cohorts, the loans within the cohorts are then tracked from that point forward to establish long-term Probability of Default ("PD") at the sub-pool level and Loss Given Default ("LGD") for the pool level. These historical cohorts and their PD/LGD outcomes are then averaged together to establish expected PDs and LGDs for each sub-pool. Once historical cohorts are established, the loans in the cohort are tracked moving forward for default events. The Company has defined default events as the first dollar of loss. If a loan in the cohort has experienced a default event over the LHP then the balance of the loan at the time of cohort establishment becomes part of the numerator of the PD calculation. The Loss Given Probability of Default ("LGPD") or Expected Loss ("EL") is the weighted average PD for each sub-pool cohort times the average LGD for each pool. The output from the model then is a series of EL rates for each loan sub-pool, which are applied to the related outstanding balances for each loan sub-pool to determine the ACL reserve based on historical loss rates. Q-Factors The Q-Factors adjust the expected historic loss rates for current and forecasted conditions that are not provided for in the historical loss information. The Company has established a methodology for adjusting historical expected loss rates based on these more recent or forecasted changes. The Q-Factor methodology is based on a blend of quantitative analysis and management judgment and reviewed on a quarterly basis. Each of the thirteen factors in the FASB standard were analyzed for common risk characteristics and grouped into seven consolidated Q-Factors as listed below. Qualitative Factor Financial Instruments - Credit Losses Portfolio Credit Quality The borrower's financial condition, credit rating, credit score, asset quality or business prospects The borrower's ability to make scheduled interest or principal payments The volume and severity of past due financial assets and the volume and severity of adversely classified or rated financial assets Remaining Payments The remaining payment terms of the financial assets The remaining time to maturity and the timing and extent of prepayments on the financial assets Volume & Nature The nature and volume of the entity's financial assets Collateral Values The value of underlying collateral on financial assets in which the collateral-dependent practical expedient has not been utilized Economic The environmental factors of a borrower and the areas in which the entity's credit is concentrated, such as: changes and expected changes in national, regional and local economic and business conditions and developments in which the entity operates, including the condition and expected condition of various market segments Credit Culture The entity's lending policies and procedures, including changes in lending strategies, underwriting standards, collection, write-off and recovery practices, as well as knowledge of the borrower's operations or the borrower's standing in the community The quality of the entity's credit review system The experience, ability and depth of the entity's management, lending staff, and other relevant staff Business Environment The environmental factors of a borrower and the areas in which the entity's credit is concentrated, such as: regulatory, legal, or technological environment to which the entity has exposure The environmental factors of a borrower and the areas in which the entity's credit is concentrated, such as: changes and expected changes in the general market condition of either the geographical area or the industry to which the entity has exposure An eighth Q-Factor, Management Overlay, allows the Bank to adjust specific pools when conditions exist that were not contemplated in the model design that warrant an adjustment. The economic downturn caused by the COVID-19 pandemic and resulting accounting treatment of forbearances is an example of such a condition. The Company has chosen two years as the forecast period based on management judgment and has determined that reasonable and supportable forecasts should be made for two of the Q-Factors: Economic and Collateral values. Management has assigned weightings for each qualitative factor as well as individual metrics within each qualitative factor as to the relative importance of that factor or metric specific to each portfolio type. The Q-Factors above are evaluated using a seven-point scale ranging from significant improvement to significant deterioration. The CECL Q-Factor methodology bounds the Q-Factor adjustments by a minimum and maximum range, based on the Bank’s own historical expected loss rates for each respective pool. The rating of the Q-Factor on the seven-point scale, along with the allocated weight, determines the final expected loss adjustment. The model is constructed so that the total of the Q-Factor adjustments plus the current expected loss rate cannot exceed the maximum or minimum two-year loss rate for that pool, which is aligned with the Bank's chosen forecast period. Loss rates beyond two years are not adjusted in the Q-Factor process and the model reverts to the historical mean loss rates. Management Overlays are not bounded by the historical maximums. Quarterly, loan data is gathered to update the portfolio metrics analyzed in the Q-Factor model. The model is updated with current data and applicable forecasts, then the results are reviewed by management. After consensus is reached on all Q-Factor ratings, the results are input into the Q-Factor model and applied to the pooled loans which are reviewed to determine the adequacy of the reserve. Additional details describing the model by portfolio are below: Consumer Loan Portfolio The consumer loan portfolio is comprised of the single family and home equity loan classes, which are underwritten after evaluating a borrower's capacity, credit and collateral. Other consumer loans are grouped with home equity loans. Capacity refers to a borrower's ability to make payments on the loan. Several factors are considered when assessing a borrower's capacity, including the borrower's employment, income, current debt, assets and level of equity in the property. Credit refers to how well a borrower manages current and prior debts as documented by a credit report that provides credit scores and current and past information about the borrower's credit history. Collateral refers to the type and use of property, occupancy and market value. Property appraisals are obtained to assist in evaluating collateral. Loan-to-property value and debt-to-income ratios, loan amount and lien position are considered in assessing whether to originate a loan. These borrowers are particularly susceptible to downturns in economic trends such as conditions that negatively affect housing prices, demand for housing and levels of unemployment. Consumer Loan Portfolio Estimated Loss Rate Model Under CECL, the Bank utilizes pools of loans that are grouped by similar risk characteristics: Single Family and Home Equity Loans which includes Consumer loans. Sub-Pools are established at a more granular level for the calculation of PDs, incorporating delinquency status, original FICO and original LTV. Consumer portfolio cohorts are established by grouping each ACL sub-pool at a point in time. Once historical cohorts are established, the loans in the cohort are tracked moving forward for default events. The Q-Factors adjust the expected historic loss rates for current and forecasted conditions that are not provided for in the historical loss information. For Single Family loans all Q-Factors noted above are evaluated. For the Home Equity and Consumer loans, collateral values are not evaluated as the Bank has determined the FICO score trends are a more relevant predictor of default than current collateral value for those types of loans. These factors are evaluated based on current conditions and forecasts (as applicable), using a seven-point scale ranging from significant improvement to significant deterioration. Commercial Loan Portfolio The commercial loan portfolio is comprised of the non-owner occupied commercial real estate, multifamily, construction and land development, owner occupied commercial real estate and commercial business loan classes, whose underwriting standards consider the factors described for single family and home equity loan classes as well as others when assessing the borrower's and associated guarantors or other related party’s financial position. These other factors include assessing liquidity, net worth, leverage, other outstanding indebtedness of the borrower, the quality and reliability of cash expected to flow through the borrower (including the outflow to other lenders) and prior known experiences with the borrower. This information is used to assess financial capacity, profitability and experience. Ultimate repayment of these loans is sensitive to interest rate changes, general economic conditions, liquidity and availability of long-term financing. Commercial Loan Portfolio Loss Rate Model The Bank maintained loan classes above but has subdivided the construction and land development, which includes lot, land and acquisition and development loans, into the following ACL reporting pools to more accurately group risk characteristics: Multifamily, Commercial Real Estate, Single Family and Single Family construction to permanent. ACL sub-pools are established at a more granular level for the calculation of PDs, utilizing risk rating. As outlined in the Bank’s policies, commercial loans pools are non-homogenous and are regularly assessed for credit quality. For purposes of CECL, loans are sub-pooled according to the following AQR Ratings: • 1-6: These loans meet the definition of “Pass" assets. They are well protected by the current net worth and paying capacity of the obligor (or guarantors, if any) or by the fair value, less costs to acquire and sell in a timely manner, of any underlying collateral. The Bank further uses the available AQR ratings for components of the sub-pools. • 7: These loans meet the regulatory definition of “Special Mention.” They contain potential weaknesses, that if uncorrected may result in deterioration of the likelihood of repayment or in the Bank’s credit position. • 8: These loans meet the regulatory definition of “Substandard”. They are inadequately protected by the current sound worth and paying capacity of the borrower or of the collateral pledged, if any. They have well-defined weaknesses and have unsatisfactory characteristics causing unacceptable levels of risk. Commercial portfolio cohorts are established by grouping each ACL sub-pool at a point in time. Once historical cohorts are established, the loans in the cohort are tracked moving forward for default events. The Q-Factors adjust the expected historic loss rates for current and forecasted conditions that are not provided for in the historical loss information. All the Q-Factors noted above are evaluated for Commercial portfolio loans except for Commercial Business and Owner Occupied Commercial Real Estate ("CRE") loans which exclude the collateral values Q-Factor. The Company has determined that these loans are primarily underwritten by evaluating the cash flow of the business and not the underlying collateral. Factors above are evaluated based on current conditions and forecasts (as applicable), using a seven-point scale ranging from significant improvement to significant deterioration. Loans That Do Not Share Risk Characteristics with Other Loans For a loan that does not share risk characteristics with other loans, expected credit loss is measured on net realizable value that is the difference between the discounted value of the expected future cash flows, based on the original effective interest rate and the amortized cost basis of the loan. For these loans, we recognize expected credit loss equal to the amount by which the net realizable value of the loan is less than the amortized cost basis of the loan (which is net of previous charge-offs and deferred loan fees and costs), except when the loan is collateral dependent, which is when the borrower is experiencing financial difficulty and repayment is expected to be provided substantially through the operation or sale of the collateral. In these cases, expected credit loss is measured as the difference between the amortized cost basis of the loan and the fair value of the collateral. The fair value of the collateral is adjusted for the estimated costs to sell if repayment or satisfaction of a loan is dependent on the sale (rather than only on the operation) of the collateral. The starting point for determining the fair value of collateral is through obtaining external appraisals. Generally, collateral values for collateral dependent loans are updated every twelve months, either from external third parties or in-house certified appraisers. A third-party appraisal is required at least annually for substandard loans and OREO. For performing consumer loans secured by real estate that are classified as collateral dependent, the Bank determines the fair value estimates quarterly using automated valuation services. Once the expected loss amount is determined, an ACL is recorded equal to the calculated expected credit loss and included in the ACL. If the calculated expected loss is determined to be permanent or not recoverable, the expected credit loss will be charged off. Factors considered by management in determining if the expected credit loss is permanent or not recoverable include whether management judges the loan to be uncollectible, repayment is deemed to be protracted beyond reasonable time frames, or the loss becomes evident owing to the borrower's lack of assets or, for single family loans, the loan is 180 days or more past due unless both well-secured and in the process of collection. ACL for Off-Balance Sheet Credit Exposures The Bank estimates expected credit losses over the contractual period in which the Bank is exposed to risk via a contractual obligation to extend credit, unless that obligation is unconditionally cancellable by the Bank. Reserves are required for off-balance sheet credit exposures that are not unconditionally cancellable. The ACL on unfunded loan commitments is based on an estimate of unfunded commitment utilization over the life of the loan, applying the EL to the estimated utilization balance as of the reporting period end date. As these estimated credit loss calculations are similar to the funded LHFI they share similar risks plus the additional risk from estimating commitment utilization. Other Real Estate Owned Real estate properties acquired through, or in lieu of, loan foreclosure are recorded at net realizable value (fair value of collateral less estimated costs to sell). At the time of possession, an appraisal is obtained and any excess of the loan balance over the net realizable value is charged against the ACL. After foreclosure, valuations are periodically performed by management. Any subsequent declines in fair value are recorded as a charge to current period earnings with a corresponding write-down to the asset. All legal fees and direct costs, including foreclosure and other related costs are expensed as incurred. Mortgage Servicing Rights MSRs are recognized as separate assets on our consolidated balance sheets upon purchase of the rights or when we retain the right to service loans that we have sold. We initially record all MSRs at fair value. For subsequent measurements, single family MSRs are accounted for at fair value during the life of the MSR, with changes in fair value recorded through current period earnings, while multifamily and SBA MSRs are accounted for at the lower of amortized cost or fair value. Subsequent fair value measurements of MSRs are determined by

INVESTMENT SECURITIES

INVESTMENT SECURITIES	12 Months Ended
	Dec. 31, 2020
Investments, Debt and Equity Securities [Abstract]
INVESTMENT SECURITIES	INVESTMENT SECURITIES: The following tables set forth certain information regarding the amortized cost and fair values of our investment securities AFS and HTM. At December 31, 2020 (in thousands) Amortized Gross Gross Fair AFS Mortgage-backed securities ("MBS"): Residential $ 50,001 $ 1,237 $ (192) $ 51,046 Commercial 43,061 2,131 (8) 45,184 Collateralized mortgage obligations ("CMOs") Residential 228,685 6,319 (95) 234,909 Commercial 155,645 3,719 (181) 159,183 Municipal bonds 533,719 31,321 (337) 564,703 Corporate debt securities 14,381 841 — 15,222 Agency debentures 1,846 — — 1,846 $ 1,027,338 $ 45,568 $ (813) $ 1,072,093 HTM Municipal bonds $ 4,271 $ 236 $ — $ 4,507 At December 31, 2019 (in thousands) Amortized Gross Gross Fair AFS MBS: Residential $ 93,283 $ 120 $ (1,708) $ 91,695 Commercial 37,972 411 (358) 38,025 CMOs: Residential 292,370 935 (1,687) 291,618 Commercial 156,693 684 (1,223) 156,154 Municipal bonds 333,303 8,997 (982) 341,318 Corporate debt securities 18,391 313 (43) 18,661 U.S. Treasury securities 1,296 11 — 1,307 $ 933,308 $ 11,471 $ (6,001) $ 938,778 HTM Municipal bonds $ 4,372 $ 129 $ — $ 4,501 MBS and CMOs represent securities primarily issued by government sponsored enterprises ("GSEs"). Most of the MBS and CMO securities are guaranteed by Fannie Mae, Ginnie Mae or Freddie Mac. Municipal bonds are comprised of general obligation bonds (i.e., backed by the general credit of the issuer) and revenue bonds (i.e., backed by either collateral or revenues from the specific project being financed) issued by various municipal corporations. As of December 31, 2020 and 2019, substantially all securities held, including municipal bonds and corporate debt securities, were rated investment grade based upon external ratings where available and, where not available, based upon internal ratings which correspond to ratings as defined by Standard and Poor’s Rating Services or Moody's Investors Services. Investment securities AFS that were in an unrealized loss position are presented in the following tables based on the length of time the individual securities have been in an unrealized loss position. At December 31, 2020 Less than 12 months 12 months or more Total (in thousands) Gross Fair Gross Fair Gross Fair MBS: Residential $ (7) $ 1,196 $ (185) $ 1,432 $ (192) $ 2,628 Commercial (8) 925 — — (8) 925 CMOs: Residential (95) 7,391 — — (95) 7,391 Commercial (39) 6,687 (142) 15,358 (181) 22,045 Municipal bonds (337) 10,512 — — (337) 10,512 Total $ (486) $ 26,711 $ (327) $ 16,790 $ (813) $ 43,501 At December 31, 2019 Less than 12 months 12 months or more Total (in thousands) Gross Fair Gross Fair Gross Fair MBS: Residential $ (409) $ 18,440 $ (1,299) $ 68,362 $ (1,708) $ 86,802 Commercial (352) 21,494 (6) 2,483 (358) 23,977 CMOs: Residential (965) 171,708 (722) 29,264 (1,687) 200,972 Commercial (680) 67,160 (543) 41,605 (1,223) 108,765 Municipal bonds (334) 39,127 (648) 45,869 (982) 84,996 Corporate debt securities (5) 3,689 (38) 1,743 (43) 5,432 Total $ (2,745) $ 321,618 $ (3,256) $ 189,326 $ (6,001) $ 510,944 There were no HTM securities in an unrealized loss position at December 31, 2020 and 2019. The Company has evaluated AFS securities that are in an unrealized loss position and has determined that the decline in value is temporary and is related to the change in market interest rates since purchase. The decline in value is not related to any issuer- or industry-specific credit event. The Company has not identified any expected credit losses on its debt securities as of December 31, 2020 and 2019. In addition, as of December 31, 2020 and 2019, the Company had not made a decision to sell any of its debt securities held, nor did the Company consider it more likely than not that it would be required to sell such securities before recovery of their amortized cost basis. The following tables present the fair value of investment securities AFS and HTM by contractual maturity along with the associated contractual yield for the periods indicated below. The weighted-average yield is computed using the contractual coupon of each security weighted based on the fair value of each security and does not include adjustments to a tax equivalent basis. At December 31, 2020 Within one year After one year After five years After Total (dollars in thousands) Fair Weighted Fair Weighted Fair Weighted Fair Weighted Fair Weighted AFS Municipal bonds $ 4,024 3.19 % $ 14,978 3.82 % $ 59,496 3.26 % $ 486,205 3.29 % $ 564,703 3.30 % Corporate debt securities 183 4.27 % 7,059 3.74 % 7,980 4.78 % — — % 15,222 4.30 % Agency debentures — — % — — % — — % 1,846 2.68 % 1,846 2.68 % Total $ 4,207 3.24 % $ 22,037 3.80 % $ 67,476 3.45 % $ 488,051 3.29 % $ 581,771 3.33 % HTM Municipal bonds $ — — % $ 4,507 2.47 % $ — — % $ — — % $ 4,507 2.47 % At December 31, 2019 Within one year After one year After five years After Total (dollars in thousands) Fair Weighted Fair Weighted Fair Weighted Fair Weighted Fair Weighted AFS Municipal bonds $ 5,337 3.41 % $ 555 3.90 % $ 13,000 3.01 % $ 322,426 3.61 % $ 341,318 3.59 % Corporate debt securities 1,007 3.40 % 7,544 3.64 % 10,022 3.70 % 88 6.10 % 18,661 3.67 % U.S. Treasury securities 1,307 2.82 % — — % — — % — — % 1,307 2.82 % Total $ 7,651 3.31 % $ 8,099 3.66 % $ 23,022 3.31 % $ 322,514 3.62 % $ 361,286 3.59 % HTM Municipal bonds $ — — % $ 1,787 2.90 % $ 2,714 2.09 % $ — — % $ 4,501 2.41 % MBS and CMOs are excluded from the tables above because such securities are not due on a single maturity date. The weighted average yield of MBS and CMOs as of December 31, 2020 and 2019 was 1.92% and 2.34%, respectively. Sales of investment securities were as follows for the periods indicated: Years Ended December 31, (in thousands) 2020 2019 2018 Proceeds $ 62,378 $ 184,871 $ 46,081 Gross gains 1,334 894 310 Gross losses (993) (901) (75) The following table summarizes the carrying value of securities pledged as collateral to secure public deposits, borrowings and other purposes as permitted or required by law. At December 31, (in thousands) 2020 2019 Washington, Oregon and California State to secure public deposits $ 171,471 $ 200,571 Other securities pledged 3,391 4,332 Total securities pledged as collateral $ 174,862 $ 204,903 The Company assesses the creditworthiness of the counterparties that hold the pledged collateral and has determined that these arrangements have little credit risk. There were no securities pledged under repurchase agreements at December 31, 2020 and 2019. Tax-exempt interest income on AFS securities was $10.7 million, $10.2 million and $8.5 million for 2020, 2019 and 2018, respectively.

LOANS AND CREDIT QUALITY

LOANS AND CREDIT QUALITY	12 Months Ended
	Dec. 31, 2020
Receivables [Abstract]
LOANS AND CREDIT QUALITY	LOANS AND CREDIT QUALITY: As a result of the adoption of CECL on January 1, 2020, there is a lack of comparability in both the reserves and provisions for credit losses for the periods presented. Results for reporting periods beginning after January 1, 2020 are presented using the CECL methodology, while comparative period information continues to be reported in accordance with the incurred loss methodology in effect for prior periods. The Company's LHFI is divided into two portfolios, consumer loans and commercial loans. Within each portfolio, the Company monitors and assesses credit risk based on the risk characteristics of each of the following loan classes: single family and home equity and other loans within the consumer loan portfolio and non-owner occupied commercial real estate, multifamily, construction and land development, owner occupied commercial real estate and commercial business loans within the commercial loan portfolio. LHFI consist of the following. At December 31, (in thousands) 2020 2019 Commercial real estate loans Non-owner occupied commercial real estate $ 829,538 $ 895,546 Multifamily 1,428,092 999,140 Construction/land development 553,695 701,762 Total 2,811,325 2,596,448 Commercial and industrial loans Owner occupied commercial real estate 467,256 477,316 Commercial business 645,723 414,710 Total 1,112,979 892,026 Consumer loans Single family (1) 915,123 1,072,706 Home equity and other 404,753 553,376 Total 1,319,876 1,626,082 Total LHFI 5,244,180 5,114,556 ACL (64,294) (41,772) Total LHFI less ACL $ 5,179,886 $ 5,072,784 (2) (1) Includes $7.1 million and $3.5 million at December 31, 2020 and 2019, respectively, of loans where a fair value option election was made at the time of origination and, therefore, are carried at fair value with changes recognized in the consolidated income statements. (2) Net deferred loans fees and costs of $24.5 million are now included within the carrying amounts of the loan balances as of December 31, 2019, in order to conform to the current period presentation. Loans totaling $1.4 billion and $2.0 billion at December 31, 2020 and 2019, respectively, were pledged to secure borrowings from the FHLB and loans totaling $569 million and $491 million at December 31, 2020 and 2019, respectively, were pledged to secure borrowings from the FRBSF. Credit Risk Concentrations Concentrations of credit risk arise when a number of customers are engaged in similar business activities or activities in the same geographic region, or when they have similar economic features that would cause their ability to meet contractual obligations to be similarly affected by changes in economic conditions. LHFI are primarily secured by real estate located in the Pacific Northwest, California and Hawaii. At December 31, 2020 multifamily loans in the state of California represented 18.5% of the total portfolio. At December 31, 2019 single family loans in Washington and multifamily loans in California represented 10.7% and 12.2% of the total portfolio, respectively. Credit Quality Management considers the level of ACL to be appropriate to cover credit losses expected over the life of the loans for the LHFI portfolio as of December 31, 2020. The cumulative loss rate used as the basis for the estimate of credit losses is comprised of the Bank’s historical loss experience and eight qualitative factors for current and forecasted periods. During 2020, the historical expected loss rates decreased from January 1, 2020 implementation due to minimal losses and our stable portfolio credit composition. During 2020, the Qualitative Factors increased significantly due to the forecasted impacts of the COVID-19 pandemic. As of December 31, 2020, the Bank expects that the markets in which it operates will have deterioration in collateral values and economic outlook over the two-year forecast period, with negative risk factors peaking in the first year and modestly improving in the second year. In addition to the ACL for LHFI, the Company maintains a separate ACL on unfunded loan commitments which is included in accounts payable and other liabilities on our consolidated balance sheets. The ACL on unfunded commitments was $1.6 million and $1.1 million at December 31, 2020 and 2019, respectively. The Bank has elected to exclude accrued interest receivable from the evaluation of the ACL. Accrued interest on LHFI was $21.2 million at December 31, 2020 and was reported in other assets in the consolidated balance sheets. Activity in the ACL was as follows. Years Ended December 31, (in thousands) 2020 2019 2018 ACL for LHFI Beginning balance $ 41,772 $ 41,470 $ 37,847 Provision for credit losses 21,843 (122) 2,826 Net (charge-offs) recoveries (1,164) 424 797 Impact of ASC 326 adoption 1,843 — — Ending balance $ 64,294 $ 41,772 $ 41,470 ACL for unfunded commitments: Beginning balance $ 1,065 $ 1,443 $ 1,269 Provision for credit losses (1,374) (378) 174 Impact of ASC 326 adoption 1,897 — — Ending balance $ 1,588 $ 1,065 $ 1,443 Provision for credit losses: Loans $ 21,843 $ (122) $ 2,826 Unfunded commitments (1,374) (378) 174 Total $ 20,469 $ (500) $ 3,000 Activity in the ACL by loan portfolio and loan sub-class was as follows. Year Ended December 31, 2020 (in thousands) Prior to adoption of ASC 326 Impact of ASC 326 adoption Charge-offs Recoveries Provision Ending Commercial real estate loans Non-owner occupied commercial real estate $ 7,245 $ (3,392) $ — $ — $ 4,992 $ 8,845 Multifamily 7,015 (2,977) — — 2,034 6,072 Construction/land development Multifamily construction 2,848 693 — — 1,362 4,903 Commercial real estate construction 624 (115) — — 1,161 1,670 Single family construction 3,800 4,280 — 163 (3,113) 5,130 Single family construction to permanent 1,003 200 — — 112 1,315 Total 22,535 (1,311) — 163 6,548 27,935 Commercial and industrial loans Owner occupied commercial real estate 3,639 (2,459) (896) — 4,710 4,994 Commercial business 2,915 510 (640) 110 14,148 17,043 Total 6,554 (1,949) (1,536) 110 18,858 22,037 Consumer loans Single family 6,450 468 (17) 187 (182) 6,906 Home equity and other 6,233 4,635 (456) 385 (3,381) 7,416 Total 12,683 5,103 (473) 572 (3,563) 14,322 Total ACL $ 41,772 $ 1,843 $ (2,009) $ 845 $ 21,843 $ 64,294 Year Ended December 31, 2019 (in thousands) Beginning Charge-offs Recoveries Provision Ending Commercial real estate loans Non-owner occupied commercial real estate $ 5,495 $ — $ — $ 1,750 $ 7,245 Multifamily 5,754 — — 1,261 7,015 Construction/land development 9,001 — 215 (941) 8,275 Total 20,250 — 215 2,070 22,535 Commercial and industrial loans Owner occupied commercial real estate 3,278 — — 361 3,639 Commercial business 2,875 (315) 147 208 2,915 Total 6,153 (315) 147 569 6,554 Consumer loans Single family 8,217 — 145 (1,912) 6,450 Home equity and other 6,850 (272) 504 (849) 6,233 Total 15,067 (272) 649 (2,761) 12,683 Total ACL $ 41,470 $ (587) $ 1,011 $ (122) $ 41,772 Credit Quality Indicators Management regularly reviews loans in the portfolio to assess credit quality indicators and to determine appropriate loan classification and grading in accordance with applicable bank regulations. The Company's risk rating methodology assigns risk ratings ranging from 1 to 10, where a higher rating represents higher risk. The risk rating of 9 is not used. Per the Company's policies, most commercial loans pools are non-homogenous and are regularly assessed for credit quality. The rating categories can be generally described by the following groupings for non-homogeneous loans: • 1-6: These loans meet the definition of "Pass" assets. They are well protected by the current net worth and paying capacity of the obligor (or guarantors, if any) or by the fair value, less costs to acquire and sell in a timely manner, of any underlying collateral. • 7: These loans meet the regulatory definition of "Special Mention." They contain potential weaknesses, that if uncorrected may result in deterioration of the likelihood of repayment or in the Bank’s credit position. • 8: These loans meet the regulatory definition of "Substandard". They are inadequately protected by the current sound worth and paying capacity of the borrower or of the collateral pledged, if any. They have well-defined weaknesses and have unsatisfactory characteristics causing unacceptable levels of risk. • 10: A loan, or the portion of a loan determined to meet the regulatory definition of “Loss.” The amounts classified as loss have been charged-off. The risk rating categories can be generally described by the following groupings for homogeneous loans: • 1-6: These loans meet the definition of "Pass" assets. A homogenous "Pass" loan is typically risk rated based on payment performance. • 7: These loans meet the regulatory definition of “Special Mention.” A homogeneous special mention loan, risk rated 7, is less than 90 days past due from the required payment date at month-end. • 8: These loans meet the regulatory definition of “Substandard”. A homogeneous substandard loan, risk rated 8, is 90 days or more past due from the required payment date at month-end. • 10: These loans meet the regulatory definition of "Loss". A closed-end homogeneous loan not secured by real estate is risk rated 10 when past due 120 cumulative days or more from the contractual due date. Closed-end homogenous loans secured by real estate and all open-end homogenous loans are risk rated 10 when past due 180 cumulative days or more from the contractual due date. These loans, or the portion of these loans classified as loss, are generally charged-off in the month in which the applicable past due period elapses. Small balance commercial loans are generally considered homogenous unless 30 days or more past due or modified in a troubled debt restructuring that was an interest rate concession or payment modification with a significant balloon and the concession period has not been completed. The risk rating classification for such loans are based on the non-homogenous definitions noted above. Residential, home equity and consumer loans modified in a troubled debt restructuring are considered homogeneous unless the modification was an interest rate concession or payment modification with a significant balloon and the concession modification period has not been completed. The risk rating classification for such loans are based on the non-homogeneous definitions noted above. The following table presents a vintage analysis of the commercial portfolio by loan sub-class, risk rating and delinquency status. At December 31, 2020 (in thousands) 2020 2019 2018 2017 2016 2015 and prior Revolving Revolving-term Total COMMERCIAL PORTFOLIO Non-owner occupied commercial real estate 1-6 Pass $ 53,782 $ 176,556 $ 165,268 $ 147,719 $ 150,221 $ 131,935 $ 796 $ 1,031 $ 827,308 7- Special Mention — — — — — 2,230 — — 2,230 8 - Substandard — — — — — — — — — Total 53,782 176,556 165,268 147,719 150,221 134,165 796 1,031 829,538 Multifamily 1-6 Pass 711,009 324,246 100,572 32,693 166,937 92,255 380 — 1,428,092 7- Special Mention — — — — — — — — — 8 - Substandard — — — — — — — — — Total 711,009 324,246 100,572 32,693 166,937 92,255 380 — 1,428,092 Multifamily construction 1-6 Pass 12,182 21,366 45,256 11,823 — — — — 90,627 7- Special Mention — — — — 24,702 — — — 24,702 8 - Substandard — — — — — — — — — Total 12,182 21,366 45,256 11,823 24,702 — — — 115,329 Commercial real estate construction 1-6 Pass 3,963 — 2,104 14,721 — 614 5,883 — 27,285 7- Special Mention — — — — — — — — — 8 - Substandard — — — — — — — — — Total 3,963 — 2,104 14,721 — 614 5,883 — 27,285 Single family construction 1-6 Pass 121,233 47,539 14,055 — — 600 75,743 — 259,170 7- Special Mention — — — — — — — — — 8 - Substandard — — — — — — — — — Total 121,233 47,539 14,055 — — 600 75,743 — 259,170 Single family construction to permanent Current 62,955 72,825 15,443 688 — — — — 151,911 Past due: 30-59 days — — — — — — — — — 60-89 days — — — — — — — — — 90+ days — — — — — — — — — Total 62,955 72,825 15,443 688 — — — — 151,911 Owner occupied commercial real estate 1-6 Pass 48,647 60,872 58,582 85,275 98,046 50,596 — 4,354 406,372 7- Special Mention — — 5,977 3,529 — — — 69 9,575 8 - Substandard — 19,407 1,111 10,750 17,122 2,919 — — 51,309 Total 48,647 80,279 65,670 99,554 115,168 53,515 — 4,423 467,256 Commercial business 1-6 Pass 345,540 63,020 47,710 22,556 18,411 14,972 76,218 2,577 591,004 7- Special Mention — 10,837 2,058 6,653 — — 3,975 166 23,689 8 - Substandard — 5,923 11,327 2,338 1,891 1,001 8,438 112 31,030 Total 345,540 79,780 61,095 31,547 20,302 15,973 88,631 2,855 645,723 Total commercial portfolio $ 1,359,311 $ 802,591 $ 469,463 $ 338,745 $ 477,330 $ 297,122 $ 171,433 $ 8,309 $ 3,924,304 The following table presents a vintage analysis of the consumer portfolio by loan sub-class and delinquency status. At December 31, 2020 (in thousands) 2020 2019 2018 2017 2016 2015 and prior Revolving Revolving-term Total CONSUMER PORTFOLIO Single family Current $ 174,994 $ 111,143 $ 154,757 $ 168,412 $ 59,161 $ 242,444 $ — $ — $ 910,911 Past due: 30-59 days — 570 — 318 — 390 1,278 60-89 days — — — — — — — — — 90+ days 824 335 405 386 — 984 — — 2,934 Total (1) 175,818 112,048 155,162 169,116 59,161 243,818 — — 915,123 Home equity and other Current 1,878 1,230 1,311 1,363 431 5,126 384,005 8,147 403,491 Past due: 30-59 days 98 22 — — — 11 66 31 228 60-89 days — 13 — — — — 129 — 142 90+ days — 9 — — 275 24 584 — 892 Total 1,976 1,274 1,311 1,363 706 5,161 384,784 8,178 404,753 Total consumer portfolio $ 177,794 $ 113,322 $ 156,473 $ 170,479 $ 59,867 $ 248,979 $ 384,784 $ 8,178 $ 1,319,876 Total LHFI $ 1,537,105 $ 915,913 $ 625,936 $ 509,224 $ 537,197 $ 546,101 $ 556,217 $ 16,487 $ 5,244,180 (1) Includes $7.1 million of loans where a fair value option election was made at the time of origination and, therefore, are carried at fair value with changes recognized in the consolidated income statements. The following tables present a vintage analysis of year-to-date charge-offs and year-to-date recoveries of the commercial portfolio and consumer portfolio by loan sub-class. At December 31, 2020 (in thousands) 2020 2019 2018 2017 2016 2015 and prior Revolving Revolving-term Total COMMERCIAL PORTFOLIO Single family construction Charge-offs $ — $ — $ — $ — $ — $ — $ — $ — $ — Recoveries — — — — — 163 — — 163 Net — — — — — 163 — — 163 Owner occupied commercial real estate Charge-offs — — — — — (896) — — (896) Recoveries — — — — — — — — — Net — — — — — (896) — — (896) Commercial business Charge-offs — — — (42) (102) (496) — — (640) Recoveries — — — — — 110 — — 110 Net — — — (42) (102) (386) — — (530) Commercial portfolio Charge-offs — — — (42) (102) (1,392) — — (1,536) Recoveries — — — — — 273 — — 273 Total net $ — $ — $ — $ (42) $ (102) $ (1,119) $ — $ — $ (1,263) At December 31, 2020 (in thousands) 2020 2019 2018 2017 2016 2015 and prior Revolving Revolving-term Total CONSUMER PORTFOLIO Single family Charge-offs $ — $ (3) $ (14) $ — $ — $ — $ — $ — $ (17) Recoveries — — — — — 187 — — 187 Net — (3) (14) — — 187 — — 170 Home equity and other Charge-offs — (73) (33) (1) — — (349) — (456) Recoveries — 14 4 7 6 168 186 — 385 Net — (59) (29) 6 6 168 (163) — (71) Consumer Portfolio Charge-offs — (76) (47) (1) — — (349) — (473) Recoveries — 14 4 7 6 355 186 — 572 Total net — (62) (43) 6 6 355 (163) — 99 All loans Charge-offs — (76) (47) (43) (102) (1,392) (349) — (2,009) Recoveries — 14 4 7 6 628 186 — 845 Total net $ — $ (62) $ (43) $ (36) $ (96) $ (764) $ (163) $ — $ (1,164) Collateral Dependent Loans The following table presents the amortized cost basis of collateral-dependent loans by loan sub-class and collateral type. At December 31, 2020 (in thousands) Land 1-4 Family Multifamily Non-residential real estate Other non-real estate Total Commercial and industrial loans Owner occupied commercial real estate $ 1,789 $ — $ — $ 3,133 $ — $ 4,922 Commercial business 1,787 545 — — 2,882 5,214 Total 3,576 545 — 3,133 2,882 10,136 Consumer loans Single family — 2,457 — — — 2,457 Total — 2,457 — — — 2,457 Total collateral-dependent loans $ 3,576 $ 3,002 $ — $ 3,133 $ 2,882 $ 12,593 Nonaccrual and Past Due Loans The following table presents nonaccrual status for loans as of the dates indicated: At December 31, 2020 At December 31, 2019 (in thousands) Nonaccrual with no related ACL Total Nonaccrual Nonaccrual with no related ACL Total Nonaccrual Commercial and industrial loans Owner occupied commercial real estate $ 4,922 $ 4,922 $ 2,891 $ 2,891 Commercial business 3,100 9,183 2,954 3,446 Total 8,022 14,105 5,845 6,337 Consumer loans Single family 2,173 4,883 1,652 5,364 Home equity and other 2 1,734 10 1,160 Total 2,175 6,617 1,662 6,524 Total nonaccrual loans $ 10,197 $ 20,722 $ 7,507 $ 12,861 The following tables present an aging analysis of our portfolio as of the dates indicated: At December 31, 2020 Past Due and Still Accruing (in thousands) Nonaccrual Total past due and nonaccrual (4) Current Total Commercial real estate loans Non-owner occupied commercial real estate $ — $ — $ — $ — $ — $ 829,538 $ 829,538 Multifamily — — — — — 1,428,092 1,428,092 Construction/land development Multifamily construction — — — — — 115,329 115,329 Commercial real estate construction — — — — — 27,285 27,285 Single family construction — — — — — 259,170 259,170 Single family construction to permanent — — — — — 151,911 151,911 Total — — — — — 2,811,325 2,811,325 Commercial and industrial loans Owner occupied commercial real estate — — — 4,922 4,922 462,334 467,256 Commercial business — — — 9,183 9,183 636,540 645,723 Total — — — 14,105 14,105 1,098,874 1,112,979 Consumer loans Single family 2,161 418 11,476 (2) 4,883 18,938 896,185 915,123 (1) Home equity and other 228 135 — 1,734 2,097 402,656 404,753 Total 2,389 553 11,476 6,617 21,035 1,298,841 1,319,876 Total loans $ 2,389 $ 553 $ 11,476 $ 20,722 $ 35,140 $ 5,209,040 $ 5,244,180 % 0.05 % 0.01 % 0.22 % 0.40 % 0.67 % 99.33 % 100.00 % At December 31, 2019 Past Due and Still Accruing (in thousands) 30-59 days 60-89 days 90 days or more Nonaccrual Total past due and nonaccrual (4) Current Total Commercial real estate loans Non-owner occupied commercial real estate $ — $ — $ — $ — $ — $ 895,546 $ 895,546 Multifamily — — — — — 999,140 999,140 Construction and land development — — — — — 701,762 701,762 Total — — — — — 2,596,448 2,596,448 Commercial and industrial loans Owner occupied commercial real estate — — — 2,891 2,891 474,425 477,316 Commercial business 44 — — 3,446 3,490 411,220 414,710 Total 44 — — 6,337 6,381 885,645 892,026 Consumer loans Single family 5,694 4,261 19,702 (2) 5,364 35,021 1,037,685 1,072,706 (1) Home equity and other 837 372 — 1,160 2,369 551,007 553,376 Total 6,531 4,633 19,702 6,524 37,390 1,588,692 1,626,082 Total loans $ 6,575 $ 4,633 $ 19,702 $ 12,861 $ 43,771 $ 5,070,785 $ 5,114,556 (3) % 0.13 % 0.09 % 0.39 % 0.25 % 0.86 % 99.14 % 100.00 % (1) Includes $7.1 million and $3.5 million of loans at December 31, 2020 and 2019, respectively, where a fair value option election was made at the time of origination and, therefore, are carried at fair value with changes recognized in our consolidated income statements. (2) FHA-insured and VA-guaranteed single family loans that are 90 days or more past due are maintained on accrual status if they are determined to have little to no risk of loss. (3) Net deferred loans fees and costs of $24.5 million were included within the carrying amounts of the loan balances as of December 31, 2019, in order to conform with the current period presentation. (4) Includes loans whose repayments are insured by the FHA or guaranteed by the VA or SBA of $14.7 million and $28.4 million at December 31, 2020 and 2019, respectively. The following tables present information about troubled debt restructuring ("TDR") activity by concession type during the periods indicated. Year Ended December 31, 2020 (dollars in thousands) Number of loan Recorded Related charge- Commercial and industrial Owner occupied commercial real estate Payment restructure 1 $ 678 $ — Commercial business Payment restructure 1 1,125 — Total commercial and industrial Payment restructure 2 1,803 — Total 2 1,803 — Consumer loans Single family Interest rate reduction 27 5,979 — Payment restructure 14 2,695 — Total 41 8,674 — Total loans Interest rate reduction 27 5,979 — Payment restructure 16 4,498 — Total 43 $ 10,477 $ — Year Ended December 31, 2019 (dollars in thousands) Number of loan Recorded Related charge- Commercial real estate loans Construction and land development Payment restructure 1 $ 4,675 $ — Total 1 4,675 — Commercial and industrial loans Owner occupied commercial real estate Payment restructure 1 5,840 — Commercial business Payment restructure 1 259 — Total commercial and industrial Payment restructure 2 6,099 — Total 2 6,099 — Consumer loans Single family Interest rate reduction 21 3,925 — Payment restructure 118 25,795 — Home equity and other Payment restructure 1 116 — Total consumer Interest rate reduction 21 3,925 — Payment restructure 119 25,911 — Total 140 29,836 — Total loans Interest rate reduction 21 3,925 — Payment restructure 122 36,685 — Total 143 $ 40,610 $ — Year Ended December 31, 2018 (dollars in thousands) Number of loan Recorded Related charge- Commercial and industrial loans Commercial business Payment restructure 2 $ 267 $ — Total 2 267 — Consumer loans Single family Interest rate reduction 17 3,174 — Payment restructure 153 31,626 — Total 170 34,800 — Total loans Interest rate reduction 17 3,174 — Payment restructure 155 31,893 — Total 172 $ 35,067 $ — The following table presents loans that were modified as TDRs within the previous 12 months and subsequently re-defaulted during 2020 and 2019, respectively. A TDR loan is considered re-defaulted when it becomes doubtful that the objectives of the modifications will be met, generally when a consumer loan TDR becomes 60 days or more past due on principal or interest payments or when a commercial loan TDR becomes 90 days or more past due on principal or interest payments. Years Ended December 31, 2020 2019 (dollars in thousands) Number of loan relationships that re-defaulted Recorded Number of loan relationships that re-defaulted Recorded Consumer loans - single family 20 $ 3,809 13 $ 3,059 The Coronavirus Aid, Relief and Economic Security ("CARES") Act provides temporary relief from the accounting and disclosure requirements for TDRs for certain loan modifications that are the result of a hardship that is related, either directly or indirectly, to the COVID-19 pandemic. In addition, interagency guidance issued by federal banking regulators and endorsed by the FASB staff has indicated that borrowers who receive relief are not experiencing financial difficulty if they meet the following qualifying criteria: • The modification is in response to the National Emergency related to the COVID pandemic; • The borrower was current at the time the modification program was implemented; and • The modification is short-term We have elected to apply temporary relief under Section 4013 of the CARES Act to certain eligible short-term modifications and will not treat qualifying loan modifications as TDRs for accounting or disclosure purposes. Additionally, eligible short-term loan modifications subject to the practical expedient in the interagency guidance will not be treated as TDRs for accounting or disclosure purposes if they qualify. As of December 31, 2020, excluding any SBA guaranteed loans for which the government was making payments as provided for under the CARES Act, or single family loans that are guaranteed by FHA or VA, the Company has outstanding balances of $117 million on 226 loans that were approved for forbearance under this program. The Bank will exercise judgment in determining the risk rating for impacted borrowers and will not automatically adversely classify credits that are affected by COVID-19. The Bank also will not designate loans with deferrals granted due to COVID-19 as past due because of the deferral. Due to the short-term nature of the forbearance and other relief programs we are offering as a result of the COVID-19 pandemic, we expect that borrowers granted relief under these programs will generally not be reported as nonaccrual. This section reports results prior to the January 1, 2020 adoption of ASC 326 and is presented in accordance with previously applicable GAAP. The following table summarizes designated loan grades by loan portfolio and loan class. At December 31, 2019 (in thousands) Pass Special mention Substandard Total Commercial real estate loans Non-owner occupied commercial real estate $ 894,896 $ — $ — $ 894,896 Multifamily 996,498 — — 996,498 Construction/land development 681,445 20,954 — 702,399 Total 2,572,839 20,954 — 2,593,793 Commercial and industrial loans Owner occupied commercial real estate 460,319 12,709 5,144 478,172 Commercial business 402,060 9,405 3,415 414,880 Total 862,379 22,114 8,559 893,052 Consumer loans Single family 1,056,166 (1) 8,802 5,364 1,070,332 Home equity and other 531,102 664 1,160 532,926 Total 1,587,268 9,466 6,524 1,603,258 Total LHFI $ 5,022,486 $ 52,534 $ 15,083 $ 5,090,103 (1) Includes $3.5 million of loans where a fair value option election was made at the time of origination and, therefore, are carried at fair value with changes recognized in the consolidated income statements. The following tables disaggregate our ACL and recorded investment in loans by impairment methodology. At December 31, 2019 (in thousands) Allowance: Allowance: Total Loans: Loans: Total Commercial real estate loans Non-owner occupied commercial real estate $ 7,249 $ — $ 7,249 $ 894,896 $ — $ 894,896 Multifamily 7,015 — 7,015 996,498 — 996,498 Construction/land development 8,679 — 8,679 702,399 — 702,399 Total 22,943 — 22,943 2,593,793 — 2,593,793 Commercial and industrial loans Owner occupied commercial real estate 3,640 — 3,640 475,281 2,891 478,172 Commercial business 2,953 8 2,961 411,386 3,494 414,880 Total 6,593 8 6,601 886,667 6,385 893,052 Consumer loans Single family 6,333 117 6,450 1,005,386 61,503 1,066,889 Home equity and other 6,815 28 6,843 532,038 863 532,901 Total 13,148 145 13,293 1,537,424 62,366 1,599,790 Total loans evaluated for impairment 42,684 153 42,837 5,017,884 68,751 5,086,635 Loans carried at fair value (1) — — — — — 3,468 Total LHFI $ 42,684 $ 153 $ 42,837 $ 5,017,884 $ 68,751 $ 5,090,103 (1) Comprised of single family loans where a fair value option election was made at the time of origination and, therefore, are carried at fair value with changes recognized in the consolidated income statements. The following tables present impaired loans by loan portfolio and loan class. At December 31, 2019 (in thousands) Recorded investment (1) Unpaid principal balance (2) Related With no related allowance recorded: Commercial and industrial loans Owner occupied commercial real estate $ 2,891 $ 3,013 $ — Commercial business 2,954 3,267 — Total 5,845 6,280 — Consumer loans Single family (3) 60,009 60,448 — Home equity and other 472 472 — Total 60,481 60,920 — Total 66,326 67,200 — With an allowance recorded: Commercial and industrial loans Commercial business 540 919 8 Total 540 919 8 Consumer loans Single family 1,494 1,494 117 Home equity and other 391 391 28 Total 1,885 1,885 145 Total 2,425 2,804 153 Combined: Commercial and industrial loans Owner occupied commercial real estate 2,891 3,013 — Commercial business 3,494 4,186 8 Total 6,385 7,199 8 Consumer loans Single family (3) 61,503 61,942 117 Home equity and other 863 863 28 Total 62,366 62,805 145 Total impaired loans $ 68,751 $ 70,004 $ 153 (1) Includes partial charge-offs and nonaccrual interest paid and purchase discounts and premiums. (2) Unpaid principal balance does not include partial charge-offs, purchase discounts and premiums or nonaccrual interest paid. Related allowance is calculated on net book balances not unpaid principal balances. (3) Includes $59.8 million in single family performing TDRs. The following tables provide the average recorded investment and interest income recognized on impaired loans by portfolio and loan class. Years Ended December 31, 2019 2018 Average Recorded Investment Interest Income Recognized Average Recorded Investment Interest Income Recognized Commercial real estate loans Non-owner occupied commercial real estate $ 2 $ — $ — $ — Multifamily 293 14 676 25 Construction/land development 1,351 — 625 24 Total 1,646 14 1,301 49 Commercial and industrial loans Owner occupied commercial real estate 2,927 112 1,912 93 Commercial business 2,211 37 2,303 104 Total 5,138 149 4,215 197 Consumer loans Single family 66,845 2,701 69,022 2,636 Home equity and other 1,062 59 1,261 78 Total 67,907 2,760 70,283 2,714 Total impaired loans $ 74,691 $ 2,923 $ 75,799 $ 2,960

PREMISES AND EQUIPMENT, NET

PREMISES AND EQUIPMENT, NET	12 Months Ended
	Dec. 31, 2020
Property, Plant and Equipment [Abstract]
PREMISES AND EQUIPMENT, NET	PREMISES AND EQUIPMENT, NET: Premises and equipment consisted of the following. At December 31, (in thousands) 2020 2019 Furniture and equipment $ 52,761 $ 56,849 Leasehold improvements 40,801 46,088 Land and buildings 35,594 34,558 Total 129,156 137,495 Less: accumulated depreciation (64,054) (60,522) Net $ 65,102 $ 76,973

DEPOSITS

DEPOSITS	12 Months Ended
	Dec. 31, 2020
Deposits Liabilities, Balance Sheet, Reported Amounts [Abstract]
DEPOSITS	DEPOSITS: Deposit balances, including their weighted average rates, were as follows. At December 31, Weighted Average Rate At December 31, Weighted Average Rate (dollars in thousands) 2020 2019 Noninterest-bearing demand deposits $ 1,337,010 — % $ 907,918 — % Interest-bearing demand accounts 484,265 0.10 % 373,832 0.38 % Savings 264,024 0.07 % 219,182 0.21 % Money market 2,596,453 0.21 % 2,224,494 1.25 % Certificates of deposit 1,139,807 0.93 % 1,614,533 2.24 % Total $ 5,821,559 0.29 % $ 5,339,959 1.23 % There were $331 million and $330 million in public funds included in deposits at December 31, 2020 and 2019, respectively. Certificates of deposit outstanding mature as follows. (in thousands) December 31, 2020 Within one year $ 982,823 One to two years 117,040 Two to three years 20,989 Three to four years 14,812 Four to five years 3,894 Thereafter 249 Total $ 1,139,807 The aggregate amount of time deposits in denominations of more than $250,000 at December 31, 2020 and 2019 was $130 million and $223 million, respectively. There were $210 million and $266 million of brokered deposits at December 31, 2020 and 2019, respectively.

BORROWINGS

BORROWINGS	12 Months Ended
	Dec. 31, 2020
Federal Home Loan Banks [Abstract]
BORROWINGS	BORROWINGS:The Company borrows funds through advances from the Des Moines FHLB. FHLB advances totaled $302 million and $347 million as of December 31, 2020, and 2019, respectively. The $302 million of FHLB advances outstanding at December 31, 2020 matured in the first quarter of 2021. Weighted-average interest rates on the advances were 0.32%, 1.86%, and 2.63% at December 31, 2020, 2019 and 2018, respectively. As of December 31, 2020 and 2019, the Company held $20.3 million and $22.4 million respectively, of FHLB stock. At December 31, 2020, there were $20.8 million of outstanding borrowings from the FRBSF which bore interest at 0.25%. At December 31, 2019, we had $125 million of federal funds purchased and securities sold under agreements to repurchase.

LONG-TERM DEBT

LONG-TERM DEBT	12 Months Ended
	Dec. 31, 2020
Debt Disclosure [Abstract]
LONG-TERM DEBT	LONG-TERM DEBT: At December 31, 2020 and 2019, the Company had outstanding $64 million of Senior Notes and $62 million of trust preferred securities. The Senior Notes bear interest at a rate of 6.50% and mature in 2026. The Company issued trust preferred securities during the period from 2005 through 2007, resulting in a debt balance of $62 million that remains outstanding at December 31, 2020. In connection with the issuance of trust preferred securities, HomeStreet, Inc. issued to HomeStreet Statutory Trust Junior Subordinated Deferrable Interest Debentures. The sole assets of the HomeStreet Statutory Trust are the Subordinated Debt Securities I, II, III, and IV. The Subordinated Debt Securities are as follows: HomeStreet Statutory (dollars in thousands) I II III IV Date issued June 2005 September 2005 February 2006 March 2007 Amount $5,155 $20,619 $20,619 $15,464 Interest rate 3 MO LIBOR + 1.70% 3 MO LIBOR + 1.50% 3 MO LIBOR + 1.37% 3 MO LIBOR + 1.68% Maturity date June 2035 December 2035 March 2036 June 2037 Call option (1) Quarterly Quarterly Quarterly Quarterly (1) Call options are exercisable at par and are callable, without penalty on a quarterly basis, starting five years after issuance.

DERIVATIVES AND HEDGING ACTIVIT

DERIVATIVES AND HEDGING ACTIVITIES	12 Months Ended
	Dec. 31, 2020
Derivative Instruments and Hedging Activities Disclosure [Abstract]
DERIVATIVES AND HEDGING ACTIVITIES	DERIVATIVES AND HEDGING ACTIVITIES: To reduce the risk of significant interest rate fluctuations on the value of certain assets and liabilities, such as single family mortgage LHFS and MSRs, the Company utilizes derivatives as economic hedges. The notional amounts and fair values for derivatives consist of the following. At December 31, 2020 Notional amount Fair value derivatives (in thousands) Asset Liability Forward sale commitments $ 977,974 $ 1,035 $ (3,714) Interest rate lock commitments 493,873 17,395 (3) Interest rate swaps 536,969 17,459 (20,511) Eurodollar futures 314,000 — (4) Total derivatives before netting $ 2,322,816 35,889 (24,232) Netting adjustment/Cash collateral (1) (8,250) 21,447 Carrying value on consolidated balance sheet $ 27,639 $ (2,785) At December 31, 2019 Notional amount Fair value derivatives (in thousands) Asset Liability Forward sale commitments $ 651,838 $ 830 $ (492) Interest rate lock and purchase loan commitments 124,379 2,281 (58) Interest rate swaps 688,516 27,097 (10,889) Eurodollar futures 2,232,000 3 — Total derivatives before netting $ 3,696,733 30,211 (11,439) Netting adjustment/Cash collateral (1) (21,414) 9,101 Carrying value on consolidated balance sheet $ 8,797 $ (2,338) (1) Includes net cash collateral paid of $13.2 million and net cash collateral received of $12.3 million at December 31, 2020 and 2019, respectively. The Company nets derivative assets and liabilities when a legally enforceable master netting agreement exists between the Company and the derivative counterparty. Derivatives are reported at their respective fair values in the other assets or accounts payable and other liabilities line items on the consolidated balance sheets, with changes in fair value reflected in current period earnings. The following tables present gross fair value and net carrying value information about derivative instruments. (in thousands) Gross fair value Netting adjustments/Cash collateral (1) Carrying value At December 31, 2020 Derivative assets $ 35,889 $ (8,250) $ 27,639 Derivative liabilities (24,232) 21,447 (2,785) At December 31, 2019 Derivative assets $ 30,211 $ (21,414) $ 8,797 Derivative liabilities (11,439) 9,101 (2,338) (1) Includes net cash collateral paid of $13.2 million and net cash collateral received of $12.3 million at December 31, 2020 and 2019, respectively. The collateral used under the Company's master netting agreements is typically cash, but securities may be used under agreements with certain counterparties. Receivables related to cash collateral that has been paid to counterparties is included in other assets. Payables related to cash collateral that has been received from counterparties is included in accounts payable and other liabilities. Interest is owed on amounts received from counterparties and we earn interest on cash paid to counterparties. Any securities pledged to counterparties as collateral remain on the consolidated balance sheets. At December 31, 2020 and 2019, the Company had liabilities of $3.3 million and $15.2 million, respectively, in cash collateral received from counterparties and receivables of $16.5 million and $2.9 million, respectively, in cash collateral paid to counterparties. The following table presents the net gain (loss) recognized on economic hedge derivatives, within the respective line items in the consolidated income statements for the periods indicated. Years Ended December 31, (in thousands) 2020 2019 Recognized in noninterest income: (1) Net gain (loss) on loan origination and sale activities (2) $ (7,675) $ (19,394) Loan servicing income (loss) (3) 20,820 14,435 Other (4) (421) 121 (1) Includes both continuing and discontinued operations for 2019. (2) Comprised of IRLCs and forward contracts used as economic hedges of single family mortgage loans held for sale. (3) Comprised of interest rate swaps, interest rate swaptions, futures and forward contracts used as economic hedges of single family MSRs. (4) Comprised of interest rate swaps used as economic hedges of loans held for investment.

MORTGAGE BANKING OPERATIONS

MORTGAGE BANKING OPERATIONS	12 Months Ended
	Dec. 31, 2020
Mortgage Banking [Abstract]
MORTGAGE BANKING OPERATIONS	MORTGAGE BANKING OPERATIONS: LHFS consisted of the following. At December 31, (in thousands) 2020 2019 Single family $ 194,643 $ 105,458 Commercial real estate, multi-family and SBA 167,289 128,841 Less: Amounts attributed to discontinued operations — (26,122) Total $ 361,932 $ 208,177 Loans sold consisted of the following for the periods indicated: Years Ended December 31, (in thousands) 2020 2019 2018 Single family (1) $ 1,985,944 $ 3,925,302 $ 6,300,838 Commercial real estate, multi-family and SBA 908,776 843,864 591,121 Total $ 2,894,720 $ 4,769,166 $ 6,891,959 (1) 2019 and 2018 amounts include both continuing and discontinued operations. Gain on loan origination and sale activities, including the effects of derivative risk management instruments, consisted of the following: Years Ended December 31, (in thousands) 2020 2019 2018 Single family $ 100,795 $ 86,686 $ 174,473 Commercial real estate, multi-family and SBA 21,769 17,492 11,776 Less: Amounts attributed to discontinued operations — (60,056) (174,383) Total $ 122,564 $ 44,122 $ 11,866 The Company's portfolio of loans serviced for others is primarily comprised of loans held in U.S. government and agency MBS issued by Fannie Mae, Freddie Mac and Ginnie Mae. The unpaid principal balance of loans serviced for others is as follows: At December 31, (in thousands) 2020 2019 Single family $ 5,914,592 $ 7,023,441 Commercial real estate, multi-family and SBA 1,844,241 1,618,876 Total $ 7,758,833 $ 8,642,317 The Company has made representations and warranties that the loans sold meet certain requirements. The Company may be required to repurchase mortgage loans or indemnify loan purchasers due to defects in the origination process of the loan, such as documentation errors, underwriting errors and judgments, appraisal errors, early payment defaults and fraud. The following is a summary of changes in the Company's liability for estimated mortgage repurchase losses. Years Ended December 31, (in thousands) 2020 2019 Balance, beginning of period $ 2,871 $ 3,120 Additions, net of adjustments (1) (281) 226 Realized losses (2) (468) (475) Balance, end of period $ 2,122 $ 2,871 (1) Includes additions for new loan sales and changes in estimated probable future repurchase losses on previously sold loans. (2) Includes principal losses and accrued interest on repurchased loans, "make-whole" settlements, settlements with claimants and certain related expenses. The Company has agreements with investors to advance scheduled principal and interest amounts on delinquent loans. Advances are also made to fund the foreclosure and collection costs of delinquent loans prior to the recovery of reimbursable amounts from investors or borrowers. Advances of $3.0 million and $2.5 million were recorded in other assets as of December 31, 2020 and 2019, respectively. When the Company has the unilateral right to repurchase Ginnie Mae pool loans it has previously sold (generally loans that are more than 90 days past due), the Company records the balance of the loans as other assets and other liabilities. At December 31, 2020 and 2019, delinquent or defaulted mortgage loans currently in Ginnie Mae pools that the Company has recognized on its consolidated balance sheets totaled $102 million and $9 million, respectively. The recognition of previously sold loans does not impact the accounting for the previously recognized MSRs. Revenue from mortgage servicing, including the effects of derivative risk management instruments, consisted of the following. Years Ended December 31, (in thousands) 2020 2019 2018 Servicing income, net: Servicing fees and other $ 32,037 $ 39,561 $ 70,091 Amortization of single family MSRs (1) (17,754) (20,670) (34,705) Amortization of multifamily and SBA MSRs (5,657) (5,214) (4,383) 8,626 13,677 31,003 Risk management, single family MSRs: Changes in fair value of MSRs due to assumptions (2)(3) (19,955) (16,224) 39,348 Net gain (loss) from derivatives hedging 20,820 14,435 (40,474) Total 865 (1,789) (1,126) Less: Amounts attributed to discontinued operations — (2,103) (25,054) Loan servicing income $ 9,491 $ 9,785 $ 4,823 (1) Represents changes due to collection/realization of expected cash flows and curtailments. (2) Principally reflects changes in market inputs, which include current market interest rates and prepayment model updates, both of which affect future prepayment speeds and cash flow projections. (3) Includes pre-tax loss of $919 thousand and pre-tax gain of $573 thousand, net of transaction costs and prepayment reserves, resulting from the sales of single family MSRs for 2019 and 2018, respectively. The Company determines fair value of single family MSRs using a valuation model that calculates the net present value of estimated future cash flows. Estimates of future cash flows include contractual servicing fees, ancillary income and costs of servicing, the timing of which are impacted by assumptions, primarily expected prepayment speeds and discount rates, which relate to the underlying performance of the loans. The changes in single family MSRs measured at fair value are as follows: Years Ended December 31, (in thousands) 2020 2019 2018 Beginning balance $ 68,109 $ 252,168 $ 258,560 Additions and amortization: Originations 19,424 28,788 55,608 Sale — (176,944) (66,902) Amortization (1) (17,754) (20,670) (34,705) Net additions and amortization 1,670 (168,826) (45,999) Changes in fair value assumptions (2) (19,813) (15,233) 39,607 Ending balance $ 49,966 $ 68,109 $ 252,168 (1) Represents changes due to collection/realization of expected cash flows and curtailments. (2) Principally reflects changes in market inputs, which include current market interest rates and prepayment model updates, both of which affect future prepayment speeds and cash flow projections. Key economic assumptions used in measuring the initial fair value of capitalized single family MSRs were as follows. Years Ended December 31, (2) (rates per annum) 2020 2019 2018 Constant prepayment rate ("CPR") (1) 11.37 % 18.23 % 15.86 % Discount rate 7.82 % 9.31 % 10.29 % (1) Represents the expected lifetime average CPR used in the model. (2) Based on a weighted average. For single family MSRs, we use a discounted cash flow valuation technique which utilizes CPRs and discount rates as significant unobservable inputs as noted in the table below. At December 31, 2020 At December 31, 2019 Range of Inputs Average (1) Range of Inputs Average (1) CPRs 8.13% - 19.70% 12.81 % 13.08% - 26.55% 17.67 % Discount Rates 6.50% - 13.14% 8.27 % 8.70% - 13.75% 9.18 % (1) The averages for 2020 are averages of all the inputs within the range while the averages for 2019 are weighted averages. To compute hypothetical sensitivities of the value of our single MSRs to immediate adverse changes in key assumptions, we computed the impact of changes in CPRs and in discount rates as outlined below: (dollars in thousands) At December 31, 2020 Fair value of single family MSRs $ 49,966 Expected weighted-average life (in years) 4.59 CPR Impact on fair value of 25 basis points adverse change in interest rates $ (3,255) Impact on fair value of 50 basis points adverse change in interest rates $ (6,163) Discount rate Impact on fair value of 100 basis points increase $ (1,838) Impact on fair value of 200 basis points increase $ (3,545) Generally, increases in the CPR or the discount rate utilized in the fair value measurements of single family MSRs will result in a decrease in fair value. Conversely, decreases in the CPR or the discount rate will result in an increase in fair value. These sensitivities are hypothetical and subject to key assumptions of the underlying valuation model. As the table above demonstrates, the Company's methodology for estimating the fair value of MSRs is highly sensitive to changes in key assumptions. Changes in fair value resulting from changes in assumptions generally cannot be extrapolated because the relationship of the change in assumption to the change in fair value may not be linear. Also, in this table, the effect of a variation in a particular assumption on the fair value of the MSRs is calculated without changing any other assumption; in reality, changes in one factor may be associated with changes in another, which may magnify or counteract the sensitivities. Thus, any measurement of MSR fair value is limited by the conditions existing and assumptions made as of a particular point in time. Those assumptions may not be appropriate if they are applied to a different point in time. In March 2019, the Company successfully closed and settled two sales of the rights to service an aggregate of $14.3 billion in total unpaid principal balance of single family mortgage loans serviced for Fannie Mae, Ginnie Mae and Freddie Mac. These sales resulted in a $0.9 million pre-tax loss which is included in discontinued operations for 2019. MSRs resulting from the sale of multifamily loans are recorded at fair value and subsequently carried at the lower of amortized cost or fair value. Multifamily MSRs are amortized in proportion to, and over, the estimated period the net servicing income will be collected. The changes in multifamily MSRs measured at the lower of amortized cost or fair value were as follows. Years Ended December 31, (in thousands) 2020 2019 2018 Beginning balance $ 29,494 $ 28,328 $ 26,093 Origination 11,587 5,832 6,268 Amortization (5,307) (4,666) (4,033) Ending balance $ 35,774 $ 29,494 $ 28,328 At December 31, 2020, the expected weighted-average life of the Company's multifamily MSRs was 10.63 years. Projected amortization expense for the gross carrying value of multifamily MSRs is estimated as follows. (in thousands) At December 31, 2020 2021 $ 5,009 2022 4,838 2023 4,678 2024 4,436 2025 4,100 2026 and thereafter 12,713 Carrying value of multifamily MSR $ 35,774 The projected amortization expense of multifamily MSRs is an estimate and subject to key assumptions of the underlying valuation model. The amortization expense for future periods was calculated by applying the same quantitative factors, such as actual MSR prepayment experience and discount rates, which were used to determine amortization expense. These factors are inherently subject to significant fluctuations, primarily due to the effect that changes in interest rates may have on expected loan prepayment experience. Accordingly, any projection of MSR amortization in future periods is limited by the conditions that existed at the time the calculations were performed and may not be indicative of actual amortization expense that will be recorded in future periods.

COMMITMENTS, GUARANTEES AND CON

COMMITMENTS, GUARANTEES AND CONTINGENCIES	12 Months Ended
	Dec. 31, 2020
Commitments and Contingencies Disclosure [Abstract]
COMMITMENTS, GUARANTEES AND CONTINGENCIES	COMMITMENTS, GUARANTEES AND CONTINGENCIES: Commitments In the ordinary course of business, the Company extends secured and unsecured open-end loans to meet the financing needs of its customers. In addition, the Company makes certain unfunded loan commitments as part of its lending activities that have not been recognized in the Company's financial statements. These include commitments to extend credit made as part of the Company's lending activities on loans the Company intends to hold in its loans held for investment portfolio. These commitments include the following. At December 31, (in thousands) 2020 2019 Unused consumer portfolio lines $ 389,122 $ 485,143 Commercial portfolio lines (1) 656,065 722,242 Commitments to fund loans 68,345 52,762 Total $ 1,113,532 $ 1,260,147 (1) Includes undistributed construction loan proceeds, where the Company has an obligation to advance funds for construction progress payments of $395 million and $435 million at December 31, 2020 and 2019, respectively. The total amounts of unused commitments do not necessarily represent future credit exposure or cash requirements in that commitments may expire without being drawn upon. The Company has recorded an ACL on unfunded loan commitments, included in accounts payable and other liabilities on the consolidated balance sheets, of $1.6 million and $1.1 million at December 31, 2020 and 2019, respectively. The Company has entered into certain agreements to invest in qualifying small businesses and small enterprises and a tax exempt bond partnership that have not been recognized in the Company's financial statements. At December 31, 2020 and 2019 we had $19.2 million and $20.7 million, respectively, of future commitments to invest in these enterprises. Guarantees In the ordinary course of business, the Company sells loans through the Fannie Mae Multifamily Delegated Underwriting and Servicing Program ("DUS" ® ) that are subject to a credit loss sharing arrangement. The Company services the loans for Fannie Mae and shares in the risk of loss with Fannie Mae under the terms of the DUS contracts. Under the DUS program, the Company and Fannie Mae share losses on a pro rata basis, where the Company is responsible for losses incurred up to one-third of principal balance on each loan with two-thirds of the loss covered by Fannie Mae. For loans that have been sold through this program, a liability is recorded for this loss sharing arrangement under the accounting guidance for guarantees. As of December 31, 2020 and 2019, the total unpaid principal balance of loans sold under this program was $1.8 billion and $1.5 billion, respectively. The Company's reserve liability related to this arrangement totaled $2.1 million and $2.8 million at December 31, 2020 and 2019, respectively. There were no losses incurred under this arrangement during 2020, 2019 or 2018. Mortgage repurchase liability In the ordinary course of business, the Company sells residential mortgage loans to GSEs and other entities. Under the terms of these sales agreements, the Company has made representations and warranties that the loans sold meet certain requirements. The Company may be required to repurchase mortgage loans or indemnify loan purchasers due to defects in the origination process of the loan, such as documentation errors, underwriting errors and judgments, early payment defaults and fraud. The total unpaid principal balance of loans sold on a servicing-retained basis that were subject to the terms and conditions of these representations and warranties totaled $6.0 billion and $7.1 billion as of December 31, 2020 and 2019, respectively. At December 31, 2020 and 2019, the Company had recorded a mortgage repurchase liability for loans sold on a servicing-retained and servicing-released basis, included in accounts payable and other liabilities, of $2.1 million and $2.9 million, respectively. Contingencies In the normal course of business, the Company may have various legal claims and other similar contingent matters outstanding for which a loss may be realized. For these claims, the Company establishes a liability for contingent losses when it is probable that a loss has been incurred and the amount of loss can be reasonably estimated. For claims determined to be reasonably possible but not probable of resulting in a loss, there may be a range of possible losses in excess of the established liability. The Company did not have any material amounts reserved for legal claims as of December 31, 2020.

INCOME TAXES

INCOME TAXES	12 Months Ended
	Dec. 31, 2020
Income Tax Disclosure [Abstract]
INCOME TAXES	INCOME TAXES: Income tax expense (benefit) from continuing operations consisted of following: Years Ended December 31, (in thousands) 2020 2019 2018 Current expense Federal $ 27,166 $ 32,738 $ (11,205) State and local 4,804 5,153 (54) Deferred (benefit) expense Federal (11,076) (28,313) 14,215 Revaluation of deferred items (1) — — (4,899) State and local (1,596) (4,292) 1,489 Tax credit investment amortization 2,606 2,702 2,486 Total $ 21,904 $ 7,988 $ 2,032 (1) As a result of a change in corporate tax rates, we recognized a $4.9 million deferred income tax benefit in 2018 to adjust our outstanding deferred tax balances to the revised tax rates. Income tax expense (benefit) from continuing operations differed from amounts computed at the federal income tax statutory rate as follows: Years Ended December 31, 2020 2019 2018 (in thousands) Rate Amount Rate Amount Rate Amount Income before taxes $ 101,894 $ 48,708 $ 28,255 Federal tax statutory rate 21.00 % 21,398 21.00 % 10,229 21.00 % 5,934 State tax - net of federal tax benefit 2.54 % 2,587 (0.45) % (217) 4.08 % 1,152 Tax-exempt interest benefit (1.81) % (1,849) (2.85) % (1,388) (5.75) % (1,626) Stock-based compensation expense (0.16) % (159) (0.25) % (123) (0.95) % (268) Impact from Federal Rate Change — % — — % — (17.34) % (4,899) Provision to return true-up — % — — % — 4.38 % 1,238 Other (0.07) % (73) (1.05) % (513) 1.77 % 501 Total 21.50 % $ 21,904 16.40 % $ 7,988 7.19 % $ 2,032 The following is a summary of the Company's deferred tax assets and liabilities: At December 31, (in thousands) 2020 2019 Deferred taxes assets Provision for loan losses $ 15,957 $ 11,914 Federal and state net operating loss carryforwards 849 1,361 Accrued liabilities 2,152 2,653 Other investments 451 231 Lease liability 15,290 25,806 Nonaccrual interest 497 817 Stock options 820 785 Loan valuation 454 712 Other, net 2,262 1,264 Total 38,732 45,543 Deferred taxes liabilities Mortgage servicing rights (18,663) (20,946) Deferred loan fees and costs (10,972) (12,047) Lease right-of-use assets (10,435) (25,406) Unrealized gain on investment AFS securities (9,409) (1,159) Premises and equipment (3,620) (4,588) Intangibles (829) (886) Other, net (171) (300) Total (54,099) (65,332) Net deferred tax liability $ (15,367) $ (19,789) Management assesses the available positive and negative evidence to estimate if sufficient future taxable income will be generated to utilize the existing deferred tax assets. As of December 31, 2020, management determined that sufficient evidence exists to support the future utilization of all of the Company's deferred tax assets. Utilization of the federal and state net operating loss and tax credit carryforwards may be subject to an annual limitation due to the "change in ownership" provisions of the Internal Revenue Code of 1986, as amended. At December 31, 2020 and 2019, the Company has federal net operating loss carryforwards totaling $1.0 million and $3.4 million, respectively, which are from tax years prior to 2018. As such, they can be carried forward for a period of 20 years and will begin to expire between 2029 and 2036. The Company also has state net operating loss carryforwards as of December 31, 2020 and 2019 of $12.1 million and $12.2 million, respectively, that will expire at various dates from 2021 to 2037. Retained earnings at December 31, 2020 and 2019 include approximately $12.7 million in tax basis bad debt reserves for which no income tax liability has been recorded. This represents the balance of bad debt reserves created for tax purposes as of December 31, 1987. These amounts are subject to recapture (i.e., included in taxable income) in certain events, such as in the event HomeStreet Bank ceases to be a bank. In the event of recapture, the Company will incur both federal and state tax liabilities on this pre-1988 bad debt reserve balance at the then prevailing corporate tax rates. The Company had no recorded unrecognized tax position as of December 31, 2020, 2019 or 2018. During 2018, we settled our only unrecognized tax position and released the $0.5 million reserve. We are currently under examination, or subject to examination, by various U.S. federal and state taxing authorities. The Company is no longer subject to federal income tax examinations for tax years prior to 2015 or state income tax examination for tax years prior to 2016, generally.

RETIREMENT BENEFIT PLAN

RETIREMENT BENEFIT PLAN	12 Months Ended
	Dec. 31, 2020
Retirement Benefits [Abstract]
RETIREMENT BENEFIT PLAN	RETIREMENT BENEFIT PLAN:The Company maintains a 401(k) Savings Plan for the benefit of its employees. Substantially all of the Company's employees are eligible to participate in the HomeStreet, Inc. 401(k) Savings Plan (the "Plan"). The Plan provides for payment of retirement benefits to employees pursuant to the provisions of the plan and in conformity with Section 401(k) of the Internal Revenue Code. Employees may elect to have a portion of their salary contributed to the Plan. Participants receive a vested employer matching contribution equal to 100% of the first 3.0% and 50% of the next 2.0% of eligible compensation deferred by the participant. Employer contributions of $3.8 million, $5.5 million and $7.5 million were incurred in 2020, 2019, and 2018, respectively.

SHARE-BASED COMPENSATION PLANS

SHARE-BASED COMPENSATION PLANS	12 Months Ended
	Dec. 31, 2020
Share-based Payment Arrangement [Abstract]
SHARE-BASED COMPENSATION PLANS	SHARE-BASED COMPENSATION PLANS: In May 2014, the shareholders approved the Company's 2014 Equity Incentive Plan (the "2014 EIP Plan") that provided for the grant of stock options, shares of restricted stock, RSUs, PSUs, stock bonus awards, stock appreciation rights, performance share awards and performance compensation awards and unrestricted stock (collectively, "Equity Incentive Awards") to the Company’s executive officers, other key employees and directors up to 900,000 shares of the Company’s common stock. For 2020 and 2018, the Company recognized stock-based compensation cost of $2.4 million and $3.0 million, respectively. In 2019, the Company recognized a $3.1 million reversal of previously recognized stock-based compensation costs related to PSUs that did not meet their internal performance metrics, resulting in a net benefit of $0.4 million in 2019. Nonqualified Stock Options A summary of changes in nonqualified stock options granted for 2020 is as follows: Number Weighted Weighted Aggregate Options outstanding at December 31, 2019 233,001 $ 12.49 Exercised (44,820) 11.00 Options outstanding at December 31, 2020 188,181 12.85 1.3 years $ 3,933 Options exercisable 188,181 12.85 1.3 years 3,933 There were no options granted or forfeited during 2020. RSUs generally vest over a three year period with the fair market value of the awards determined at the grant date based on the Company's stock price. PSUs vest at the end of a three year period with the fair market value of the awards determined using a Monte Carlo simulation technique. A summary of the status of the combined RSUs and PSUs is as follows: Number Weighted Average Outstanding at December 31, 2019 268,706 $ 28.32 Granted 185,922 20.95 Cancelled or forfeited (90,110) 26.57 Vested (68,678) 27.07 Outstanding at December 31, 2020 295,840 $ 24.52 The assumptions used in the Monte Carlo simulations used to determine fair market value of the PSUs granted in 2020 and 2019 are set forth in the table below: 2020 2019 Volatility of common stock 33.9 % 29.4 % Average volatility of peer companies 34.8 % 24.5 % Average correlation coefficient of peer companies 0.7561 % 0.7272 % Risk-free interest rate 0.3 % 2.3 % Expected term in years 2.76 years 2.69 years

FAIR VALUE MEASUREMENT

FAIR VALUE MEASUREMENT	12 Months Ended
	Dec. 31, 2020
Fair Value Disclosures [Abstract]
FAIR VALUE MEASUREMENT	FAIR VALUE MEASUREMENT: The term "fair value" is defined as the price that would be received to sell an asset or paid to transfer a liability in an orderly transaction between market participants at the measurement date. A fair value measurement assumes that the transaction to sell the asset or transfer the liability occurs in the principal market for the asset or liability or, in the absence of a principal market, the most advantageous market for the asset or liability. The Company's approach is to maximize the use of observable inputs and minimize the use of unobservable inputs when developing fair value measurements. Fair Value Hierarchy A three-level valuation hierarchy has been established under ASC 820 for disclosure of fair value measurements. The valuation hierarchy is based on the observability of inputs to the valuation of an asset or liability as of the measurement date. A financial instrument’s categorization within the valuation hierarchy is based on the lowest level of input that is significant to the fair value measurement. The levels are defined as follows: • Level 1 – Quoted prices (unadjusted) in active markets for identical assets or liabilities that the reporting entity can access at the measurement date. An active market for the asset or liability is a market in which transactions for the asset or liability take place with sufficient frequency and volume to provide pricing information on an ongoing basis. • Level 2 – Inputs other than quoted prices included within Level 1 that are observable for the asset or liability, either directly or indirectly. This includes quoted prices for similar assets and liabilities in active markets and inputs that are observable for the asset or liability for substantially the full term of the financial instrument. • Level 3 – Unobservable inputs for the asset or liability. These inputs reflect the Company's assumptions of what market participants would use in pricing the asset or liability. The Company's policy regarding transfers between levels of the fair value hierarchy is that all transfers are assumed to occur at the end of the reporting period. Estimation of Fair Value Fair value is based on quoted market prices, when available. In cases where a quoted price for an asset or liability is not available, the Company uses valuation models to estimate fair value. These models incorporate inputs such as forward yield curves, loan prepayment assumptions, expected loss assumptions, market volatilities and pricing spreads utilizing market-based inputs where readily available. The Company believes its valuation methods are appropriate and consistent with those that would be used by other market participants. However, imprecision in estimating unobservable inputs and other factors may result in these fair value measurements not reflecting the amount realized in an actual sale or transfer of the asset or liability in a current market exchange. The following table summarizes the fair value measurement methodologies, including significant inputs and assumptions, and classification of the Company's assets and liabilities valued at fair value on a recurring basis. Asset/Liability class Valuation methodology, inputs and assumptions Classification Investment securities Investment securities AFS Observable market prices of identical or similar securities are used where available. Level 2 recurring fair value measurement. If market prices are not readily available, value is based on discounted cash flows using the following significant inputs: Level 3 recurring fair value measurement. LHFS Single family loans, excluding loans transferred from held for investment Fair value is based on observable market data, including: Level 2 recurring fair value measurement. When not derived from observable market inputs, fair value is based on discounted cash flows, which considers the following inputs: Estimated fair value classified as Level 3. Mortgage servicing rights Single family MSRs For information on how the Company measures the fair value of its single family MSRs, including key economic assumptions and the sensitivity of fair value to changes in those assumptions, see Note 9 , Mortgage Banking Operations . Level 3 recurring fair value measurement. Derivatives Eurodollar futures Fair value is based on closing exchange prices. Level 1 recurring fair value measurement. Interest rate swaps Fair value is based on quoted prices for identical or similar instruments when available. When quoted prices are not available, fair value is based on internally developed modeling techniques, which require the use of multiple observable market inputs, including: Level 2 recurring fair value measurement. Interest rate lock commitments The fair value considers several factors including: • Fair value of the underlying loan based on quoted prices in the secondary market, when available. • Value of servicing • Fall-out factor Level 3 recurring fair value measurement. The following tables present the levels of the fair value hierarchy for the Company's assets and liabilities measured at fair value on a recurring basis. As of December 31, 2020 (in thousands) Fair Value Level 1 Level 2 Level 3 Assets: Investment securities AFS Mortgage backed securities: Residential $ 51,046 $ — $ 48,417 $ 2,629 Commercial 45,184 — 45,184 — Collateralized mortgage obligations: Residential 234,909 — 234,909 — Commercial 159,183 — 159,183 — Municipal bonds 564,703 — 564,703 — Corporate debt securities 15,222 — 15,141 81 Agency debentures 1,846 — 1,846 — Single family LHFS 194,643 — 194,643 — Single family LHFI 7,108 — — 7,108 Single family mortgage servicing rights 49,966 — — 49,966 Derivatives Forward sale commitments 1,035 — 1,035 — Interest rate lock and purchase loan commitments 17,395 — — 17,395 Interest rate swaps 17,459 — 17,459 Total assets $ 1,359,699 $ — $ 1,282,520 $ 77,179 Liabilities: Derivatives Eurodollar futures $ 4 $ 4 $ — $ — Forward sale commitments 3,714 — 3,714 — Interest rate lock and purchase loan commitments 3 — — 3 Interest rate swaps 20,511 — 20,511 — Total liabilities $ 24,232 $ 4 $ 24,225 $ 3 As of December 31, 2019 (in thousands) Fair Value Level 1 Level 2 Level 3 Assets: Investment securities AFS Mortgage backed securities: Residential $ 91,695 $ — $ 89,831 $ 1,864 Commercial 38,025 — 38,025 — Collateralized mortgage obligations: Residential 291,618 — 291,618 — Commercial 156,154 — 156,154 — Municipal bonds 341,318 — 341,318 — Corporate debt securities 18,661 — 18,573 88 U.S. Treasury securities 1,307 — 1,307 — Single family LHFS (1) 105,458 — 105,458 — Single family LHFI 3,468 — — 3,468 Single family mortgage servicing rights 68,109 — — 68,109 Derivatives (1) Eurodollar futures 3 3 — — Forward sale commitments 830 — 830 — Interest rate lock commitments 2,281 — — 2,281 Interest rate swaps 27,097 — 27,097 — Total assets $ 1,146,024 $ 3 $ 1,070,211 $ 75,810 Liabilities: Derivatives (1) Forward sale commitments $ 492 $ — $ 492 $ — Interest rate lock commitments 58 — — 58 Interest rate swaps 10,889 — 10,889 — Total liabilities $ 11,439 $ — $ 11,381 $ 58 (1) Includes both continuing and discontinued operations. There were no transfers between levels of the fair value hierarchy during 2020 and 2019. Level 3 Recurring Fair Value Measurements The Company's level 3 recurring fair value measurements consist of investment securities AFS, single family MSRs, single family LHFI where fair value option was elected, certain single family loans held for sale, and interest rate lock and purchase loan commitments ("IRCLs"), which are accounted for as derivatives. For information regarding fair value changes and activity for single family MSRs during 2020 and 2019, see Note 9, Mortgage Banking Operations . The fair value of IRLCs considers several factors, including the fair value in the secondary market of the underlying loan resulting from the exercise of the commitment, the expected net future cash flows related to the associated servicing of the loan (referred to as the value of servicing) and the probability that the commitment will not be converted into a funded loan (referred to as a fall-out factor). The fair value of IRLCs on LHFS, while based on interest rates observable in the market, is highly dependent on the ultimate closing of the loans. The significance of the fall-out factor to the fair value measurement of an individual IRLC is generally highest at the time that the rate lock is initiated and declines as closing procedures are performed and the underlying loan gets closer to funding. The fall-out factor applied is based on historical experience. The value of servicing is impacted by a variety of factors, including prepayment assumptions, discount rates, delinquency rates, contractually specified servicing fees, servicing costs and underlying portfolio characteristics. Because these inputs are not observable in market trades, the fall-out factor and value of servicing are considered to be level 3 inputs. The fair value of IRLCs decreases in value upon an increase in the fall-out factor and increases in value upon an increase in the value of servicing. Changes in the fall-out factor and value of servicing do not increase or decrease based on movements in other significant unobservable inputs. The Company recognizes unrealized gains and losses from the time that an IRLC is initiated until the gain or loss is realized at the time the loan closes, which generally occurs within 30-90 days. For IRLCs that fall out, any unrealized gain or loss is reversed, which generally occurs at the end of the commitment period. The gains and losses recognized on IRLC derivatives generally correlates to volume of single family interest rate lock commitments made during the reporting period (after adjusting for estimated fall-out) while the amount of unrealized gains and losses realized at settlement generally correlates to the volume of single family closed loans during the reporting period. The Company uses the discounted cash flow model to estimate the fair value of certain loans that have been transferred from held for sale to held for investment and single family LHFS when the fair value of the loans is not derived using observable market inputs. The key assumption in the valuation model is the implied spread to benchmark interest rate curve. The implied spread is not directly observable in the market and is derived from third party pricing which is based on market information from comparable loan pools. The fair value estimate of these certain single family loans that have been transferred from held for sale to held for investment and these certain single family LHFS are sensitive to changes in the benchmark interest rate which might result in a significantly higher or lower fair value measurement. The Company transferred certain loans from held for sale to held for investment. These loans were originated as held for sale loans where the Company had elected fair value option. The Company determined these loans to be level 3 recurring assets as the valuation technique included a significant unobservable input. The total amount of held for investment loans where fair value option election was made was $7.1 million and $3.5 million at December 31, 2020 and 2019, respectively. The following information presents significant Level 3 unobservable inputs used to measure fair value of certain assets. (dollars in thousands) Fair Value Valuation Significant Unobservable Low High Weighted Average December 31, 2020 Investment securities AFS $ 2,710 Income approach Implied spread to benchmark interest rate curve 2.00% 2.00% 2.00% Single family LHFI 7,108 Income approach Implied spread to benchmark interest rate curve 3.96% 10.64% 6.23% Interest rate lock and purchase loan commitments, net 17,392 Income approach Fall-out factor 1.97% 38.38% 15.53% Value of servicing 0.41% 1.44% 0.97% December 31, 2019 Investment securities AFS $ 1,952 Income approach Implied spread to benchmark interest rate curve 2.00% 2.00% 2.00% Single family LHFI 3,468 Income approach Implied spread to benchmark interest rate curve 4.56% 6.87% 5.63% Interest rate lock and purchase loan commitments, net 2,223 Income approach Fall-out factor —% 59.69% 12.20% Value of servicing 0.55% 1.77% 1.14% We had no LHFS where the fair value was not derived with significant observable inputs at December 31, 2020 or 2019. The following table presents fair value changes and activity for certain Level 3 assets. (in thousands) Beginning balance Additions Transfers Payoffs/Sales Change in mark to market Ending balance Year Ended December 31, 2020 Investment securities AFS $ 1,952 $ 985 $ — $ (435) $ 208 $ 2,710 LHFI 3,468 6,088 — (2,409) (39) 7,108 Year Ended December 31, 2019 Investment securities AFS $ — $ — $ 2,379 $ (160) $ (267) $ 1,952 LHFS 2,691 5,859 1,630 (10,060) (120) — LHFI 4,057 2,043 (1,630) (980) (22) 3,468 The following table presents fair value changes and activity for Level 3 interest rate lock and purchase loan commitments. Years Ended December 31, (in thousands) 2020 2019 Beginning balance, net $ 2,223 $ 10,284 Total realized/unrealized gains 55,911 36,487 Settlements (40,742) (44,548) Ending balance, net $ 17,392 $ 2,223 Nonrecurring Fair Value Measurements Certain assets held by the Company are not included in the tables above, but are measured at fair value on a periodic basis. These assets include certain LHFI and OREO that are carried at the lower of cost or fair value of the underlying collateral, less the estimated cost to sell. The estimated fair values of real estate collateral are generally based on internal evaluations and appraisals of such collateral, which use the market approach and income approach methodologies. We have omitted disclosure related to quantitative inputs given the insignificance of assets measured on a nonrecurring basis. The fair value of commercial properties are generally based on third-party appraisals that consider recent sales of comparable properties, including their income-generating characteristics, adjusted (generally based on unobservable inputs) to reflect the general assumptions that a market participant would make when analyzing the property for purchase. The Company uses a fair value of collateral technique to apply adjustments to the appraisal value of certain commercial LHFI that are collateralized by real estate. The Company uses a fair value of collateral technique to apply adjustments to the stated value of certain commercial LHFI that are not collateralized by real estate and to the appraisal value of OREO. Residential properties are generally based on unadjusted third-party appraisals. Factors considered in determining the fair value include geographic sales trends, the value of comparable surrounding properties as well as the condition of the property. These adjustments include management assumptions that are based on the type of collateral dependent loan and may increase or decrease an appraised value. Management adjustments vary significantly depending on the location, physical characteristics and income producing potential of each individual property. The quality and volume of market information available at the time of the appraisal can vary from period-to-period and cause significant changes to the nature and magnitude of the unobservable inputs used. Given these variations, changes in these unobservable inputs are generally not a reliable indicator for how fair value will increase or decrease from period to period. The following tables present assets classified as Level 3 assets that had changes in their recorded fair value during 2020 and 2019 and what we still held at the end of the respective reporting period. (in thousands) Fair Value Total Gains (Losses) As of or for the year ended December 31, 2020 LHFI (1) $ 3,651 $ (1,700) As of or for the year ended December 31, 2019 LHFI (1) $ 266 $ 316 (1) Represents the carrying value of loans for which adjustments are based on the fair value of the collateral. Fair Value of Financial Instruments The following presents the carrying value, estimated fair value and the levels of the fair value hierarchy for the Company's financial instruments other than assets and liabilities measured at fair value on a recurring basis. At December 31, 2020 (in thousands) Carrying Fair Level 1 Level 2 Level 3 Assets: Cash and cash equivalents $ 58,049 $ 58,049 $ 58,049 $ — $ — Investment securities HTM 4,271 4,507 — 4,507 — LHFI 5,172,778 5,327,711 — — 5,327,711 LHFS – multifamily and other 167,289 167,289 — 167,289 — Mortgage servicing rights – multifamily 35,774 38,423 — — 38,423 Federal Home Loan Bank stock 20,319 20,319 — 20,319 — Other assets - GNMA EBO loans 101,750 101,750 — — 101,750 Liabilities: Certificates of deposit $ 1,139,807 $ 1,143,747 $ — $ 1,143,747 $ — Borrowings 322,800 322,876 — 322,876 — Long-term debt 125,838 116,893 — 116,893 — At December 31, 2019 (in thousands) Carrying Fair Level 1 Level 2 Level 3 Assets: Cash and cash equivalents $ 57,880 $ 57,880 $ 57,880 $ — $ — Investment securities HTM 4,372 4,501 — 4,501 — LHFI 5,069,316 5,139,078 — — 5,139,078 LHFS multifamily and other 128,841 130,720 — 130,720 — Mortgage servicing rights – multifamily 29,494 32,738 — — 32,738 Federal Home Loan Bank stock 22,399 22,399 — 22,399 — Liabilities: Certificates of deposit $ 1,614,533 $ 1,622,879 $ — $ 1,622,879 $ — Borrowings 471,590 473,050 125,101 347,949 — Long-term debt 125,650 115,011 — 115,011 —

REGULATORY CAPITAL REQUIREMENTS

REGULATORY CAPITAL REQUIREMENTS	12 Months Ended
	Dec. 31, 2020
Broker-Dealer, Net Capital Requirement, SEC Regulation [Abstract]
REGULATORY CAPITAL REQUIREMENTS	REGULATORY CAPITAL REQUIREMENTS: The Company and Bank are subject to various regulatory capital requirements administered by the federal banking agencies. Failure to meet minimum capital requirements can initiate certain mandatory and possible additional discretionary actions by regulators that, if undertaken, could have a material effect on the Company's operations and financial statements. Under capital adequacy guidelines, we must meet specific capital guidelines that involve quantitative measures of our assets, liabilities, and certain off-balance sheet items as calculated under regulatory accounting practices. The Company and Bank's capital amounts and classifications are also subject to qualitative judgments by the regulators about risk components, asset risk weighting, and other factors. Quantitative measures established by regulation to ensure capital adequacy require the Company and the Bank to maintain minimum amounts and ratios (set forth in the table below) of total and Tier 1 capital (as defined in the regulations) to risk-weighted assets (as defined), and of Tier 1 capital (as defined) to assets (as defined). Management believes, as of December 31, 2020 that the Company and the Bank met all capital adequacy requirements. The following table presents the capital and capital ratios of the Company (on a consolidated basis) and the Bank (on a stand-alone basis) as of the respective dates and as compared to the respective regulatory requirements applicable to them: At December 31, 2020 Actual For Minimum Capital To Be Categorized As (dollars in thousands) Amount Ratio Amount Ratio Amount Ratio HomeStreet, Inc. Tier 1 leverage capital (to average assets) $ 709,655 9.65 % $ 294,211 4.0 % NA NA Common equity tier 1 capital (to risk-weighted assets) 649,655 11.67 % 250,537 4.5 % NA NA Tier 1 risk-based capital (to risk-weighted assets) 709,655 12.75 % 334,050 6.0 % NA NA Total risk-based capital (to risk-weighted assets) 779,254 14.00 % 445,400 8.0 % NA NA HomeStreet Bank Tier 1 leverage capital (to average assets) $ 712,533 9.79 % $ 291,114 4.0 % $ 363,893 5.0 % Common equity tier 1 capital (to risk-weighted assets) 712,533 13.51 % 237,307 4.5 % 342,777 6.5 % Tier 1 risk-based capital (to risk-weighted assets) 712,533 13.51 % 316,410 6.0 % 421,880 8.0 % Total risk-based capital (to risk-weighted assets) 778,479 14.76 % 421,880 8.0 % 527,350 10.0 % At December 31, 2019 Actual For Minimum Capital To Be Categorized As (dollars in thousands) Amount Ratio Amount Ratio Amount Ratio HomeStreet, Inc. Tier 1 leverage capital (to average assets) $ 691,323 10.16 % $ 272,253 4.0 % NA NA Common equity tier 1 capital (to risk-weighted assets) 631,323 11.43 % 248,523 4.5 % NA NA Tier 1 risk-based capital (to risk-weighted assets) 691,323 12.52 % 331,364 6.0 % NA NA Total risk-based capital (to risk-weighted assets) 739,812 13.40 % 441,818 8.0 % NA NA HomeStreet Bank Tier 1 leverage capital (to average assets) $ 712,596 10.56 % $ 269,930 4.0 % $ 337,413 5.0 % Common equity tier 1 capital (to risk-weighted assets) 712,596 13.50 % 237,451 4.5 % 342,985 6.5 % Tier 1 risk-based capital (to risk-weighted assets) 712,596 13.50 % 316,602 6.0 % 422,136 8.0 % Total risk-based capital (to risk-weighted assets) 758,303 14.37 % 422,136 8.0 % 527,669 10.0 % As of each of the dates set forth in the above table, the Company exceeded the minimum required capital ratios applicable to it and Bank’s capital ratios exceeded the minimums necessary to qualify as a well-capitalized depository institution under the prompt corrective action regulations. No conditions or events have occurred since December 31, 2020 that we believe have changed the Company’s or the Bank’s capital adequacy classifications from those set forth in the above table. In addition to the minimum capital ratios, both the Company and the Bank are required to maintain a “conservation buffer" consisting of additional Common Equity Tier 1 Capital which is at least 2.5% above the required minimum levels in order to avoid limitations on paying dividends, engaging in share repurchases, and paying discretionary bonuses. The required ratios for capital adequacy set forth in the above table do not include the additional capital conservation buffer, though each of the Company and Bank maintained capital ratios necessary to satisfy the capital conservation buffer requirements as of the dates indicated. At December 31, 2020, capital conservation buffers for the Company and the Bank were 6.00% and 6.76%, respectively. The following table sets forth the minimum capital ratios plus the applicable increment of the capital conservation buffer: CET-1 to risk-weighted assets 7.00 % Tier 1 capital to risk-weighted assets 8.50 % Total capital to risk-weighted assets 10.50 %

EARNINGS PER SHARE

EARNINGS PER SHARE	12 Months Ended
	Dec. 31, 2020
Earnings Per Share [Abstract]
EARNINGS PER SHARE	EARNINGS PER SHARE: The following table summarizes the calculation of earnings per share. Years Ended December 31, (in thousands, except share and per share data) 2020 2019 2018 EPS numerator: Income from continuing operations $ 79,990 $ 40,720 $ 26,223 Earnings allocated to share repurchase — (650) — Income from continuing operations available to common shareholders 79,990 40,070 26,223 Income (loss) from discontinued operations — (23,208) 13,804 Net income available to common shareholders $ 79,990 $ 16,862 $ 40,027 EPS denominator: Weighted average shares: Basic weighted-average number of common shares outstanding 22,867,268 25,573,488 26,970,916 Dilutive effect of outstanding common stock equivalents 209,554 197,295 197,219 Diluted weighted-average number of common stock outstanding 23,076,822 25,770,783 27,168,135 Net income (loss) per share Basic: Income from continuing operations $ 3.50 $ 1.57 $ 0.97 Income (loss) from discontinued operations — (0.91) 0.51 Total $ 3.50 $ 0.66 $ 1.48 Diluted: Income from continuing operations $ 3.47 $ 1.55 $ 0.97 Income (loss) from discontinued operations — (0.90) 0.51 Total $ 3.47 $ 0.65 $ 1.47

LEASES

LEASES	12 Months Ended
	Dec. 31, 2020
Leases [Abstract]
LEASES	LEASES: On January 1, 2019, we adopted new FASB guidance on the accounting for leases. We applied the modified retrospective method of adoption and therefore, results for reporting periods beginning after January 1, 2019 are presented under the new guidance while prior periods have not been adjusted. We have operating and finance leases for certain office space and finance leases for certain equipment. Our leases have remaining lease terms of up to 15 years. The Company, as sublessor, subleases certain office and retail space in which the terms of the subleases end by December 2027. Under all of our executed sublease arrangements, the sublessees are obligated to pay the Company sublease payments of $5.2 million in 2021, $4.2 million in 2022, $3.0 million in 2023, $1.3 million in 2024, $0.7 million in 2025 and $1.3 million thereafter. For 2020 and 2019 we incurred $2.5 million and $5.0 million in impairment charges on lease right-of-use assets, respectively. The components of lease expense were as follows. Years Ended December 31, (in thousands) 2020 2019 Operating lease cost $ 11,989 $ 14,538 Short-term leases — 28 Finance lease cost: Amortization of right-of-use assets 1,277 2,030 Interest on lease liabilities 151 340 Variable lease costs and nonlease components 5,502 6,627 Sublease income (6,662) (4,378) Total $ 12,257 $ 19,185 Total rent expense under non-cancellable operating leases totaled $27.7 million for 2018. Supplemental cash flow information related to leases were as follows. Years Ended December 31, (in thousands) 2020 2019 Cash paid for amounts included in the measurement of lease liabilities: Operating cash flows from operating leases $ 15,452 $ 17,054 Operating cash flows from finance leases 151 340 Financing cash flows from finance leases 1,209 1,694 Right-of-use assets obtained Operating leases $ 5,666 $ 5,800 Finance leases — 139 Other changes in right-of-use assets (1) Operating leases $ (39,924) $ (13,605) Finance leases (29) (1,172) (1) Relates to changes in assumptions regarding the exercise of renewal options available under real estate lease agreements. Supplemental information related to leases was as follows. At December 31, (in thousands, except lease term and discount rate) 2020 2019 Operating lease right-of-use assets, included in other assets $ 45,560 $ 86,789 Operating lease liabilities, included in accounts payable and other liabilities 62,563 104,579 Finance lease right-of-use assets, included in other assets $ 1,081 $ 8,084 Finance lease liabilities, included in accounts payable and other liabilities 1,097 8,513 Weighted Average Remaining lease term in years Operating leases 6.09 11.87 Finance leases 1.52 15.46 Weighted Average Discount Rate Operating leases 1.71% 3.48% Finance leases 3.12% 2.63% Maturities of lease liabilities and obligations under leases classified as nonlease components were as follows. Lease Liabilities (in thousands) Operating Leases Finance Leases Nonlease Components Year ended December 31, 2021 $ 13,637 $ 852 $ 5,130 2022 12,338 196 4,880 2023 10,346 76 4,302 2024 8,368 — 3,950 2025 7,009 — 3,784 2026 and thereafter 14,195 — 7,811 Total lease payments 65,893 1,124 $ 29,857 Less imputed interest 3,330 27 Total $ 62,563 $ 1,097
LEASES	LEASES: On January 1, 2019, we adopted new FASB guidance on the accounting for leases. We applied the modified retrospective method of adoption and therefore, results for reporting periods beginning after January 1, 2019 are presented under the new guidance while prior periods have not been adjusted. We have operating and finance leases for certain office space and finance leases for certain equipment. Our leases have remaining lease terms of up to 15 years. The Company, as sublessor, subleases certain office and retail space in which the terms of the subleases end by December 2027. Under all of our executed sublease arrangements, the sublessees are obligated to pay the Company sublease payments of $5.2 million in 2021, $4.2 million in 2022, $3.0 million in 2023, $1.3 million in 2024, $0.7 million in 2025 and $1.3 million thereafter. For 2020 and 2019 we incurred $2.5 million and $5.0 million in impairment charges on lease right-of-use assets, respectively. The components of lease expense were as follows. Years Ended December 31, (in thousands) 2020 2019 Operating lease cost $ 11,989 $ 14,538 Short-term leases — 28 Finance lease cost: Amortization of right-of-use assets 1,277 2,030 Interest on lease liabilities 151 340 Variable lease costs and nonlease components 5,502 6,627 Sublease income (6,662) (4,378) Total $ 12,257 $ 19,185 Total rent expense under non-cancellable operating leases totaled $27.7 million for 2018. Supplemental cash flow information related to leases were as follows. Years Ended December 31, (in thousands) 2020 2019 Cash paid for amounts included in the measurement of lease liabilities: Operating cash flows from operating leases $ 15,452 $ 17,054 Operating cash flows from finance leases 151 340 Financing cash flows from finance leases 1,209 1,694 Right-of-use assets obtained Operating leases $ 5,666 $ 5,800 Finance leases — 139 Other changes in right-of-use assets (1) Operating leases $ (39,924) $ (13,605) Finance leases (29) (1,172) (1) Relates to changes in assumptions regarding the exercise of renewal options available under real estate lease agreements. Supplemental information related to leases was as follows. At December 31, (in thousands, except lease term and discount rate) 2020 2019 Operating lease right-of-use assets, included in other assets $ 45,560 $ 86,789 Operating lease liabilities, included in accounts payable and other liabilities 62,563 104,579 Finance lease right-of-use assets, included in other assets $ 1,081 $ 8,084 Finance lease liabilities, included in accounts payable and other liabilities 1,097 8,513 Weighted Average Remaining lease term in years Operating leases 6.09 11.87 Finance leases 1.52 15.46 Weighted Average Discount Rate Operating leases 1.71% 3.48% Finance leases 3.12% 2.63% Maturities of lease liabilities and obligations under leases classified as nonlease components were as follows. Lease Liabilities (in thousands) Operating Leases Finance Leases Nonlease Components Year ended December 31, 2021 $ 13,637 $ 852 $ 5,130 2022 12,338 196 4,880 2023 10,346 76 4,302 2024 8,368 — 3,950 2025 7,009 — 3,784 2026 and thereafter 14,195 — 7,811 Total lease payments 65,893 1,124 $ 29,857 Less imputed interest 3,330 27 Total $ 62,563 $ 1,097

PARENT COMPANY FINANCIAL STATEM

PARENT COMPANY FINANCIAL STATEMENTS	12 Months Ended
	Dec. 31, 2020
Condensed Financial Information Disclosure [Abstract]
PARENT COMPANY FINANCIAL STATEMENTS	PARENT COMPANY FINANCIAL STATEMENTS (UNAUDITED): Condensed financial information for HomeStreet, Inc. is as follows. Condensed Balance Sheets At December 31, (in thousands) 2020 2019 Assets: Cash and cash equivalents $ 20,021 $ 16,638 Other assets 7,686 4,370 Investment in stock of HomeStreet Bank 780,531 751,227 Investment in stock of other subsidiaries 36,381 34,594 Total assets $ 844,619 $ 806,829 Liabilities: Other liabilities $ 1,031 $ 1,456 Long-term debt 125,838 125,650 Total liabilities 126,869 127,106 Shareholders' Equity: Common stock, no par value 278,505 300,729 Retained earnings 403,888 374,673 Accumulated other comprehensive income 35,357 4,321 Total stockholder's equity 717,750 679,723 Total liabilities and stockholder's equity $ 844,619 $ 806,829 Condensed Income Statements Years Ended December 31, (in thousands) 2020 2019 2018 Noninterest income Dividend income from HomeStreet Bank $ 82,909 $ 110,000 $ 9,523 Equity in undistributed income from subsidiaries 3,374 — 43,920 Distributions in excess of income from subsidiaries — (84,146) — Other noninterest income 1,773 2,293 2,193 Total revenues 88,056 28,147 55,636 Expenses Interest expense-net 5,731 4,821 4,856 Noninterest expense 4,136 8,437 10,368 Total expenses 9,867 13,258 15,224 Income before income taxes (benefit) 78,189 14,889 40,412 Income taxes (benefit) (1,801) (2,623) 385 Net income $ 79,990 $ 17,512 $ 40,027 Condensed Statements of Cash Flows Years Ended December 31, (in thousands) 2020 2019 2018 Cash flows from operating activities Net income $ 79,990 $ 17,512 $ 40,027 Adjustments to reconcile net income to net cash provided by (used in) operating activities Undistributed earnings from investment in subsidiaries (3,374) — (43,920) Distributions in excess or earnings from investment in subsidiaries — 84,146 — Other (4,483) (30) 695 Net cash provided by (used in) operating activities 72,133 101,628 (3,198) Cash flows from investing activities: AFS securities: Purchases and principal collections - net 2,886 1,049 1,428 Net cash provided by investing activities 2,886 1,049 1,428 Cash flows from financing activities: Repurchases of common stock (58,009) (98,543) — Proceeds from stock issuance, net 238 105 68 Dividends paid on common stock (13,865) — — Net cash provided by (used in) financing activities (71,636) (98,438) 68 Increase (decrease) in cash and cash equivalents 3,383 4,239 (1,702) Cash and cash equivalents at beginning of year 16,638 12,399 14,101 Cash and cash equivalents at end of year $ 20,021 $ 16,638 $ 12,399

DISCONTINUED OPERATIONS

DISCONTINUED OPERATIONS	12 Months Ended
	Dec. 31, 2020
Discontinued Operations and Disposal Groups [Abstract]
DISCONTINUED OPERATIONS	DISCONTINUED OPERATIONS: On March 31, 2019, the Board adopted a Resolution of Exit or Disposal of HLC Based Mortgage Banking Operations to sell or abandon the assets and related personnel associated with those operations. The assets that were sold or abandoned largely represented the Company's former Mortgage Banking segment, the activities of which related to originating, servicing, underwriting, funding and selling single family residential mortgage loans. The Company determined that the above actions constituted commitment to a plan of exit or disposal of certain long-lived assets (through sale or abandonment) and termination of employees. Further, the Company determined that the shift from a large-scale HLC based originator and servicer to a branch-focused product offering represented a strategic shift. As a result, the HLC-related mortgage banking operations are reported separately from the continuing operations as discontinued operations. In addition, the former Mortgage Banking operating segment and reporting unit were eliminated. This has resulted in a recast of the financial statements in 2019 and prior. In the first quarter of 2019, the Company successfully closed and settled two sales of the rights to service $14.3 billion in total unpaid principal balance of single family mortgage loans serviced for Federal National Mortgage Association ("Fannie Mae"), Federal Home Loan Mortgage Corporation ('Freddie Mac") and Government National Mortgage Association ("Ginnie Mae"). These sales resulted in a $0.9 million pre-tax loss from discontinued operations during 2019. In June 2019 the Company completed the sale of the HLC based mortgage originations business assets and transfer of personnel to Homebridge Financial Services, Inc. ("Homebridge"). This sale included 47 stand-alone HLCs and the transfer of certain related mortgage personnel. These HLCs, along with certain other mortgage banking related assets and liabilities are classified as discontinued operations in the accompanying consolidated balance sheets and consolidated income statements. HLCs that were not sold were closed during the second quarter of 2019. Certain bank location-based components of the Company's former Mortgage Banking segment, including MSRs on certain mortgage loans that were not part of the sales and right-of-use assets and lease liabilities where we did not obtain full landlord release have been classified as continuing operations. In November 2019, we sold our ownership interest in WMS LLC at our basis. These discontinued operations activities were concluded by December 31, 2019. Consequently, we ceased discontinued operations accounting effective January 1, 2020. The following table summarizes the calculation of the net gain (loss) on disposal of discontinued operations. (in thousands) Year Ended December 31, 2019 Proceeds from asset sales $ 186,692 Book value of assets sold 181,243 Gain on assets sold 5,449 Transaction costs 8,770 Compensation expense related to the transactions 4,636 Facility and IT related costs 13,660 Total costs 27,066 Net loss on disposal $ (21,617) The carrying amount of major classes of assets and liabilities related to discontinued operations consisted of the following. (in thousands) At December 31, 2019 Assets of discontinued operations LHFS at fair value $ 26,123 Other assets 2,505 Total $ 28,628 Liabilities of discontinued operations Account payable and other liabilities $ 2,603 Income Statements of Discontinued Operations Years Ended December 31, (in thousands) 2019 2018 Net interest income $ 5,858 $ 12,516 Noninterest income 63,713 200,426 Noninterest expense 97,856 195,332 (Loss) income before income taxes (28,285) 17,610 Income tax (benefit) expense (5,077) 3,806 (Loss) income from discontinued operations $ (23,208) $ 13,804 Cash Flows from Discontinued Operations Years Ended December 31, (in thousands) 2019 2018 Net cash provided by operating activities $ 238,212 $ 201,001 Net cash provided by investing activities 185,458 64,849

RESTRUCTURING

RESTRUCTURING	12 Months Ended
	Dec. 31, 2020
Restructuring and Related Activities [Abstract]
RESTRUCTURING	RESTRUCTURING: In addition to the disposal of our HLC Based Mortgage Banking Operations, we have taken the following restructuring activities to improve our productivity and reduce expenses: • In 2019, we implemented a restructuring plan under which we incurred costs to: ◦ Reduce our staffing levels through consolidation of job functions and elimination of management redundancy; ◦ Renegotiate our technology contracts; ◦ Eliminate excess occupancy costs; ◦ Eliminate redundant of unnecessary systems and services; ◦ Engage consultants to assist with the above processes. • In 2020, we concluded the restructuring plan started in 2019, and took additional steps to consolidate our facilities and incurred charges to reflect the vacating of certain office space. The costs incurred include severance, retention, facility related charges and consulting fees. The following table summarizes the restructuring charges and the liability for restructuring costs still to be paid in the periods indicated: (in thousands) Facility-related costs Personnel-related costs Other costs Total 2019 Activity (1) Restructuring charges $ 1,373 $ 1,836 $ 1,302 $ 4,511 Costs paid or otherwise settled (138) (1,326) (1,143) (2,607) Balance, December 31, 2019 1,235 510 159 1,904 2020 Activity Restructuring charges 10,188 339 1,266 11,793 Costs paid or otherwise settled (8,560) (695) (1,309) (10,564) Balance, December 31, 2020 $ 2,863 $ 154 $ 116 $ 3,133 (1) 2018 restructuring activity is excluded from the table above as it is part of discontinued operations.

SUBSEQUENT EVENTS

SUBSEQUENT EVENTS	12 Months Ended
	Dec. 31, 2020
Subsequent Events [Abstract]
SUBSEQUENT EVENTS	SUBSEQUENT EVENTS:The Company has evaluated the events that have occurred subsequent to December 31, 2020 and has included all material events that would require recognition in the 2020 consolidated financial statements and disclosure in the notes to the consolidated financial statements.On January 28, 2021 the Board of Directors authorized a dividend of $0.25 per share, payable on February 24, 2021 to shareholders of record on February 9, 2021. On the same day, the Board approved an extension of the Company's share repurchase program for up to $25 million of its common stock.

SUMMARY OF SIGNIFICANT ACCOUN_2

SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES (Policies)	12 Months Ended
	Dec. 31, 2020
Accounting Policies [Abstract]
Basis of Accounting	Basis of PresentationThe accompanying consolidated financial statements have been prepared in conformity with accounting principles generally accepted in the United States of America ("GAAP"). The consolidated financial statements include the accounts of the Company and its wholly owned subsidiaries. All significant inter-company accounts and transactions have been eliminated in consolidation. The Company allocates resources and assesses financial performance on a consolidated basis and therefore has one reporting segment. In preparing the consolidated financial statements, management is required to make estimates and assumptions that affect the reported amounts of assets and liabilities and disclosure of contingent assets and liabilities as of the date of the of the financial statements, as well as the reported amounts of revenues and expenses during the reporting periods. Actual results could differ significantly from those estimates.
Reclassifications	Reclassifications Certain amounts in the financial statements from prior periods have been reclassified to conform to the current financial statement presentation. These reclassifications had no effect on prior years' net income or stockholders’ equity. Immaterial Restatement: Subsequent to the issuance of the June 30, 2020 financial statements, management concluded that purchases of and proceeds from the sale of Federal Home Loan Bank stock were incorrectly classified as financing activities, rather than investing activities, in the consolidated statements of cash flows. To correct this classification error, amounts previously reported for the purchases of and proceeds from the sale of Federal Home Loan Bank stock for 2019 and 2018 as financing activities are reported as investing activities in the consolidated statement of cash flows.
Discontinued Operations	Discontinued OperationsDuring 2019, the Company's Board of Directors (the "Board") adopted a Resolution of Exit or Disposal of Home Loan Center ("HLC") Based Mortgage Banking Operations to sell or abandon the assets and transfer or terminate the personnel associated with the Company's high-volume HLC-based mortgage origination business and related servicing. The Company also successfully closed and settled two separate sales of the rights to service $14.3 billion in total unpaid principal balance of single family mortgage loans serviced for others. At the end of the second quarter 2019, we also entered into a non-binding letter of interest to sell our ownership interest in WMS LLC. In accordance with Accounting Standards Codification (ASC) 205-20, the Company determined that the Board's decision to sell or abandon the assets and personnel associated with the Company's HLC-based mortgage business, the related mortgage servicing rights ("MSR") sales and the sale of WMS LLC met the criteria to be classified as discontinued operations and its operating results and financial condition are presented as discontinued operations in the consolidated financial statements for 2019 and prior periods. These discontinued operations activities, including the exit or disposal of the former Mortgage Banking Segment, were concluded by December 31, 2019. Consequently, we ceased discontinued operations accounting effective January 1, 2020. Unless otherwise indicated, information included in these notes to the consolidated financial statements for 2019 and 2018 are presented on a consolidated operations basis, which includes results from both continuing and discontinued operations.
Cash and Cash Equivalents	Cash and Cash EquivalentsFor purposes of reporting cash flows, cash and cash equivalents include cash, due from banks, certificates of deposits with maturities of less than ninety days, investment securities with original maturities of less than ninety days and federal funds sold. The Bank maintains most of its excess cash at the Federal Reserve Bank of San Francisco ("FRBSF"), with well-capitalized correspondent banks or with other depository institutions at amounts less than the FDIC insured limits. Restricted cash of $6.6 million and $5.1 million at December 31, 2020 and 2019, respectively, is included in cash and cash equivalents.
Investment Securities	Investment Securities Investment securities for which the Company has the positive intent and ability to hold to maturity are reported at cost, adjusted for premiums and discounts that are recognized in interest income using the interest method over the period to maturity. Investments not classified as trading securities nor as held-to-maturity ("HTM") securities are classified as AFS securities and recorded at fair value. Unrealized gains or losses on AFS securities are excluded from net income and reported net of taxes as a separate component of other comprehensive income included in shareholders’ equity. Purchase premiums and discounts are recognized in interest income using the effective interest method over the life of the securities. Purchase premiums or discounts related to mortgage-backed securities are amortized or accreted using projected prepayment speeds. Gains and losses on the sale of AFS securities are recorded on the trade date and are determined using the specific identification method. The Company evaluates AFS securities in an unrealized loss position, using a qualitative approach, at the end of each quarter to determine whether the decline in value is temporary or permanent. An unrealized loss exists when the fair value of an individual security is less than its amortized cost basis. When qualitative factors indicate that a credit loss may exist, the Company compares the present value of cash flows expected to be collected from the security with the amortized cost basis of the security. The Company recognizes an ACL if a loss is considered to exist, measured as the difference between the present value of expected cash flows and the amortized cost basis of the security, limited by the amount that the security’s fair value is less than its amortized cost basis. The Company does not believe any of these securities that were in an unrealized loss position at December 31, 2020 represent a credit loss impairment. The Company evaluates HTM securities at the end of each quarter to determine if any expected credit losses exist. No ACL for HTM securities was recorded as of December 31, 2020.
Federal Home Loan Bank Stock	Federal Home Loan Bank Stock The Bank is a member of the Federal Home Loan Bank of Des Moines ("FHLB"), and as such, is required to own a certain amount of FHLB stock based on the level of borrowings and other factors. FHLB stock is carried at cost and periodically evaluated for impairment based on ultimate recovery of par value. Both cash and stock dividends are recorded as a component of interest income.
Loans Held for Sale	Loans Held for Sale Loans originated for sale in the secondary market or designated for whole loan sales are classified as loans held for sale. Management has elected the fair value option for all single family loans held for sale (originated with the intent to market for sale) and records these loans at fair value. Gains and losses from changes in fair value on loans held for sale are recognized in net gain on mortgage loan origination and sale activities within noninterest income. Direct loan origination costs and fees for single family loans originated as held for sale are recognized in earnings. Multifamily and Small Business Administration ("SBA") loans held for sale are accounted for at the lower of amortized cost or fair value ("LOCOM"). LOCOM valuations are performed quarterly or at the time of transfer to or from loans held for sale. Related gains and losses are recognized in net gain on mortgage loan origination and sale activities. Direct loan origination costs and fees for multifamily and SBA loans classified as held for sale are deferred at origination and recognized in earnings at the time of sale.
Loans Held for Investment	Loans Held for InvestmentLoans held for investment are reported at the principal amount outstanding, net of cumulative charge-offs, interest applied to principal (for loans accounted for using the cost recovery method), unamortized net deferred loan origination fees and costs and unamortized premiums or discounts on purchased loans. When a loan is designated as held for investment, the intent is to hold these loans for the foreseeable future or until maturity or pay-off. If subsequent changes occur as part of the balance sheet management process, the Company may change its intent to hold these loans. Once a determination has been made to sell such loans, they are transferred to loans held for sale and carried at the lower of cost or fair value. Interest on loans is recognized at the contractual rate of interest and is only accrued if deemed collectible. Deferred fees and costs and premiums and discounts are amortized over the contractual terms of the underlying loans using the constant effective yield (the interest method) or straight-line method.
Nonaccrual Loans	Nonaccrual Loans Loans for which the accrual of interest has been discontinued are designated as nonaccrual loans. Loans are placed on nonaccrual status when the full and timely collection of principal and interest is doubtful, generally when the loan becomes 90 days or more past due for principal or interest payment or if part of the principal balance has been charged off. When loans are placed on nonaccrual status, all interest previously accrued but not collected is reversed against current period interest income. All payments received on nonaccrual loans are accounted for using the cost recovery method. Under the cost recovery method, all cash collected is applied first to reduce the outstanding principal balance. A loan may be returned to accrual status if all delinquent principal and interest payments are brought current and the collectability of the remaining principal and interest payments in accordance with the loan agreement is reasonably assured. Loans whose repayments are insured by the Federal Housing Administration ("FHA") or guaranteed by the Department of Veterans' Affairs ("VA") are maintained on accrual status even if 90 days or more past due.
Troubled Debt Restructurings	Troubled Debt RestructuringsWe sometimes modify or restructure loans when the borrower is experiencing financial difficulties by making a concession to the borrower in the form of changes in the amortization terms, reductions in the interest rates, the acceptance of interest only payments and, in limited cases, concessions to the outstanding loan balances. These loans are classified as TDRs. TDRs are loans modified for the purpose of alleviating temporary impairments to the borrower’s financial condition or cash flows. A workout plan between us and the borrower is designed to provide a bridge for borrower cash flow shortfalls in the near term. A TDR loan may be returned to accrual status when the loan is brought current, has performed in accordance with the contractual restructured terms for a time frame of at least six months, and the ultimate collectability of the total contractual restructured principal and interest is reasonably assured.
ACL for LHFI	ACL for LHFI The ACL for LHFI is a valuation account that is deducted from the loans amortized cost basis to present the net amount expected to be collected on the loans. Loan balances are charged off against the ACL when management believes the non-collectability of a loan balance is confirmed. Expected recoveries may not exceed the aggregate of amounts previously charged-off and expected to be charged-off. The ACL for LHFI, as reported in our consolidated balance sheets, is adjusted by a provision for credit losses and reduced by the charge-offs of loan amounts, net of recoveries. Management estimates the ACL balance using relevant available information from internal and external sources relating to past events, current conditions and reasonable and supportable forecasts. Historical credit loss experience provides the basis for the estimation of expected credit losses. Adjustments to historical loss information are made for differences in current loan-specific risk characteristics such as differences in underwriting standards, portfolio mix or delinquency levels or other relevant factors. The credit loss estimation process involves procedures to appropriately consider the unique characteristics of its two loan portfolios, the consumer loan portfolio and the commercial loan portfolio. These two portfolios are further disaggregated into loan pools, the level at which credit risk is monitored. When computing ACL levels, credit loss assumptions are estimated using a model that categorizes loan pools based on loss history, delinquency status and other credit trends and risk characteristics, including current conditions and reasonable and supportable forecasts about the future. Determining the appropriateness of the ACL is complex and requires judgment by management about the effect of matters that are inherently uncertain. In future periods, evaluations of the overall loan portfolio, based on the factors and forecasts then prevailing, may result in material changes in the ACL and provision for credit losses in those future periods. Credit Loss Measurement The ACL level is influenced by current conditions related to loan volumes, loan asset quality ratings ("AQR") migration or delinquency status, historic loss experience and other conditions influencing loss expectations, such as reasonable and supportable forecasts of economic conditions. The methodology for estimating the amount of expected credit losses has two basic components: first, a pooled component for estimated expected credit losses for pools of loans that share similar risk characteristics and second an asset-specific component involving individual loans that do not share risk characteristics with other loans and the measurement of expected credit losses for such individual loans. Loans that Share Similar Risk Characteristics with Other Loans For loans that share similar risk characteristics, loans are segregated into loan pools based on similar risk characteristics, like product types or areas of risk concentration to estimate the ACL. The Company's ACL model methodology is to build a reserve rate using historical life of loan default rates combined with assessments of current loan portfolio information and current and forecasted economic environment and business cycle information. The model uses statistical analysis to determine the life of loan default rates for the quantitative component and analyzes qualitative factors (Q-Factors) that assess the current loan portfolio conditions and forecasted economic environment and collateral values. Below is the general overview our ACL model. Historical Loss Rate The Company chose to analyze loan data from a full economic cycle, to the extent that data was available, to calculate life of loan loss rates. Based on the current economic environment and available loan level data, it was determined the Loss Horizon Period (LHP) should begin prior to the economic recession that began in 2007. The Company plans to monitor and review the LHP on an annual basis to determine appropriate time frames to be included based on economic indicators. Under current expected credit losses methodology ("CECL"), the Company groups pools of loans by similar risk characteristics. Using these pools, sub-pools are established at a more granular level incorporating delinquency status and original FICO or original LTV (for consumer loans) and risk ratings (for commercial loans). Using the pool and sub-pool structure, cohorts are established historically on a quarterly basis containing the population in these sets as of that point in time. After the establishment of these cohorts, the loans within the cohorts are then tracked from that point forward to establish long-term Probability of Default ("PD") at the sub-pool level and Loss Given Default ("LGD") for the pool level. These historical cohorts and their PD/LGD outcomes are then averaged together to establish expected PDs and LGDs for each sub-pool. Once historical cohorts are established, the loans in the cohort are tracked moving forward for default events. The Company has defined default events as the first dollar of loss. If a loan in the cohort has experienced a default event over the LHP then the balance of the loan at the time of cohort establishment becomes part of the numerator of the PD calculation. The Loss Given Probability of Default ("LGPD") or Expected Loss ("EL") is the weighted average PD for each sub-pool cohort times the average LGD for each pool. The output from the model then is a series of EL rates for each loan sub-pool, which are applied to the related outstanding balances for each loan sub-pool to determine the ACL reserve based on historical loss rates. Q-Factors The Q-Factors adjust the expected historic loss rates for current and forecasted conditions that are not provided for in the historical loss information. The Company has established a methodology for adjusting historical expected loss rates based on these more recent or forecasted changes. The Q-Factor methodology is based on a blend of quantitative analysis and management judgment and reviewed on a quarterly basis. Each of the thirteen factors in the FASB standard were analyzed for common risk characteristics and grouped into seven consolidated Q-Factors as listed below. Qualitative Factor Financial Instruments - Credit Losses Portfolio Credit Quality The borrower's financial condition, credit rating, credit score, asset quality or business prospects The borrower's ability to make scheduled interest or principal payments The volume and severity of past due financial assets and the volume and severity of adversely classified or rated financial assets Remaining Payments The remaining payment terms of the financial assets The remaining time to maturity and the timing and extent of prepayments on the financial assets Volume & Nature The nature and volume of the entity's financial assets Collateral Values The value of underlying collateral on financial assets in which the collateral-dependent practical expedient has not been utilized Economic The environmental factors of a borrower and the areas in which the entity's credit is concentrated, such as: changes and expected changes in national, regional and local economic and business conditions and developments in which the entity operates, including the condition and expected condition of various market segments Credit Culture The entity's lending policies and procedures, including changes in lending strategies, underwriting standards, collection, write-off and recovery practices, as well as knowledge of the borrower's operations or the borrower's standing in the community The quality of the entity's credit review system The experience, ability and depth of the entity's management, lending staff, and other relevant staff Business Environment The environmental factors of a borrower and the areas in which the entity's credit is concentrated, such as: regulatory, legal, or technological environment to which the entity has exposure The environmental factors of a borrower and the areas in which the entity's credit is concentrated, such as: changes and expected changes in the general market condition of either the geographical area or the industry to which the entity has exposure An eighth Q-Factor, Management Overlay, allows the Bank to adjust specific pools when conditions exist that were not contemplated in the model design that warrant an adjustment. The economic downturn caused by the COVID-19 pandemic and resulting accounting treatment of forbearances is an example of such a condition. The Company has chosen two years as the forecast period based on management judgment and has determined that reasonable and supportable forecasts should be made for two of the Q-Factors: Economic and Collateral values. Management has assigned weightings for each qualitative factor as well as individual metrics within each qualitative factor as to the relative importance of that factor or metric specific to each portfolio type. The Q-Factors above are evaluated using a seven-point scale ranging from significant improvement to significant deterioration. The CECL Q-Factor methodology bounds the Q-Factor adjustments by a minimum and maximum range, based on the Bank’s own historical expected loss rates for each respective pool. The rating of the Q-Factor on the seven-point scale, along with the allocated weight, determines the final expected loss adjustment. The model is constructed so that the total of the Q-Factor adjustments plus the current expected loss rate cannot exceed the maximum or minimum two-year loss rate for that pool, which is aligned with the Bank's chosen forecast period. Loss rates beyond two years are not adjusted in the Q-Factor process and the model reverts to the historical mean loss rates. Management Overlays are not bounded by the historical maximums. Quarterly, loan data is gathered to update the portfolio metrics analyzed in the Q-Factor model. The model is updated with current data and applicable forecasts, then the results are reviewed by management. After consensus is reached on all Q-Factor ratings, the results are input into the Q-Factor model and applied to the pooled loans which are reviewed to determine the adequacy of the reserve. Additional details describing the model by portfolio are below: Consumer Loan Portfolio The consumer loan portfolio is comprised of the single family and home equity loan classes, which are underwritten after evaluating a borrower's capacity, credit and collateral. Other consumer loans are grouped with home equity loans. Capacity refers to a borrower's ability to make payments on the loan. Several factors are considered when assessing a borrower's capacity, including the borrower's employment, income, current debt, assets and level of equity in the property. Credit refers to how well a borrower manages current and prior debts as documented by a credit report that provides credit scores and current and past information about the borrower's credit history. Collateral refers to the type and use of property, occupancy and market value. Property appraisals are obtained to assist in evaluating collateral. Loan-to-property value and debt-to-income ratios, loan amount and lien position are considered in assessing whether to originate a loan. These borrowers are particularly susceptible to downturns in economic trends such as conditions that negatively affect housing prices, demand for housing and levels of unemployment. Consumer Loan Portfolio Estimated Loss Rate Model Under CECL, the Bank utilizes pools of loans that are grouped by similar risk characteristics: Single Family and Home Equity Loans which includes Consumer loans. Sub-Pools are established at a more granular level for the calculation of PDs, incorporating delinquency status, original FICO and original LTV. Consumer portfolio cohorts are established by grouping each ACL sub-pool at a point in time. Once historical cohorts are established, the loans in the cohort are tracked moving forward for default events. The Q-Factors adjust the expected historic loss rates for current and forecasted conditions that are not provided for in the historical loss information. For Single Family loans all Q-Factors noted above are evaluated. For the Home Equity and Consumer loans, collateral values are not evaluated as the Bank has determined the FICO score trends are a more relevant predictor of default than current collateral value for those types of loans. These factors are evaluated based on current conditions and forecasts (as applicable), using a seven-point scale ranging from significant improvement to significant deterioration. Commercial Loan Portfolio The commercial loan portfolio is comprised of the non-owner occupied commercial real estate, multifamily, construction and land development, owner occupied commercial real estate and commercial business loan classes, whose underwriting standards consider the factors described for single family and home equity loan classes as well as others when assessing the borrower's and associated guarantors or other related party’s financial position. These other factors include assessing liquidity, net worth, leverage, other outstanding indebtedness of the borrower, the quality and reliability of cash expected to flow through the borrower (including the outflow to other lenders) and prior known experiences with the borrower. This information is used to assess financial capacity, profitability and experience. Ultimate repayment of these loans is sensitive to interest rate changes, general economic conditions, liquidity and availability of long-term financing. Commercial Loan Portfolio Loss Rate Model The Bank maintained loan classes above but has subdivided the construction and land development, which includes lot, land and acquisition and development loans, into the following ACL reporting pools to more accurately group risk characteristics: Multifamily, Commercial Real Estate, Single Family and Single Family construction to permanent. ACL sub-pools are established at a more granular level for the calculation of PDs, utilizing risk rating. As outlined in the Bank’s policies, commercial loans pools are non-homogenous and are regularly assessed for credit quality. For purposes of CECL, loans are sub-pooled according to the following AQR Ratings: • 1-6: These loans meet the definition of “Pass" assets. They are well protected by the current net worth and paying capacity of the obligor (or guarantors, if any) or by the fair value, less costs to acquire and sell in a timely manner, of any underlying collateral. The Bank further uses the available AQR ratings for components of the sub-pools. • 7: These loans meet the regulatory definition of “Special Mention.” They contain potential weaknesses, that if uncorrected may result in deterioration of the likelihood of repayment or in the Bank’s credit position. • 8: These loans meet the regulatory definition of “Substandard”. They are inadequately protected by the current sound worth and paying capacity of the borrower or of the collateral pledged, if any. They have well-defined weaknesses and have unsatisfactory characteristics causing unacceptable levels of risk. Commercial portfolio cohorts are established by grouping each ACL sub-pool at a point in time. Once historical cohorts are established, the loans in the cohort are tracked moving forward for default events. The Q-Factors adjust the expected historic loss rates for current and forecasted conditions that are not provided for in the historical loss information. All the Q-Factors noted above are evaluated for Commercial portfolio loans except for Commercial Business and Owner Occupied Commercial Real Estate ("CRE") loans which exclude the collateral values Q-Factor. The Company has determined that these loans are primarily underwritten by evaluating the cash flow of the business and not the underlying collateral. Factors above are evaluated based on current conditions and forecasts (as applicable), using a seven-point scale ranging from significant improvement to significant deterioration. Loans That Do Not Share Risk Characteristics with Other Loans For a loan that does not share risk characteristics with other loans, expected credit loss is measured on net realizable value that is the difference between the discounted value of the expected future cash flows, based on the original effective interest rate and the amortized cost basis of the loan. For these loans, we recognize expected credit loss equal to the amount by which the net realizable value of the loan is less than the amortized cost basis of the loan (which is net of previous charge-offs and deferred loan fees and costs), except when the loan is collateral dependent, which is when the borrower is experiencing financial difficulty and repayment is expected to be provided substantially through the operation or sale of the collateral. In these cases, expected credit loss is measured as the difference between the amortized cost basis of the loan and the fair value of the collateral. The fair value of the collateral is adjusted for the estimated costs to sell if repayment or satisfaction of a loan is dependent on the sale (rather than only on the operation) of the collateral. The starting point for determining the fair value of collateral is through obtaining external appraisals. Generally, collateral values for collateral dependent loans are updated every twelve months, either from external third parties or in-house certified appraisers. A third-party appraisal is required at least annually for substandard loans and OREO. For performing consumer loans secured by real estate that are classified as collateral dependent, the Bank determines the fair value estimates quarterly using automated valuation services. Once the expected loss amount is determined, an ACL is recorded equal to the calculated expected credit loss and included in the ACL. If the calculated expected loss is determined to be permanent or not recoverable, the expected credit loss will be charged off. Factors considered by management in determining if the expected credit loss is permanent or not recoverable include whether management judges the loan to be uncollectible, repayment is deemed to be protracted beyond reasonable time frames, or the loss becomes evident owing to the borrower's lack of assets or, for single family loans, the loan is 180 days or more past due unless both well-secured and in the process of collection. ACL for Off-Balance Sheet Credit Exposures
Other Real Estate Owned	Other Real Estate OwnedReal estate properties acquired through, or in lieu of, loan foreclosure are recorded at net realizable value (fair value of collateral less estimated costs to sell). At the time of possession, an appraisal is obtained and any excess of the loan balance over the net realizable value is charged against the ACL. After foreclosure, valuations are periodically performed by management. Any subsequent declines in fair value are recorded as a charge to current period earnings with a corresponding write-down to the asset. All legal fees and direct costs, including foreclosure and other related costs are expensed as incurred.
Mortgage Servicing Rights	Mortgage Servicing Rights MSRs are recognized as separate assets on our consolidated balance sheets upon purchase of the rights or when we retain the right to service loans that we have sold. We initially record all MSRs at fair value. For subsequent measurements, single family MSRs are accounted for at fair value during the life of the MSR, with changes in fair value recorded through current period earnings, while multifamily and SBA MSRs are accounted for at the lower of amortized cost or fair value. Subsequent fair value measurements of MSRs are determined by considering the present value of estimated future net servicing cash flows. Changes in the fair value of MSRs result from changes in (1) model inputs and assumptions and (2) modeled amortization, representing the collection and realization of expected cash flows and curtailments over time. The significant model inputs used to measure the fair value of MSRs include assumptions regarding market interest rates, projected prepayment
Revenues	Revenues Descriptions of our primary revenue-generating activities that fall within the scope of ASC Topic 606 and are presented in our consolidated income statements as follows: Depositor and other retail and business banking fees Depositor and other retail banking fees consist of monthly service fees, check orders, and other deposit account related fees. The Company's performance obligation for these fees is generally satisfied, and the related revenue recognized, over the period in which the service is provided. Commission Income Commission income primarily consists of revenue received on insurance policies and monthly investment management fees earned where the Company has acted as an intermediary between customers and the insurance carriers or investment advisers. The Company's performance obligation for commissions is generally satisfied, and the related revenue generally recognized, over the course of the policy or over the period in which the services are provided, generally monthly. Credit Card Fees The Company offers credit cards to its customers through a third party and earns a fee on each transaction and a fee for each new account activation on a net basis. Revenue is recognized on a one-month lag when cash is received for these fees which does not vary materially from recognizing revenue over the period the services are performed. Sale of Other Real Estate Owned A gain or loss, the difference between the cost basis of the property and its sale price, on other real estate owned is recognized when the performance obligation is met, which is at the time the property title is transferred to the buyer. To record a sale of REO, the Company evaluates if: (a) a commitment on the buyer’s part exists, (b) collection is probable in circumstances where the initial investment is minimal and (c) the buyer has obtained control of the asset, including the significant risks and rewards of the ownership. If there is no commitment on the buyer’s part, collection is not probable or the buyer has not obtained control of the asset, then a gain cannot be recognized. Other non-interest income includes revenue related to mortgage servicing activities and gains on sales of loans, which are not subject to the requirements of ASU Topic 606.
Premises and Equipment	Premises and EquipmentPremises and equipment are carried at cost less accumulated depreciation and amortization. Depreciation and amortization are computed using the straight-line method over the estimated useful lives of the assets, which range from 2 to 27 years. The cost of leasehold improvements is amortized using the straight-line method over the shorter of the estimated useful life of the asset or the term of the related leases. The Company periodically evaluates premises and equipment for impairment.
Leases	Leases We determine if an arrangement is a lease at inception. Operating and finance leases are included in lease right-of-use ("ROU") assets, and lease liabilities in our consolidated balance sheets. ROU assets represent our right to use an underlying asset for the lease term and lease liabilities represent our obligation to make lease payments arising from the lease. The lease liability is recognized at commencement date based on the present value of lease payments over the lease term. The right-of-use asset is based on the lease liability adjusted for the reclassification of certain balance sheet amounts such as prepaid rent, lease incentives and deferred rent. As the rate implicit in most of our leases are not readily determinable, we generally use our incremental borrowing rate based on the estimated rate of interest for collateralized borrowing over a similar term of the lease contract at commencement date. Our lease terms may include options to extend or terminate the lease when it is reasonably certain that we will exercise that option. We have lease agreements with lease and non-lease components, which are generally accounted for separately for real estate leases. Certain of our lease agreements include rental payments that adjust periodically based on changes in the CPI. We initially measure the present value of the lease payments using the index at the lease commencement date. Subsequent increases in the CPI are treated as variable lease payments and recognized in the period in which the obligation for those payments is incurred. The ROU assets and lease liabilities are not re-measured as a result of changes in the CPI. Lease expense for operating leases is recognized on a straight-line basis over the lease term. Lease expense for our financing leases is comprised of the amortization of the right-of-use asset and interest expense recognized based on the effective interest method. We use the long-lived assets impairment guidance under ASC Topic 360-10-35, "Property, Plant and Equipment," to determine whether an ROU asset is impaired, and if impaired, the amount of loss to recognize. Long-lived assets are tested for recoverability whenever events or changes in circumstances indicate that their carrying amounts may not be recoverable. These could include vacating the leased space, obsolescence, or physical damage to a facility. If an impairment loss is recognized for a ROU asset, the adjusted carrying amount of the ROU asset would be its new accounting basis. The remaining ROU asset (after the impairment write-down) is amortized on a straight-line basis over the remaining lease term.
Goodwill and Other Intangible Assets	Goodwill and Other Intangible Assets Goodwill is recorded upon completion of a business combination as the excess of the fair value of the consideration transferred, plus the fair value of any noncontrolling interests in the acquiree, over the fair value of the net assets acquired and liabilities assumed as of the acquisition date. Goodwill has been determined to have an indefinite useful life and is not amortized, but tested for impairment at least annually or more frequently if events and circumstances exist that indicate the necessity for such impairment tests to be performed. The Company typically performs its annual impairment testing in the second quarter. Intangible assets with definite useful lives, such as core deposit intangible assets arising from bank acquisitions, are amortized over their estimated useful lives.
Securities Sold Under Agreements to Repurchase	Securities Sold Under Agreements to Repurchase From time to time, the Company may enter into sales of securities under agreements to repurchase ("repurchase agreements"). Repurchase agreements are accounted for as financing arrangements with the obligation to repurchase securities sold reflected as a liability on the consolidated balance sheets. The securities underlying the repurchase agreements continue to be recognized as AFS securities in the consolidated balance sheet.
Income Taxes	Income Taxes Our income tax expense is the total of current year income tax due or refundable and the change in deferred tax assets and liabilities. Deferred tax assets and liabilities arise from temporary differences between the tax basis of assets and liabilities and their reported amounts in the financial statements, which will result in taxable or deductible amounts in the future. Deferred tax assets and tax carryforwards are only recognized if, in the opinion of management, it is more likely than not that the deferred tax assets will be realized. The effect on deferred taxes of a change in tax rates is recognized in income in the period that includes the enactment date. We are subject to federal income tax and also state income taxes in a number of different states.
Derivatives and Hedging Activities	Derivatives and Hedging Activities In the ordinary course of business, the Company enters into derivative transactions to manage various risks and to accommodate the business requirements of its customers. The fair value of derivative instruments are recognized as either assets or liabilities on the consolidated balance sheet. All derivatives are evaluated at inception as to whether or not they are hedging or non-hedging activities. For derivative instruments designated as non-hedging activities (also referred to as economic hedges), the change in fair value is recognized currently in earnings. Gains and losses on derivative contracts utilized for economically hedging the mortgage pipeline are recognized as part of the net gain on mortgage loan origination and sale activities within noninterest income. Gains and losses on derivative contracts utilized for economically hedging our single family MSRs are recognized as part of loan servicing income within noninterest income. For derivative instruments designated as hedging activities, a qualitative analysis is performed at inception to determine if the derivative instrument is highly effective in achieving offsetting changes in fair value or cash flows attributable to the hedged risk during the period that the hedge is designated. Subsequently, a qualitative assessment of a hedge’s effectiveness is performed on a quarterly basis. All derivative instruments that qualify and are designated for hedge accounting are recorded at fair value and classified as either a hedge of the fair value of a recognized asset or liability ("fair value hedge") or a hedge of a forecasted transaction or the variability of cash flows to be received or paid related to a recognized asset or liability ("cash flow hedge"). Changes in the fair value of a derivative that is highly effective and designated as a fair value hedge is recognized in earnings and the change in fair value on the hedged item attributable to the hedged risk adjusts the carrying amount of the hedged item and is recognized currently in earnings. Changes in the fair value of a derivative that is highly effective and designated as a cash flow hedge are recorded in other comprehensive income (loss) until cash flows of the hedged item are realized. All amounts recognized in earnings are presented in the same income statement line item as the earnings effect of the hedged item. If a derivative designated as a cash flow hedge is terminated or ceases to be highly effective, the gain or loss in other comprehensive income (loss) is amortized to earnings over the period the forecasted hedged transactions impact earnings. If a hedged forecasted transaction is no longer probable, hedge accounting is ceased and any gain or loss included in other comprehensive income (loss) is reported in earnings immediately, unless the forecasted transaction is at least reasonably possible of occurring, whereby the amounts remain within other comprehensive income (loss). Derivative instruments expose us to credit risk in the event of nonperformance by counterparties. This risk consists primarily of the termination value of agreements where the Company is in a favorable position. The Company minimizes counterparty credit risk through credit approvals, limits, monitoring procedures, and obtaining collateral, as appropriate.
Share-Based Compensation	Share-Based Compensation The Company issues various forms of stock-based compensation awards annually, including restricted stock units ("RSUs") and performance stock units ("PSUs"). The Company has issued stock options in prior years. Compensation expense related to RSUs is based on the fair value of the underlying stock on the award date and is recognized over the period in which an employee is required to provide services in exchange for the award, generally the vesting period. PSUs are subject to performance-based and market-based vesting criteria in addition to a requisite service period and cliff vest based on those conditions at the end of three years. The grant date fair value of PSUs is determined through the use of an independent third party which employs the use of a Monte Carlo simulation. The Monte Carlo simulation estimates grant date fair value using input assumptions similar to those used in the Black-Scholes model, however, it also incorporates into the grant date fair value calculation the probability that the performance targets will be achieved. The Black-Scholes model, which is utilized to estimate the fair value of stock options, uses certain assumptions to determine grant-date fair value such as: expected volatility, expected term of the option, expected risk-free rate of interest and expected dividend yield on the Company’s common stock. Forfeitures of stock-based awards are recognized when they occur.
Fair Value Measurement	Fair Value Measurement Fair values of financial instruments are estimated using relevant market information and other assumptions, as more fully disclosed in a separate note. Fair value is an exit price, representing the amount that would be received to sell an asset or transfer a liability in an orderly transaction between market participants. Fair value estimates involve uncertainties and matters of significant judgment regarding interest rates, credit risk, prepayments, and other factors, especially in the absence of broad markets for particular items. Fair value measures are classified according to a three-tier fair value hierarchy, which is based on the observability of inputs used to measure fair value. GAAP requires the Company to maximize the use of observable inputs when measuring fair value. Changes in assumptions or in market conditions could significantly affect these estimates. The term "fair value" is defined as the price that would be received to sell an asset or paid to transfer a liability in an orderly transaction between market participants at the measurement date. A fair value measurement assumes that the transaction to sell the asset or transfer the liability occurs in the principal market for the asset or liability or, in the absence of a principal market, the most advantageous market for the asset or liability. The Company's approach is to maximize the use of observable inputs and minimize the use of unobservable inputs when developing fair value measurements. Fair Value Hierarchy A three-level valuation hierarchy has been established under ASC 820 for disclosure of fair value measurements. The valuation hierarchy is based on the observability of inputs to the valuation of an asset or liability as of the measurement date. A financial instrument’s categorization within the valuation hierarchy is based on the lowest level of input that is significant to the fair value measurement. The levels are defined as follows: • Level 1 – Quoted prices (unadjusted) in active markets for identical assets or liabilities that the reporting entity can access at the measurement date. An active market for the asset or liability is a market in which transactions for the asset or liability take place with sufficient frequency and volume to provide pricing information on an ongoing basis. • Level 2 – Inputs other than quoted prices included within Level 1 that are observable for the asset or liability, either directly or indirectly. This includes quoted prices for similar assets and liabilities in active markets and inputs that are observable for the asset or liability for substantially the full term of the financial instrument. • Level 3 – Unobservable inputs for the asset or liability. These inputs reflect the Company's assumptions of what market participants would use in pricing the asset or liability. The Company's policy regarding transfers between levels of the fair value hierarchy is that all transfers are assumed to occur at the end of the reporting period. Estimation of Fair Value Fair value is based on quoted market prices, when available. In cases where a quoted price for an asset or liability is not available, the Company uses valuation models to estimate fair value. These models incorporate inputs such as forward yield curves, loan prepayment assumptions, expected loss assumptions, market volatilities and pricing spreads utilizing market-based inputs where readily available. The Company believes its valuation methods are appropriate and consistent with those that would be used by other market participants. However, imprecision in estimating unobservable inputs and other factors may result in these fair value measurements not reflecting the amount realized in an actual sale or transfer of the asset or liability in a current market exchange. The following table summarizes the fair value measurement methodologies, including significant inputs and assumptions, and classification of the Company's assets and liabilities valued at fair value on a recurring basis. Asset/Liability class Valuation methodology, inputs and assumptions Classification Investment securities Investment securities AFS Observable market prices of identical or similar securities are used where available. Level 2 recurring fair value measurement. If market prices are not readily available, value is based on discounted cash flows using the following significant inputs: Level 3 recurring fair value measurement. LHFS Single family loans, excluding loans transferred from held for investment Fair value is based on observable market data, including: Level 2 recurring fair value measurement. When not derived from observable market inputs, fair value is based on discounted cash flows, which considers the following inputs: Estimated fair value classified as Level 3. Mortgage servicing rights Single family MSRs For information on how the Company measures the fair value of its single family MSRs, including key economic assumptions and the sensitivity of fair value to changes in those assumptions, see Note 9 , Mortgage Banking Operations . Level 3 recurring fair value measurement. Derivatives Eurodollar futures Fair value is based on closing exchange prices. Level 1 recurring fair value measurement. Interest rate swaps Fair value is based on quoted prices for identical or similar instruments when available. When quoted prices are not available, fair value is based on internally developed modeling techniques, which require the use of multiple observable market inputs, including: Level 2 recurring fair value measurement. Interest rate lock commitments The fair value considers several factors including: • Fair value of the underlying loan based on quoted prices in the secondary market, when available. • Value of servicing • Fall-out factor Level 3 recurring fair value measurement.
Transfers of Financial Assets	Transfers of Financial Assets Transfers of financial assets are accounted for as sales, when control over the assets has been relinquished. Control over transferred assets is deemed to be surrendered when the assets have been isolated from the Company, the transferee obtains the right (free of conditions that constrain it from taking advantage of that right) to pledge or exchange the transferred assets, and the Company does not maintain effective control over the transferred assets through an agreement to repurchase them before their maturity.
Contingencies	ContingenciesContingent liabilities, including those that exist as a result of a guarantee or indemnification, are recognized when it becomes probable that a loss has been incurred and the amount of the loss is reasonably estimable. For indemnifications provided in sales agreements, a portion of the sale proceeds is allocated to the guarantee, which adjusts the gain or loss that would otherwise result from the transaction. For these indemnifications, the initial liability is amortized to income as the Company's risk is reduced or when the indemnification expires.
Earnings per Share	Earnings per ShareEarnings per share of common stock is calculated on both a basic and diluted basis, based on the weighted average number of common and common equivalent shares outstanding. Basic earnings per share excludes potential dilution from common equivalent shares, such as those associated with stock-based compensation awards, and is computed by dividing net income allocated to common stockholders by the weighted average number of common shares outstanding for the period. Diluted earnings per share reflects the potential dilution that could occur if securities or other contracts to issue common stock, such as common equivalent shares associated with stock-based compensation awards, were exercised or converted into common stock that would then share in the net earnings of the Company. Potential dilution from common equivalent shares is determined using the treasury stock method, reflecting the potential settlement of stock-based compensation awards resulting in the issuance of additional shares of the Company’s common stock. Stock-based compensation awards that would have an anti-dilutive effect have been excluded from the determination of diluted earnings per share.
Marketing Costs	Marketing Costs The Company expenses marketing costs, including advertising, in the period incurred.
Recent Adopted Accounting Developments and Recent Accounting Pronouncements - Issued But Not Yet Adopted	Recently Adopted Accounting Pronouncements In August 2018, the Financial Accounting Standards Board ("FASB") issued ASU No. 2018-13, Fair Value Measurement (Topic 820): Disclosure Framework - Changes to the Disclosure Requirements for Fair Value Measurement . This ASU adds, eliminates, and modifies certain disclosure requirements for fair value measurements. Among the changes, entities will no longer be required to disclose the amount of and reasons for transfers between Level 1 and Level 2 of the fair value hierarchy, but will be required to disclose the range and weighted average assumptions used to develop significant unobservable inputs for Level 3 fair value measurements. The Company adopted ASU No. 2018-13 on January 1, 2020 and it did not impact the Company's consolidated financial statements. In January 2017, the FASB issued ASU No. 2017-04, Intangibles - Goodwill and Other (Topic 350): Simplifying the Test for Goodwill Impairment, or ASU 2017-04, which eliminates Step 2 from the goodwill impairment test. ASU 2017-04 also eliminates the requirements for any reporting unit with a zero or negative carrying amount to perform a qualitative assessment. An entity still has the option to perform the qualitative assessment for a reporting unit to determine if the quantitative impairment test is necessary. The Company adopted ASU 2017-04 on January 1, 2020 and it did not impact our consolidated financial statements. On January 1, 2020, the Company adopted ASU 2016-13 Financial Instruments - Credit Losses (Topic 326): Measurement of Credit Losses on Financial Instruments , which replaces the incurred loss methodology ("ALLL") with an expected loss methodology that is referred to as CECL. The measurement of the expected credit losses under CECL is applicable to financial assets measured at amortized cost, including loan receivables and held-to-maturity debt securities. It also applies to off-balance sheet credit exposures such as loan commitments. In addition, ASC 326 made changes to the accounting for credit losses for AFS securities. The Company adopted CECL using the modified retrospective method for all financial assets measured at amortized cost and off-balance sheet credit exposure. Results for reporting periods beginning after January 1, 2020 are presented under ASC 326 while prior period amounts continue to be reported in accordance with previously applicable GAAP. The Company recorded a decrease of $3.7 million to the beginning balance of retained earnings on January 1, 2020 for the cumulative effect of adopting this guidance. The Company adopted ASC 326 using the prospective transition approach for debt securities for which other-than-temporary impairment had been recognized prior to January 1, 2020. As a result, the amortized cost basis remains the same before and after the effective date of this guidance. The following table illustrates the impact of the adoption of CECL on January 1, 2020. (in thousands) As reported under ASC 450-20 Impact of ASC 326 adoption As reported under ASC 326 Assets (1) LHFI Commercial real estate loans Non-owner occupied commercial real estate $ 7,245 $ (3,392) $ 3,853 Multifamily 7,015 (2,977) 4,038 Construction/land development Multifamily construction 2,848 693 3,541 Commercial real estate construction 624 (115) 509 Single family construction 3,800 4,280 8,080 Single family construction to permanent 1,003 200 1,203 Total 22,535 (1,311) 21,224 Commercial and industrial loans Owner occupied commercial real estate 3,639 (2,459) 1,180 Commercial business 2,915 510 3,425 Total 6,554 (1,949) 4,605 Consumer loans Single family 6,450 468 6,918 Home equity and other 6,233 4,635 10,868 Total 12,683 5,103 17,786 Total ACL 41,772 1,843 43,615 Liabilities ACL on unfunded loan commitments 1,065 1,897 2,962 Total $ 42,837 $ 3,740 $ 46,577 (1) There was no impact from the adoption of this standard to our investment securities. Recent Accounting Pronouncements - Issued Not Yet Adopted In December 2019, the FASB issued ASU No 2019-12, “Income Taxes (Topic 740): Simplifying the Accounting for Income Taxes” ("ASU 2019-12"). ASU 2019-12 removes certain exceptions to the general principles in Topic 740 in GAAP. ASU 2019-12 is effective for public entities for fiscal years beginning after December 15, 2020, with early adoption permitted. The Company does not expect ASU 2019-12 to have a material effect on the Company’s current balance sheet, income statement or financial statement disclosures.

SUMMARY OF SIGNIFICANT ACCOUN_3

SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES (Tables)	12 Months Ended
	Dec. 31, 2020
Accounting Policies [Abstract]
Schedule Of Qualitative Factors For Credit Losses	Each of the thirteen factors in the FASB standard were analyzed for common risk characteristics and grouped into seven consolidated Q-Factors as listed below. Qualitative Factor Financial Instruments - Credit Losses Portfolio Credit Quality The borrower's financial condition, credit rating, credit score, asset quality or business prospects The borrower's ability to make scheduled interest or principal payments The volume and severity of past due financial assets and the volume and severity of adversely classified or rated financial assets Remaining Payments The remaining payment terms of the financial assets The remaining time to maturity and the timing and extent of prepayments on the financial assets Volume & Nature The nature and volume of the entity's financial assets Collateral Values The value of underlying collateral on financial assets in which the collateral-dependent practical expedient has not been utilized Economic The environmental factors of a borrower and the areas in which the entity's credit is concentrated, such as: changes and expected changes in national, regional and local economic and business conditions and developments in which the entity operates, including the condition and expected condition of various market segments Credit Culture The entity's lending policies and procedures, including changes in lending strategies, underwriting standards, collection, write-off and recovery practices, as well as knowledge of the borrower's operations or the borrower's standing in the community The quality of the entity's credit review system The experience, ability and depth of the entity's management, lending staff, and other relevant staff Business Environment The environmental factors of a borrower and the areas in which the entity's credit is concentrated, such as: regulatory, legal, or technological environment to which the entity has exposure The environmental factors of a borrower and the areas in which the entity's credit is concentrated, such as: changes and expected changes in the general market condition of either the geographical area or the industry to which the entity has exposure
Schedule of Topic 326 Adoption Impact	The following table illustrates the impact of the adoption of CECL on January 1, 2020. (in thousands) As reported under ASC 450-20 Impact of ASC 326 adoption As reported under ASC 326 Assets (1) LHFI Commercial real estate loans Non-owner occupied commercial real estate $ 7,245 $ (3,392) $ 3,853 Multifamily 7,015 (2,977) 4,038 Construction/land development Multifamily construction 2,848 693 3,541 Commercial real estate construction 624 (115) 509 Single family construction 3,800 4,280 8,080 Single family construction to permanent 1,003 200 1,203 Total 22,535 (1,311) 21,224 Commercial and industrial loans Owner occupied commercial real estate 3,639 (2,459) 1,180 Commercial business 2,915 510 3,425 Total 6,554 (1,949) 4,605 Consumer loans Single family 6,450 468 6,918 Home equity and other 6,233 4,635 10,868 Total 12,683 5,103 17,786 Total ACL 41,772 1,843 43,615 Liabilities ACL on unfunded loan commitments 1,065 1,897 2,962 Total $ 42,837 $ 3,740 $ 46,577 (1) There was no impact from the adoption of this standard to our investment securities.

INVESTMENT SECURITIES (Tables)

INVESTMENT SECURITIES (Tables)	12 Months Ended
	Dec. 31, 2020
Investments, Debt and Equity Securities [Abstract]
Amortized Cost and Estimated Fair Value of Available for Sale Securities	The following tables set forth certain information regarding the amortized cost and fair values of our investment securities AFS and HTM. At December 31, 2020 (in thousands) Amortized Gross Gross Fair AFS Mortgage-backed securities ("MBS"): Residential $ 50,001 $ 1,237 $ (192) $ 51,046 Commercial 43,061 2,131 (8) 45,184 Collateralized mortgage obligations ("CMOs") Residential 228,685 6,319 (95) 234,909 Commercial 155,645 3,719 (181) 159,183 Municipal bonds 533,719 31,321 (337) 564,703 Corporate debt securities 14,381 841 — 15,222 Agency debentures 1,846 — — 1,846 $ 1,027,338 $ 45,568 $ (813) $ 1,072,093 HTM Municipal bonds $ 4,271 $ 236 $ — $ 4,507 At December 31, 2019 (in thousands) Amortized Gross Gross Fair AFS MBS: Residential $ 93,283 $ 120 $ (1,708) $ 91,695 Commercial 37,972 411 (358) 38,025 CMOs: Residential 292,370 935 (1,687) 291,618 Commercial 156,693 684 (1,223) 156,154 Municipal bonds 333,303 8,997 (982) 341,318 Corporate debt securities 18,391 313 (43) 18,661 U.S. Treasury securities 1,296 11 — 1,307 $ 933,308 $ 11,471 $ (6,001) $ 938,778 HTM Municipal bonds $ 4,372 $ 129 $ — $ 4,501
Amortized Cost and Estimated Fair Value of Held to Maturity Securities	The following tables set forth certain information regarding the amortized cost and fair values of our investment securities AFS and HTM. At December 31, 2020 (in thousands) Amortized Gross Gross Fair AFS Mortgage-backed securities ("MBS"): Residential $ 50,001 $ 1,237 $ (192) $ 51,046 Commercial 43,061 2,131 (8) 45,184 Collateralized mortgage obligations ("CMOs") Residential 228,685 6,319 (95) 234,909 Commercial 155,645 3,719 (181) 159,183 Municipal bonds 533,719 31,321 (337) 564,703 Corporate debt securities 14,381 841 — 15,222 Agency debentures 1,846 — — 1,846 $ 1,027,338 $ 45,568 $ (813) $ 1,072,093 HTM Municipal bonds $ 4,271 $ 236 $ — $ 4,507 At December 31, 2019 (in thousands) Amortized Gross Gross Fair AFS MBS: Residential $ 93,283 $ 120 $ (1,708) $ 91,695 Commercial 37,972 411 (358) 38,025 CMOs: Residential 292,370 935 (1,687) 291,618 Commercial 156,693 684 (1,223) 156,154 Municipal bonds 333,303 8,997 (982) 341,318 Corporate debt securities 18,391 313 (43) 18,661 U.S. Treasury securities 1,296 11 — 1,307 $ 933,308 $ 11,471 $ (6,001) $ 938,778 HTM Municipal bonds $ 4,372 $ 129 $ — $ 4,501
Investment Securities in an Unrealized Loss Position	Investment securities AFS that were in an unrealized loss position are presented in the following tables based on the length of time the individual securities have been in an unrealized loss position. At December 31, 2020 Less than 12 months 12 months or more Total (in thousands) Gross Fair Gross Fair Gross Fair MBS: Residential $ (7) $ 1,196 $ (185) $ 1,432 $ (192) $ 2,628 Commercial (8) 925 — — (8) 925 CMOs: Residential (95) 7,391 — — (95) 7,391 Commercial (39) 6,687 (142) 15,358 (181) 22,045 Municipal bonds (337) 10,512 — — (337) 10,512 Total $ (486) $ 26,711 $ (327) $ 16,790 $ (813) $ 43,501 At December 31, 2019 Less than 12 months 12 months or more Total (in thousands) Gross Fair Gross Fair Gross Fair MBS: Residential $ (409) $ 18,440 $ (1,299) $ 68,362 $ (1,708) $ 86,802 Commercial (352) 21,494 (6) 2,483 (358) 23,977 CMOs: Residential (965) 171,708 (722) 29,264 (1,687) 200,972 Commercial (680) 67,160 (543) 41,605 (1,223) 108,765 Municipal bonds (334) 39,127 (648) 45,869 (982) 84,996 Corporate debt securities (5) 3,689 (38) 1,743 (43) 5,432 Total $ (2,745) $ 321,618 $ (3,256) $ 189,326 $ (6,001) $ 510,944
Amortized Cost and Estimated Fair Value by Contractual Maturity	The following tables present the fair value of investment securities AFS and HTM by contractual maturity along with the associated contractual yield for the periods indicated below. The weighted-average yield is computed using the contractual coupon of each security weighted based on the fair value of each security and does not include adjustments to a tax equivalent basis. At December 31, 2020 Within one year After one year After five years After Total (dollars in thousands) Fair Weighted Fair Weighted Fair Weighted Fair Weighted Fair Weighted AFS Municipal bonds $ 4,024 3.19 % $ 14,978 3.82 % $ 59,496 3.26 % $ 486,205 3.29 % $ 564,703 3.30 % Corporate debt securities 183 4.27 % 7,059 3.74 % 7,980 4.78 % — — % 15,222 4.30 % Agency debentures — — % — — % — — % 1,846 2.68 % 1,846 2.68 % Total $ 4,207 3.24 % $ 22,037 3.80 % $ 67,476 3.45 % $ 488,051 3.29 % $ 581,771 3.33 % HTM Municipal bonds $ — — % $ 4,507 2.47 % $ — — % $ — — % $ 4,507 2.47 % At December 31, 2019 Within one year After one year After five years After Total (dollars in thousands) Fair Weighted Fair Weighted Fair Weighted Fair Weighted Fair Weighted AFS Municipal bonds $ 5,337 3.41 % $ 555 3.90 % $ 13,000 3.01 % $ 322,426 3.61 % $ 341,318 3.59 % Corporate debt securities 1,007 3.40 % 7,544 3.64 % 10,022 3.70 % 88 6.10 % 18,661 3.67 % U.S. Treasury securities 1,307 2.82 % — — % — — % — — % 1,307 2.82 % Total $ 7,651 3.31 % $ 8,099 3.66 % $ 23,022 3.31 % $ 322,514 3.62 % $ 361,286 3.59 % HTM Municipal bonds $ — — % $ 1,787 2.90 % $ 2,714 2.09 % $ — — % $ 4,501 2.41 %
Sales of Investment Securities Available for Sale	Sales of investment securities were as follows for the periods indicated: Years Ended December 31, (in thousands) 2020 2019 2018 Proceeds $ 62,378 $ 184,871 $ 46,081 Gross gains 1,334 894 310 Gross losses (993) (901) (75)
Schedule of Financial Instruments Owned and Pledged as Collateral	The following table summarizes the carrying value of securities pledged as collateral to secure public deposits, borrowings and other purposes as permitted or required by law. At December 31, (in thousands) 2020 2019 Washington, Oregon and California State to secure public deposits $ 171,471 $ 200,571 Other securities pledged 3,391 4,332 Total securities pledged as collateral $ 174,862 $ 204,903

LOANS AND CREDIT QUALITY - (Tab

LOANS AND CREDIT QUALITY - (Tables)	12 Months Ended
	Dec. 31, 2020
Receivables [Abstract]
Loans Held for Investment	LHFI consist of the following. At December 31, (in thousands) 2020 2019 Commercial real estate loans Non-owner occupied commercial real estate $ 829,538 $ 895,546 Multifamily 1,428,092 999,140 Construction/land development 553,695 701,762 Total 2,811,325 2,596,448 Commercial and industrial loans Owner occupied commercial real estate 467,256 477,316 Commercial business 645,723 414,710 Total 1,112,979 892,026 Consumer loans Single family (1) 915,123 1,072,706 Home equity and other 404,753 553,376 Total 1,319,876 1,626,082 Total LHFI 5,244,180 5,114,556 ACL (64,294) (41,772) Total LHFI less ACL $ 5,179,886 $ 5,072,784 (2) (1) Includes $7.1 million and $3.5 million at December 31, 2020 and 2019, respectively, of loans where a fair value option election was made at the time of origination and, therefore, are carried at fair value with changes recognized in the consolidated income statements.
Activity in the allowance for credit losses	Activity in the ACL was as follows. Years Ended December 31, (in thousands) 2020 2019 2018 ACL for LHFI Beginning balance $ 41,772 $ 41,470 $ 37,847 Provision for credit losses 21,843 (122) 2,826 Net (charge-offs) recoveries (1,164) 424 797 Impact of ASC 326 adoption 1,843 — — Ending balance $ 64,294 $ 41,772 $ 41,470 ACL for unfunded commitments: Beginning balance $ 1,065 $ 1,443 $ 1,269 Provision for credit losses (1,374) (378) 174 Impact of ASC 326 adoption 1,897 — — Ending balance $ 1,588 $ 1,065 $ 1,443 Provision for credit losses: Loans $ 21,843 $ (122) $ 2,826 Unfunded commitments (1,374) (378) 174 Total $ 20,469 $ (500) $ 3,000 Activity in the ACL by loan portfolio and loan sub-class was as follows. Year Ended December 31, 2020 (in thousands) Prior to adoption of ASC 326 Impact of ASC 326 adoption Charge-offs Recoveries Provision Ending Commercial real estate loans Non-owner occupied commercial real estate $ 7,245 $ (3,392) $ — $ — $ 4,992 $ 8,845 Multifamily 7,015 (2,977) — — 2,034 6,072 Construction/land development Multifamily construction 2,848 693 — — 1,362 4,903 Commercial real estate construction 624 (115) — — 1,161 1,670 Single family construction 3,800 4,280 — 163 (3,113) 5,130 Single family construction to permanent 1,003 200 — — 112 1,315 Total 22,535 (1,311) — 163 6,548 27,935 Commercial and industrial loans Owner occupied commercial real estate 3,639 (2,459) (896) — 4,710 4,994 Commercial business 2,915 510 (640) 110 14,148 17,043 Total 6,554 (1,949) (1,536) 110 18,858 22,037 Consumer loans Single family 6,450 468 (17) 187 (182) 6,906 Home equity and other 6,233 4,635 (456) 385 (3,381) 7,416 Total 12,683 5,103 (473) 572 (3,563) 14,322 Total ACL $ 41,772 $ 1,843 $ (2,009) $ 845 $ 21,843 $ 64,294 Year Ended December 31, 2019 (in thousands) Beginning Charge-offs Recoveries Provision Ending Commercial real estate loans Non-owner occupied commercial real estate $ 5,495 $ — $ — $ 1,750 $ 7,245 Multifamily 5,754 — — 1,261 7,015 Construction/land development 9,001 — 215 (941) 8,275 Total 20,250 — 215 2,070 22,535 Commercial and industrial loans Owner occupied commercial real estate 3,278 — — 361 3,639 Commercial business 2,875 (315) 147 208 2,915 Total 6,153 (315) 147 569 6,554 Consumer loans Single family 8,217 — 145 (1,912) 6,450 Home equity and other 6,850 (272) 504 (849) 6,233 Total 15,067 (272) 649 (2,761) 12,683 Total ACL $ 41,470 $ (587) $ 1,011 $ (122) $ 41,772
Designated loan grades by loan portfolio segment and loan class	The following table presents a vintage analysis of the commercial portfolio by loan sub-class, risk rating and delinquency status. At December 31, 2020 (in thousands) 2020 2019 2018 2017 2016 2015 and prior Revolving Revolving-term Total COMMERCIAL PORTFOLIO Non-owner occupied commercial real estate 1-6 Pass $ 53,782 $ 176,556 $ 165,268 $ 147,719 $ 150,221 $ 131,935 $ 796 $ 1,031 $ 827,308 7- Special Mention — — — — — 2,230 — — 2,230 8 - Substandard — — — — — — — — — Total 53,782 176,556 165,268 147,719 150,221 134,165 796 1,031 829,538 Multifamily 1-6 Pass 711,009 324,246 100,572 32,693 166,937 92,255 380 — 1,428,092 7- Special Mention — — — — — — — — — 8 - Substandard — — — — — — — — — Total 711,009 324,246 100,572 32,693 166,937 92,255 380 — 1,428,092 Multifamily construction 1-6 Pass 12,182 21,366 45,256 11,823 — — — — 90,627 7- Special Mention — — — — 24,702 — — — 24,702 8 - Substandard — — — — — — — — — Total 12,182 21,366 45,256 11,823 24,702 — — — 115,329 Commercial real estate construction 1-6 Pass 3,963 — 2,104 14,721 — 614 5,883 — 27,285 7- Special Mention — — — — — — — — — 8 - Substandard — — — — — — — — — Total 3,963 — 2,104 14,721 — 614 5,883 — 27,285 Single family construction 1-6 Pass 121,233 47,539 14,055 — — 600 75,743 — 259,170 7- Special Mention — — — — — — — — — 8 - Substandard — — — — — — — — — Total 121,233 47,539 14,055 — — 600 75,743 — 259,170 Single family construction to permanent Current 62,955 72,825 15,443 688 — — — — 151,911 Past due: 30-59 days — — — — — — — — — 60-89 days — — — — — — — — — 90+ days — — — — — — — — — Total 62,955 72,825 15,443 688 — — — — 151,911 Owner occupied commercial real estate 1-6 Pass 48,647 60,872 58,582 85,275 98,046 50,596 — 4,354 406,372 7- Special Mention — — 5,977 3,529 — — — 69 9,575 8 - Substandard — 19,407 1,111 10,750 17,122 2,919 — — 51,309 Total 48,647 80,279 65,670 99,554 115,168 53,515 — 4,423 467,256 Commercial business 1-6 Pass 345,540 63,020 47,710 22,556 18,411 14,972 76,218 2,577 591,004 7- Special Mention — 10,837 2,058 6,653 — — 3,975 166 23,689 8 - Substandard — 5,923 11,327 2,338 1,891 1,001 8,438 112 31,030 Total 345,540 79,780 61,095 31,547 20,302 15,973 88,631 2,855 645,723 Total commercial portfolio $ 1,359,311 $ 802,591 $ 469,463 $ 338,745 $ 477,330 $ 297,122 $ 171,433 $ 8,309 $ 3,924,304 The following table presents a vintage analysis of the consumer portfolio by loan sub-class and delinquency status. At December 31, 2020 (in thousands) 2020 2019 2018 2017 2016 2015 and prior Revolving Revolving-term Total CONSUMER PORTFOLIO Single family Current $ 174,994 $ 111,143 $ 154,757 $ 168,412 $ 59,161 $ 242,444 $ — $ — $ 910,911 Past due: 30-59 days — 570 — 318 — 390 1,278 60-89 days — — — — — — — — — 90+ days 824 335 405 386 — 984 — — 2,934 Total (1) 175,818 112,048 155,162 169,116 59,161 243,818 — — 915,123 Home equity and other Current 1,878 1,230 1,311 1,363 431 5,126 384,005 8,147 403,491 Past due: 30-59 days 98 22 — — — 11 66 31 228 60-89 days — 13 — — — — 129 — 142 90+ days — 9 — — 275 24 584 — 892 Total 1,976 1,274 1,311 1,363 706 5,161 384,784 8,178 404,753 Total consumer portfolio $ 177,794 $ 113,322 $ 156,473 $ 170,479 $ 59,867 $ 248,979 $ 384,784 $ 8,178 $ 1,319,876 Total LHFI $ 1,537,105 $ 915,913 $ 625,936 $ 509,224 $ 537,197 $ 546,101 $ 556,217 $ 16,487 $ 5,244,180 (1) Includes $7.1 million of loans where a fair value option election was made at the time of origination and, therefore, are carried at fair value with changes recognized in the consolidated income statements. The following tables present a vintage analysis of year-to-date charge-offs and year-to-date recoveries of the commercial portfolio and consumer portfolio by loan sub-class. At December 31, 2020 (in thousands) 2020 2019 2018 2017 2016 2015 and prior Revolving Revolving-term Total COMMERCIAL PORTFOLIO Single family construction Charge-offs $ — $ — $ — $ — $ — $ — $ — $ — $ — Recoveries — — — — — 163 — — 163 Net — — — — — 163 — — 163 Owner occupied commercial real estate Charge-offs — — — — — (896) — — (896) Recoveries — — — — — — — — — Net — — — — — (896) — — (896) Commercial business Charge-offs — — — (42) (102) (496) — — (640) Recoveries — — — — — 110 — — 110 Net — — — (42) (102) (386) — — (530) Commercial portfolio Charge-offs — — — (42) (102) (1,392) — — (1,536) Recoveries — — — — — 273 — — 273 Total net $ — $ — $ — $ (42) $ (102) $ (1,119) $ — $ — $ (1,263) At December 31, 2020 (in thousands) 2020 2019 2018 2017 2016 2015 and prior Revolving Revolving-term Total CONSUMER PORTFOLIO Single family Charge-offs $ — $ (3) $ (14) $ — $ — $ — $ — $ — $ (17) Recoveries — — — — — 187 — — 187 Net — (3) (14) — — 187 — — 170 Home equity and other Charge-offs — (73) (33) (1) — — (349) — (456) Recoveries — 14 4 7 6 168 186 — 385 Net — (59) (29) 6 6 168 (163) — (71) Consumer Portfolio Charge-offs — (76) (47) (1) — — (349) — (473) Recoveries — 14 4 7 6 355 186 — 572 Total net — (62) (43) 6 6 355 (163) — 99 All loans Charge-offs — (76) (47) (43) (102) (1,392) (349) — (2,009) Recoveries — 14 4 7 6 628 186 — 845 Total net $ — $ (62) $ (43) $ (36) $ (96) $ (764) $ (163) $ — $ (1,164) The following table summarizes designated loan grades by loan portfolio and loan class. At December 31, 2019 (in thousands) Pass Special mention Substandard Total Commercial real estate loans Non-owner occupied commercial real estate $ 894,896 $ — $ — $ 894,896 Multifamily 996,498 — — 996,498 Construction/land development 681,445 20,954 — 702,399 Total 2,572,839 20,954 — 2,593,793 Commercial and industrial loans Owner occupied commercial real estate 460,319 12,709 5,144 478,172 Commercial business 402,060 9,405 3,415 414,880 Total 862,379 22,114 8,559 893,052 Consumer loans Single family 1,056,166 (1) 8,802 5,364 1,070,332 Home equity and other 531,102 664 1,160 532,926 Total 1,587,268 9,466 6,524 1,603,258 Total LHFI $ 5,022,486 $ 52,534 $ 15,083 $ 5,090,103
Schedule of collateral dependent loans	The following table presents the amortized cost basis of collateral-dependent loans by loan sub-class and collateral type. At December 31, 2020 (in thousands) Land 1-4 Family Multifamily Non-residential real estate Other non-real estate Total Commercial and industrial loans Owner occupied commercial real estate $ 1,789 $ — $ — $ 3,133 $ — $ 4,922 Commercial business 1,787 545 — — 2,882 5,214 Total 3,576 545 — 3,133 2,882 10,136 Consumer loans Single family — 2,457 — — — 2,457 Total — 2,457 — — — 2,457 Total collateral-dependent loans $ 3,576 $ 3,002 $ — $ 3,133 $ 2,882 $ 12,593
Schedule of loans on nonaccrual with no related allowance for credit loss	The following table presents nonaccrual status for loans as of the dates indicated: At December 31, 2020 At December 31, 2019 (in thousands) Nonaccrual with no related ACL Total Nonaccrual Nonaccrual with no related ACL Total Nonaccrual Commercial and industrial loans Owner occupied commercial real estate $ 4,922 $ 4,922 $ 2,891 $ 2,891 Commercial business 3,100 9,183 2,954 3,446 Total 8,022 14,105 5,845 6,337 Consumer loans Single family 2,173 4,883 1,652 5,364 Home equity and other 2 1,734 10 1,160 Total 2,175 6,617 1,662 6,524 Total nonaccrual loans $ 10,197 $ 20,722 $ 7,507 $ 12,861
Past due loans by loan portfolio segment and loan class	The following tables present an aging analysis of our portfolio as of the dates indicated: At December 31, 2020 Past Due and Still Accruing (in thousands) Nonaccrual Total past due and nonaccrual (4) Current Total Commercial real estate loans Non-owner occupied commercial real estate $ — $ — $ — $ — $ — $ 829,538 $ 829,538 Multifamily — — — — — 1,428,092 1,428,092 Construction/land development Multifamily construction — — — — — 115,329 115,329 Commercial real estate construction — — — — — 27,285 27,285 Single family construction — — — — — 259,170 259,170 Single family construction to permanent — — — — — 151,911 151,911 Total — — — — — 2,811,325 2,811,325 Commercial and industrial loans Owner occupied commercial real estate — — — 4,922 4,922 462,334 467,256 Commercial business — — — 9,183 9,183 636,540 645,723 Total — — — 14,105 14,105 1,098,874 1,112,979 Consumer loans Single family 2,161 418 11,476 (2) 4,883 18,938 896,185 915,123 (1) Home equity and other 228 135 — 1,734 2,097 402,656 404,753 Total 2,389 553 11,476 6,617 21,035 1,298,841 1,319,876 Total loans $ 2,389 $ 553 $ 11,476 $ 20,722 $ 35,140 $ 5,209,040 $ 5,244,180 % 0.05 % 0.01 % 0.22 % 0.40 % 0.67 % 99.33 % 100.00 % At December 31, 2019 Past Due and Still Accruing (in thousands) 30-59 days 60-89 days 90 days or more Nonaccrual Total past due and nonaccrual (4) Current Total Commercial real estate loans Non-owner occupied commercial real estate $ — $ — $ — $ — $ — $ 895,546 $ 895,546 Multifamily — — — — — 999,140 999,140 Construction and land development — — — — — 701,762 701,762 Total — — — — — 2,596,448 2,596,448 Commercial and industrial loans Owner occupied commercial real estate — — — 2,891 2,891 474,425 477,316 Commercial business 44 — — 3,446 3,490 411,220 414,710 Total 44 — — 6,337 6,381 885,645 892,026 Consumer loans Single family 5,694 4,261 19,702 (2) 5,364 35,021 1,037,685 1,072,706 (1) Home equity and other 837 372 — 1,160 2,369 551,007 553,376 Total 6,531 4,633 19,702 6,524 37,390 1,588,692 1,626,082 Total loans $ 6,575 $ 4,633 $ 19,702 $ 12,861 $ 43,771 $ 5,070,785 $ 5,114,556 (3) % 0.13 % 0.09 % 0.39 % 0.25 % 0.86 % 99.14 % 100.00 % (1) Includes $7.1 million and $3.5 million of loans at December 31, 2020 and 2019, respectively, where a fair value option election was made at the time of origination and, therefore, are carried at fair value with changes recognized in our consolidated income statements. (2) FHA-insured and VA-guaranteed single family loans that are 90 days or more past due are maintained on accrual status if they are determined to have little to no risk of loss. (3) Net deferred loans fees and costs of $24.5 million were included within the carrying amounts of the loan balances as of December 31, 2019, in order to conform with the current period presentation.
TDR activity by loan portfolio segment and loan class	The following tables present information about troubled debt restructuring ("TDR") activity by concession type during the periods indicated. Year Ended December 31, 2020 (dollars in thousands) Number of loan Recorded Related charge- Commercial and industrial Owner occupied commercial real estate Payment restructure 1 $ 678 $ — Commercial business Payment restructure 1 1,125 — Total commercial and industrial Payment restructure 2 1,803 — Total 2 1,803 — Consumer loans Single family Interest rate reduction 27 5,979 — Payment restructure 14 2,695 — Total 41 8,674 — Total loans Interest rate reduction 27 5,979 — Payment restructure 16 4,498 — Total 43 $ 10,477 $ — Year Ended December 31, 2019 (dollars in thousands) Number of loan Recorded Related charge- Commercial real estate loans Construction and land development Payment restructure 1 $ 4,675 $ — Total 1 4,675 — Commercial and industrial loans Owner occupied commercial real estate Payment restructure 1 5,840 — Commercial business Payment restructure 1 259 — Total commercial and industrial Payment restructure 2 6,099 — Total 2 6,099 — Consumer loans Single family Interest rate reduction 21 3,925 — Payment restructure 118 25,795 — Home equity and other Payment restructure 1 116 — Total consumer Interest rate reduction 21 3,925 — Payment restructure 119 25,911 — Total 140 29,836 — Total loans Interest rate reduction 21 3,925 — Payment restructure 122 36,685 — Total 143 $ 40,610 $ — Year Ended December 31, 2018 (dollars in thousands) Number of loan Recorded Related charge- Commercial and industrial loans Commercial business Payment restructure 2 $ 267 $ — Total 2 267 — Consumer loans Single family Interest rate reduction 17 3,174 — Payment restructure 153 31,626 — Total 170 34,800 — Total loans Interest rate reduction 17 3,174 — Payment restructure 155 31,893 — Total 172 $ 35,067 $ —
TDR balances that subsequently re-defaulted	The following table presents loans that were modified as TDRs within the previous 12 months and subsequently re-defaulted during 2020 and 2019, respectively. A TDR loan is considered re-defaulted when it becomes doubtful that the objectives of the modifications will be met, generally when a consumer loan TDR becomes 60 days or more past due on principal or interest payments or when a commercial loan TDR becomes 90 days or more past due on principal or interest payments. Years Ended December 31, 2020 2019 (dollars in thousands) Number of loan relationships that re-defaulted Recorded Number of loan relationships that re-defaulted Recorded Consumer loans - single family 20 $ 3,809 13 $ 3,059
Recorded investment in loans by Impairment Methodology	The following tables disaggregate our ACL and recorded investment in loans by impairment methodology. At December 31, 2019 (in thousands) Allowance: Allowance: Total Loans: Loans: Total Commercial real estate loans Non-owner occupied commercial real estate $ 7,249 $ — $ 7,249 $ 894,896 $ — $ 894,896 Multifamily 7,015 — 7,015 996,498 — 996,498 Construction/land development 8,679 — 8,679 702,399 — 702,399 Total 22,943 — 22,943 2,593,793 — 2,593,793 Commercial and industrial loans Owner occupied commercial real estate 3,640 — 3,640 475,281 2,891 478,172 Commercial business 2,953 8 2,961 411,386 3,494 414,880 Total 6,593 8 6,601 886,667 6,385 893,052 Consumer loans Single family 6,333 117 6,450 1,005,386 61,503 1,066,889 Home equity and other 6,815 28 6,843 532,038 863 532,901 Total 13,148 145 13,293 1,537,424 62,366 1,599,790 Total loans evaluated for impairment 42,684 153 42,837 5,017,884 68,751 5,086,635 Loans carried at fair value (1) — — — — — 3,468 Total LHFI $ 42,684 $ 153 $ 42,837 $ 5,017,884 $ 68,751 $ 5,090,103
Impaired loans by loan portfolio segment and loan class	The following tables present impaired loans by loan portfolio and loan class. At December 31, 2019 (in thousands) Recorded investment (1) Unpaid principal balance (2) Related With no related allowance recorded: Commercial and industrial loans Owner occupied commercial real estate $ 2,891 $ 3,013 $ — Commercial business 2,954 3,267 — Total 5,845 6,280 — Consumer loans Single family (3) 60,009 60,448 — Home equity and other 472 472 — Total 60,481 60,920 — Total 66,326 67,200 — With an allowance recorded: Commercial and industrial loans Commercial business 540 919 8 Total 540 919 8 Consumer loans Single family 1,494 1,494 117 Home equity and other 391 391 28 Total 1,885 1,885 145 Total 2,425 2,804 153 Combined: Commercial and industrial loans Owner occupied commercial real estate 2,891 3,013 — Commercial business 3,494 4,186 8 Total 6,385 7,199 8 Consumer loans Single family (3) 61,503 61,942 117 Home equity and other 863 863 28 Total 62,366 62,805 145 Total impaired loans $ 68,751 $ 70,004 $ 153 (1) Includes partial charge-offs and nonaccrual interest paid and purchase discounts and premiums. (2) Unpaid principal balance does not include partial charge-offs, purchase discounts and premiums or nonaccrual interest paid. Related allowance is calculated on net book balances not unpaid principal balances. (3) Includes $59.8 million in single family performing TDRs.
Average recorded investment in impaired loans	The following tables provide the average recorded investment and interest income recognized on impaired loans by portfolio and loan class. Years Ended December 31, 2019 2018 Average Recorded Investment Interest Income Recognized Average Recorded Investment Interest Income Recognized Commercial real estate loans Non-owner occupied commercial real estate $ 2 $ — $ — $ — Multifamily 293 14 676 25 Construction/land development 1,351 — 625 24 Total 1,646 14 1,301 49 Commercial and industrial loans Owner occupied commercial real estate 2,927 112 1,912 93 Commercial business 2,211 37 2,303 104 Total 5,138 149 4,215 197 Consumer loans Single family 66,845 2,701 69,022 2,636 Home equity and other 1,062 59 1,261 78 Total 67,907 2,760 70,283 2,714 Total impaired loans $ 74,691 $ 2,923 $ 75,799 $ 2,960

PREMISES AND EQUIPMENT, NET (Ta

PREMISES AND EQUIPMENT, NET (Tables)	12 Months Ended
	Dec. 31, 2020
Property, Plant and Equipment [Abstract]
Schedule of Premises and Equipment	Premises and equipment consisted of the following. At December 31, (in thousands) 2020 2019 Furniture and equipment $ 52,761 $ 56,849 Leasehold improvements 40,801 46,088 Land and buildings 35,594 34,558 Total 129,156 137,495 Less: accumulated depreciation (64,054) (60,522) Net $ 65,102 $ 76,973

DEPOSITS (Tables)

DEPOSITS (Tables)	12 Months Ended
	Dec. 31, 2020
Deposits Liabilities, Balance Sheet, Reported Amounts [Abstract]
Deposit balances, including stated rates	Deposit balances, including their weighted average rates, were as follows. At December 31, Weighted Average Rate At December 31, Weighted Average Rate (dollars in thousands) 2020 2019 Noninterest-bearing demand deposits $ 1,337,010 — % $ 907,918 — % Interest-bearing demand accounts 484,265 0.10 % 373,832 0.38 % Savings 264,024 0.07 % 219,182 0.21 % Money market 2,596,453 0.21 % 2,224,494 1.25 % Certificates of deposit 1,139,807 0.93 % 1,614,533 2.24 % Total $ 5,821,559 0.29 % $ 5,339,959 1.23 %
Certificates of deposit outstanding	Certificates of deposit outstanding mature as follows. (in thousands) December 31, 2020 Within one year $ 982,823 One to two years 117,040 Two to three years 20,989 Three to four years 14,812 Four to five years 3,894 Thereafter 249 Total $ 1,139,807

LONG-TERM DEBT (Tables)

LONG-TERM DEBT (Tables)	12 Months Ended
	Dec. 31, 2020
Debt Disclosure [Abstract]
Schedule of Long-term Debt Instruments	The Subordinated Debt Securities are as follows: HomeStreet Statutory (dollars in thousands) I II III IV Date issued June 2005 September 2005 February 2006 March 2007 Amount $5,155 $20,619 $20,619 $15,464 Interest rate 3 MO LIBOR + 1.70% 3 MO LIBOR + 1.50% 3 MO LIBOR + 1.37% 3 MO LIBOR + 1.68% Maturity date June 2035 December 2035 March 2036 June 2037 Call option (1) Quarterly Quarterly Quarterly Quarterly (1) Call options are exercisable at par and are callable, without penalty on a quarterly basis, starting five years after issuance.

DERIVATIVES AND HEDGING ACTIV_2

DERIVATIVES AND HEDGING ACTIVITIES (Tables)	12 Months Ended
	Dec. 31, 2020
Derivative Instruments and Hedging Activities Disclosure [Abstract]
Notional Amount and Fair Value for Derivatives	The notional amounts and fair values for derivatives consist of the following. At December 31, 2020 Notional amount Fair value derivatives (in thousands) Asset Liability Forward sale commitments $ 977,974 $ 1,035 $ (3,714) Interest rate lock commitments 493,873 17,395 (3) Interest rate swaps 536,969 17,459 (20,511) Eurodollar futures 314,000 — (4) Total derivatives before netting $ 2,322,816 35,889 (24,232) Netting adjustment/Cash collateral (1) (8,250) 21,447 Carrying value on consolidated balance sheet $ 27,639 $ (2,785) At December 31, 2019 Notional amount Fair value derivatives (in thousands) Asset Liability Forward sale commitments $ 651,838 $ 830 $ (492) Interest rate lock and purchase loan commitments 124,379 2,281 (58) Interest rate swaps 688,516 27,097 (10,889) Eurodollar futures 2,232,000 3 — Total derivatives before netting $ 3,696,733 30,211 (11,439) Netting adjustment/Cash collateral (1) (21,414) 9,101 Carrying value on consolidated balance sheet $ 8,797 $ (2,338) (1) Includes net cash collateral paid of $13.2 million and net cash collateral received of $12.3 million at December 31, 2020 and 2019, respectively.
Schedule of Derivative Instruments	The following tables present gross fair value and net carrying value information about derivative instruments. (in thousands) Gross fair value Netting adjustments/Cash collateral (1) Carrying value At December 31, 2020 Derivative assets $ 35,889 $ (8,250) $ 27,639 Derivative liabilities (24,232) 21,447 (2,785) At December 31, 2019 Derivative assets $ 30,211 $ (21,414) $ 8,797 Derivative liabilities (11,439) 9,101 (2,338) (1) Includes net cash collateral paid of $13.2 million and net cash collateral received of $12.3 million at December 31, 2020 and 2019, respectively.
Net Gains (Losses) Recognized on Economic Hedge Derivatives	The following table presents the net gain (loss) recognized on economic hedge derivatives, within the respective line items in the consolidated income statements for the periods indicated. Years Ended December 31, (in thousands) 2020 2019 Recognized in noninterest income: (1) Net gain (loss) on loan origination and sale activities (2) $ (7,675) $ (19,394) Loan servicing income (loss) (3) 20,820 14,435 Other (4) (421) 121 (1) Includes both continuing and discontinued operations for 2019. (2) Comprised of IRLCs and forward contracts used as economic hedges of single family mortgage loans held for sale. (3) Comprised of interest rate swaps, interest rate swaptions, futures and forward contracts used as economic hedges of single family MSRs. (4) Comprised of interest rate swaps used as economic hedges of loans held for investment.

MORTGAGE BANKING OPERATIONS (Ta

MORTGAGE BANKING OPERATIONS (Tables)	12 Months Ended
	Dec. 31, 2020
Mortgage Banking [Abstract]
Schedule of Loans Held for Sale and Sold	LHFS consisted of the following. At December 31, (in thousands) 2020 2019 Single family $ 194,643 $ 105,458 Commercial real estate, multi-family and SBA 167,289 128,841 Less: Amounts attributed to discontinued operations — (26,122) Total $ 361,932 $ 208,177 Loans sold consisted of the following for the periods indicated: Years Ended December 31, (in thousands) 2020 2019 2018 Single family (1) $ 1,985,944 $ 3,925,302 $ 6,300,838 Commercial real estate, multi-family and SBA 908,776 843,864 591,121 Total $ 2,894,720 $ 4,769,166 $ 6,891,959
Net Gain on Mortgage Loan Origination and Sale Activity	Gain on loan origination and sale activities, including the effects of derivative risk management instruments, consisted of the following: Years Ended December 31, (in thousands) 2020 2019 2018 Single family $ 100,795 $ 86,686 $ 174,473 Commercial real estate, multi-family and SBA 21,769 17,492 11,776 Less: Amounts attributed to discontinued operations — (60,056) (174,383) Total $ 122,564 $ 44,122 $ 11,866
Company's Portfolio of Loans Serviced for Others	The unpaid principal balance of loans serviced for others is as follows: At December 31, (in thousands) 2020 2019 Single family $ 5,914,592 $ 7,023,441 Commercial real estate, multi-family and SBA 1,844,241 1,618,876 Total $ 7,758,833 $ 8,642,317
Schedule of Mortgage Repurchase Losses	The following is a summary of changes in the Company's liability for estimated mortgage repurchase losses. Years Ended December 31, (in thousands) 2020 2019 Balance, beginning of period $ 2,871 $ 3,120 Additions, net of adjustments (1) (281) 226 Realized losses (2) (468) (475) Balance, end of period $ 2,122 $ 2,871 (1) Includes additions for new loan sales and changes in estimated probable future repurchase losses on previously sold loans. (2) Includes principal losses and accrued interest on repurchased loans, "make-whole" settlements, settlements with claimants and certain related expenses.
Revenue from Mortgage Servicing, Including the Effects of Derivative Risk Management Instruments	Revenue from mortgage servicing, including the effects of derivative risk management instruments, consisted of the following. Years Ended December 31, (in thousands) 2020 2019 2018 Servicing income, net: Servicing fees and other $ 32,037 $ 39,561 $ 70,091 Amortization of single family MSRs (1) (17,754) (20,670) (34,705) Amortization of multifamily and SBA MSRs (5,657) (5,214) (4,383) 8,626 13,677 31,003 Risk management, single family MSRs: Changes in fair value of MSRs due to assumptions (2)(3) (19,955) (16,224) 39,348 Net gain (loss) from derivatives hedging 20,820 14,435 (40,474) Total 865 (1,789) (1,126) Less: Amounts attributed to discontinued operations — (2,103) (25,054) Loan servicing income $ 9,491 $ 9,785 $ 4,823 (1) Represents changes due to collection/realization of expected cash flows and curtailments. (2) Principally reflects changes in market inputs, which include current market interest rates and prepayment model updates, both of which affect future prepayment speeds and cash flow projections. (3) Includes pre-tax loss of $919 thousand and pre-tax gain of $573 thousand, net of transaction costs and prepayment reserves, resulting from the sales of single family MSRs for 2019 and 2018, respectively.
Changes in Single Family MSRs Measured at Fair Value	The changes in single family MSRs measured at fair value are as follows: Years Ended December 31, (in thousands) 2020 2019 2018 Beginning balance $ 68,109 $ 252,168 $ 258,560 Additions and amortization: Originations 19,424 28,788 55,608 Sale — (176,944) (66,902) Amortization (1) (17,754) (20,670) (34,705) Net additions and amortization 1,670 (168,826) (45,999) Changes in fair value assumptions (2) (19,813) (15,233) 39,607 Ending balance $ 49,966 $ 68,109 $ 252,168 (1) Represents changes due to collection/realization of expected cash flows and curtailments.
Key Economic Assumptions Used in Measuring Initial FV of Capitalized Single Family MSRs	Key economic assumptions used in measuring the initial fair value of capitalized single family MSRs were as follows. Years Ended December 31, (2) (rates per annum) 2020 2019 2018 Constant prepayment rate ("CPR") (1) 11.37 % 18.23 % 15.86 % Discount rate 7.82 % 9.31 % 10.29 % (1) Represents the expected lifetime average CPR used in the model. (2) Based on a weighted average.
Schedule of Sensitivity Analysis of Fair Value, Transferor's Interests in Transferred Financial Assets	For single family MSRs, we use a discounted cash flow valuation technique which utilizes CPRs and discount rates as significant unobservable inputs as noted in the table below. At December 31, 2020 At December 31, 2019 Range of Inputs Average (1) Range of Inputs Average (1) CPRs 8.13% - 19.70% 12.81 % 13.08% - 26.55% 17.67 % Discount Rates 6.50% - 13.14% 8.27 % 8.70% - 13.75% 9.18 % (1) The averages for 2020 are averages of all the inputs within the range while the averages for 2019 are weighted averages. To compute hypothetical sensitivities of the value of our single MSRs to immediate adverse changes in key assumptions, we computed the impact of changes in CPRs and in discount rates as outlined below: (dollars in thousands) At December 31, 2020 Fair value of single family MSRs $ 49,966 Expected weighted-average life (in years) 4.59 CPR Impact on fair value of 25 basis points adverse change in interest rates $ (3,255) Impact on fair value of 50 basis points adverse change in interest rates $ (6,163) Discount rate Impact on fair value of 100 basis points increase $ (1,838) Impact on fair value of 200 basis points increase $ (3,545)
Changes in Multifamily MSRs Measured at the Lower of Amortized Cost or Fair Value	The changes in multifamily MSRs measured at the lower of amortized cost or fair value were as follows. Years Ended December 31, (in thousands) 2020 2019 2018 Beginning balance $ 29,494 $ 28,328 $ 26,093 Origination 11,587 5,832 6,268 Amortization (5,307) (4,666) (4,033) Ending balance $ 35,774 $ 29,494 $ 28,328
Projected Amortization Expense for the Gross Carrying Value of Multifamily MSRs	Projected amortization expense for the gross carrying value of multifamily MSRs is estimated as follows. (in thousands) At December 31, 2020 2021 $ 5,009 2022 4,838 2023 4,678 2024 4,436 2025 4,100 2026 and thereafter 12,713 Carrying value of multifamily MSR $ 35,774

Commitment and Contingencies (T

Commitment and Contingencies (Tables)	12 Months Ended
	Dec. 31, 2020
Commitments and Contingencies Disclosure [Abstract]
Schedule of Commitments	These commitments include the following. At December 31, (in thousands) 2020 2019 Unused consumer portfolio lines $ 389,122 $ 485,143 Commercial portfolio lines (1) 656,065 722,242 Commitments to fund loans 68,345 52,762 Total $ 1,113,532 $ 1,260,147

INCOME TAXES (Tables)

INCOME TAXES (Tables)	12 Months Ended
	Dec. 31, 2020
Income Tax Disclosure [Abstract]
Schedule of Income Tax Expense (Benefit)	Income tax expense (benefit) from continuing operations consisted of following: Years Ended December 31, (in thousands) 2020 2019 2018 Current expense Federal $ 27,166 $ 32,738 $ (11,205) State and local 4,804 5,153 (54) Deferred (benefit) expense Federal (11,076) (28,313) 14,215 Revaluation of deferred items (1) — — (4,899) State and local (1,596) (4,292) 1,489 Tax credit investment amortization 2,606 2,702 2,486 Total $ 21,904 $ 7,988 $ 2,032 (1) As a result of a change in corporate tax rates, we recognized a $4.9 million deferred income tax benefit in 2018 to adjust our outstanding deferred tax balances to the revised tax rates.
Schedule of Effective Income Tax Rate Reconciliation	Income tax expense (benefit) from continuing operations differed from amounts computed at the federal income tax statutory rate as follows: Years Ended December 31, 2020 2019 2018 (in thousands) Rate Amount Rate Amount Rate Amount Income before taxes $ 101,894 $ 48,708 $ 28,255 Federal tax statutory rate 21.00 % 21,398 21.00 % 10,229 21.00 % 5,934 State tax - net of federal tax benefit 2.54 % 2,587 (0.45) % (217) 4.08 % 1,152 Tax-exempt interest benefit (1.81) % (1,849) (2.85) % (1,388) (5.75) % (1,626) Stock-based compensation expense (0.16) % (159) (0.25) % (123) (0.95) % (268) Impact from Federal Rate Change — % — — % — (17.34) % (4,899) Provision to return true-up — % — — % — 4.38 % 1,238 Other (0.07) % (73) (1.05) % (513) 1.77 % 501 Total 21.50 % $ 21,904 16.40 % $ 7,988 7.19 % $ 2,032
Schedule of Deferred Tax Assets and Liabilities	The following is a summary of the Company's deferred tax assets and liabilities: At December 31, (in thousands) 2020 2019 Deferred taxes assets Provision for loan losses $ 15,957 $ 11,914 Federal and state net operating loss carryforwards 849 1,361 Accrued liabilities 2,152 2,653 Other investments 451 231 Lease liability 15,290 25,806 Nonaccrual interest 497 817 Stock options 820 785 Loan valuation 454 712 Other, net 2,262 1,264 Total 38,732 45,543 Deferred taxes liabilities Mortgage servicing rights (18,663) (20,946) Deferred loan fees and costs (10,972) (12,047) Lease right-of-use assets (10,435) (25,406) Unrealized gain on investment AFS securities (9,409) (1,159) Premises and equipment (3,620) (4,588) Intangibles (829) (886) Other, net (171) (300) Total (54,099) (65,332) Net deferred tax liability $ (15,367) $ (19,789)

SHARE-BASED COMPENSATION PLANS

SHARE-BASED COMPENSATION PLANS (Tables)	12 Months Ended
	Dec. 31, 2020
Share-based Payment Arrangement [Abstract]
Schedule of Stock Options Activity	A summary of changes in nonqualified stock options granted for 2020 is as follows: Number Weighted Weighted Aggregate Options outstanding at December 31, 2019 233,001 $ 12.49 Exercised (44,820) 11.00 Options outstanding at December 31, 2020 188,181 12.85 1.3 years $ 3,933 Options exercisable 188,181 12.85 1.3 years 3,933
Schedule of Restricted Shares Activity	Number Weighted Average Outstanding at December 31, 2019 268,706 $ 28.32 Granted 185,922 20.95 Cancelled or forfeited (90,110) 26.57 Vested (68,678) 27.07 Outstanding at December 31, 2020 295,840 $ 24.52
Schedule of Performance Share Units Valuation Assumptions	The assumptions used in the Monte Carlo simulations used to determine fair market value of the PSUs granted in 2020 and 2019 are set forth in the table below: 2020 2019 Volatility of common stock 33.9 % 29.4 % Average volatility of peer companies 34.8 % 24.5 % Average correlation coefficient of peer companies 0.7561 % 0.7272 % Risk-free interest rate 0.3 % 2.3 % Expected term in years 2.76 years 2.69 years

FAIR VALUE MEASUREMENT (Tables)

FAIR VALUE MEASUREMENT (Tables)	12 Months Ended
	Dec. 31, 2020
Fair Value Disclosures [Abstract]
Fair Value Measurement Methodologies	The following table summarizes the fair value measurement methodologies, including significant inputs and assumptions, and classification of the Company's assets and liabilities valued at fair value on a recurring basis. Asset/Liability class Valuation methodology, inputs and assumptions Classification Investment securities Investment securities AFS Observable market prices of identical or similar securities are used where available. Level 2 recurring fair value measurement. If market prices are not readily available, value is based on discounted cash flows using the following significant inputs: Level 3 recurring fair value measurement. LHFS Single family loans, excluding loans transferred from held for investment Fair value is based on observable market data, including: Level 2 recurring fair value measurement. When not derived from observable market inputs, fair value is based on discounted cash flows, which considers the following inputs: Estimated fair value classified as Level 3. Mortgage servicing rights Single family MSRs For information on how the Company measures the fair value of its single family MSRs, including key economic assumptions and the sensitivity of fair value to changes in those assumptions, see Note 9 , Mortgage Banking Operations . Level 3 recurring fair value measurement. Derivatives Eurodollar futures Fair value is based on closing exchange prices. Level 1 recurring fair value measurement. Interest rate swaps Fair value is based on quoted prices for identical or similar instruments when available. When quoted prices are not available, fair value is based on internally developed modeling techniques, which require the use of multiple observable market inputs, including: Level 2 recurring fair value measurement. Interest rate lock commitments The fair value considers several factors including: • Fair value of the underlying loan based on quoted prices in the secondary market, when available. • Value of servicing • Fall-out factor Level 3 recurring fair value measurement.
Schedule of Fair Value Hierarchy Measurement	The following tables present the levels of the fair value hierarchy for the Company's assets and liabilities measured at fair value on a recurring basis. As of December 31, 2020 (in thousands) Fair Value Level 1 Level 2 Level 3 Assets: Investment securities AFS Mortgage backed securities: Residential $ 51,046 $ — $ 48,417 $ 2,629 Commercial 45,184 — 45,184 — Collateralized mortgage obligations: Residential 234,909 — 234,909 — Commercial 159,183 — 159,183 — Municipal bonds 564,703 — 564,703 — Corporate debt securities 15,222 — 15,141 81 Agency debentures 1,846 — 1,846 — Single family LHFS 194,643 — 194,643 — Single family LHFI 7,108 — — 7,108 Single family mortgage servicing rights 49,966 — — 49,966 Derivatives Forward sale commitments 1,035 — 1,035 — Interest rate lock and purchase loan commitments 17,395 — — 17,395 Interest rate swaps 17,459 — 17,459 Total assets $ 1,359,699 $ — $ 1,282,520 $ 77,179 Liabilities: Derivatives Eurodollar futures $ 4 $ 4 $ — $ — Forward sale commitments 3,714 — 3,714 — Interest rate lock and purchase loan commitments 3 — — 3 Interest rate swaps 20,511 — 20,511 — Total liabilities $ 24,232 $ 4 $ 24,225 $ 3 As of December 31, 2019 (in thousands) Fair Value Level 1 Level 2 Level 3 Assets: Investment securities AFS Mortgage backed securities: Residential $ 91,695 $ — $ 89,831 $ 1,864 Commercial 38,025 — 38,025 — Collateralized mortgage obligations: Residential 291,618 — 291,618 — Commercial 156,154 — 156,154 — Municipal bonds 341,318 — 341,318 — Corporate debt securities 18,661 — 18,573 88 U.S. Treasury securities 1,307 — 1,307 — Single family LHFS (1) 105,458 — 105,458 — Single family LHFI 3,468 — — 3,468 Single family mortgage servicing rights 68,109 — — 68,109 Derivatives (1) Eurodollar futures 3 3 — — Forward sale commitments 830 — 830 — Interest rate lock commitments 2,281 — — 2,281 Interest rate swaps 27,097 — 27,097 — Total assets $ 1,146,024 $ 3 $ 1,070,211 $ 75,810 Liabilities: Derivatives (1) Forward sale commitments $ 492 $ — $ 492 $ — Interest rate lock commitments 58 — — 58 Interest rate swaps 10,889 — 10,889 — Total liabilities $ 11,439 $ — $ 11,381 $ 58 (1) Includes both continuing and discontinued operations.
Fair Value Measurements Recurring and Nonrecurring Valuation Techniques	The following information presents significant Level 3 unobservable inputs used to measure fair value of certain assets. (dollars in thousands) Fair Value Valuation Significant Unobservable Low High Weighted Average December 31, 2020 Investment securities AFS $ 2,710 Income approach Implied spread to benchmark interest rate curve 2.00% 2.00% 2.00% Single family LHFI 7,108 Income approach Implied spread to benchmark interest rate curve 3.96% 10.64% 6.23% Interest rate lock and purchase loan commitments, net 17,392 Income approach Fall-out factor 1.97% 38.38% 15.53% Value of servicing 0.41% 1.44% 0.97% December 31, 2019 Investment securities AFS $ 1,952 Income approach Implied spread to benchmark interest rate curve 2.00% 2.00% 2.00% Single family LHFI 3,468 Income approach Implied spread to benchmark interest rate curve 4.56% 6.87% 5.63% Interest rate lock and purchase loan commitments, net 2,223 Income approach Fall-out factor —% 59.69% 12.20% Value of servicing 0.55% 1.77% 1.14%
Schedule of Fair Value Changes and Activity for Level 3	The following table presents fair value changes and activity for certain Level 3 assets. (in thousands) Beginning balance Additions Transfers Payoffs/Sales Change in mark to market Ending balance Year Ended December 31, 2020 Investment securities AFS $ 1,952 $ 985 $ — $ (435) $ 208 $ 2,710 LHFI 3,468 6,088 — (2,409) (39) 7,108 Year Ended December 31, 2019 Investment securities AFS $ — $ — $ 2,379 $ (160) $ (267) $ 1,952 LHFS 2,691 5,859 1,630 (10,060) (120) — LHFI 4,057 2,043 (1,630) (980) (22) 3,468 The following table presents fair value changes and activity for Level 3 interest rate lock and purchase loan commitments. Years Ended December 31, (in thousands) 2020 2019 Beginning balance, net $ 2,223 $ 10,284 Total realized/unrealized gains 55,911 36,487 Settlements (40,742) (44,548) Ending balance, net $ 17,392 $ 2,223
Fair Value Measurements on Nonrecurring Basis	The following tables present assets classified as Level 3 assets that had changes in their recorded fair value during 2020 and 2019 and what we still held at the end of the respective reporting period. (in thousands) Fair Value Total Gains (Losses) As of or for the year ended December 31, 2020 LHFI (1) $ 3,651 $ (1,700) As of or for the year ended December 31, 2019 LHFI (1) $ 266 $ 316 (1) Represents the carrying value of loans for which adjustments are based on the fair value of the collateral.
Fair Value, by Balance Sheet Grouping	The following presents the carrying value, estimated fair value and the levels of the fair value hierarchy for the Company's financial instruments other than assets and liabilities measured at fair value on a recurring basis. At December 31, 2020 (in thousands) Carrying Fair Level 1 Level 2 Level 3 Assets: Cash and cash equivalents $ 58,049 $ 58,049 $ 58,049 $ — $ — Investment securities HTM 4,271 4,507 — 4,507 — LHFI 5,172,778 5,327,711 — — 5,327,711 LHFS – multifamily and other 167,289 167,289 — 167,289 — Mortgage servicing rights – multifamily 35,774 38,423 — — 38,423 Federal Home Loan Bank stock 20,319 20,319 — 20,319 — Other assets - GNMA EBO loans 101,750 101,750 — — 101,750 Liabilities: Certificates of deposit $ 1,139,807 $ 1,143,747 $ — $ 1,143,747 $ — Borrowings 322,800 322,876 — 322,876 — Long-term debt 125,838 116,893 — 116,893 — At December 31, 2019 (in thousands) Carrying Fair Level 1 Level 2 Level 3 Assets: Cash and cash equivalents $ 57,880 $ 57,880 $ 57,880 $ — $ — Investment securities HTM 4,372 4,501 — 4,501 — LHFI 5,069,316 5,139,078 — — 5,139,078 LHFS multifamily and other 128,841 130,720 — 130,720 — Mortgage servicing rights – multifamily 29,494 32,738 — — 32,738 Federal Home Loan Bank stock 22,399 22,399 — 22,399 — Liabilities: Certificates of deposit $ 1,614,533 $ 1,622,879 $ — $ 1,622,879 $ — Borrowings 471,590 473,050 125,101 347,949 — Long-term debt 125,650 115,011 — 115,011 —

REGULATORY CAPITAL REQUIREMEN_2

REGULATORY CAPITAL REQUIREMENTS (Tables)	12 Months Ended
	Dec. 31, 2020
Broker-Dealer, Net Capital Requirement, SEC Regulation [Abstract]
Schedule of Compliance with Regulatory Capital Requirements under Banking Regulations	The following table presents the capital and capital ratios of the Company (on a consolidated basis) and the Bank (on a stand-alone basis) as of the respective dates and as compared to the respective regulatory requirements applicable to them: At December 31, 2020 Actual For Minimum Capital To Be Categorized As (dollars in thousands) Amount Ratio Amount Ratio Amount Ratio HomeStreet, Inc. Tier 1 leverage capital (to average assets) $ 709,655 9.65 % $ 294,211 4.0 % NA NA Common equity tier 1 capital (to risk-weighted assets) 649,655 11.67 % 250,537 4.5 % NA NA Tier 1 risk-based capital (to risk-weighted assets) 709,655 12.75 % 334,050 6.0 % NA NA Total risk-based capital (to risk-weighted assets) 779,254 14.00 % 445,400 8.0 % NA NA HomeStreet Bank Tier 1 leverage capital (to average assets) $ 712,533 9.79 % $ 291,114 4.0 % $ 363,893 5.0 % Common equity tier 1 capital (to risk-weighted assets) 712,533 13.51 % 237,307 4.5 % 342,777 6.5 % Tier 1 risk-based capital (to risk-weighted assets) 712,533 13.51 % 316,410 6.0 % 421,880 8.0 % Total risk-based capital (to risk-weighted assets) 778,479 14.76 % 421,880 8.0 % 527,350 10.0 % At December 31, 2019 Actual For Minimum Capital To Be Categorized As (dollars in thousands) Amount Ratio Amount Ratio Amount Ratio HomeStreet, Inc. Tier 1 leverage capital (to average assets) $ 691,323 10.16 % $ 272,253 4.0 % NA NA Common equity tier 1 capital (to risk-weighted assets) 631,323 11.43 % 248,523 4.5 % NA NA Tier 1 risk-based capital (to risk-weighted assets) 691,323 12.52 % 331,364 6.0 % NA NA Total risk-based capital (to risk-weighted assets) 739,812 13.40 % 441,818 8.0 % NA NA HomeStreet Bank Tier 1 leverage capital (to average assets) $ 712,596 10.56 % $ 269,930 4.0 % $ 337,413 5.0 % Common equity tier 1 capital (to risk-weighted assets) 712,596 13.50 % 237,451 4.5 % 342,985 6.5 % Tier 1 risk-based capital (to risk-weighted assets) 712,596 13.50 % 316,602 6.0 % 422,136 8.0 % Total risk-based capital (to risk-weighted assets) 758,303 14.37 % 422,136 8.0 % 527,669 10.0 % CET-1 to risk-weighted assets 7.00 % Tier 1 capital to risk-weighted assets 8.50 % Total capital to risk-weighted assets 10.50 %

EARNINGS PER SHARE (Tables)

EARNINGS PER SHARE (Tables)	12 Months Ended
	Dec. 31, 2020
Earnings Per Share [Abstract]
Schedule of Earnings Per Share, Basic and Diluted	The following table summarizes the calculation of earnings per share. Years Ended December 31, (in thousands, except share and per share data) 2020 2019 2018 EPS numerator: Income from continuing operations $ 79,990 $ 40,720 $ 26,223 Earnings allocated to share repurchase — (650) — Income from continuing operations available to common shareholders 79,990 40,070 26,223 Income (loss) from discontinued operations — (23,208) 13,804 Net income available to common shareholders $ 79,990 $ 16,862 $ 40,027 EPS denominator: Weighted average shares: Basic weighted-average number of common shares outstanding 22,867,268 25,573,488 26,970,916 Dilutive effect of outstanding common stock equivalents 209,554 197,295 197,219 Diluted weighted-average number of common stock outstanding 23,076,822 25,770,783 27,168,135 Net income (loss) per share Basic: Income from continuing operations $ 3.50 $ 1.57 $ 0.97 Income (loss) from discontinued operations — (0.91) 0.51 Total $ 3.50 $ 0.66 $ 1.48 Diluted: Income from continuing operations $ 3.47 $ 1.55 $ 0.97 Income (loss) from discontinued operations — (0.90) 0.51 Total $ 3.47 $ 0.65 $ 1.47

LEASES (Tables)

LEASES (Tables)	12 Months Ended
	Dec. 31, 2020
Leases [Abstract]
Schedule of Lease Cost	The components of lease expense were as follows. Years Ended December 31, (in thousands) 2020 2019 Operating lease cost $ 11,989 $ 14,538 Short-term leases — 28 Finance lease cost: Amortization of right-of-use assets 1,277 2,030 Interest on lease liabilities 151 340 Variable lease costs and nonlease components 5,502 6,627 Sublease income (6,662) (4,378) Total $ 12,257 $ 19,185
Schedule of Lease Supplemental Cash Flow Information	Supplemental cash flow information related to leases were as follows. Years Ended December 31, (in thousands) 2020 2019 Cash paid for amounts included in the measurement of lease liabilities: Operating cash flows from operating leases $ 15,452 $ 17,054 Operating cash flows from finance leases 151 340 Financing cash flows from finance leases 1,209 1,694 Right-of-use assets obtained Operating leases $ 5,666 $ 5,800 Finance leases — 139 Other changes in right-of-use assets (1) Operating leases $ (39,924) $ (13,605) Finance leases (29) (1,172) (1) Relates to changes in assumptions regarding the exercise of renewal options available under real estate lease agreements.
Schedule of Lease Assets and Liabilities	Supplemental information related to leases was as follows. At December 31, (in thousands, except lease term and discount rate) 2020 2019 Operating lease right-of-use assets, included in other assets $ 45,560 $ 86,789 Operating lease liabilities, included in accounts payable and other liabilities 62,563 104,579 Finance lease right-of-use assets, included in other assets $ 1,081 $ 8,084 Finance lease liabilities, included in accounts payable and other liabilities 1,097 8,513 Weighted Average Remaining lease term in years Operating leases 6.09 11.87 Finance leases 1.52 15.46 Weighted Average Discount Rate Operating leases 1.71% 3.48% Finance leases 3.12% 2.63%
Schedule of Finance Lease Liability Maturities	Maturities of lease liabilities and obligations under leases classified as nonlease components were as follows. Lease Liabilities (in thousands) Operating Leases Finance Leases Nonlease Components Year ended December 31, 2021 $ 13,637 $ 852 $ 5,130 2022 12,338 196 4,880 2023 10,346 76 4,302 2024 8,368 — 3,950 2025 7,009 — 3,784 2026 and thereafter 14,195 — 7,811 Total lease payments 65,893 1,124 $ 29,857 Less imputed interest 3,330 27 Total $ 62,563 $ 1,097
Schedule of Operating Lease Liability Maturities	Maturities of lease liabilities and obligations under leases classified as nonlease components were as follows. Lease Liabilities (in thousands) Operating Leases Finance Leases Nonlease Components Year ended December 31, 2021 $ 13,637 $ 852 $ 5,130 2022 12,338 196 4,880 2023 10,346 76 4,302 2024 8,368 — 3,950 2025 7,009 — 3,784 2026 and thereafter 14,195 — 7,811 Total lease payments 65,893 1,124 $ 29,857 Less imputed interest 3,330 27 Total $ 62,563 $ 1,097

PARENT COMPANY FINANCIAL STAT_2

PARENT COMPANY FINANCIAL STATEMENTS (Tables)	12 Months Ended
	Dec. 31, 2020
Condensed Financial Information Disclosure [Abstract]
Condensed Balance Sheets, Parent Company	Condensed financial information for HomeStreet, Inc. is as follows. Condensed Balance Sheets At December 31, (in thousands) 2020 2019 Assets: Cash and cash equivalents $ 20,021 $ 16,638 Other assets 7,686 4,370 Investment in stock of HomeStreet Bank 780,531 751,227 Investment in stock of other subsidiaries 36,381 34,594 Total assets $ 844,619 $ 806,829 Liabilities: Other liabilities $ 1,031 $ 1,456 Long-term debt 125,838 125,650 Total liabilities 126,869 127,106 Shareholders' Equity: Common stock, no par value 278,505 300,729 Retained earnings 403,888 374,673 Accumulated other comprehensive income 35,357 4,321 Total stockholder's equity 717,750 679,723 Total liabilities and stockholder's equity $ 844,619 $ 806,829
Condensed Statements of Income, Parent Company	Condensed Income Statements Years Ended December 31, (in thousands) 2020 2019 2018 Noninterest income Dividend income from HomeStreet Bank $ 82,909 $ 110,000 $ 9,523 Equity in undistributed income from subsidiaries 3,374 — 43,920 Distributions in excess of income from subsidiaries — (84,146) — Other noninterest income 1,773 2,293 2,193 Total revenues 88,056 28,147 55,636 Expenses Interest expense-net 5,731 4,821 4,856 Noninterest expense 4,136 8,437 10,368 Total expenses 9,867 13,258 15,224 Income before income taxes (benefit) 78,189 14,889 40,412 Income taxes (benefit) (1,801) (2,623) 385 Net income $ 79,990 $ 17,512 $ 40,027
Condensed Statements of Cash Flows, Parent company	Condensed Statements of Cash Flows Years Ended December 31, (in thousands) 2020 2019 2018 Cash flows from operating activities Net income $ 79,990 $ 17,512 $ 40,027 Adjustments to reconcile net income to net cash provided by (used in) operating activities Undistributed earnings from investment in subsidiaries (3,374) — (43,920) Distributions in excess or earnings from investment in subsidiaries — 84,146 — Other (4,483) (30) 695 Net cash provided by (used in) operating activities 72,133 101,628 (3,198) Cash flows from investing activities: AFS securities: Purchases and principal collections - net 2,886 1,049 1,428 Net cash provided by investing activities 2,886 1,049 1,428 Cash flows from financing activities: Repurchases of common stock (58,009) (98,543) — Proceeds from stock issuance, net 238 105 68 Dividends paid on common stock (13,865) — — Net cash provided by (used in) financing activities (71,636) (98,438) 68 Increase (decrease) in cash and cash equivalents 3,383 4,239 (1,702) Cash and cash equivalents at beginning of year 16,638 12,399 14,101 Cash and cash equivalents at end of year $ 20,021 $ 16,638 $ 12,399

DISCONTINUED OPERATIONS (Tables

DISCONTINUED OPERATIONS (Tables)	12 Months Ended
	Dec. 31, 2020
Discontinued Operations and Disposal Groups [Abstract]
Schedule of Discontinued Operations	The following table summarizes the calculation of the net gain (loss) on disposal of discontinued operations. (in thousands) Year Ended December 31, 2019 Proceeds from asset sales $ 186,692 Book value of assets sold 181,243 Gain on assets sold 5,449 Transaction costs 8,770 Compensation expense related to the transactions 4,636 Facility and IT related costs 13,660 Total costs 27,066 Net loss on disposal $ (21,617) The carrying amount of major classes of assets and liabilities related to discontinued operations consisted of the following. (in thousands) At December 31, 2019 Assets of discontinued operations LHFS at fair value $ 26,123 Other assets 2,505 Total $ 28,628 Liabilities of discontinued operations Account payable and other liabilities $ 2,603 Income Statements of Discontinued Operations Years Ended December 31, (in thousands) 2019 2018 Net interest income $ 5,858 $ 12,516 Noninterest income 63,713 200,426 Noninterest expense 97,856 195,332 (Loss) income before income taxes (28,285) 17,610 Income tax (benefit) expense (5,077) 3,806 (Loss) income from discontinued operations $ (23,208) $ 13,804 Cash Flows from Discontinued Operations Years Ended December 31, (in thousands) 2019 2018 Net cash provided by operating activities $ 238,212 $ 201,001 Net cash provided by investing activities 185,458 64,849

RESTRUCTURING (Tables)

RESTRUCTURING (Tables)	12 Months Ended
	Dec. 31, 2020
Restructuring and Related Activities [Abstract]
Schedule of Restructuring Reserve	The following table summarizes the restructuring charges and the liability for restructuring costs still to be paid in the periods indicated: (in thousands) Facility-related costs Personnel-related costs Other costs Total 2019 Activity (1) Restructuring charges $ 1,373 $ 1,836 $ 1,302 $ 4,511 Costs paid or otherwise settled (138) (1,326) (1,143) (2,607) Balance, December 31, 2019 1,235 510 159 1,904 2020 Activity Restructuring charges 10,188 339 1,266 11,793 Costs paid or otherwise settled (8,560) (695) (1,309) (10,564) Balance, December 31, 2020 $ 2,863 $ 154 $ 116 $ 3,133 (1) 2018 restructuring activity is excluded from the table above as it is part of discontinued operations.

SUMMARY OF SIGNIFICANT ACCOUN_4

SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES - Discontinued Operations (Details) - Agency debentures - Single family $ in Millions	Dec. 31, 2019USD ($)saleOfRight	Mar. 31, 2019USD ($)saleOfRight
Income Statement, Balance Sheet and Additional Disclosures by Disposal Groups, Including Discontinued Operations [Line Items]
Mortgage servicing rights, unpaid principle balance, sold, number of sales | saleOfRight	2	2
Mortgage servicing rights, unpaid principal balance, sold | $	$ 14,300	$ 14,300

SUMMARY OF SIGNIFICANT ACCOUN_5

SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES - Cash and Cash Equivalents (Details) - USD ($) $ in Millions	Dec. 31, 2020	Dec. 31, 2019
Cash and Cash Equivalents
Restricted Cash and Cash Equivalents Items [Line Items]
Restricted cash	$ 6.6	$ 5.1

SUMMARY OF SIGNIFICANT ACCOUN_6

SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES - Premises and Equipment (Details)	12 Months Ended
	Dec. 31, 2020
Minimum
Property, Plant and Equipment [Line Items]
Useful life of property, plant and equipment	2 years
Maximum
Property, Plant and Equipment [Line Items]
Useful life of property, plant and equipment	27 years

SUMMARY OF SIGNIFICANT ACCOUN_7

SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES - Goodwill and Other Intangible Assets (Details) - Silvergate Bank Branch, San Diego County $ in Millions	Mar. 25, 2019USD ($)
Business Acquisition [Line Items]
Goodwill acquired	$ 5.9
Core deposit intangibles acquired	$ 1.9

SUMMARY OF SIGNIFICANT ACCOUN_8

SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES - Marketing Costs (Details) - USD ($) $ in Millions	12 Months Ended
	Dec. 31, 2020	Dec. 31, 2019	Dec. 31, 2018
Accounting Policies [Abstract]
Marketing Expense	$ 2.3	$ 5.9	$ 6.9

SUMMARY OF SIGNIFICANT ACCOUN_9

SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES - Recent Accounting Pronouncements (Details) - USD ($) $ in Thousands	12 Months Ended
	Dec. 31, 2019	Dec. 31, 2020	Jan. 01, 2020
New Accounting Pronouncements or Change in Accounting Principle [Line Items]
Accounting Standards Update [Extensible List]	us-gaap:AccountingStandardsUpdate201613Member
Decrease in retained earnings	$ (374,673)	$ (403,888)
Cumulative Effect, Period of Adoption, Adjustment
New Accounting Pronouncements or Change in Accounting Principle [Line Items]
Decrease in retained earnings			$ 3,700

SUMMARY OF SIGNIFICANT ACCOU_10

SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES - Schedule of CECL Adoption (Details) - USD ($) $ in Thousands	Dec. 31, 2020	Jan. 01, 2020	Dec. 31, 2019	Dec. 31, 2018	Dec. 31, 2017
New Accounting Pronouncements or Change in Accounting Principle [Line Items]
Total ACL	$ 64,294		$ 41,772	$ 41,470	$ 37,847
ACL on unfunded loan commitments	1,588		1,065	1,443	$ 1,269
Total			42,837
Cumulative Effect, Period of Adoption, Adjustment
New Accounting Pronouncements or Change in Accounting Principle [Line Items]
Total ACL		$ 1,843	1,843
ACL on unfunded loan commitments		1,897	1,897
Total		3,740
Cumulative Effect, Period of Adoption, Adjusted Balance
New Accounting Pronouncements or Change in Accounting Principle [Line Items]
Total ACL		43,615
ACL on unfunded loan commitments		2,962
Total		46,577
Commercial Portfolio Segment | Real Estate Sector
New Accounting Pronouncements or Change in Accounting Principle [Line Items]
Total ACL	27,935		22,535	20,250
Total			22,943
Commercial Portfolio Segment | Commercial and Industrial Sector
New Accounting Pronouncements or Change in Accounting Principle [Line Items]
Total ACL	22,037		6,554	6,153
Total			6,601
Commercial Portfolio Segment | Cumulative Effect, Period of Adoption, Adjustment | Real Estate Sector
New Accounting Pronouncements or Change in Accounting Principle [Line Items]
Total ACL		(1,311)	(1,311)
Commercial Portfolio Segment | Cumulative Effect, Period of Adoption, Adjustment | Commercial and Industrial Sector
New Accounting Pronouncements or Change in Accounting Principle [Line Items]
Total ACL		(1,949)	(1,949)
Commercial Portfolio Segment | Cumulative Effect, Period of Adoption, Adjusted Balance | Real Estate Sector
New Accounting Pronouncements or Change in Accounting Principle [Line Items]
Total ACL		21,224
Commercial Portfolio Segment | Cumulative Effect, Period of Adoption, Adjusted Balance | Commercial and Industrial Sector
New Accounting Pronouncements or Change in Accounting Principle [Line Items]
Total ACL		4,605
Commercial Portfolio Segment | Non-owner occupied commercial real estate
New Accounting Pronouncements or Change in Accounting Principle [Line Items]
Total ACL	8,845		7,245	5,495
Total			7,249
Commercial Portfolio Segment | Non-owner occupied commercial real estate | Cumulative Effect, Period of Adoption, Adjustment
New Accounting Pronouncements or Change in Accounting Principle [Line Items]
Total ACL		(3,392)	(3,392)
Commercial Portfolio Segment | Non-owner occupied commercial real estate | Cumulative Effect, Period of Adoption, Adjusted Balance
New Accounting Pronouncements or Change in Accounting Principle [Line Items]
Total ACL		3,853
Commercial Portfolio Segment | Multifamily
New Accounting Pronouncements or Change in Accounting Principle [Line Items]
Total ACL	6,072		7,015	5,754
Total			7,015
Commercial Portfolio Segment | Multifamily | Cumulative Effect, Period of Adoption, Adjustment
New Accounting Pronouncements or Change in Accounting Principle [Line Items]
Total ACL		(2,977)	(2,977)
Commercial Portfolio Segment | Multifamily | Cumulative Effect, Period of Adoption, Adjusted Balance
New Accounting Pronouncements or Change in Accounting Principle [Line Items]
Total ACL		4,038
Commercial Portfolio Segment | Multifamily construction
New Accounting Pronouncements or Change in Accounting Principle [Line Items]
Total ACL	4,903		2,848
Commercial Portfolio Segment | Multifamily construction | Cumulative Effect, Period of Adoption, Adjustment
New Accounting Pronouncements or Change in Accounting Principle [Line Items]
Total ACL		693	693
Commercial Portfolio Segment | Multifamily construction | Cumulative Effect, Period of Adoption, Adjusted Balance
New Accounting Pronouncements or Change in Accounting Principle [Line Items]
Total ACL		3,541
Commercial Portfolio Segment | Commercial real estate construction
New Accounting Pronouncements or Change in Accounting Principle [Line Items]
Total ACL	1,670		624
Commercial Portfolio Segment | Commercial real estate construction | Cumulative Effect, Period of Adoption, Adjustment
New Accounting Pronouncements or Change in Accounting Principle [Line Items]
Total ACL		(115)	(115)
Commercial Portfolio Segment | Commercial real estate construction | Cumulative Effect, Period of Adoption, Adjusted Balance
New Accounting Pronouncements or Change in Accounting Principle [Line Items]
Total ACL		509
Commercial Portfolio Segment | Single family construction
New Accounting Pronouncements or Change in Accounting Principle [Line Items]
Total ACL	5,130		3,800
Commercial Portfolio Segment | Single family construction | Cumulative Effect, Period of Adoption, Adjustment
New Accounting Pronouncements or Change in Accounting Principle [Line Items]
Total ACL		4,280	4,280
Commercial Portfolio Segment | Single family construction | Cumulative Effect, Period of Adoption, Adjusted Balance
New Accounting Pronouncements or Change in Accounting Principle [Line Items]
Total ACL		8,080
Commercial Portfolio Segment | Single family construction to permanent
New Accounting Pronouncements or Change in Accounting Principle [Line Items]
Total ACL	1,315		1,003
Commercial Portfolio Segment | Single family construction to permanent | Cumulative Effect, Period of Adoption, Adjustment
New Accounting Pronouncements or Change in Accounting Principle [Line Items]
Total ACL		200	200
Commercial Portfolio Segment | Single family construction to permanent | Cumulative Effect, Period of Adoption, Adjusted Balance
New Accounting Pronouncements or Change in Accounting Principle [Line Items]
Total ACL		1,203
Commercial Portfolio Segment | Owner occupied commercial real estate
New Accounting Pronouncements or Change in Accounting Principle [Line Items]
Total ACL	4,994		3,639	3,278
Total			3,640
Commercial Portfolio Segment | Owner occupied commercial real estate | Cumulative Effect, Period of Adoption, Adjustment
New Accounting Pronouncements or Change in Accounting Principle [Line Items]
Total ACL		(2,459)	(2,459)
Commercial Portfolio Segment | Owner occupied commercial real estate | Cumulative Effect, Period of Adoption, Adjusted Balance
New Accounting Pronouncements or Change in Accounting Principle [Line Items]
Total ACL		1,180
Commercial Portfolio Segment | Commercial business
New Accounting Pronouncements or Change in Accounting Principle [Line Items]
Total ACL	17,043		2,915	2,875
Total			2,961
Commercial Portfolio Segment | Commercial business | Cumulative Effect, Period of Adoption, Adjustment
New Accounting Pronouncements or Change in Accounting Principle [Line Items]
Total ACL		510	510
Commercial Portfolio Segment | Commercial business | Cumulative Effect, Period of Adoption, Adjusted Balance
New Accounting Pronouncements or Change in Accounting Principle [Line Items]
Total ACL		3,425
Consumer Portfolio Segment
New Accounting Pronouncements or Change in Accounting Principle [Line Items]
Total ACL	14,322		12,683	15,067
Total			13,293
Consumer Portfolio Segment | Cumulative Effect, Period of Adoption, Adjustment
New Accounting Pronouncements or Change in Accounting Principle [Line Items]
Total ACL		5,103	5,103
Consumer Portfolio Segment | Cumulative Effect, Period of Adoption, Adjusted Balance
New Accounting Pronouncements or Change in Accounting Principle [Line Items]
Total ACL		17,786
Consumer Portfolio Segment | Single family
New Accounting Pronouncements or Change in Accounting Principle [Line Items]
Total ACL	6,906		6,450	8,217
Total			6,450
Consumer Portfolio Segment | Single family | Cumulative Effect, Period of Adoption, Adjustment
New Accounting Pronouncements or Change in Accounting Principle [Line Items]
Total ACL		468	468
Consumer Portfolio Segment | Single family | Cumulative Effect, Period of Adoption, Adjusted Balance
New Accounting Pronouncements or Change in Accounting Principle [Line Items]
Total ACL		6,918
Consumer Portfolio Segment | Home equity and other
New Accounting Pronouncements or Change in Accounting Principle [Line Items]
Total ACL	$ 7,416		6,233	$ 6,850
Total			6,843
Consumer Portfolio Segment | Home equity and other | Cumulative Effect, Period of Adoption, Adjustment
New Accounting Pronouncements or Change in Accounting Principle [Line Items]
Total ACL		4,635	$ 4,635
Consumer Portfolio Segment | Home equity and other | Cumulative Effect, Period of Adoption, Adjusted Balance
New Accounting Pronouncements or Change in Accounting Principle [Line Items]
Total ACL		$ 10,868

INVESTMENT SECURITIES - Amortiz

INVESTMENT SECURITIES - Amortized Cost, Fair Value (Details) - USD ($) $ in Thousands	Dec. 31, 2020	Dec. 31, 2019
Available-for-sale Debt Securities:
Amortized cost	$ 1,027,338	$ 933,308
Gross unrealized gains	45,568	11,471
Gross unrealized losses	(813)	(6,001)
Fair value	1,072,093	938,778
Residential Mortgage Backed Securities
Available-for-sale Debt Securities:
Amortized cost	50,001	93,283
Gross unrealized gains	1,237	120
Gross unrealized losses	(192)	(1,708)
Fair value	51,046	91,695
Commercial Mortgage Backed Securities
Available-for-sale Debt Securities:
Amortized cost	43,061	37,972
Gross unrealized gains	2,131	411
Gross unrealized losses	(8)	(358)
Fair value	45,184	38,025
Collateralized Residential Mortgage Obligations
Available-for-sale Debt Securities:
Amortized cost	228,685	292,370
Gross unrealized gains	6,319	935
Gross unrealized losses	(95)	(1,687)
Fair value	234,909	291,618
Collateralized Commercial Mortgage Obligations
Available-for-sale Debt Securities:
Amortized cost	155,645	156,693
Gross unrealized gains	3,719	684
Gross unrealized losses	(181)	(1,223)
Fair value	159,183	156,154
Municipal bonds
Available-for-sale Debt Securities:
Amortized cost	533,719	333,303
Gross unrealized gains	31,321	8,997
Gross unrealized losses	(337)	(982)
Fair value	564,703	341,318
Held-to-maturity Securities
Amortized cost	4,271	4,372
Gross unrealized gains	236	129
Gross unrealized losses	0	0
Fair value	4,507	4,501
Corporate debt securities
Available-for-sale Debt Securities:
Amortized cost	14,381	18,391
Gross unrealized gains	841	313
Gross unrealized losses	0	(43)
Fair value	15,222	18,661
Agency debentures
Available-for-sale Debt Securities:
Amortized cost	1,846
Gross unrealized gains	0
Gross unrealized losses	0
Fair value	$ 1,846
U.S. Treasury securities
Available-for-sale Debt Securities:
Amortized cost		1,296
Gross unrealized gains		11
Gross unrealized losses		0
Fair value		$ 1,307

INVESTMENT SECURITIES - Continu

INVESTMENT SECURITIES - Continuous Unrealized Loss on Position (Details) - USD ($) $ in Thousands	Dec. 31, 2020	Dec. 31, 2019
Available-for-sale Securities
Less than 12 months, Gross unrealized losses	$ (486)	$ (2,745)
Less than 12 months, fair value	26,711	321,618
12 months or more, Gross unrealized losses	(327)	(3,256)
12 months or more, Fair value	16,790	189,326
Total gross unrealized losses	(813)	(6,001)
Total fair value	43,501	510,944
Residential Mortgage Backed Securities
Available-for-sale Securities
Less than 12 months, Gross unrealized losses	(7)	(409)
Less than 12 months, fair value	1,196	18,440
12 months or more, Gross unrealized losses	(185)	(1,299)
12 months or more, Fair value	1,432	68,362
Total gross unrealized losses	(192)	(1,708)
Total fair value	2,628	86,802
Commercial Mortgage Backed Securities
Available-for-sale Securities
Less than 12 months, Gross unrealized losses	(8)	(352)
Less than 12 months, fair value	925	21,494
12 months or more, Gross unrealized losses	0	(6)
12 months or more, Fair value	0	2,483
Total gross unrealized losses	(8)	(358)
Total fair value	925	23,977
Collateralized Residential Mortgage Obligations
Available-for-sale Securities
Less than 12 months, Gross unrealized losses	(95)	(965)
Less than 12 months, fair value	7,391	171,708
12 months or more, Gross unrealized losses	0	(722)
12 months or more, Fair value	0	29,264
Total gross unrealized losses	(95)	(1,687)
Total fair value	7,391	200,972
Collateralized Commercial Mortgage Obligations
Available-for-sale Securities
Less than 12 months, Gross unrealized losses	(39)	(680)
Less than 12 months, fair value	6,687	67,160
12 months or more, Gross unrealized losses	(142)	(543)
12 months or more, Fair value	15,358	41,605
Total gross unrealized losses	(181)	(1,223)
Total fair value	22,045	108,765
Municipal bonds
Available-for-sale Securities
Less than 12 months, Gross unrealized losses	(337)	(334)
Less than 12 months, fair value	10,512	39,127
12 months or more, Gross unrealized losses	0	(648)
12 months or more, Fair value	0	45,869
Total gross unrealized losses	(337)	(982)
Total fair value	$ 10,512	84,996
Corporate debt securities
Available-for-sale Securities
Less than 12 months, Gross unrealized losses		(5)
Less than 12 months, fair value		3,689
12 months or more, Gross unrealized losses		(38)
12 months or more, Fair value		1,743
Total gross unrealized losses		(43)
Total fair value		$ 5,432

INVESTMENT SECURITIES - Narrati

INVESTMENT SECURITIES - Narrative (Details) - USD ($)	12 Months Ended
	Dec. 31, 2020	Dec. 31, 2019	Dec. 31, 2018
Schedule of Available-for-sale Securities and Held-to-maturity Securities [Line Items]
HTM securities in unrealized loss position	$ 0	$ 0
Security pledged under repurchase agreement	0	0
Tax exempt interest income on available-for-sale securities	$ 10,700,000	$ 10,200,000	$ 8,500,000
Mortgage Backed Securities And Collateralized Mortgage Obligations
Schedule of Available-for-sale Securities and Held-to-maturity Securities [Line Items]
Weighted average yield	1.92%	2.34%

INVESTMENT SECURITIES - Weighte

INVESTMENT SECURITIES - Weighted Average Yield (Details) - USD ($) $ in Thousands	Dec. 31, 2020	Dec. 31, 2019
AVAILABLE FOR SALE
Fair value	$ 1,072,093	$ 938,778
Municipal bonds
AVAILABLE FOR SALE
Due within one year or less, Fair value	4,024	5,337
Due after one year through five years, Fair value	14,978	555
Due after five years through ten years, Fair value	59,496	13,000
Due after ten years, Fair value	486,205	322,426
Fair value	$ 564,703	$ 341,318
Due in one year or less, Weighted Average Yield	3.19%	3.41%
Due after one year through five years, Weighted Average Yield	3.82%	3.90%
Due after five years through ten years, Weighted Average Yield	3.26%	3.01%
Due after ten years, Weighted Average Yield	3.29%	3.61%
Weighted average yield	3.30%	3.59%
Held-to-maturity Securities
Due within one year or less, Fair value	$ 0	$ 0
Due after one year through five years, Fair value	4,507	1,787
Due after five years through ten years, Fair value	0	2,714
Due after ten years, Fair value	0	0
Fair Value	$ 4,507	$ 4,501
Due in one year or less, Weighted Average Yield	0.00%	0.00%
Due after one year through five years, Weighted Average Yield	2.47%	2.90%
Due after five years through ten years, Weighted Average Yield	0.00%	2.09%
Due after ten years, Weighted Average Yield	0.00%	0.00%
Weighted average yield	2.47%	2.41%
Corporate debt securities
AVAILABLE FOR SALE
Due within one year or less, Fair value	$ 183	$ 1,007
Due after one year through five years, Fair value	7,059	7,544
Due after five years through ten years, Fair value	7,980	10,022
Due after ten years, Fair value	0	88
Fair value	$ 15,222	$ 18,661
Due in one year or less, Weighted Average Yield	4.27%	3.40%
Due after one year through five years, Weighted Average Yield	3.74%	3.64%
Due after five years through ten years, Weighted Average Yield	4.78%	3.70%
Due after ten years, Weighted Average Yield	0.00%	6.10%
Weighted average yield	4.30%	3.67%
Agency debentures
AVAILABLE FOR SALE
Due within one year or less, Fair value	$ 0
Due after one year through five years, Fair value	0
Due after five years through ten years, Fair value	0
Due after ten years, Fair value	1,846
Fair value	$ 1,846
Due in one year or less, Weighted Average Yield	0.00%
Due after one year through five years, Weighted Average Yield	0.00%
Due after five years through ten years, Weighted Average Yield	0.00%
Due after ten years, Weighted Average Yield	2.68%
Weighted average yield	2.68%
U.S. Treasury securities
AVAILABLE FOR SALE
Due within one year or less, Fair value		$ 1,307
Due after one year through five years, Fair value		0
Due after five years through ten years, Fair value		0
Due after ten years, Fair value		0
Fair value		$ 1,307
Due in one year or less, Weighted Average Yield		2.82%
Due after one year through five years, Weighted Average Yield		0.00%
Due after five years through ten years, Weighted Average Yield		0.00%
Due after ten years, Weighted Average Yield		0.00%
Weighted average yield		2.82%
Municipal Bonds, Corporate Debt Securities, Agency Debentures
AVAILABLE FOR SALE
Due within one year or less, Fair value	$ 4,207
Due after one year through five years, Fair value	22,037
Due after five years through ten years, Fair value	67,476
Due after ten years, Fair value	488,051
Fair value	$ 581,771
Due in one year or less, Weighted Average Yield	3.24%
Due after one year through five years, Weighted Average Yield	3.80%
Due after five years through ten years, Weighted Average Yield	3.45%
Due after ten years, Weighted Average Yield	3.29%
Weighted average yield	3.33%
Municipal Bonds, Corporate Debt Securities, US Treasury Securities
AVAILABLE FOR SALE
Due within one year or less, Fair value		$ 7,651
Due after one year through five years, Fair value		8,099
Due after five years through ten years, Fair value		23,022
Due after ten years, Fair value		322,514
Fair value		$ 361,286
Due in one year or less, Weighted Average Yield		3.31%
Due after one year through five years, Weighted Average Yield		3.66%
Due after five years through ten years, Weighted Average Yield		3.31%
Due after ten years, Weighted Average Yield		3.62%
Weighted average yield		3.59%

INVESTMENT SECURITIES - Realize

INVESTMENT SECURITIES - Realized Gain/Loss on Investment (Details) - USD ($) $ in Thousands	12 Months Ended
	Dec. 31, 2020	Dec. 31, 2019	Dec. 31, 2018
Investments, Debt and Equity Securities [Abstract]
Proceeds	$ 62,378	$ 184,871	$ 46,081
Gross gains	1,334	894	310
Gross losses	$ (993)	$ (901)	$ (75)

INVESTMENT SECURITIES - Securit

INVESTMENT SECURITIES - Securities Pledged to Secure Borrowings and Public Deposits (Details) - USD ($) $ in Thousands	Dec. 31, 2020	Dec. 31, 2019
Investments, Debt and Equity Securities [Abstract]
Washington, Oregon and California State to secure public deposits	$ 171,471	$ 200,571
Other securities pledged	3,391	4,332
Total securities pledged as collateral	$ 174,862	$ 204,903

LOANS AND CREDIT QUALITY - Narr

LOANS AND CREDIT QUALITY - Narrative (Details) $ in Millions	12 Months Ended
	Dec. 31, 2020USD ($)loanportfolioSegment	Dec. 31, 2019USD ($)
Financing Receivable, Impaired [Line Items]
Number of portfolio segments | portfolioSegment	2
Allowance for unfunded commitments	$ 1.6	$ 1.1
Accrued interest receivable	$ 21.2
Number of days past due on re-default consumer loans	60 days
Number of days past due on re-default commercial loans	90 days
CARES Act, Section 4013 Temporary Relief
Financing Receivable, Impaired [Line Items]
Loans granted forbearance, outstanding balance	$ 117
Number of loans granted forbearance | loan	226
CALIFORNIA | Residential Mortgage and Multifamily
Financing Receivable, Impaired [Line Items]
Percentage of loan portfolio	18.50%	12.20%
WASHINGTON | Residential Mortgage and Multifamily
Financing Receivable, Impaired [Line Items]
Percentage of loan portfolio		10.70%
Federal Home Loan Bank Advances
Financing Receivable, Impaired [Line Items]
Loans pledged as collateral	$ 1,400	$ 2,000
Federal Reserve Bank Advances
Financing Receivable, Impaired [Line Items]
Loans pledged as collateral	$ 569	$ 491

LOANS AND CREDIT QUALITY - Loan

LOANS AND CREDIT QUALITY - Loans Held for Investment (Details) - USD ($) $ in Thousands	Dec. 31, 2020	Dec. 31, 2019	Dec. 31, 2018	Dec. 31, 2017
Loans held for investment
Total LHFI	$ 5,244,180	$ 5,114,556
ACL	(64,294)	(41,772)	$ (41,470)	$ (37,847)
Total LHFI less ACL	5,179,886	5,072,784
Net deferred loan fees and costs		24,500
Fair Value, Recurring
Loans held for investment
Fair value of loans held for investment	7,108	3,468
Fair Value, Recurring | Level 3
Loans held for investment
Fair value of loans held for investment	7,108	3,468
Commercial Portfolio Segment
Loans held for investment
Total LHFI	3,924,304
Commercial Portfolio Segment | Real Estate Sector
Loans held for investment
Total LHFI	2,811,325	2,596,448
ACL	(27,935)	(22,535)	(20,250)
Commercial Portfolio Segment | Commercial and Industrial Sector
Loans held for investment
Total LHFI	1,112,979	892,026
ACL	(22,037)	(6,554)	(6,153)
Commercial Portfolio Segment | Non-owner occupied commercial real estate
Loans held for investment
Total LHFI	829,538	895,546
ACL	(8,845)	(7,245)	(5,495)
Commercial Portfolio Segment | Multifamily
Loans held for investment
Total LHFI	1,428,092	999,140
ACL	(6,072)	(7,015)	(5,754)
Commercial Portfolio Segment | Construction/land development
Loans held for investment
Total LHFI	553,695	701,762
ACL		(8,275)	(9,001)
Commercial Portfolio Segment | Owner occupied commercial real estate
Loans held for investment
Total LHFI	467,256	477,316
ACL	(4,994)	(3,639)	(3,278)
Commercial Portfolio Segment | Commercial business
Loans held for investment
Total LHFI	645,723	414,710
ACL	(17,043)	(2,915)	(2,875)
Consumer Portfolio Segment
Loans held for investment
Total LHFI	1,319,876	1,626,082
ACL	(14,322)	(12,683)	(15,067)
Consumer Portfolio Segment | Single family
Loans held for investment
Total LHFI	915,123	1,072,706
ACL	(6,906)	(6,450)	(8,217)
Consumer Portfolio Segment | Home equity and other
Loans held for investment
Total LHFI	404,753	553,376
ACL	$ (7,416)	$ (6,233)	$ (6,850)

LOANS AND CREDIT QUALITY - Allo

LOANS AND CREDIT QUALITY - Allowance for Credit Losses (Details) - USD ($) $ in Thousands	12 Months Ended
	Dec. 31, 2020	Dec. 31, 2019	Dec. 31, 2018
ACL for LHFI
Beginning balance	$ 41,772	$ 41,470	$ 37,847
Provision for credit losses	21,843	(122)	2,826
Provision for credit losses			2,826
Net (charge-offs) recoveries	(1,164)	424	797
Ending balance	64,294	41,772	41,470
ACL for unfunded commitments:
Beginning balance	1,065	1,443	1,269
Provision for credit losses	(1,374)	(378)	174
Ending balance	1,588	1,065	1,443
Total	20,469	(500)	$ 3,000
Cumulative Effect, Period of Adoption, Adjustment
ACL for LHFI
Beginning balance	1,843
Ending balance		1,843
ACL for unfunded commitments:
Beginning balance	$ 1,897
Ending balance		$ 1,897

LOANS AND CREDIT QUALITY - Acti

LOANS AND CREDIT QUALITY - Activity in Allowance for Credit Losses by Loan Portfolio (Details) - USD ($) $ in Thousands	12 Months Ended
	Dec. 31, 2020	Dec. 31, 2019	Dec. 31, 2018
Allowance for credit losses by loan portfolio
Beginning balance	$ 41,772	$ 41,470	$ 37,847
Charge-offs	(2,009)	(587)
Recoveries	845	1,011
Provision	21,843	(122)	2,826
Ending balance	64,294	41,772	41,470
Cumulative Effect, Period of Adoption, Adjustment
Allowance for credit losses by loan portfolio
Beginning balance	1,843
Ending balance		1,843
Commercial Portfolio Segment
Allowance for credit losses by loan portfolio
Charge-offs	(1,536)
Recoveries	273
Commercial Portfolio Segment | Real Estate Sector
Allowance for credit losses by loan portfolio
Beginning balance	22,535	20,250
Charge-offs	0	0
Recoveries	163	215
Provision	6,548	2,070
Ending balance	27,935	22,535	20,250
Commercial Portfolio Segment | Commercial and Industrial Sector
Allowance for credit losses by loan portfolio
Beginning balance	6,554	6,153
Charge-offs	(1,536)	(315)
Recoveries	110	147
Provision	18,858	569
Ending balance	22,037	6,554	6,153
Commercial Portfolio Segment | Cumulative Effect, Period of Adoption, Adjustment | Real Estate Sector
Allowance for credit losses by loan portfolio
Beginning balance	(1,311)
Ending balance		(1,311)
Commercial Portfolio Segment | Cumulative Effect, Period of Adoption, Adjustment | Commercial and Industrial Sector
Allowance for credit losses by loan portfolio
Beginning balance	(1,949)
Ending balance		(1,949)
Commercial Portfolio Segment | Non-owner occupied commercial real estate
Allowance for credit losses by loan portfolio
Beginning balance	7,245	5,495
Charge-offs	0	0
Recoveries	0	0
Provision	4,992	1,750
Ending balance	8,845	7,245	5,495
Commercial Portfolio Segment | Non-owner occupied commercial real estate | Cumulative Effect, Period of Adoption, Adjustment
Allowance for credit losses by loan portfolio
Beginning balance	(3,392)
Ending balance		(3,392)
Commercial Portfolio Segment | Multifamily
Allowance for credit losses by loan portfolio
Beginning balance	7,015	5,754
Charge-offs	0	0
Recoveries	0	0
Provision	2,034	1,261
Ending balance	6,072	7,015	5,754
Commercial Portfolio Segment | Multifamily | Cumulative Effect, Period of Adoption, Adjustment
Allowance for credit losses by loan portfolio
Beginning balance	(2,977)
Ending balance		(2,977)
Commercial Portfolio Segment | Construction/land development
Allowance for credit losses by loan portfolio
Beginning balance	8,275	9,001
Charge-offs		0
Recoveries		215
Provision		(941)
Ending balance		8,275	9,001
Commercial Portfolio Segment | Multifamily construction
Allowance for credit losses by loan portfolio
Beginning balance	2,848
Charge-offs	0
Recoveries	0
Provision	1,362
Ending balance	4,903	2,848
Commercial Portfolio Segment | Multifamily construction | Cumulative Effect, Period of Adoption, Adjustment
Allowance for credit losses by loan portfolio
Beginning balance	693
Ending balance		693
Commercial Portfolio Segment | Commercial real estate construction
Allowance for credit losses by loan portfolio
Beginning balance	624
Charge-offs	0
Recoveries	0
Provision	1,161
Ending balance	1,670	624
Commercial Portfolio Segment | Commercial real estate construction | Cumulative Effect, Period of Adoption, Adjustment
Allowance for credit losses by loan portfolio
Beginning balance	(115)
Ending balance		(115)
Commercial Portfolio Segment | Single family construction
Allowance for credit losses by loan portfolio
Beginning balance	3,800
Charge-offs	0
Recoveries	163
Provision	(3,113)
Ending balance	5,130	3,800
Commercial Portfolio Segment | Single family construction | Cumulative Effect, Period of Adoption, Adjustment
Allowance for credit losses by loan portfolio
Beginning balance	4,280
Ending balance		4,280
Commercial Portfolio Segment | Single family construction to permanent
Allowance for credit losses by loan portfolio
Beginning balance	1,003
Charge-offs	0
Recoveries	0
Provision	112
Ending balance	1,315	1,003
Commercial Portfolio Segment | Single family construction to permanent | Cumulative Effect, Period of Adoption, Adjustment
Allowance for credit losses by loan portfolio
Beginning balance	200
Ending balance		200
Commercial Portfolio Segment | Owner occupied commercial real estate
Allowance for credit losses by loan portfolio
Beginning balance	3,639	3,278
Charge-offs	(896)	0
Recoveries	0	0
Provision	4,710	361
Ending balance	4,994	3,639	3,278
Commercial Portfolio Segment | Owner occupied commercial real estate | Cumulative Effect, Period of Adoption, Adjustment
Allowance for credit losses by loan portfolio
Beginning balance	(2,459)
Ending balance		(2,459)
Commercial Portfolio Segment | Commercial business
Allowance for credit losses by loan portfolio
Beginning balance	2,915	2,875
Charge-offs	(640)	(315)
Recoveries	110	147
Provision	14,148	208
Ending balance	17,043	2,915	2,875
Commercial Portfolio Segment | Commercial business | Cumulative Effect, Period of Adoption, Adjustment
Allowance for credit losses by loan portfolio
Beginning balance	510
Ending balance		510
Consumer Portfolio Segment
Allowance for credit losses by loan portfolio
Beginning balance	12,683	15,067
Charge-offs	(473)	(272)
Recoveries	572	649
Provision	(3,563)	(2,761)
Ending balance	14,322	12,683	15,067
Consumer Portfolio Segment | Cumulative Effect, Period of Adoption, Adjustment
Allowance for credit losses by loan portfolio
Beginning balance	5,103
Ending balance		5,103
Consumer Portfolio Segment | Single family
Allowance for credit losses by loan portfolio
Beginning balance	6,450	8,217
Charge-offs	(17)	0
Recoveries	187	145
Provision	(182)	(1,912)
Ending balance	6,906	6,450	8,217
Consumer Portfolio Segment | Single family | Cumulative Effect, Period of Adoption, Adjustment
Allowance for credit losses by loan portfolio
Beginning balance	468
Ending balance		468
Consumer Portfolio Segment | Home equity and other
Allowance for credit losses by loan portfolio
Beginning balance	6,233	6,850
Charge-offs	(456)	(272)
Recoveries	385	504
Provision	(3,381)	(849)
Ending balance	7,416	6,233	$ 6,850
Consumer Portfolio Segment | Home equity and other | Cumulative Effect, Period of Adoption, Adjustment
Allowance for credit losses by loan portfolio
Beginning balance	$ 4,635
Ending balance		$ 4,635

LOANS AND CREDIT QUALITY - Lo_2

LOANS AND CREDIT QUALITY - Loans Credit Quality by Year and Type (Details) - USD ($) $ in Thousands	12 Months Ended
	Dec. 31, 2020	Dec. 31, 2019	Dec. 31, 2018
Financing Receivable, Credit Quality Indicator [Line Items]
Financing receivable, originated in 2020	$ 1,537,105
Financing receivable, originated in 2019	915,913
Financing receivable, originated in 2018	625,936
Financing receivable, originated in 2017	509,224
Financing receivable, originated in 2016	537,197
Financing receivable, originated in 2015 and prior	546,101
Financing receivable, revolving	556,217
Financing receivable, revolving, term	16,487
Total loans held for investment	5,244,180	$ 5,114,556
Financing receivable, originated in 2020, allowance for credit loss, charge-offs	0
Financing receivable, originated in 2019, allowance for credit loss, charge-offs	(76)
Financing receivable, originated in 2018, allowance for credit loss, charge-offs	(47)
Financing receivable, originated in 2017, allowance for credit loss, charge-offs	(43)
Financing receivable, originated in 2016, allowance for credit loss, charge-offs	(102)
Financing receivable, originated in 2015 and prior, allowance for credit loss, charge-offs	(1,392)
Financing receivable, revolving, allowance for credit loss, charge-offs	(349)
Financing receivable, revolving, term, allowance for credit loss, charge-offs	0
Financing receivable, allowance for credit loss, charge-offs	(2,009)	(587)
Financing receivable, originated in 2020, allowance for credit loss, recoveries	0
Financing receivable, originated in 2019, allowance for credit loss, recoveries	14
Financing receivable, originated in 2018, allowance for credit loss, recoveries	4
Financing receivable, originated in 2017, allowance for credit loss, recoveries	7
Financing receivable, originated in 2016, allowance for credit loss, recoveries	6
Financing receivable, originated in 2015 and prior, allowance for credit loss, recoveries	628
Financing receivable, revolving, allowance for credit loss, recoveries	186
Financing receivable, revolving, term, allowance for credit loss, recoveries	0
Financing receivable, allowance for credit loss, recoveries	845	1,011
Financing receivable, originated in 2020, allowance for credit loss, (charge-offs) recoveries	0
Financing receivable, originated in 2019, allowance for credit loss, (charge-offs) recoveries	(62)
Financing receivable, originated in 2018, allowance for credit loss, (charge-offs) recoveries	(43)
Financing receivable, originated in 2017, allowance for credit loss, (charge-offs) recoveries	(36)
Financing receivable, originated in 2016, allowance for credit loss, (charge-offs) recoveries	(96)
Financing receivable, originated in 2015 and prior, allowance for credit loss, (charge-offs) recoveries	(764)
Financing receivable, revolving, allowance for credit loss, (charge-offs) recoveries	(163)
Financing receivable, revolving, term, allowance for credit loss, (charge-offs) recoveries	0
Financing receivable, allowance for credit loss, (charge-offs) recoveries	(1,164)	424	$ 797
Fair Value, Recurring
Financing Receivable, Credit Quality Indicator [Line Items]
Fair value of loans held for investment	7,108	3,468
Level 3 | Fair Value, Recurring
Financing Receivable, Credit Quality Indicator [Line Items]
Fair value of loans held for investment	7,108	3,468
Consumer Portfolio Segment
Financing Receivable, Credit Quality Indicator [Line Items]
Total loans held for investment	1,319,876	1,626,082
Financing receivable, originated in 2020, allowance for credit loss, charge-offs	0
Financing receivable, originated in 2019, allowance for credit loss, charge-offs	(76)
Financing receivable, originated in 2018, allowance for credit loss, charge-offs	(47)
Financing receivable, originated in 2017, allowance for credit loss, charge-offs	(1)
Financing receivable, originated in 2016, allowance for credit loss, charge-offs	0
Financing receivable, originated in 2015 and prior, allowance for credit loss, charge-offs	0
Financing receivable, revolving, allowance for credit loss, charge-offs	(349)
Financing receivable, revolving, term, allowance for credit loss, charge-offs	0
Financing receivable, allowance for credit loss, charge-offs	(473)	(272)
Financing receivable, originated in 2020, allowance for credit loss, recoveries	0
Financing receivable, originated in 2019, allowance for credit loss, recoveries	14
Financing receivable, originated in 2018, allowance for credit loss, recoveries	4
Financing receivable, originated in 2017, allowance for credit loss, recoveries	7
Financing receivable, originated in 2016, allowance for credit loss, recoveries	6
Financing receivable, originated in 2015 and prior, allowance for credit loss, recoveries	355
Financing receivable, revolving, allowance for credit loss, recoveries	186
Financing receivable, revolving, term, allowance for credit loss, recoveries	0
Financing receivable, allowance for credit loss, recoveries	572	649
Financing receivable, originated in 2020, allowance for credit loss, (charge-offs) recoveries	0
Financing receivable, originated in 2019, allowance for credit loss, (charge-offs) recoveries	(62)
Financing receivable, originated in 2018, allowance for credit loss, (charge-offs) recoveries	(43)
Financing receivable, originated in 2017, allowance for credit loss, (charge-offs) recoveries	6
Financing receivable, originated in 2016, allowance for credit loss, (charge-offs) recoveries	6
Financing receivable, originated in 2015 and prior, allowance for credit loss, (charge-offs) recoveries	355
Financing receivable, revolving, allowance for credit loss, (charge-offs) recoveries	(163)
Financing receivable, revolving, term, allowance for credit loss, (charge-offs) recoveries	0
Financing receivable, allowance for credit loss, (charge-offs) recoveries	99
Consumer Portfolio Segment | Single family
Financing Receivable, Credit Quality Indicator [Line Items]
Financing receivable, originated in 2020	175,818
Financing receivable, originated in 2019	112,048
Financing receivable, originated in 2018	155,162
Financing receivable, originated in 2017	169,116
Financing receivable, originated in 2016	59,161
Financing receivable, originated in 2015 and prior	243,818
Financing receivable, revolving	0
Financing receivable, revolving, term	0
Total loans held for investment	915,123	1,072,706
Financing receivable, originated in 2020, allowance for credit loss, charge-offs	0
Financing receivable, originated in 2019, allowance for credit loss, charge-offs	(3)
Financing receivable, originated in 2018, allowance for credit loss, charge-offs	(14)
Financing receivable, originated in 2017, allowance for credit loss, charge-offs	0
Financing receivable, originated in 2016, allowance for credit loss, charge-offs	0
Financing receivable, originated in 2015 and prior, allowance for credit loss, charge-offs	0
Financing receivable, revolving, allowance for credit loss, charge-offs	0
Financing receivable, revolving, term, allowance for credit loss, charge-offs	0
Financing receivable, allowance for credit loss, charge-offs	(17)	0
Financing receivable, originated in 2020, allowance for credit loss, recoveries	0
Financing receivable, originated in 2019, allowance for credit loss, recoveries	0
Financing receivable, originated in 2018, allowance for credit loss, recoveries	0
Financing receivable, originated in 2017, allowance for credit loss, recoveries	0
Financing receivable, originated in 2016, allowance for credit loss, recoveries	0
Financing receivable, originated in 2015 and prior, allowance for credit loss, recoveries	187
Financing receivable, revolving, allowance for credit loss, recoveries	0
Financing receivable, revolving, term, allowance for credit loss, recoveries	0
Financing receivable, allowance for credit loss, recoveries	187	145
Financing receivable, originated in 2020, allowance for credit loss, (charge-offs) recoveries	0
Financing receivable, originated in 2019, allowance for credit loss, (charge-offs) recoveries	(3)
Financing receivable, originated in 2018, allowance for credit loss, (charge-offs) recoveries	(14)
Financing receivable, originated in 2017, allowance for credit loss, (charge-offs) recoveries	0
Financing receivable, originated in 2016, allowance for credit loss, (charge-offs) recoveries	0
Financing receivable, originated in 2015 and prior, allowance for credit loss, (charge-offs) recoveries	187
Financing receivable, revolving, allowance for credit loss, (charge-offs) recoveries	0
Financing receivable, revolving, term, allowance for credit loss, (charge-offs) recoveries	0
Financing receivable, allowance for credit loss, (charge-offs) recoveries	170
Consumer Portfolio Segment | Single family | Current
Financing Receivable, Credit Quality Indicator [Line Items]
Financing receivable, originated in 2020	174,994
Financing receivable, originated in 2019	111,143
Financing receivable, originated in 2018	154,757
Financing receivable, originated in 2017	168,412
Financing receivable, originated in 2016	59,161
Financing receivable, originated in 2015 and prior	242,444
Financing receivable, revolving	0
Financing receivable, revolving, term	0
Total loans held for investment	910,911
Consumer Portfolio Segment | Single family | 30-59 days
Financing Receivable, Credit Quality Indicator [Line Items]
Financing receivable, originated in 2020	0
Financing receivable, originated in 2019	570
Financing receivable, originated in 2018	0
Financing receivable, originated in 2017	318
Financing receivable, originated in 2016	0
Financing receivable, originated in 2015 and prior	390
Financing receivable, revolving
Financing receivable, revolving, term
Total loans held for investment	1,278
Consumer Portfolio Segment | Single family | 60-89 days
Financing Receivable, Credit Quality Indicator [Line Items]
Financing receivable, originated in 2020	0
Financing receivable, originated in 2019	0
Financing receivable, originated in 2018	0
Financing receivable, originated in 2017	0
Financing receivable, originated in 2016	0
Financing receivable, originated in 2015 and prior	0
Financing receivable, revolving	0
Financing receivable, revolving, term	0
Total loans held for investment	0
Consumer Portfolio Segment | Single family | 90+ days
Financing Receivable, Credit Quality Indicator [Line Items]
Financing receivable, originated in 2020	824
Financing receivable, originated in 2019	335
Financing receivable, originated in 2018	405
Financing receivable, originated in 2017	386
Financing receivable, originated in 2016	0
Financing receivable, originated in 2015 and prior	984
Financing receivable, revolving	0
Financing receivable, revolving, term	0
Total loans held for investment	2,934
Consumer Portfolio Segment | Home Equity Line Of Credit, Adjusted For Credit Analysis
Financing Receivable, Credit Quality Indicator [Line Items]
Financing receivable, originated in 2020	1,976
Financing receivable, originated in 2019	1,274
Financing receivable, originated in 2018	1,311
Financing receivable, originated in 2017	1,363
Financing receivable, originated in 2016	706
Financing receivable, originated in 2015 and prior	5,161
Financing receivable, revolving	384,784
Financing receivable, revolving, term	8,178
Total loans held for investment	404,753	553,376
Consumer Portfolio Segment | Home Equity Line Of Credit, Adjusted For Credit Analysis | Current
Financing Receivable, Credit Quality Indicator [Line Items]
Financing receivable, originated in 2020	1,878
Financing receivable, originated in 2019	1,230
Financing receivable, originated in 2018	1,311
Financing receivable, originated in 2017	1,363
Financing receivable, originated in 2016	431
Financing receivable, originated in 2015 and prior	5,126
Financing receivable, revolving	384,005
Financing receivable, revolving, term	8,147
Total loans held for investment	403,491
Consumer Portfolio Segment | Home Equity Line Of Credit, Adjusted For Credit Analysis | 30-59 days
Financing Receivable, Credit Quality Indicator [Line Items]
Financing receivable, originated in 2020	98
Financing receivable, originated in 2019	22
Financing receivable, originated in 2018	0
Financing receivable, originated in 2017	0
Financing receivable, originated in 2016	0
Financing receivable, originated in 2015 and prior	11
Financing receivable, revolving	66
Financing receivable, revolving, term	31
Total loans held for investment	228
Consumer Portfolio Segment | Home Equity Line Of Credit, Adjusted For Credit Analysis | 60-89 days
Financing Receivable, Credit Quality Indicator [Line Items]
Financing receivable, originated in 2020	0
Financing receivable, originated in 2019	13
Financing receivable, originated in 2018	0
Financing receivable, originated in 2017	0
Financing receivable, originated in 2016	0
Financing receivable, originated in 2015 and prior	0
Financing receivable, revolving	129
Financing receivable, revolving, term	0
Total loans held for investment	142
Consumer Portfolio Segment | Home Equity Line Of Credit, Adjusted For Credit Analysis | 90+ days
Financing Receivable, Credit Quality Indicator [Line Items]
Financing receivable, originated in 2020	0
Financing receivable, originated in 2019	9
Financing receivable, originated in 2018	0
Financing receivable, originated in 2017	0
Financing receivable, originated in 2016	275
Financing receivable, originated in 2015 and prior	24
Financing receivable, revolving	584
Financing receivable, revolving, term	0
Total loans held for investment	892
Consumer Portfolio Segment | Home equity and other
Financing Receivable, Credit Quality Indicator [Line Items]
Total loans held for investment	404,753	553,376
Financing receivable, originated in 2020, allowance for credit loss, charge-offs	0
Financing receivable, originated in 2019, allowance for credit loss, charge-offs	(73)
Financing receivable, originated in 2018, allowance for credit loss, charge-offs	(33)
Financing receivable, originated in 2017, allowance for credit loss, charge-offs	(1)
Financing receivable, originated in 2016, allowance for credit loss, charge-offs	0
Financing receivable, originated in 2015 and prior, allowance for credit loss, charge-offs	0
Financing receivable, revolving, allowance for credit loss, charge-offs	(349)
Financing receivable, revolving, term, allowance for credit loss, charge-offs	0
Financing receivable, allowance for credit loss, charge-offs	(456)	(272)
Financing receivable, originated in 2020, allowance for credit loss, recoveries	0
Financing receivable, originated in 2019, allowance for credit loss, recoveries	14
Financing receivable, originated in 2018, allowance for credit loss, recoveries	4
Financing receivable, originated in 2017, allowance for credit loss, recoveries	7
Financing receivable, originated in 2016, allowance for credit loss, recoveries	6
Financing receivable, originated in 2015 and prior, allowance for credit loss, recoveries	168
Financing receivable, revolving, allowance for credit loss, recoveries	186
Financing receivable, revolving, term, allowance for credit loss, recoveries	0
Financing receivable, allowance for credit loss, recoveries	385	504
Financing receivable, originated in 2020, allowance for credit loss, (charge-offs) recoveries	0
Financing receivable, originated in 2019, allowance for credit loss, (charge-offs) recoveries	(59)
Financing receivable, originated in 2018, allowance for credit loss, (charge-offs) recoveries	(29)
Financing receivable, originated in 2017, allowance for credit loss, (charge-offs) recoveries	6
Financing receivable, originated in 2016, allowance for credit loss, (charge-offs) recoveries	6
Financing receivable, originated in 2015 and prior, allowance for credit loss, (charge-offs) recoveries	168
Financing receivable, revolving, allowance for credit loss, (charge-offs) recoveries	(163)
Financing receivable, revolving, term, allowance for credit loss, (charge-offs) recoveries	0
Financing receivable, allowance for credit loss, (charge-offs) recoveries	(71)
Consumer Portfolio Segment, Adjusted For Credit Analysis
Financing Receivable, Credit Quality Indicator [Line Items]
Financing receivable, originated in 2020	177,794
Financing receivable, originated in 2019	113,322
Financing receivable, originated in 2018	156,473
Financing receivable, originated in 2017	170,479
Financing receivable, originated in 2016	59,867
Financing receivable, originated in 2015 and prior	248,979
Financing receivable, revolving	384,784
Financing receivable, revolving, term	8,178
Total loans held for investment	1,319,876	1,626,082
Commercial Portfolio Segment
Financing Receivable, Credit Quality Indicator [Line Items]
Financing receivable, originated in 2020	1,359,311
Financing receivable, originated in 2019	802,591
Financing receivable, originated in 2018	469,463
Financing receivable, originated in 2017	338,745
Financing receivable, originated in 2016	477,330
Financing receivable, originated in 2015 and prior	297,122
Financing receivable, revolving	171,433
Financing receivable, revolving, term	8,309
Total loans held for investment	3,924,304
Financing receivable, originated in 2020, allowance for credit loss, charge-offs	0
Financing receivable, originated in 2019, allowance for credit loss, charge-offs	0
Financing receivable, originated in 2018, allowance for credit loss, charge-offs	0
Financing receivable, originated in 2017, allowance for credit loss, charge-offs	(42)
Financing receivable, originated in 2016, allowance for credit loss, charge-offs	(102)
Financing receivable, originated in 2015 and prior, allowance for credit loss, charge-offs	(1,392)
Financing receivable, revolving, allowance for credit loss, charge-offs	0
Financing receivable, revolving, term, allowance for credit loss, charge-offs	0
Financing receivable, allowance for credit loss, charge-offs	(1,536)
Financing receivable, originated in 2020, allowance for credit loss, recoveries	0
Financing receivable, originated in 2019, allowance for credit loss, recoveries	0
Financing receivable, originated in 2018, allowance for credit loss, recoveries	0
Financing receivable, originated in 2017, allowance for credit loss, recoveries	0
Financing receivable, originated in 2016, allowance for credit loss, recoveries	0
Financing receivable, originated in 2015 and prior, allowance for credit loss, recoveries	273
Financing receivable, revolving, allowance for credit loss, recoveries	0
Financing receivable, revolving, term, allowance for credit loss, recoveries	0
Financing receivable, allowance for credit loss, recoveries	273
Financing receivable, originated in 2020, allowance for credit loss, (charge-offs) recoveries	0
Financing receivable, originated in 2019, allowance for credit loss, (charge-offs) recoveries	0
Financing receivable, originated in 2018, allowance for credit loss, (charge-offs) recoveries	0
Financing receivable, originated in 2017, allowance for credit loss, (charge-offs) recoveries	(42)
Financing receivable, originated in 2016, allowance for credit loss, (charge-offs) recoveries	(102)
Financing receivable, originated in 2015 and prior, allowance for credit loss, (charge-offs) recoveries	(1,119)
Financing receivable, revolving, allowance for credit loss, (charge-offs) recoveries	0
Financing receivable, revolving, term, allowance for credit loss, (charge-offs) recoveries	0
Financing receivable, allowance for credit loss, (charge-offs) recoveries	(1,263)
Commercial Portfolio Segment | Non-owner occupied commercial real estate
Financing Receivable, Credit Quality Indicator [Line Items]
Financing receivable, originated in 2020	53,782
Financing receivable, originated in 2019	176,556
Financing receivable, originated in 2018	165,268
Financing receivable, originated in 2017	147,719
Financing receivable, originated in 2016	150,221
Financing receivable, originated in 2015 and prior	134,165
Financing receivable, revolving	796
Financing receivable, revolving, term	1,031
Total loans held for investment	829,538	895,546
Financing receivable, allowance for credit loss, charge-offs	0	0
Financing receivable, allowance for credit loss, recoveries	0	0
Commercial Portfolio Segment | Non-owner occupied commercial real estate | 1-6 Pass
Financing Receivable, Credit Quality Indicator [Line Items]
Financing receivable, originated in 2020	53,782
Financing receivable, originated in 2019	176,556
Financing receivable, originated in 2018	165,268
Financing receivable, originated in 2017	147,719
Financing receivable, originated in 2016	150,221
Financing receivable, originated in 2015 and prior	131,935
Financing receivable, revolving	796
Financing receivable, revolving, term	1,031
Total loans held for investment	827,308
Commercial Portfolio Segment | Non-owner occupied commercial real estate | 7- Special Mention
Financing Receivable, Credit Quality Indicator [Line Items]
Financing receivable, originated in 2020	0
Financing receivable, originated in 2019	0
Financing receivable, originated in 2018	0
Financing receivable, originated in 2017	0
Financing receivable, originated in 2016	0
Financing receivable, originated in 2015 and prior	2,230
Financing receivable, revolving	0
Financing receivable, revolving, term	0
Total loans held for investment	2,230
Commercial Portfolio Segment | Non-owner occupied commercial real estate | 8 - Substandard
Financing Receivable, Credit Quality Indicator [Line Items]
Financing receivable, originated in 2020	0
Financing receivable, originated in 2019	0
Financing receivable, originated in 2018	0
Financing receivable, originated in 2017	0
Financing receivable, originated in 2016	0
Financing receivable, originated in 2015 and prior	0
Financing receivable, revolving	0
Financing receivable, revolving, term	0
Total loans held for investment	0
Commercial Portfolio Segment | Multifamily
Financing Receivable, Credit Quality Indicator [Line Items]
Financing receivable, originated in 2020	711,009
Financing receivable, originated in 2019	324,246
Financing receivable, originated in 2018	100,572
Financing receivable, originated in 2017	32,693
Financing receivable, originated in 2016	166,937
Financing receivable, originated in 2015 and prior	92,255
Financing receivable, revolving	380
Financing receivable, revolving, term	0
Total loans held for investment	1,428,092	999,140
Financing receivable, allowance for credit loss, charge-offs	0	0
Financing receivable, allowance for credit loss, recoveries	0	0
Commercial Portfolio Segment | Multifamily | 1-6 Pass
Financing Receivable, Credit Quality Indicator [Line Items]
Financing receivable, originated in 2020	711,009
Financing receivable, originated in 2019	324,246
Financing receivable, originated in 2018	100,572
Financing receivable, originated in 2017	32,693
Financing receivable, originated in 2016	166,937
Financing receivable, originated in 2015 and prior	92,255
Financing receivable, revolving	380
Financing receivable, revolving, term	0
Total loans held for investment	1,428,092
Commercial Portfolio Segment | Multifamily | 7- Special Mention
Financing Receivable, Credit Quality Indicator [Line Items]
Financing receivable, originated in 2020	0
Financing receivable, originated in 2019	0
Financing receivable, originated in 2018	0
Financing receivable, originated in 2017	0
Financing receivable, originated in 2016	0
Financing receivable, originated in 2015 and prior	0
Financing receivable, revolving	0
Financing receivable, revolving, term	0
Total loans held for investment	0
Commercial Portfolio Segment | Multifamily | 8 - Substandard
Financing Receivable, Credit Quality Indicator [Line Items]
Financing receivable, originated in 2020	0
Financing receivable, originated in 2019	0
Financing receivable, originated in 2018	0
Financing receivable, originated in 2017	0
Financing receivable, originated in 2016	0
Financing receivable, originated in 2015 and prior	0
Financing receivable, revolving	0
Financing receivable, revolving, term	0
Total loans held for investment	0
Commercial Portfolio Segment | Multifamily construction
Financing Receivable, Credit Quality Indicator [Line Items]
Financing receivable, originated in 2020	12,182
Financing receivable, originated in 2019	21,366
Financing receivable, originated in 2018	45,256
Financing receivable, originated in 2017	11,823
Financing receivable, originated in 2016	24,702
Financing receivable, originated in 2015 and prior	0
Financing receivable, revolving	0
Financing receivable, revolving, term	0
Total loans held for investment	115,329
Financing receivable, allowance for credit loss, charge-offs	0
Financing receivable, allowance for credit loss, recoveries	0
Commercial Portfolio Segment | Multifamily construction | 1-6 Pass
Financing Receivable, Credit Quality Indicator [Line Items]
Financing receivable, originated in 2020	12,182
Financing receivable, originated in 2019	21,366
Financing receivable, originated in 2018	45,256
Financing receivable, originated in 2017	11,823
Financing receivable, originated in 2016	0
Financing receivable, originated in 2015 and prior	0
Financing receivable, revolving	0
Financing receivable, revolving, term	0
Total loans held for investment	90,627
Commercial Portfolio Segment | Multifamily construction | 7- Special Mention
Financing Receivable, Credit Quality Indicator [Line Items]
Financing receivable, originated in 2020	0
Financing receivable, originated in 2019	0
Financing receivable, originated in 2018	0
Financing receivable, originated in 2017	0
Financing receivable, originated in 2016	24,702
Financing receivable, originated in 2015 and prior	0
Financing receivable, revolving	0
Financing receivable, revolving, term	0
Total loans held for investment	24,702
Commercial Portfolio Segment | Multifamily construction | 8 - Substandard
Financing Receivable, Credit Quality Indicator [Line Items]
Financing receivable, originated in 2020	0
Financing receivable, originated in 2019	0
Financing receivable, originated in 2018	0
Financing receivable, originated in 2017	0
Financing receivable, originated in 2016	0
Financing receivable, originated in 2015 and prior	0
Financing receivable, revolving	0
Financing receivable, revolving, term	0
Total loans held for investment	0
Commercial Portfolio Segment | Commercial real estate construction
Financing Receivable, Credit Quality Indicator [Line Items]
Financing receivable, originated in 2020	3,963
Financing receivable, originated in 2019	0
Financing receivable, originated in 2018	2,104
Financing receivable, originated in 2017	14,721
Financing receivable, originated in 2016	0
Financing receivable, originated in 2015 and prior	614
Financing receivable, revolving	5,883
Financing receivable, revolving, term	0
Total loans held for investment	27,285
Financing receivable, allowance for credit loss, charge-offs	0
Financing receivable, allowance for credit loss, recoveries	0
Commercial Portfolio Segment | Commercial real estate construction | 1-6 Pass
Financing Receivable, Credit Quality Indicator [Line Items]
Financing receivable, originated in 2020	3,963
Financing receivable, originated in 2019	0
Financing receivable, originated in 2018	2,104
Financing receivable, originated in 2017	14,721
Financing receivable, originated in 2016	0
Financing receivable, originated in 2015 and prior	614
Financing receivable, revolving	5,883
Financing receivable, revolving, term	0
Total loans held for investment	27,285
Commercial Portfolio Segment | Commercial real estate construction | 7- Special Mention
Financing Receivable, Credit Quality Indicator [Line Items]
Financing receivable, originated in 2020	0
Financing receivable, originated in 2019	0
Financing receivable, originated in 2018	0
Financing receivable, originated in 2017	0
Financing receivable, originated in 2016	0
Financing receivable, originated in 2015 and prior	0
Financing receivable, revolving	0
Financing receivable, revolving, term	0
Total loans held for investment	0
Commercial Portfolio Segment | Commercial real estate construction | 8 - Substandard
Financing Receivable, Credit Quality Indicator [Line Items]
Financing receivable, originated in 2020	0
Financing receivable, originated in 2019	0
Financing receivable, originated in 2018	0
Financing receivable, originated in 2017	0
Financing receivable, originated in 2016	0
Financing receivable, originated in 2015 and prior	0
Financing receivable, revolving	0
Financing receivable, revolving, term	0
Total loans held for investment	0
Commercial Portfolio Segment | Single family construction
Financing Receivable, Credit Quality Indicator [Line Items]
Financing receivable, originated in 2020	121,233
Financing receivable, originated in 2019	47,539
Financing receivable, originated in 2018	14,055
Financing receivable, originated in 2017	0
Financing receivable, originated in 2016	0
Financing receivable, originated in 2015 and prior	600
Financing receivable, revolving	75,743
Financing receivable, revolving, term	0
Total loans held for investment	259,170
Financing receivable, originated in 2020, allowance for credit loss, charge-offs	0
Financing receivable, originated in 2019, allowance for credit loss, charge-offs	0
Financing receivable, originated in 2018, allowance for credit loss, charge-offs	0
Financing receivable, originated in 2017, allowance for credit loss, charge-offs	0
Financing receivable, originated in 2016, allowance for credit loss, charge-offs	0
Financing receivable, originated in 2015 and prior, allowance for credit loss, charge-offs	0
Financing receivable, revolving, allowance for credit loss, charge-offs	0
Financing receivable, revolving, term, allowance for credit loss, charge-offs	0
Financing receivable, allowance for credit loss, charge-offs	0
Financing receivable, originated in 2020, allowance for credit loss, recoveries	0
Financing receivable, originated in 2019, allowance for credit loss, recoveries	0
Financing receivable, originated in 2018, allowance for credit loss, recoveries	0
Financing receivable, originated in 2017, allowance for credit loss, recoveries	0
Financing receivable, originated in 2016, allowance for credit loss, recoveries	0
Financing receivable, originated in 2015 and prior, allowance for credit loss, recoveries	163
Financing receivable, revolving, allowance for credit loss, recoveries	0
Financing receivable, revolving, term, allowance for credit loss, recoveries	0
Financing receivable, allowance for credit loss, recoveries	163
Financing receivable, originated in 2020, allowance for credit loss, (charge-offs) recoveries	0
Financing receivable, originated in 2019, allowance for credit loss, (charge-offs) recoveries	0
Financing receivable, originated in 2018, allowance for credit loss, (charge-offs) recoveries	0
Financing receivable, originated in 2017, allowance for credit loss, (charge-offs) recoveries	0
Financing receivable, originated in 2016, allowance for credit loss, (charge-offs) recoveries	0
Financing receivable, originated in 2015 and prior, allowance for credit loss, (charge-offs) recoveries	163
Financing receivable, revolving, allowance for credit loss, (charge-offs) recoveries	0
Financing receivable, revolving, term, allowance for credit loss, (charge-offs) recoveries	0
Financing receivable, allowance for credit loss, (charge-offs) recoveries	163
Commercial Portfolio Segment | Single family construction | 1-6 Pass
Financing Receivable, Credit Quality Indicator [Line Items]
Financing receivable, originated in 2020	121,233
Financing receivable, originated in 2019	47,539
Financing receivable, originated in 2018	14,055
Financing receivable, originated in 2017	0
Financing receivable, originated in 2016	0
Financing receivable, originated in 2015 and prior	600
Financing receivable, revolving	75,743
Financing receivable, revolving, term	0
Total loans held for investment	259,170
Commercial Portfolio Segment | Single family construction | 7- Special Mention
Financing Receivable, Credit Quality Indicator [Line Items]
Financing receivable, originated in 2020	0
Financing receivable, originated in 2019	0
Financing receivable, originated in 2018	0
Financing receivable, originated in 2017	0
Financing receivable, originated in 2016	0
Financing receivable, originated in 2015 and prior	0
Financing receivable, revolving	0
Financing receivable, revolving, term	0
Total loans held for investment	0
Commercial Portfolio Segment | Single family construction | 8 - Substandard
Financing Receivable, Credit Quality Indicator [Line Items]
Financing receivable, originated in 2020	0
Financing receivable, originated in 2019	0
Financing receivable, originated in 2018	0
Financing receivable, originated in 2017	0
Financing receivable, originated in 2016	0
Financing receivable, originated in 2015 and prior	0
Financing receivable, revolving	0
Financing receivable, revolving, term	0
Total loans held for investment	0
Commercial Portfolio Segment | Single family construction to permanent
Financing Receivable, Credit Quality Indicator [Line Items]
Financing receivable, originated in 2020	62,955
Financing receivable, originated in 2019	72,825
Financing receivable, originated in 2018	15,443
Financing receivable, originated in 2017	688
Financing receivable, originated in 2016	0
Financing receivable, originated in 2015 and prior	0
Financing receivable, revolving	0
Financing receivable, revolving, term	0
Total loans held for investment	151,911
Financing receivable, allowance for credit loss, charge-offs	0
Financing receivable, allowance for credit loss, recoveries	0
Commercial Portfolio Segment | Single family construction to permanent | Current
Financing Receivable, Credit Quality Indicator [Line Items]
Financing receivable, originated in 2020	62,955
Financing receivable, originated in 2019	72,825
Financing receivable, originated in 2018	15,443
Financing receivable, originated in 2017	688
Financing receivable, originated in 2016	0
Financing receivable, originated in 2015 and prior	0
Financing receivable, revolving	0
Financing receivable, revolving, term	0
Total loans held for investment	151,911
Commercial Portfolio Segment | Single family construction to permanent | 30-59 days
Financing Receivable, Credit Quality Indicator [Line Items]
Financing receivable, originated in 2020	0
Financing receivable, originated in 2019	0
Financing receivable, originated in 2018	0
Financing receivable, originated in 2017	0
Financing receivable, originated in 2016	0
Financing receivable, originated in 2015 and prior	0
Financing receivable, revolving	0
Financing receivable, revolving, term	0
Total loans held for investment	0
Commercial Portfolio Segment | Single family construction to permanent | 60-89 days
Financing Receivable, Credit Quality Indicator [Line Items]
Financing receivable, originated in 2020	0
Financing receivable, originated in 2019	0
Financing receivable, originated in 2018	0
Financing receivable, originated in 2017	0
Financing receivable, originated in 2016	0
Financing receivable, originated in 2015 and prior	0
Financing receivable, revolving	0
Financing receivable, revolving, term	0
Total loans held for investment	0
Commercial Portfolio Segment | Single family construction to permanent | 90+ days
Financing Receivable, Credit Quality Indicator [Line Items]
Financing receivable, originated in 2020	0
Financing receivable, originated in 2019	0
Financing receivable, originated in 2018	0
Financing receivable, originated in 2017	0
Financing receivable, originated in 2016	0
Financing receivable, originated in 2015 and prior	0
Financing receivable, revolving	0
Financing receivable, revolving, term	0
Total loans held for investment	0
Commercial Portfolio Segment | Single Family Construction To Permanent Adjusted For Credit Analysis
Financing Receivable, Credit Quality Indicator [Line Items]
Total loans held for investment	151,911
Commercial Portfolio Segment | Owner occupied commercial real estate
Financing Receivable, Credit Quality Indicator [Line Items]
Financing receivable, originated in 2020	48,647
Financing receivable, originated in 2019	80,279
Financing receivable, originated in 2018	65,670
Financing receivable, originated in 2017	99,554
Financing receivable, originated in 2016	115,168
Financing receivable, originated in 2015 and prior	53,515
Financing receivable, revolving	0
Financing receivable, revolving, term	4,423
Total loans held for investment	467,256	477,316
Financing receivable, originated in 2020, allowance for credit loss, charge-offs	0
Financing receivable, originated in 2019, allowance for credit loss, charge-offs	0
Financing receivable, originated in 2018, allowance for credit loss, charge-offs	0
Financing receivable, originated in 2017, allowance for credit loss, charge-offs	0
Financing receivable, originated in 2016, allowance for credit loss, charge-offs	0
Financing receivable, originated in 2015 and prior, allowance for credit loss, charge-offs	(896)
Financing receivable, revolving, allowance for credit loss, charge-offs	0
Financing receivable, revolving, term, allowance for credit loss, charge-offs	0
Financing receivable, allowance for credit loss, charge-offs	(896)	0
Financing receivable, originated in 2020, allowance for credit loss, recoveries	0
Financing receivable, originated in 2019, allowance for credit loss, recoveries	0
Financing receivable, originated in 2018, allowance for credit loss, recoveries	0
Financing receivable, originated in 2017, allowance for credit loss, recoveries	0
Financing receivable, originated in 2016, allowance for credit loss, recoveries	0
Financing receivable, originated in 2015 and prior, allowance for credit loss, recoveries	0
Financing receivable, revolving, allowance for credit loss, recoveries	0
Financing receivable, revolving, term, allowance for credit loss, recoveries	0
Financing receivable, allowance for credit loss, recoveries	0	0
Financing receivable, originated in 2020, allowance for credit loss, (charge-offs) recoveries	0
Financing receivable, originated in 2019, allowance for credit loss, (charge-offs) recoveries	0
Financing receivable, originated in 2018, allowance for credit loss, (charge-offs) recoveries	0
Financing receivable, originated in 2017, allowance for credit loss, (charge-offs) recoveries	0
Financing receivable, originated in 2016, allowance for credit loss, (charge-offs) recoveries	0
Financing receivable, originated in 2015 and prior, allowance for credit loss, (charge-offs) recoveries	(896)
Financing receivable, revolving, allowance for credit loss, (charge-offs) recoveries	0
Financing receivable, revolving, term, allowance for credit loss, (charge-offs) recoveries	0
Financing receivable, allowance for credit loss, (charge-offs) recoveries	(896)
Commercial Portfolio Segment | Owner occupied commercial real estate | 1-6 Pass
Financing Receivable, Credit Quality Indicator [Line Items]
Financing receivable, originated in 2020	48,647
Financing receivable, originated in 2019	60,872
Financing receivable, originated in 2018	58,582
Financing receivable, originated in 2017	85,275
Financing receivable, originated in 2016	98,046
Financing receivable, originated in 2015 and prior	50,596
Financing receivable, revolving	0
Financing receivable, revolving, term	4,354
Total loans held for investment	406,372
Commercial Portfolio Segment | Owner occupied commercial real estate | 7- Special Mention
Financing Receivable, Credit Quality Indicator [Line Items]
Financing receivable, originated in 2020	0
Financing receivable, originated in 2019	0
Financing receivable, originated in 2018	5,977
Financing receivable, originated in 2017	3,529
Financing receivable, originated in 2016	0
Financing receivable, originated in 2015 and prior	0
Financing receivable, revolving	0
Financing receivable, revolving, term	69
Total loans held for investment	9,575
Commercial Portfolio Segment | Owner occupied commercial real estate | 8 - Substandard
Financing Receivable, Credit Quality Indicator [Line Items]
Financing receivable, originated in 2020	0
Financing receivable, originated in 2019	19,407
Financing receivable, originated in 2018	1,111
Financing receivable, originated in 2017	10,750
Financing receivable, originated in 2016	17,122
Financing receivable, originated in 2015 and prior	2,919
Financing receivable, revolving	0
Financing receivable, revolving, term	0
Total loans held for investment	51,309
Commercial Portfolio Segment | Commercial business
Financing Receivable, Credit Quality Indicator [Line Items]
Financing receivable, originated in 2020	345,540
Financing receivable, originated in 2019	79,780
Financing receivable, originated in 2018	61,095
Financing receivable, originated in 2017	31,547
Financing receivable, originated in 2016	20,302
Financing receivable, originated in 2015 and prior	15,973
Financing receivable, revolving	88,631
Financing receivable, revolving, term	2,855
Total loans held for investment	645,723	414,710
Financing receivable, originated in 2020, allowance for credit loss, charge-offs	0
Financing receivable, originated in 2019, allowance for credit loss, charge-offs	0
Financing receivable, originated in 2018, allowance for credit loss, charge-offs	0
Financing receivable, originated in 2017, allowance for credit loss, charge-offs	(42)
Financing receivable, originated in 2016, allowance for credit loss, charge-offs	(102)
Financing receivable, originated in 2015 and prior, allowance for credit loss, charge-offs	(496)
Financing receivable, revolving, allowance for credit loss, charge-offs	0
Financing receivable, revolving, term, allowance for credit loss, charge-offs	0
Financing receivable, allowance for credit loss, charge-offs	(640)	(315)
Financing receivable, originated in 2020, allowance for credit loss, recoveries	0
Financing receivable, originated in 2019, allowance for credit loss, recoveries	0
Financing receivable, originated in 2018, allowance for credit loss, recoveries	0
Financing receivable, originated in 2017, allowance for credit loss, recoveries	0
Financing receivable, originated in 2016, allowance for credit loss, recoveries	0
Financing receivable, originated in 2015 and prior, allowance for credit loss, recoveries	110
Financing receivable, revolving, allowance for credit loss, recoveries	0
Financing receivable, revolving, term, allowance for credit loss, recoveries	0
Financing receivable, allowance for credit loss, recoveries	110	$ 147
Financing receivable, originated in 2020, allowance for credit loss, (charge-offs) recoveries	0
Financing receivable, originated in 2019, allowance for credit loss, (charge-offs) recoveries	0
Financing receivable, originated in 2018, allowance for credit loss, (charge-offs) recoveries	0
Financing receivable, originated in 2017, allowance for credit loss, (charge-offs) recoveries	(42)
Financing receivable, originated in 2016, allowance for credit loss, (charge-offs) recoveries	(102)
Financing receivable, originated in 2015 and prior, allowance for credit loss, (charge-offs) recoveries	(386)
Financing receivable, revolving, allowance for credit loss, (charge-offs) recoveries	0
Financing receivable, revolving, term, allowance for credit loss, (charge-offs) recoveries	0
Financing receivable, allowance for credit loss, (charge-offs) recoveries	(530)
Commercial Portfolio Segment | Commercial business | 1-6 Pass
Financing Receivable, Credit Quality Indicator [Line Items]
Financing receivable, originated in 2020	345,540
Financing receivable, originated in 2019	63,020
Financing receivable, originated in 2018	47,710
Financing receivable, originated in 2017	22,556
Financing receivable, originated in 2016	18,411
Financing receivable, originated in 2015 and prior	14,972
Financing receivable, revolving	76,218
Financing receivable, revolving, term	2,577
Total loans held for investment	591,004
Commercial Portfolio Segment | Commercial business | 7- Special Mention
Financing Receivable, Credit Quality Indicator [Line Items]
Financing receivable, originated in 2020	0
Financing receivable, originated in 2019	10,837
Financing receivable, originated in 2018	2,058
Financing receivable, originated in 2017	6,653
Financing receivable, originated in 2016	0
Financing receivable, originated in 2015 and prior	0
Financing receivable, revolving	3,975
Financing receivable, revolving, term	166
Total loans held for investment	23,689
Commercial Portfolio Segment | Commercial business | 8 - Substandard
Financing Receivable, Credit Quality Indicator [Line Items]
Financing receivable, originated in 2020	0
Financing receivable, originated in 2019	5,923
Financing receivable, originated in 2018	11,327
Financing receivable, originated in 2017	2,338
Financing receivable, originated in 2016	1,891
Financing receivable, originated in 2015 and prior	1,001
Financing receivable, revolving	8,438
Financing receivable, revolving, term	112
Total loans held for investment	$ 31,030

LOANS AND CREDIT QUALITY - Coll

LOANS AND CREDIT QUALITY - Collateral Dependent Loans (Details) - USD ($) $ in Thousands	Dec. 31, 2020	Dec. 31, 2019
Accounts, Notes, Loans and Financing Receivable [Line Items]
Total LHFI	$ 5,244,180	$ 5,114,556
Commercial Portfolio Segment
Accounts, Notes, Loans and Financing Receivable [Line Items]
Total LHFI	3,924,304
Commercial Portfolio Segment | Commercial and Industrial Sector
Accounts, Notes, Loans and Financing Receivable [Line Items]
Total LHFI	1,112,979	892,026
Commercial Portfolio Segment | Owner occupied commercial real estate
Accounts, Notes, Loans and Financing Receivable [Line Items]
Total LHFI	467,256	477,316
Commercial Portfolio Segment | Commercial business
Accounts, Notes, Loans and Financing Receivable [Line Items]
Total LHFI	645,723	414,710
Consumer Portfolio Segment
Accounts, Notes, Loans and Financing Receivable [Line Items]
Total LHFI	1,319,876	1,626,082
Consumer Portfolio Segment | Single family
Accounts, Notes, Loans and Financing Receivable [Line Items]
Total LHFI	915,123	$ 1,072,706
Land
Accounts, Notes, Loans and Financing Receivable [Line Items]
Total LHFI	3,576
Land | Commercial Portfolio Segment | Commercial and Industrial Sector
Accounts, Notes, Loans and Financing Receivable [Line Items]
Total LHFI	3,576
Land | Commercial Portfolio Segment | Owner occupied commercial real estate
Accounts, Notes, Loans and Financing Receivable [Line Items]
Total LHFI	1,789
Land | Commercial Portfolio Segment | Commercial business
Accounts, Notes, Loans and Financing Receivable [Line Items]
Total LHFI	1,787
Land | Consumer Portfolio Segment
Accounts, Notes, Loans and Financing Receivable [Line Items]
Total LHFI	0
Land | Consumer Portfolio Segment | Single family
Accounts, Notes, Loans and Financing Receivable [Line Items]
Total LHFI	0
1-4 Family
Accounts, Notes, Loans and Financing Receivable [Line Items]
Total LHFI	3,002
1-4 Family | Commercial Portfolio Segment | Commercial and Industrial Sector
Accounts, Notes, Loans and Financing Receivable [Line Items]
Total LHFI	545
1-4 Family | Commercial Portfolio Segment | Owner occupied commercial real estate
Accounts, Notes, Loans and Financing Receivable [Line Items]
Total LHFI	0
1-4 Family | Commercial Portfolio Segment | Commercial business
Accounts, Notes, Loans and Financing Receivable [Line Items]
Total LHFI	545
1-4 Family | Consumer Portfolio Segment
Accounts, Notes, Loans and Financing Receivable [Line Items]
Total LHFI	2,457
1-4 Family | Consumer Portfolio Segment | Single family
Accounts, Notes, Loans and Financing Receivable [Line Items]
Total LHFI	2,457
Multifamily
Accounts, Notes, Loans and Financing Receivable [Line Items]
Total LHFI	0
Multifamily | Commercial Portfolio Segment | Commercial and Industrial Sector
Accounts, Notes, Loans and Financing Receivable [Line Items]
Total LHFI	0
Multifamily | Commercial Portfolio Segment | Owner occupied commercial real estate
Accounts, Notes, Loans and Financing Receivable [Line Items]
Total LHFI	0
Multifamily | Commercial Portfolio Segment | Commercial business
Accounts, Notes, Loans and Financing Receivable [Line Items]
Total LHFI	0
Multifamily | Consumer Portfolio Segment
Accounts, Notes, Loans and Financing Receivable [Line Items]
Total LHFI	0
Multifamily | Consumer Portfolio Segment | Single family
Accounts, Notes, Loans and Financing Receivable [Line Items]
Total LHFI	0
Non-residential real estate
Accounts, Notes, Loans and Financing Receivable [Line Items]
Total LHFI	3,133
Non-residential real estate | Commercial Portfolio Segment | Commercial and Industrial Sector
Accounts, Notes, Loans and Financing Receivable [Line Items]
Total LHFI	3,133
Non-residential real estate | Commercial Portfolio Segment | Owner occupied commercial real estate
Accounts, Notes, Loans and Financing Receivable [Line Items]
Total LHFI	3,133
Non-residential real estate | Commercial Portfolio Segment | Commercial business
Accounts, Notes, Loans and Financing Receivable [Line Items]
Total LHFI	0
Non-residential real estate | Consumer Portfolio Segment
Accounts, Notes, Loans and Financing Receivable [Line Items]
Total LHFI	0
Non-residential real estate | Consumer Portfolio Segment | Single family
Accounts, Notes, Loans and Financing Receivable [Line Items]
Total LHFI	0
Other non-real estate
Accounts, Notes, Loans and Financing Receivable [Line Items]
Total LHFI	2,882
Other non-real estate | Commercial Portfolio Segment | Commercial and Industrial Sector
Accounts, Notes, Loans and Financing Receivable [Line Items]
Total LHFI	2,882
Other non-real estate | Commercial Portfolio Segment | Owner occupied commercial real estate
Accounts, Notes, Loans and Financing Receivable [Line Items]
Total LHFI	0
Other non-real estate | Commercial Portfolio Segment | Commercial business
Accounts, Notes, Loans and Financing Receivable [Line Items]
Total LHFI	2,882
Other non-real estate | Consumer Portfolio Segment
Accounts, Notes, Loans and Financing Receivable [Line Items]
Total LHFI	0
Other non-real estate | Consumer Portfolio Segment | Single family
Accounts, Notes, Loans and Financing Receivable [Line Items]
Total LHFI	0
Total
Accounts, Notes, Loans and Financing Receivable [Line Items]
Total LHFI	12,593
Total | Commercial Portfolio Segment | Commercial and Industrial Sector
Accounts, Notes, Loans and Financing Receivable [Line Items]
Total LHFI	10,136
Total | Commercial Portfolio Segment | Owner occupied commercial real estate
Accounts, Notes, Loans and Financing Receivable [Line Items]
Total LHFI	4,922
Total | Commercial Portfolio Segment | Commercial business
Accounts, Notes, Loans and Financing Receivable [Line Items]
Total LHFI	5,214
Total | Consumer Portfolio Segment
Accounts, Notes, Loans and Financing Receivable [Line Items]
Total LHFI	2,457
Total | Consumer Portfolio Segment | Single family
Accounts, Notes, Loans and Financing Receivable [Line Items]
Total LHFI	$ 2,457

LOANS AND CREDIT QUALITY - Lo_3

LOANS AND CREDIT QUALITY - Loans on Nonaccrual with no related allowance (Details) - USD ($) $ in Thousands	Dec. 31, 2020	Dec. 31, 2019
Financing Receivable, Nonaccrual [Line Items]
Nonaccrual with no related ACL	$ 10,197	$ 7,507
Nonaccrual	20,722	12,861
Commercial Portfolio Segment
Financing Receivable, Nonaccrual [Line Items]
Nonaccrual with no related ACL	8,022	5,845
Nonaccrual	14,105	6,337
Commercial Portfolio Segment | Owner occupied commercial real estate
Financing Receivable, Nonaccrual [Line Items]
Nonaccrual with no related ACL	4,922	2,891
Nonaccrual	4,922	2,891
Commercial Portfolio Segment | Commercial business
Financing Receivable, Nonaccrual [Line Items]
Nonaccrual with no related ACL	3,100	2,954
Nonaccrual	9,183	3,446
Consumer Portfolio Segment
Financing Receivable, Nonaccrual [Line Items]
Nonaccrual with no related ACL	2,175	1,662
Nonaccrual	6,617	6,524
Consumer Portfolio Segment | Single family
Financing Receivable, Nonaccrual [Line Items]
Nonaccrual with no related ACL	2,173	1,652
Nonaccrual	4,883	5,364
Consumer Portfolio Segment | Home equity and other
Financing Receivable, Nonaccrual [Line Items]
Nonaccrual with no related ACL	2	10
Consumer Portfolio Segment | Home Equity Line Of Credit, Adjusted For Credit Analysis
Financing Receivable, Nonaccrual [Line Items]
Nonaccrual	$ 1,734	$ 1,160

LOANS AND CREDIT QUALITY - Agin

LOANS AND CREDIT QUALITY - Aging Analysis (Details) - USD ($) $ in Thousands	Dec. 31, 2020	Dec. 31, 2019
Financing Receivable, Past Due [Line Items]
Nonaccrual	$ 20,722	$ 12,861
Total past due and nonaccrual	35,140	43,771
Current	5,209,040	5,070,785
Total loans held for investment	$ 5,244,180	$ 5,114,556
Nonaccrual, percent of total loans	0.40%	0.25%
Past due and nonaccrual, percent of total loans	0.67%	0.86%
Not past due, percent of total loans	99.33%	99.14%
Percent of total loans	100.00%	100.00%
Net deferred loan fees and costs		$ 24,500
Federal Housing Administration, Veteran Affairs, Or Small Business Administration
Financing Receivable, Past Due [Line Items]
Total past due and nonaccrual	$ 14,700	28,400
Fair Value, Recurring
Financing Receivable, Past Due [Line Items]
Fair value of loans held for investment	7,108	3,468
Level 3 | Fair Value, Recurring
Financing Receivable, Past Due [Line Items]
Fair value of loans held for investment	7,108	3,468
30-59 days
Financing Receivable, Past Due [Line Items]
Total past due	$ 2,389	$ 6,575
Past due, percent of total loans	0.05%	0.13%
60-89 days
Financing Receivable, Past Due [Line Items]
Total past due	$ 553	$ 4,633
Past due, percent of total loans	0.01%	0.09%
90+ days
Financing Receivable, Past Due [Line Items]
Total past due	$ 11,476	$ 19,702
Past due, percent of total loans	0.22%	0.39%
Commercial Portfolio Segment
Financing Receivable, Past Due [Line Items]
Nonaccrual	$ 14,105	$ 6,337
Total loans held for investment	3,924,304
Commercial Portfolio Segment | Real Estate Sector
Financing Receivable, Past Due [Line Items]
Nonaccrual		0
Total past due and nonaccrual		0
Current		2,596,448
Total loans held for investment	2,811,325	2,596,448
Commercial Portfolio Segment | Real Estate Sector | 30-59 days
Financing Receivable, Past Due [Line Items]
Total past due		0
Commercial Portfolio Segment | Real Estate Sector | 60-89 days
Financing Receivable, Past Due [Line Items]
Total past due		0
Commercial Portfolio Segment | Real Estate Sector | 90+ days
Financing Receivable, Past Due [Line Items]
Total past due		0
Commercial Portfolio Segment | Commercial and Industrial Sector
Financing Receivable, Past Due [Line Items]
Nonaccrual	14,105	6,337
Total past due and nonaccrual	14,105	6,381
Current	1,098,874	885,645
Total loans held for investment	1,112,979	892,026
Commercial Portfolio Segment | Commercial and Industrial Sector | 30-59 days
Financing Receivable, Past Due [Line Items]
Total past due	0	44
Commercial Portfolio Segment | Commercial and Industrial Sector | 60-89 days
Financing Receivable, Past Due [Line Items]
Total past due	0	0
Commercial Portfolio Segment | Commercial and Industrial Sector | 90+ days
Financing Receivable, Past Due [Line Items]
Total past due	0	0
Commercial Portfolio Segment | Non-owner occupied commercial real estate
Financing Receivable, Past Due [Line Items]
Nonaccrual	0	0
Total past due and nonaccrual	0	0
Current	829,538	895,546
Total loans held for investment	829,538	895,546
Commercial Portfolio Segment | Non-owner occupied commercial real estate | 30-59 days
Financing Receivable, Past Due [Line Items]
Total past due	0	0
Commercial Portfolio Segment | Non-owner occupied commercial real estate | 60-89 days
Financing Receivable, Past Due [Line Items]
Total past due	0	0
Commercial Portfolio Segment | Non-owner occupied commercial real estate | 90+ days
Financing Receivable, Past Due [Line Items]
Total past due	0	0
Commercial Portfolio Segment | Multifamily
Financing Receivable, Past Due [Line Items]
Nonaccrual	0	0
Total past due and nonaccrual	0	0
Current	1,428,092	999,140
Total loans held for investment	1,428,092	999,140
Commercial Portfolio Segment | Multifamily | 30-59 days
Financing Receivable, Past Due [Line Items]
Total past due	0	0
Commercial Portfolio Segment | Multifamily | 60-89 days
Financing Receivable, Past Due [Line Items]
Total past due	0	0
Commercial Portfolio Segment | Multifamily | 90+ days
Financing Receivable, Past Due [Line Items]
Total past due	0	0
Commercial Portfolio Segment | Construction/land development
Financing Receivable, Past Due [Line Items]
Nonaccrual		0
Total past due and nonaccrual		0
Current		701,762
Total loans held for investment	553,695	701,762
Commercial Portfolio Segment | Construction/land development | 30-59 days
Financing Receivable, Past Due [Line Items]
Total past due		0
Commercial Portfolio Segment | Construction/land development | 60-89 days
Financing Receivable, Past Due [Line Items]
Total past due		0
Commercial Portfolio Segment | Construction/land development | 90+ days
Financing Receivable, Past Due [Line Items]
Total past due		0
Commercial Portfolio Segment | Multifamily construction
Financing Receivable, Past Due [Line Items]
Nonaccrual	0
Total past due and nonaccrual	0
Current	115,329
Total loans held for investment	115,329
Commercial Portfolio Segment | Multifamily construction | 30-59 days
Financing Receivable, Past Due [Line Items]
Total past due	0
Commercial Portfolio Segment | Multifamily construction | 60-89 days
Financing Receivable, Past Due [Line Items]
Total past due	0
Commercial Portfolio Segment | Multifamily construction | 90+ days
Financing Receivable, Past Due [Line Items]
Total past due	0
Commercial Portfolio Segment | Commercial real estate construction
Financing Receivable, Past Due [Line Items]
Nonaccrual	0
Total past due and nonaccrual	0
Current	27,285
Total loans held for investment	27,285
Commercial Portfolio Segment | Commercial real estate construction | 30-59 days
Financing Receivable, Past Due [Line Items]
Total past due	0
Commercial Portfolio Segment | Commercial real estate construction | 60-89 days
Financing Receivable, Past Due [Line Items]
Total past due	0
Commercial Portfolio Segment | Commercial real estate construction | 90+ days
Financing Receivable, Past Due [Line Items]
Total past due	0
Commercial Portfolio Segment | Single family construction
Financing Receivable, Past Due [Line Items]
Nonaccrual	0
Total past due and nonaccrual	0
Current	259,170
Total loans held for investment	259,170
Commercial Portfolio Segment | Single family construction | 30-59 days
Financing Receivable, Past Due [Line Items]
Total past due	0
Commercial Portfolio Segment | Single family construction | 60-89 days
Financing Receivable, Past Due [Line Items]
Total past due	0
Commercial Portfolio Segment | Single family construction | 90+ days
Financing Receivable, Past Due [Line Items]
Total past due	0
Commercial Portfolio Segment | Single family construction to permanent
Financing Receivable, Past Due [Line Items]
Nonaccrual	0
Total past due and nonaccrual	0
Current	151,911
Total loans held for investment	151,911
Commercial Portfolio Segment | Single family construction to permanent | 30-59 days
Financing Receivable, Past Due [Line Items]
Total past due	0
Total loans held for investment	0
Commercial Portfolio Segment | Single family construction to permanent | 60-89 days
Financing Receivable, Past Due [Line Items]
Total past due	0
Total loans held for investment	0
Commercial Portfolio Segment | Single family construction to permanent | 90+ days
Financing Receivable, Past Due [Line Items]
Total past due	0
Total loans held for investment	0
Commercial Portfolio Segment | Owner occupied commercial real estate
Financing Receivable, Past Due [Line Items]
Nonaccrual	4,922	2,891
Total past due and nonaccrual	4,922	2,891
Current	462,334	474,425
Total loans held for investment	467,256	477,316
Commercial Portfolio Segment | Owner occupied commercial real estate | 30-59 days
Financing Receivable, Past Due [Line Items]
Total past due	0	0
Commercial Portfolio Segment | Owner occupied commercial real estate | 60-89 days
Financing Receivable, Past Due [Line Items]
Total past due	0	0
Commercial Portfolio Segment | Owner occupied commercial real estate | 90+ days
Financing Receivable, Past Due [Line Items]
Total past due	0	0
Commercial Portfolio Segment | Commercial business
Financing Receivable, Past Due [Line Items]
Nonaccrual	9,183	3,446
Total past due and nonaccrual	9,183	3,490
Current	636,540	411,220
Total loans held for investment	645,723	414,710
Commercial Portfolio Segment | Commercial business | 30-59 days
Financing Receivable, Past Due [Line Items]
Total past due	0	44
Commercial Portfolio Segment | Commercial business | 60-89 days
Financing Receivable, Past Due [Line Items]
Total past due	0	0
Commercial Portfolio Segment | Commercial business | 90+ days
Financing Receivable, Past Due [Line Items]
Total past due	0	0
Commercial Portfolio Segment, Adjusted For Credit Analysis | Real Estate Sector
Financing Receivable, Past Due [Line Items]
Nonaccrual	0
Total past due and nonaccrual	0
Current	2,811,325
Total loans held for investment	2,811,325
Commercial Portfolio Segment, Adjusted For Credit Analysis | Real Estate Sector | 30-59 days
Financing Receivable, Past Due [Line Items]
Total past due	0
Commercial Portfolio Segment, Adjusted For Credit Analysis | Real Estate Sector | 60-89 days
Financing Receivable, Past Due [Line Items]
Total past due	0
Commercial Portfolio Segment, Adjusted For Credit Analysis | Real Estate Sector | 90+ days
Financing Receivable, Past Due [Line Items]
Total past due	0
Consumer Portfolio Segment
Financing Receivable, Past Due [Line Items]
Nonaccrual	6,617	6,524
Total loans held for investment	1,319,876	1,626,082
Consumer Portfolio Segment | Single family
Financing Receivable, Past Due [Line Items]
Nonaccrual	4,883	5,364
Total past due and nonaccrual	18,938	35,021
Current	896,185	1,037,685
Total loans held for investment	915,123	1,072,706
Consumer Portfolio Segment | Single family | 30-59 days
Financing Receivable, Past Due [Line Items]
Total past due	2,161	5,694
Total loans held for investment	1,278
Consumer Portfolio Segment | Single family | 60-89 days
Financing Receivable, Past Due [Line Items]
Total past due	418	4,261
Total loans held for investment	0
Consumer Portfolio Segment | Single family | 90+ days
Financing Receivable, Past Due [Line Items]
Total past due	11,476	19,702
Total loans held for investment	2,934
Consumer Portfolio Segment | Home Equity Line Of Credit, Adjusted For Credit Analysis
Financing Receivable, Past Due [Line Items]
Nonaccrual	1,734	1,160
Total past due and nonaccrual	2,097	2,369
Current	402,656	551,007
Total loans held for investment	404,753	553,376
Consumer Portfolio Segment | Home Equity Line Of Credit, Adjusted For Credit Analysis | 30-59 days
Financing Receivable, Past Due [Line Items]
Total past due	228	837
Total loans held for investment	228
Consumer Portfolio Segment | Home Equity Line Of Credit, Adjusted For Credit Analysis | 60-89 days
Financing Receivable, Past Due [Line Items]
Total past due	135	372
Total loans held for investment	142
Consumer Portfolio Segment | Home Equity Line Of Credit, Adjusted For Credit Analysis | 90+ days
Financing Receivable, Past Due [Line Items]
Total past due	0	0
Total loans held for investment	892
Consumer Portfolio Segment, Adjusted For Credit Analysis
Financing Receivable, Past Due [Line Items]
Nonaccrual	6,617	6,524
Total past due and nonaccrual	21,035	37,390
Current	1,298,841	1,588,692
Total loans held for investment	1,319,876	1,626,082
Consumer Portfolio Segment, Adjusted For Credit Analysis | 30-59 days
Financing Receivable, Past Due [Line Items]
Total past due	2,389	6,531
Consumer Portfolio Segment, Adjusted For Credit Analysis | 60-89 days
Financing Receivable, Past Due [Line Items]
Total past due	553	4,633
Consumer Portfolio Segment, Adjusted For Credit Analysis | 90+ days
Financing Receivable, Past Due [Line Items]
Total past due	$ 11,476	$ 19,702

LOANS AND CREDIT QUALITY - TDRs

LOANS AND CREDIT QUALITY - TDRs (Details) $ in Thousands	12 Months Ended
	Dec. 31, 2020USD ($)loan	Dec. 31, 2019USD ($)loan	Dec. 31, 2018USD ($)loan
Financing Receivable, Impaired [Line Items]
Number of loan modifications - TDR | loan	43,000	143	172
Recorded investment - TDR	$ 10,477	$ 40,610	$ 35,067
Related charge-offs - TDR	$ 0	$ 0	$ 0
Consumer Portfolio Segment
Financing Receivable, Impaired [Line Items]
Number of loan modifications - TDR | loan	41,000	140	170
Recorded investment - TDR	$ 8,674	$ 29,836	$ 34,800
Related charge-offs - TDR	$ 0	$ 0	$ 0
Commercial and Industrial Sector | Commercial Portfolio Segment
Financing Receivable, Impaired [Line Items]
Number of loan modifications - TDR | loan	2,000	2	2
Recorded investment - TDR	$ 1,803	$ 6,099	$ 267
Related charge-offs - TDR	$ 0	$ 0	$ 0
Payment restructure
Financing Receivable, Impaired [Line Items]
Number of loan modifications - TDR | loan	16,000	122	155
Recorded investment - TDR	$ 4,498	$ 36,685	$ 31,893
Related charge-offs - TDR	$ 0	$ 0	$ 0
Payment restructure | Commercial Portfolio Segment | Construction/land development
Financing Receivable, Impaired [Line Items]
Number of loan modifications - TDR | loan		1
Recorded investment - TDR		$ 4,675
Related charge-offs - TDR		$ 0
Payment restructure | Commercial Portfolio Segment | Owner occupied commercial real estate
Financing Receivable, Impaired [Line Items]
Number of loan modifications - TDR | loan	1,000	1
Recorded investment - TDR	$ 678	$ 5,840
Related charge-offs - TDR	$ 0	$ 0
Payment restructure | Commercial Portfolio Segment | Commercial business
Financing Receivable, Impaired [Line Items]
Number of loan modifications - TDR | loan	1,000	1	2
Recorded investment - TDR	$ 1,125	$ 259	$ 267
Related charge-offs - TDR	$ 0	$ 0	$ 0
Payment restructure | Consumer Portfolio Segment
Financing Receivable, Impaired [Line Items]
Number of loan modifications - TDR | loan		119
Recorded investment - TDR		$ 25,911
Related charge-offs - TDR		$ 0
Payment restructure | Consumer Portfolio Segment | Single family
Financing Receivable, Impaired [Line Items]
Number of loan modifications - TDR | loan	14,000	118	153
Recorded investment - TDR	$ 2,695	$ 25,795	$ 31,626
Related charge-offs - TDR	$ 0	$ 0	$ 0
Payment restructure | Consumer Portfolio Segment | Home equity and other
Financing Receivable, Impaired [Line Items]
Number of loan modifications - TDR | loan		1
Recorded investment - TDR		$ 116
Related charge-offs - TDR		$ 0
Payment restructure | Real Estate Sector | Commercial Portfolio Segment
Financing Receivable, Impaired [Line Items]
Number of loan modifications - TDR | loan		1
Recorded investment - TDR		$ 4,675
Related charge-offs - TDR		$ 0
Payment restructure | Commercial and Industrial Sector | Commercial Portfolio Segment
Financing Receivable, Impaired [Line Items]
Number of loan modifications - TDR | loan	2,000	2
Recorded investment - TDR	$ 1,803	$ 6,099
Related charge-offs - TDR	$ 0	$ 0
Interest rate reduction
Financing Receivable, Impaired [Line Items]
Number of loan modifications - TDR | loan	27,000	21	17
Recorded investment - TDR	$ 5,979	$ 3,925	$ 3,174
Related charge-offs - TDR	$ 0	$ 0	$ 0
Interest rate reduction | Consumer Portfolio Segment
Financing Receivable, Impaired [Line Items]
Number of loan modifications - TDR | loan		21
Recorded investment - TDR		$ 3,925
Related charge-offs - TDR		$ 0
Interest rate reduction | Consumer Portfolio Segment | Single family
Financing Receivable, Impaired [Line Items]
Number of loan modifications - TDR | loan	27,000	21	17
Recorded investment - TDR	$ 5,979	$ 3,925	$ 3,174
Related charge-offs - TDR	$ 0	$ 0	$ 0

LOANS AND CREDIT QUALITY - TDR

LOANS AND CREDIT QUALITY - TDR Re-defaults (Details) - Consumer Portfolio Segment - Single family $ in Thousands	12 Months Ended
	Dec. 31, 2020USD ($)loan	Dec. 31, 2019USD ($)loan
Financing Receivable, Troubled Debt Restructuring [Line Items]
Number of loan relationships that re-defaulted | loan	20	13
Recorded investment | $	$ 3,809	$ 3,059

LOANS AND CREDIT QUALITY - Lo_4

LOANS AND CREDIT QUALITY - Loan Grades by Loan Portfolio (Details) - USD ($) $ in Thousands	Dec. 31, 2020	Dec. 31, 2019
Designated Loan Grades by Loan Portfolio Segment and Loan Class [Abstract]
Loans before allowance, net of deferred loan fees and costs	$ 5,244,180	$ 5,114,556
Fair Value, Recurring
Designated Loan Grades by Loan Portfolio Segment and Loan Class [Abstract]
Fair value of loans held for investment	7,108	3,468
Level 3 | Fair Value, Recurring
Designated Loan Grades by Loan Portfolio Segment and Loan Class [Abstract]
Fair value of loans held for investment	7,108	3,468
Commercial Portfolio Segment
Designated Loan Grades by Loan Portfolio Segment and Loan Class [Abstract]
Loans before allowance, net of deferred loan fees and costs	3,924,304
Commercial Portfolio Segment | Real Estate Sector
Designated Loan Grades by Loan Portfolio Segment and Loan Class [Abstract]
Loans before allowance, net of deferred loan fees and costs	2,811,325	2,596,448
Commercial Portfolio Segment | Commercial and Industrial Sector
Designated Loan Grades by Loan Portfolio Segment and Loan Class [Abstract]
Loans before allowance, net of deferred loan fees and costs	1,112,979	892,026
Commercial Portfolio Segment | Non-owner occupied commercial real estate
Designated Loan Grades by Loan Portfolio Segment and Loan Class [Abstract]
Loans before allowance, net of deferred loan fees and costs	829,538	895,546
Commercial Portfolio Segment | Multifamily
Designated Loan Grades by Loan Portfolio Segment and Loan Class [Abstract]
Loans before allowance, net of deferred loan fees and costs	1,428,092	999,140
Commercial Portfolio Segment | Construction/land development
Designated Loan Grades by Loan Portfolio Segment and Loan Class [Abstract]
Loans before allowance, net of deferred loan fees and costs	553,695	701,762
Commercial Portfolio Segment | Owner occupied commercial real estate
Designated Loan Grades by Loan Portfolio Segment and Loan Class [Abstract]
Loans before allowance, net of deferred loan fees and costs	467,256	477,316
Commercial Portfolio Segment | Commercial business
Designated Loan Grades by Loan Portfolio Segment and Loan Class [Abstract]
Loans before allowance, net of deferred loan fees and costs	645,723	414,710
Consumer Portfolio Segment
Designated Loan Grades by Loan Portfolio Segment and Loan Class [Abstract]
Loans before allowance, net of deferred loan fees and costs	1,319,876	1,626,082
Consumer Portfolio Segment | Single family
Designated Loan Grades by Loan Portfolio Segment and Loan Class [Abstract]
Loans before allowance, net of deferred loan fees and costs	915,123	1,072,706
Consumer Portfolio Segment | Home equity and other
Designated Loan Grades by Loan Portfolio Segment and Loan Class [Abstract]
Loans before allowance, net of deferred loan fees and costs	$ 404,753	553,376
Financial Asset, Other than Financial Asset Acquired with Credit Deterioration
Designated Loan Grades by Loan Portfolio Segment and Loan Class [Abstract]
Loans before allowance, net of deferred loan fees and costs		5,090,103
Financial Asset, Other than Financial Asset Acquired with Credit Deterioration | Level 3 | Fair Value, Recurring
Designated Loan Grades by Loan Portfolio Segment and Loan Class [Abstract]
Fair value of loans held for investment		3,500
Financial Asset, Other than Financial Asset Acquired with Credit Deterioration | Pass
Designated Loan Grades by Loan Portfolio Segment and Loan Class [Abstract]
Loans before allowance, net of deferred loan fees and costs		5,022,486
Financial Asset, Other than Financial Asset Acquired with Credit Deterioration | Special mention
Designated Loan Grades by Loan Portfolio Segment and Loan Class [Abstract]
Loans before allowance, net of deferred loan fees and costs		52,534
Financial Asset, Other than Financial Asset Acquired with Credit Deterioration | Substandard
Designated Loan Grades by Loan Portfolio Segment and Loan Class [Abstract]
Loans before allowance, net of deferred loan fees and costs		15,083
Financial Asset, Other than Financial Asset Acquired with Credit Deterioration | Commercial Portfolio Segment | Real Estate Sector
Designated Loan Grades by Loan Portfolio Segment and Loan Class [Abstract]
Loans before allowance, net of deferred loan fees and costs		2,593,793
Financial Asset, Other than Financial Asset Acquired with Credit Deterioration | Commercial Portfolio Segment | Real Estate Sector | Pass
Designated Loan Grades by Loan Portfolio Segment and Loan Class [Abstract]
Loans before allowance, net of deferred loan fees and costs		2,572,839
Financial Asset, Other than Financial Asset Acquired with Credit Deterioration | Commercial Portfolio Segment | Real Estate Sector | Special mention
Designated Loan Grades by Loan Portfolio Segment and Loan Class [Abstract]
Loans before allowance, net of deferred loan fees and costs		20,954
Financial Asset, Other than Financial Asset Acquired with Credit Deterioration | Commercial Portfolio Segment | Real Estate Sector | Substandard
Designated Loan Grades by Loan Portfolio Segment and Loan Class [Abstract]
Loans before allowance, net of deferred loan fees and costs		0
Financial Asset, Other than Financial Asset Acquired with Credit Deterioration | Commercial Portfolio Segment | Commercial and Industrial Sector
Designated Loan Grades by Loan Portfolio Segment and Loan Class [Abstract]
Loans before allowance, net of deferred loan fees and costs		893,052
Financial Asset, Other than Financial Asset Acquired with Credit Deterioration | Commercial Portfolio Segment | Commercial and Industrial Sector | Pass
Designated Loan Grades by Loan Portfolio Segment and Loan Class [Abstract]
Loans before allowance, net of deferred loan fees and costs		862,379
Financial Asset, Other than Financial Asset Acquired with Credit Deterioration | Commercial Portfolio Segment | Commercial and Industrial Sector | Special mention
Designated Loan Grades by Loan Portfolio Segment and Loan Class [Abstract]
Loans before allowance, net of deferred loan fees and costs		22,114
Financial Asset, Other than Financial Asset Acquired with Credit Deterioration | Commercial Portfolio Segment | Commercial and Industrial Sector | Substandard
Designated Loan Grades by Loan Portfolio Segment and Loan Class [Abstract]
Loans before allowance, net of deferred loan fees and costs		8,559
Financial Asset, Other than Financial Asset Acquired with Credit Deterioration | Commercial Portfolio Segment | Non-owner occupied commercial real estate
Designated Loan Grades by Loan Portfolio Segment and Loan Class [Abstract]
Loans before allowance, net of deferred loan fees and costs		894,896
Financial Asset, Other than Financial Asset Acquired with Credit Deterioration | Commercial Portfolio Segment | Non-owner occupied commercial real estate | Pass
Designated Loan Grades by Loan Portfolio Segment and Loan Class [Abstract]
Loans before allowance, net of deferred loan fees and costs		894,896
Financial Asset, Other than Financial Asset Acquired with Credit Deterioration | Commercial Portfolio Segment | Non-owner occupied commercial real estate | Special mention
Designated Loan Grades by Loan Portfolio Segment and Loan Class [Abstract]
Loans before allowance, net of deferred loan fees and costs		0
Financial Asset, Other than Financial Asset Acquired with Credit Deterioration | Commercial Portfolio Segment | Non-owner occupied commercial real estate | Substandard
Designated Loan Grades by Loan Portfolio Segment and Loan Class [Abstract]
Loans before allowance, net of deferred loan fees and costs		0
Financial Asset, Other than Financial Asset Acquired with Credit Deterioration | Commercial Portfolio Segment | Multifamily
Designated Loan Grades by Loan Portfolio Segment and Loan Class [Abstract]
Loans before allowance, net of deferred loan fees and costs		996,498
Financial Asset, Other than Financial Asset Acquired with Credit Deterioration | Commercial Portfolio Segment | Multifamily | Pass
Designated Loan Grades by Loan Portfolio Segment and Loan Class [Abstract]
Loans before allowance, net of deferred loan fees and costs		996,498
Financial Asset, Other than Financial Asset Acquired with Credit Deterioration | Commercial Portfolio Segment | Multifamily | Special mention
Designated Loan Grades by Loan Portfolio Segment and Loan Class [Abstract]
Loans before allowance, net of deferred loan fees and costs		0
Financial Asset, Other than Financial Asset Acquired with Credit Deterioration | Commercial Portfolio Segment | Multifamily | Substandard
Designated Loan Grades by Loan Portfolio Segment and Loan Class [Abstract]
Loans before allowance, net of deferred loan fees and costs		0
Financial Asset, Other than Financial Asset Acquired with Credit Deterioration | Commercial Portfolio Segment | Construction/land development
Designated Loan Grades by Loan Portfolio Segment and Loan Class [Abstract]
Loans before allowance, net of deferred loan fees and costs		702,399
Financial Asset, Other than Financial Asset Acquired with Credit Deterioration | Commercial Portfolio Segment | Construction/land development | Pass
Designated Loan Grades by Loan Portfolio Segment and Loan Class [Abstract]
Loans before allowance, net of deferred loan fees and costs		681,445
Financial Asset, Other than Financial Asset Acquired with Credit Deterioration | Commercial Portfolio Segment | Construction/land development | Special mention
Designated Loan Grades by Loan Portfolio Segment and Loan Class [Abstract]
Loans before allowance, net of deferred loan fees and costs		20,954
Financial Asset, Other than Financial Asset Acquired with Credit Deterioration | Commercial Portfolio Segment | Construction/land development | Substandard
Designated Loan Grades by Loan Portfolio Segment and Loan Class [Abstract]
Loans before allowance, net of deferred loan fees and costs		0
Financial Asset, Other than Financial Asset Acquired with Credit Deterioration | Commercial Portfolio Segment | Owner occupied commercial real estate
Designated Loan Grades by Loan Portfolio Segment and Loan Class [Abstract]
Loans before allowance, net of deferred loan fees and costs		478,172
Financial Asset, Other than Financial Asset Acquired with Credit Deterioration | Commercial Portfolio Segment | Owner occupied commercial real estate | Pass
Designated Loan Grades by Loan Portfolio Segment and Loan Class [Abstract]
Loans before allowance, net of deferred loan fees and costs		460,319
Financial Asset, Other than Financial Asset Acquired with Credit Deterioration | Commercial Portfolio Segment | Owner occupied commercial real estate | Special mention
Designated Loan Grades by Loan Portfolio Segment and Loan Class [Abstract]
Loans before allowance, net of deferred loan fees and costs		12,709
Financial Asset, Other than Financial Asset Acquired with Credit Deterioration | Commercial Portfolio Segment | Owner occupied commercial real estate | Substandard
Designated Loan Grades by Loan Portfolio Segment and Loan Class [Abstract]
Loans before allowance, net of deferred loan fees and costs		5,144
Financial Asset, Other than Financial Asset Acquired with Credit Deterioration | Commercial Portfolio Segment | Commercial business
Designated Loan Grades by Loan Portfolio Segment and Loan Class [Abstract]
Loans before allowance, net of deferred loan fees and costs		414,880
Financial Asset, Other than Financial Asset Acquired with Credit Deterioration | Commercial Portfolio Segment | Commercial business | Pass
Designated Loan Grades by Loan Portfolio Segment and Loan Class [Abstract]
Loans before allowance, net of deferred loan fees and costs		402,060
Financial Asset, Other than Financial Asset Acquired with Credit Deterioration | Commercial Portfolio Segment | Commercial business | Special mention
Designated Loan Grades by Loan Portfolio Segment and Loan Class [Abstract]
Loans before allowance, net of deferred loan fees and costs		9,405
Financial Asset, Other than Financial Asset Acquired with Credit Deterioration | Commercial Portfolio Segment | Commercial business | Substandard
Designated Loan Grades by Loan Portfolio Segment and Loan Class [Abstract]
Loans before allowance, net of deferred loan fees and costs		3,415
Financial Asset, Other than Financial Asset Acquired with Credit Deterioration | Consumer Portfolio Segment
Designated Loan Grades by Loan Portfolio Segment and Loan Class [Abstract]
Loans before allowance, net of deferred loan fees and costs		1,603,258
Financial Asset, Other than Financial Asset Acquired with Credit Deterioration | Consumer Portfolio Segment | Pass
Designated Loan Grades by Loan Portfolio Segment and Loan Class [Abstract]
Loans before allowance, net of deferred loan fees and costs		1,587,268
Financial Asset, Other than Financial Asset Acquired with Credit Deterioration | Consumer Portfolio Segment | Special mention
Designated Loan Grades by Loan Portfolio Segment and Loan Class [Abstract]
Loans before allowance, net of deferred loan fees and costs		9,466
Financial Asset, Other than Financial Asset Acquired with Credit Deterioration | Consumer Portfolio Segment | Substandard
Designated Loan Grades by Loan Portfolio Segment and Loan Class [Abstract]
Loans before allowance, net of deferred loan fees and costs		6,524
Financial Asset, Other than Financial Asset Acquired with Credit Deterioration | Consumer Portfolio Segment | Single family
Designated Loan Grades by Loan Portfolio Segment and Loan Class [Abstract]
Loans before allowance, net of deferred loan fees and costs		1,070,332
Financial Asset, Other than Financial Asset Acquired with Credit Deterioration | Consumer Portfolio Segment | Single family | Pass
Designated Loan Grades by Loan Portfolio Segment and Loan Class [Abstract]
Loans before allowance, net of deferred loan fees and costs		1,056,166
Financial Asset, Other than Financial Asset Acquired with Credit Deterioration | Consumer Portfolio Segment | Single family | Special mention
Designated Loan Grades by Loan Portfolio Segment and Loan Class [Abstract]
Loans before allowance, net of deferred loan fees and costs		8,802
Financial Asset, Other than Financial Asset Acquired with Credit Deterioration | Consumer Portfolio Segment | Single family | Substandard
Designated Loan Grades by Loan Portfolio Segment and Loan Class [Abstract]
Loans before allowance, net of deferred loan fees and costs		5,364
Financial Asset, Other than Financial Asset Acquired with Credit Deterioration | Consumer Portfolio Segment | Home equity and other
Designated Loan Grades by Loan Portfolio Segment and Loan Class [Abstract]
Loans before allowance, net of deferred loan fees and costs		532,926
Financial Asset, Other than Financial Asset Acquired with Credit Deterioration | Consumer Portfolio Segment | Home equity and other | Pass
Designated Loan Grades by Loan Portfolio Segment and Loan Class [Abstract]
Loans before allowance, net of deferred loan fees and costs		531,102
Financial Asset, Other than Financial Asset Acquired with Credit Deterioration | Consumer Portfolio Segment | Home equity and other | Special mention
Designated Loan Grades by Loan Portfolio Segment and Loan Class [Abstract]
Loans before allowance, net of deferred loan fees and costs		664
Financial Asset, Other than Financial Asset Acquired with Credit Deterioration | Consumer Portfolio Segment | Home equity and other | Substandard
Designated Loan Grades by Loan Portfolio Segment and Loan Class [Abstract]
Loans before allowance, net of deferred loan fees and costs		$ 1,160

LOANS AND CREDIT QUALITY - Reco

LOANS AND CREDIT QUALITY - Recorded Investment in Loans by Impairment Methodology (Details) - USD ($) $ in Thousands	Dec. 31, 2020	Dec. 31, 2019
Accounts, Notes, Loans and Financing Receivable [Line Items]
Allowance: collectively evaluated for impairment		$ 42,684
Allowance: individually evaluated for impairment		153
Total		42,837
Loans: collectively evaluated for impairment		5,017,884
Loans: individually evaluated for impairment		68,751
Total		5,086,635
Fair Value, Recurring
Accounts, Notes, Loans and Financing Receivable [Line Items]
Fair value of loans held for investment	$ 7,108	3,468
Fair Value, Recurring | Level 3
Accounts, Notes, Loans and Financing Receivable [Line Items]
Fair value of loans held for investment	7,108	3,468
Estimate of Fair Value Measurement
Accounts, Notes, Loans and Financing Receivable [Line Items]
Fair value of loans held for investment	5,327,711	5,139,078
Estimate of Fair Value Measurement | Level 3
Accounts, Notes, Loans and Financing Receivable [Line Items]
Fair value of loans held for investment	5,327,711	5,139,078
Estimate of Fair Value Measurement | Fair Value, Recurring | Level 3
Accounts, Notes, Loans and Financing Receivable [Line Items]
Loans: collectively evaluated for impairment		0
Loans: individually evaluated for impairment		0
Fair value of loans held for investment		3,468
Carrying value
Accounts, Notes, Loans and Financing Receivable [Line Items]
Loans: collectively evaluated for impairment		5,017,884
Loans: individually evaluated for impairment		68,751
Total		5,090,103
Fair value of loans held for investment	$ 5,172,778	5,069,316
Commercial Portfolio Segment | Real Estate Sector
Accounts, Notes, Loans and Financing Receivable [Line Items]
Allowance: collectively evaluated for impairment		22,943
Allowance: individually evaluated for impairment		0
Total		22,943
Loans: collectively evaluated for impairment		2,593,793
Loans: individually evaluated for impairment		0
Total		2,593,793
Commercial Portfolio Segment | Commercial and Industrial Sector
Accounts, Notes, Loans and Financing Receivable [Line Items]
Allowance: collectively evaluated for impairment		6,593
Allowance: individually evaluated for impairment		8
Total		6,601
Loans: collectively evaluated for impairment		886,667
Loans: individually evaluated for impairment		6,385
Total		893,052
Commercial Portfolio Segment | Non-owner occupied commercial real estate
Accounts, Notes, Loans and Financing Receivable [Line Items]
Allowance: collectively evaluated for impairment		7,249
Allowance: individually evaluated for impairment		0
Total		7,249
Loans: collectively evaluated for impairment		894,896
Loans: individually evaluated for impairment		0
Total		894,896
Commercial Portfolio Segment | Multifamily
Accounts, Notes, Loans and Financing Receivable [Line Items]
Allowance: collectively evaluated for impairment		7,015
Allowance: individually evaluated for impairment		0
Total		7,015
Loans: collectively evaluated for impairment		996,498
Loans: individually evaluated for impairment		0
Total		996,498
Commercial Portfolio Segment | Construction/land development
Accounts, Notes, Loans and Financing Receivable [Line Items]
Allowance: collectively evaluated for impairment		8,679
Allowance: individually evaluated for impairment		0
Total		8,679
Loans: collectively evaluated for impairment		702,399
Loans: individually evaluated for impairment		0
Total		702,399
Commercial Portfolio Segment | Owner occupied commercial real estate
Accounts, Notes, Loans and Financing Receivable [Line Items]
Allowance: collectively evaluated for impairment		3,640
Allowance: individually evaluated for impairment		0
Total		3,640
Loans: collectively evaluated for impairment		475,281
Loans: individually evaluated for impairment		2,891
Total		478,172
Commercial Portfolio Segment | Commercial business
Accounts, Notes, Loans and Financing Receivable [Line Items]
Allowance: collectively evaluated for impairment		2,953
Allowance: individually evaluated for impairment		8
Total		2,961
Loans: collectively evaluated for impairment		411,386
Loans: individually evaluated for impairment		3,494
Total		414,880
Consumer Portfolio Segment
Accounts, Notes, Loans and Financing Receivable [Line Items]
Allowance: collectively evaluated for impairment		13,148
Allowance: individually evaluated for impairment		145
Total		13,293
Loans: collectively evaluated for impairment		1,537,424
Loans: individually evaluated for impairment		62,366
Total		1,599,790
Consumer Portfolio Segment | Single family
Accounts, Notes, Loans and Financing Receivable [Line Items]
Allowance: collectively evaluated for impairment		6,333
Allowance: individually evaluated for impairment		117
Total		6,450
Loans: collectively evaluated for impairment		1,005,386
Loans: individually evaluated for impairment		61,503
Total		1,066,889
Consumer Portfolio Segment | Home equity and other
Accounts, Notes, Loans and Financing Receivable [Line Items]
Allowance: collectively evaluated for impairment		6,815
Allowance: individually evaluated for impairment		28
Total		6,843
Loans: collectively evaluated for impairment		532,038
Loans: individually evaluated for impairment		863
Total		$ 532,901

LOANS AND CREDIT QUALITY - Impa

LOANS AND CREDIT QUALITY - Impaired Loans by Loan Class (Details) $ in Thousands	Dec. 31, 2019USD ($)
Impaired loans by loan portfolio segment and loan class [Abstract]
Recorded investment With no related allowance recorded	$ 66,326
Recorded investment With related allowance recorded	2,425
Total Recorded investment	68,751
Unpaid principal balance With no related allowance recorded	67,200
Unpaid principal balance With related allowance recorded	2,804
Total Unpaid principal balance	70,004
Related allowance	153
Commercial Portfolio Segment | Commercial and Industrial Sector
Impaired loans by loan portfolio segment and loan class [Abstract]
Recorded investment With no related allowance recorded	5,845
Recorded investment With related allowance recorded	540
Total Recorded investment	6,385
Unpaid principal balance With no related allowance recorded	6,280
Unpaid principal balance With related allowance recorded	919
Total Unpaid principal balance	7,199
Related allowance	8
Commercial Portfolio Segment | Owner occupied commercial real estate
Impaired loans by loan portfolio segment and loan class [Abstract]
Recorded investment With no related allowance recorded	2,891
Total Recorded investment	2,891
Unpaid principal balance With no related allowance recorded	3,013
Total Unpaid principal balance	3,013
Related allowance	0
Commercial Portfolio Segment | Commercial business
Impaired loans by loan portfolio segment and loan class [Abstract]
Recorded investment With no related allowance recorded	2,954
Recorded investment With related allowance recorded	540
Total Recorded investment	3,494
Unpaid principal balance With no related allowance recorded	3,267
Unpaid principal balance With related allowance recorded	919
Total Unpaid principal balance	4,186
Related allowance	8
Consumer Portfolio Segment
Impaired loans by loan portfolio segment and loan class [Abstract]
Recorded investment With no related allowance recorded	60,481
Recorded investment With related allowance recorded	1,885
Total Recorded investment	62,366
Unpaid principal balance With no related allowance recorded	60,920
Unpaid principal balance With related allowance recorded	1,885
Total Unpaid principal balance	62,805
Related allowance	145
Consumer Portfolio Segment | Single family
Impaired loans by loan portfolio segment and loan class [Abstract]
Recorded investment With no related allowance recorded	60,009
Recorded investment With related allowance recorded	1,494
Total Recorded investment	61,503
Unpaid principal balance With no related allowance recorded	60,448
Unpaid principal balance With related allowance recorded	1,494
Total Unpaid principal balance	61,942
Related allowance	117
Recorded investment on performing modifications loan	59,800
Consumer Portfolio Segment | Home equity and other
Impaired loans by loan portfolio segment and loan class [Abstract]
Recorded investment With no related allowance recorded	472
Recorded investment With related allowance recorded	391
Total Recorded investment	863
Unpaid principal balance With no related allowance recorded	472
Unpaid principal balance With related allowance recorded	391
Total Unpaid principal balance	863
Related allowance	$ 28

LOANS AND CREDIT QUALITY - Aver

LOANS AND CREDIT QUALITY - Average Recorded Investment in Impaired Loans (Details) - USD ($) $ in Thousands	12 Months Ended
	Dec. 31, 2019	Dec. 31, 2018
Financing Receivable, Impaired [Line Items]
Average recorded investment	$ 74,691	$ 75,799
Interest Income Recognized	2,923	2,960
Commercial Portfolio Segment | Real Estate Sector
Financing Receivable, Impaired [Line Items]
Average recorded investment	1,646	1,301
Interest Income Recognized	14	49
Commercial Portfolio Segment | Commercial and Industrial Sector
Financing Receivable, Impaired [Line Items]
Average recorded investment	5,138	4,215
Interest Income Recognized	149	197
Commercial Portfolio Segment | Non-owner occupied commercial real estate
Financing Receivable, Impaired [Line Items]
Average recorded investment	2	0
Interest Income Recognized	0	0
Commercial Portfolio Segment | Multifamily
Financing Receivable, Impaired [Line Items]
Average recorded investment	293	676
Interest Income Recognized	14	25
Commercial Portfolio Segment | Construction/land development
Financing Receivable, Impaired [Line Items]
Average recorded investment	1,351	625
Interest Income Recognized	0	24
Commercial Portfolio Segment | Owner occupied commercial real estate
Financing Receivable, Impaired [Line Items]
Average recorded investment	2,927	1,912
Interest Income Recognized	112	93
Commercial Portfolio Segment | Commercial business
Financing Receivable, Impaired [Line Items]
Average recorded investment	2,211	2,303
Interest Income Recognized	37	104
Consumer Portfolio Segment
Financing Receivable, Impaired [Line Items]
Average recorded investment	67,907	70,283
Interest Income Recognized	2,760	2,714
Consumer Portfolio Segment | Single family
Financing Receivable, Impaired [Line Items]
Average recorded investment	66,845	69,022
Interest Income Recognized	2,701	2,636
Consumer Portfolio Segment | Home equity and other
Financing Receivable, Impaired [Line Items]
Average recorded investment	1,062	1,261
Interest Income Recognized	$ 59	$ 78

PREMISES AND EQUIPMENT, NET - S

PREMISES AND EQUIPMENT, NET - Schedule of Premises and Equipment (Details) - USD ($) $ in Thousands	Dec. 31, 2020	Dec. 31, 2019
Property, Plant and Equipment [Abstract]
Furniture and equipment	$ 52,761	$ 56,849
Leasehold improvements	40,801	46,088
Land and buildings	35,594	34,558
Total	129,156	137,495
Less: accumulated depreciation	(64,054)	(60,522)
Net	$ 65,102	$ 76,973

DEPOSITS - Schedule of Deposit

DEPOSITS - Schedule of Deposit Balances (Details) - USD ($) $ in Thousands	Dec. 31, 2020	Dec. 31, 2019
Deposit balances, including stated rates
Noninterest-bearing demand deposits	$ 1,337,010	$ 907,918
Interest-bearing demand accounts	484,265	373,832
Savings	264,024	219,182
Money market	2,596,453	2,224,494
Certificates of deposit	1,139,807	1,614,533
Deposits	$ 5,821,559	$ 5,339,959
Weighted Average Rate, Interest-bearing demand accounts	0.10%	0.38%
Weighted Average Rate, Savings	0.07%	0.21%
Weighted Average Rate, Money market	0.21%	1.25%
Weighted Average Rate, Certificates of deposit	0.93%	2.24%
Weighted Average Rate	0.29%	1.23%

DEPOSITS - Narrative (Details)

DEPOSITS - Narrative (Details) - USD ($) $ in Millions	Dec. 31, 2020	Dec. 31, 2019
Deposits Liabilities, Balance Sheet, Reported Amounts [Abstract]
Public funds included in deposits	$ 331	$ 330
Time deposits, at or above FDIC insurance limit	130	223
Interest-bearing domestic deposit, brokered	$ 210	$ 266

DEPOSITS - Time Deposits (Detai

DEPOSITS - Time Deposits (Details) - USD ($) $ in Thousands	Dec. 31, 2020	Dec. 31, 2019
Certificates of deposit outstanding
Within one year	$ 982,823
One to two years	117,040
Two to three years	20,989
Three to four years	14,812
Four to five years	3,894
Thereafter	249
Total	$ 1,139,807	$ 1,614,533

BORROWINGS - Narrative (Details

BORROWINGS - Narrative (Details) - USD ($) $ in Millions	Dec. 31, 2020	Dec. 31, 2019	Dec. 31, 2018
Federal Home Loan Bank of Des Moines
Federal Home Loan Bank and Other Borrowings [Line Items]
Advances from Federal Home Loan Banks	$ 302	$ 347
Federal Home Loan Bank Stock	$ 20.3	$ 22.4
Federal Home Loan Bank of Des Moines | Weighted Average
Federal Home Loan Bank and Other Borrowings [Line Items]
Interest rate	0.32%	1.86%	2.63%
Federal Reserve Bank of San Francisco
Federal Home Loan Bank and Other Borrowings [Line Items]
Interest rate	0.25%
Line of credit facility, amount outstanding from FRBSF	$ 20.8
Federal Funds Purchased and Securities Sold under Agreements to Repurchase		$ 125

LONG-TERM DEBT - Narrative (Det

LONG-TERM DEBT - Narrative (Details) - USD ($) $ in Thousands	Dec. 31, 2020	Dec. 31, 2019
Debt Instrument [Line Items]
Long-term debt	$ 125,838	$ 125,650
Subordinated Debt
Debt Instrument [Line Items]
Long-term debt	62,000
Senior Notes 6.50% Due 2026 | Senior Notes
Debt Instrument [Line Items]
Long-term debt	$ 64,000
Stated interest rate (percent)	6.50%

LONG-TERM DEBT - Schedule of Su

LONG-TERM DEBT - Schedule of Subordinated Debt Securities (Details) - Subordinated Debt $ in Thousands	12 Months Ended
	Dec. 31, 2020USD ($)
HomeStreet Statutory Trust Subordinated Debt Securities I
Debt Instrument [Line Items]
Amount	$ 5,155
Call option	5 years
HomeStreet Statutory Trust Subordinated Debt Securities II
Debt Instrument [Line Items]
Amount	$ 20,619
Call option	5 years
HomeStreet Statutory Trust Subordinated Debt Securities III
Debt Instrument [Line Items]
Amount	$ 20,619
Call option	5 years
HomeStreet Statutory Trust Subordinated Debt Securities IV
Debt Instrument [Line Items]
Amount	$ 15,464
Call option	5 years
3-Month LIBOR | HomeStreet Statutory Trust Subordinated Debt Securities I
Debt Instrument [Line Items]
Basis spread on variable rate	1.70%
3-Month LIBOR | HomeStreet Statutory Trust Subordinated Debt Securities II
Debt Instrument [Line Items]
Basis spread on variable rate	1.50%
3-Month LIBOR | HomeStreet Statutory Trust Subordinated Debt Securities III
Debt Instrument [Line Items]
Basis spread on variable rate	1.37%
3-Month LIBOR | HomeStreet Statutory Trust Subordinated Debt Securities IV
Debt Instrument [Line Items]
Basis spread on variable rate	1.68%

DERIVATIVES AND HEDGING ACTIV_3

DERIVATIVES AND HEDGING ACTIVITIES - Fair Value of Derivatives (Details) - USD ($) $ in Thousands	Dec. 31, 2020	Dec. 31, 2019
Derivatives, Fair Value [Line Items]
Notional amount	$ 2,322,816	$ 3,696,733
Derivatives before netting, derivative assets	35,889	30,211
Netting adjustments/Cash collateral, derivative assets	(8,250)	(21,414)
Derivative assets	27,639	8,797
Derivatives before netting, derivative liability	(24,232)	(11,439)
Netting adjustments/Cash collateral, derivative liabilities	21,447	9,101
Derivative liabilities	(2,785)	(2,338)
Fair Value, Concentration of Credit Risk, Master Netting Arrangements
Derivatives, Fair Value [Line Items]
Cash collateral	(13,200)	12,300
Forward sale commitments
Derivatives, Fair Value [Line Items]
Notional amount	977,974	651,838
Derivatives before netting, derivative assets	1,035	830
Derivatives before netting, derivative liability	(3,714)	(492)
Interest rate lock commitments
Derivatives, Fair Value [Line Items]
Notional amount	493,873	124,379
Derivatives before netting, derivative assets	17,395	2,281
Derivatives before netting, derivative liability	(3)	(58)
Interest rate swaps
Derivatives, Fair Value [Line Items]
Notional amount	536,969	688,516
Derivatives before netting, derivative assets	17,459	27,097
Derivatives before netting, derivative liability	(20,511)	(10,889)
Eurodollar futures
Derivatives, Fair Value [Line Items]
Notional amount	314,000	2,232,000
Derivatives before netting, derivative assets	0	3
Derivatives before netting, derivative liability	$ (4)	$ 0

DERIVATIVES AND HEDGING ACTIV_4

DERIVATIVES AND HEDGING ACTIVITIES - Narrative (Details) - USD ($) $ in Thousands	Dec. 31, 2020	Dec. 31, 2019
Derivative [Line Items]
Derivative asset, collateral, obligation to return cash, offset	$ 3,300	$ 15,200
Derivative liability, collateral, right to reclaim cash, offset	16,500	2,900
Derivatives	2,322,816	3,696,733
Interest Rate Swap, Back-To-Back
Derivative [Line Items]
Derivatives	$ 246,000	$ 144,000

DERIVATIVES AND HEDGING ACTIV_5

DERIVATIVES AND HEDGING ACTIVITIES - Master Netting Agreements (Details) - USD ($) $ in Thousands	Dec. 31, 2020	Dec. 31, 2019
Derivative Instruments and Hedging Activities Disclosure [Abstract]
Gross fair value, derivative assets	$ 35,889	$ 30,211
Netting adjustments/Cash collateral, derivative assets	(8,250)	(21,414)
Derivative assets	27,639	8,797
Gross fair value, derivative liabilities	(24,232)	(11,439)
Netting adjustments/Cash collateral, derivative liabilities	21,447	9,101
Derivative liabilities	$ (2,785)	$ (2,338)

DERIVATIVES AND HEDGING ACTIV_6

DERIVATIVES AND HEDGING ACTIVITIES - Gain/loss recognized in income (Details) - USD ($) $ in Thousands	12 Months Ended
	Dec. 31, 2020	Dec. 31, 2019	Dec. 31, 2018
Loan origination and sale activities
Derivative Instruments, Gain (Loss) [Line Items]
Net gain (loss) recognized on derivatives, including economic hedge	$ (7,675)	$ (19,394)
Loan servicing income (loss)
Derivative Instruments, Gain (Loss) [Line Items]
Net gain (loss) recognized on derivatives, including economic hedge	20,820	14,435	$ (40,474)
Other
Derivative Instruments, Gain (Loss) [Line Items]
Net gain (loss) recognized on derivatives, including economic hedge	$ (421)	$ 121

MORTGAGE BANKING OPERATIONS - S

MORTGAGE BANKING OPERATIONS - Schedule of Loans Held for Sale (Details) - USD ($) $ in Thousands	Dec. 31, 2020	Dec. 31, 2019
Accounts, Notes, Loans and Financing Receivable [Line Items]
Loans held for sale	$ 361,932	$ 208,177
Loans held for sale, discontinued operations	0	(26,122)
Commercial Portfolio Segment
Accounts, Notes, Loans and Financing Receivable [Line Items]
Loans held for sale	167,289	128,841
Single family
Accounts, Notes, Loans and Financing Receivable [Line Items]
Loans held for sale	$ 194,643	$ 105,458

MORTGAGE BANKING OPERATIONS -_2

MORTGAGE BANKING OPERATIONS - Schedule of Loans Sold (Details) - USD ($) $ in Thousands	12 Months Ended
	Dec. 31, 2020	Dec. 31, 2019	Dec. 31, 2018
Accounts, Notes, Loans and Financing Receivable [Line Items]
Loans sold	$ 2,894,720	$ 4,769,166	$ 6,891,959
Commercial Portfolio Segment
Accounts, Notes, Loans and Financing Receivable [Line Items]
Loans sold	908,776	843,864	591,121
Single family
Accounts, Notes, Loans and Financing Receivable [Line Items]
Loans sold	$ 1,985,944	$ 3,925,302	$ 6,300,838

MORTGAGE BANKING OPERATIONS -_3

MORTGAGE BANKING OPERATIONS - Schedule of Gain on Sales (Details) - USD ($) $ in Thousands	12 Months Ended
	Dec. 31, 2020	Dec. 31, 2019	Dec. 31, 2018
Gain on mortgage loan origination and sale activities [Line Items]
Gain on loan origination and sale activities	$ 122,564	$ 44,122	$ 11,866
Gain on loan origination and sale activities, discontinued operations	0	(60,056)	(174,383)
Commercial Portfolio Segment
Gain on mortgage loan origination and sale activities [Line Items]
Gain on loan origination and sale activities	21,769	17,492	11,776
Single family
Gain on mortgage loan origination and sale activities [Line Items]
Gain on loan origination and sale activities	$ 100,795	$ 86,686	$ 174,473

MORTGAGE BANKING OPERATIONS - L

MORTGAGE BANKING OPERATIONS - Loans Serviced for Others (Details) - USD ($) $ in Thousands	Dec. 31, 2020	Dec. 31, 2019
Accounts, Notes, Loans and Financing Receivable [Line Items]
Loans serviced for others	$ 7,758,833	$ 8,642,317
Single family
Accounts, Notes, Loans and Financing Receivable [Line Items]
Loans serviced for others	5,914,592	7,023,441
Commercial Portfolio Segment
Accounts, Notes, Loans and Financing Receivable [Line Items]
Loans serviced for others	$ 1,844,241	$ 1,618,876

MORTGAGE BANKING OPERATIONS - M

MORTGAGE BANKING OPERATIONS - Mortgage Repurchase Liability (Details) - Representations and Warranties Reserve for Loan Receivables - USD ($) $ in Thousands	12 Months Ended
	Dec. 31, 2020	Dec. 31, 2019
Loss Contingencies [Line Items]
Balance, beginning of period	$ 2,871	$ 3,120
Additions, net of adjustments	(281)	226
Realized losses	(468)	(475)
Balance, end of period	$ 2,122	$ 2,871

MORTGAGE BANKING OPERATIONS - N

MORTGAGE BANKING OPERATIONS - Narrative (Details) $ in Thousands	12 Months Ended
	Dec. 31, 2020USD ($)	Dec. 31, 2019USD ($)saleOfRight	Dec. 31, 2018USD ($)	Mar. 31, 2019USD ($)saleOfRight
Mortgage Banking Operations (Narrative) [Abstract]
Servicing advances	$ 3,000	$ 2,500
Loans receivable	$ 5,179,886	5,072,784
Multifamily
Mortgage Banking Operations (Narrative) [Abstract]
Expected weighted average life of MSR	10 years 7 months 17 days
Ginnie Mae Early Buyout Loans
Mortgage Banking Operations (Narrative) [Abstract]
Loans receivable	$ 102,000	$ 9,000
Single family | Agency debentures
Mortgage Banking Operations (Narrative) [Abstract]
Mortgage servicing rights, unpaid principle balance, sold, number of sales | saleOfRight		2		2
Mortgage servicing rights, unpaid principal balance, sold		$ 14,300,000		$ 14,300,000
Gain (loss) in income during period from discontinued operations before income taxes		(900)
Single family | Single family residential mortgage servicing rights
Mortgage Banking Operations (Narrative) [Abstract]
Gain (loss) in income during period from discontinued operations before income taxes		$ (919)	$ 573

MORTGAGE BANKING OPERATIONS -_4

MORTGAGE BANKING OPERATIONS - Servicing Income (Details) - USD ($) $ in Thousands	12 Months Ended
	Dec. 31, 2020	Dec. 31, 2019	Dec. 31, 2018
Accounts, Notes, Loans and Financing Receivable [Line Items]
Servicing fees and other	$ 32,037	$ 39,561	$ 70,091
Changes in fair value of single family MSRs due to modeled amortization	(17,754)	(20,670)	(34,705)
Amortization of multifamily and SBA MSRs	(5,657)	(5,214)	(4,383)
Net servicing income	8,626	13,677	31,003
Changes in fair value of MSRs due to changes in market inputs and/or assumptions	(19,955)	(16,224)	39,348
Mortgage servicing rights, risk management	865	(1,789)	(1,126)
Loan servicing income, discontinued operations	0	(2,103)	(25,054)
Loan servicing income	9,491	9,785	4,823
Servicing Contracts
Accounts, Notes, Loans and Financing Receivable [Line Items]
Net gain (loss) from derivatives hedging	$ 20,820	14,435	(40,474)
Single family residential mortgage servicing rights | Single family
Accounts, Notes, Loans and Financing Receivable [Line Items]
Gain (loss) in income during period from discontinued operations before income taxes		$ (919)	$ 573

MORTGAGE BANKING OPERATIONS -_5

MORTGAGE BANKING OPERATIONS - SF MSR Roll Forward (Details) - USD ($) $ in Thousands	12 Months Ended
	Dec. 31, 2020	Dec. 31, 2019	Dec. 31, 2018
Servicing Asset at Amortized Value, Balance [Roll Forward]
Amortization	$ 17,754	$ 20,670	$ 34,705
Net additions and amortization	1,670	(168,826)	(45,999)
Changes in fair value assumptions	19,955	16,224	(39,348)
Ending balance	49,966
Single family
Servicing Asset at Amortized Value, Balance [Roll Forward]
Beginning balance	68,109	252,168	258,560
Originations	19,424	28,788	55,608
Sale	0	(176,944)	(66,902)
Amortization	(17,754)	(20,670)	(34,705)
Changes in fair value assumptions	(19,813)	(15,233)	39,607
Ending balance	$ 49,966	$ 68,109	$ 252,168

MORTGAGE BANKING OPERATIONS - K

MORTGAGE BANKING OPERATIONS - Key Economic Assumptions (Details)	12 Months Ended
	Dec. 31, 2020	Dec. 31, 2019	Dec. 31, 2018
CPRs
Rates per annum [Abstract]
Servicing asset, measurement input	11.37%	18.23%	15.86%
Discount Rates
Rates per annum [Abstract]
Servicing asset, measurement input	7.82%	9.31%	10.29%

MORTGAGE BANKING OPERATIONS -_6

MORTGAGE BANKING OPERATIONS - Sensitivity Analysis (Details) $ in Thousands	12 Months Ended
	Dec. 31, 2020USD ($)	Dec. 31, 2019
Fair Value Measurement Inputs and Valuation Techniques [Line Items]
Single family mortgage servicing rights	$ 49,966
Expected weighted-average life (in years)	4 years 7 months 2 days
Impact on fair value of 25 basis points adverse change in interest rates	$ (3,255)
Impact on fair value of 50 basis points adverse change in interest rates	(6,163)
Impact on fair value of 100 basis points increase	(1,838)
Impact on fair value of 200 basis points increase	$ (3,545)
CPRs | Minimum
Fair Value Measurement Inputs and Valuation Techniques [Line Items]
Measurement input	0.0813	0.1308
CPRs | Maximum
Fair Value Measurement Inputs and Valuation Techniques [Line Items]
Measurement input	0.1970	0.2655
CPRs | Weighted Average
Fair Value Measurement Inputs and Valuation Techniques [Line Items]
Measurement input	0.1281	0.1767
Discount Rates | Minimum
Fair Value Measurement Inputs and Valuation Techniques [Line Items]
Measurement input	0.0650	0.0870
Discount Rates | Maximum
Fair Value Measurement Inputs and Valuation Techniques [Line Items]
Measurement input	0.1314	0.1375
Discount Rates | Weighted Average
Fair Value Measurement Inputs and Valuation Techniques [Line Items]
Measurement input	0.0827	0.0918

MORTGAGE BANKING OPERATIONS -_7

MORTGAGE BANKING OPERATIONS - MF MSR Roll Forward (Details) - USD ($) $ in Thousands	12 Months Ended
	Dec. 31, 2020	Dec. 31, 2019	Dec. 31, 2018
Servicing Asset at Amortized Value, Balance [Roll Forward]
Beginning balance	$ 29,494	$ 28,328	$ 26,093
Origination	11,587	5,832	6,268
Amortization	(5,307)	(4,666)	(4,033)
Ending balance	$ 35,774	$ 29,494	$ 28,328

MORTGAGE BANKING OPERATIONS -_8

MORTGAGE BANKING OPERATIONS - MSR Projected Amortization (Details) - USD ($) $ in Thousands	Dec. 31, 2020	Dec. 31, 2019	Dec. 31, 2018	Dec. 31, 2017
Projected Amortization Expense, Fiscal Year Maturity [Abstract]
2021	$ 5,009
2022	4,838
2023	4,678
2024	4,436
2025	4,100
2026 and thereafter	12,713
Carrying value of multifamily MSR	$ 35,774	$ 29,494	$ 28,328	$ 26,093

COMMITMENTS, GUARANTEES AND C_2

COMMITMENTS, GUARANTEES AND CONTINGENCIES - Schedule of Commitments (Details) - USD ($) $ in Thousands	Dec. 31, 2020	Dec. 31, 2019
Loss Contingencies [Line Items]
Unfunded commitment balance of loans sold on a servicing-retained basis	$ 1,113,532	$ 1,260,147
Unused Consumer Portfolio Lines
Loss Contingencies [Line Items]
Unfunded commitment balance of loans sold on a servicing-retained basis	389,122	485,143
Commercial Portfolio Lines
Loss Contingencies [Line Items]
Unfunded commitment balance of loans sold on a servicing-retained basis	656,065	722,242
Unfunded Loan Commitment
Loss Contingencies [Line Items]
Unfunded commitment balance of loans sold on a servicing-retained basis	68,345	52,762
Undisbursed construction loan funds
Loss Contingencies [Line Items]
Unfunded commitment balance of loans sold on a servicing-retained basis	$ 395,000	$ 435,000

COMMITMENTS, GUARANTEES AND C_3

COMMITMENTS, GUARANTEES AND CONTINGENCIES - Narrative (Details) - USD ($)	12 Months Ended
	Dec. 31, 2020	Dec. 31, 2019	Dec. 31, 2018
Loss Contingencies [Line Items]
Allowance for unfunded commitments	$ 1,600,000	$ 1,100,000
Unfunded commitment balance of loans sold on a servicing-retained basis	1,113,532,000	1,260,147,000
Representations and Warranties Reserve for Loan Receivables
Loss Contingencies [Line Items]
Unfunded commitment balance of loans sold on a servicing-retained basis	6,000,000,000	7,100,000,000
Reserve liability related to mortgage repurchase	2,122,000	2,871,000	$ 3,120,000
Loss Sharing Relationship
Loss Contingencies [Line Items]
Reserve liability related to multifamily DUS Program	2,100,000	2,800,000
Credit Risk
Loss Contingencies [Line Items]
Reserve liability related to mortgage repurchase	2,100,000	2,900,000
Multifamily | Loss Sharing Relationship
Loss Contingencies [Line Items]
UPB of loans sold through DUS	1,800,000,000	1,500,000,000
Loss incurred - related to DUS	0	0	$ 0
Investment commitment
Loss Contingencies [Line Items]
Investment in qualifying small businesses	$ 19,200,000	$ 20,700,000

INCOME TAXES - Schedule of Inco

INCOME TAXES - Schedule of Income Tax Expense (Benefit) (Details) - USD ($) $ in Thousands	12 Months Ended
	Dec. 31, 2020	Dec. 31, 2019	Dec. 31, 2018
Current expense
Federal	$ 27,166	$ 32,738	$ (11,205)
State and local	4,804	5,153	(54)
Deferred (benefit) expense
Federal	(11,076)	(28,313)	14,215
Revaluation of deferred items	0	0	(4,899)
State and local	(1,596)	(4,292)	1,489
Tax credit investment amortization	2,606	2,702	2,486
Total	$ 21,904	$ 7,988	$ 2,032

INCOME TAXES - Income Tax Rate

INCOME TAXES - Income Tax Rate Reconciliation (Details) - USD ($) $ in Thousands	12 Months Ended
	Dec. 31, 2020	Dec. 31, 2019	Dec. 31, 2018
Effective Income Tax Rate Reconciliation, Amount [Abstract]
Income before taxes	$ 101,894	$ 48,708	$ 28,255
Federal tax statutory rate	21,398	10,229	5,934
State tax - net of federal tax benefit	2,587	(217)	1,152
Tax-exempt interest benefit	(1,849)	(1,388)	(1,626)
Stock-based compensation expense	(159)	(123)	(268)
Impact from Federal Rate Change	0	0	(4,899)
Provision to return true-up	0	0	1,238
Other	(73)	(513)	501
Total	$ 21,904	$ 7,988	$ 2,032
Effective Income Tax Rate Reconciliation, Percent [Abstract]
Federal tax statutory rate	21.00%	21.00%	21.00%
State tax - net of federal tax benefit	2.54%	(0.45%)	4.08%
Tax-exempt interest benefit	(1.81%)	(2.85%)	(5.75%)
Stock-based compensation expense	(0.16%)	(0.25%)	(0.95%)
Impact from Federal Rate Change	0.00%	0.00%	(17.34%)
Provision to return true-up	0.00%	0.00%	4.38%
Other	(0.07%)	(1.05%)	1.77%
Total	21.50%	16.40%	7.19%

INCOME TAXES - Deferred Tax Ass

INCOME TAXES - Deferred Tax Assets and Liabilities (Details) - USD ($) $ in Thousands	Dec. 31, 2020	Dec. 31, 2019
Deferred taxes assets
Provision for loan losses	$ 15,957	$ 11,914
Federal and state net operating loss carryforwards	849	1,361
Accrued liabilities	2,152	2,653
Other investments	451	231
Lease liability	15,290	25,806
Nonaccrual interest	497	817
Stock options	820	785
Loan valuation	454	712
Other, net	2,262	1,264
Deferred tax assets, gross	38,732	45,543
Deferred taxes liabilities
Mortgage servicing rights	(18,663)	(20,946)
Deferred loan fees and costs	(10,972)	(12,047)
Lease right-of-use assets	(10,435)	(25,406)
Unrealized gain on investment AFS securities	(9,409)	(1,159)
Premises and equipment	(3,620)	(4,588)
Intangibles	(829)	(886)
Other, net	(171)	(300)
Deferred tax liability, gross	(54,099)	(65,332)
Net deferred tax liability	$ (15,367)	$ (19,789)

INCOME TAXES - Narrative (Detai

INCOME TAXES - Narrative (Details) - USD ($)	12 Months Ended
	Dec. 31, 2018	Dec. 31, 2020	Dec. 31, 2019
Operating Loss Carryforwards [Line Items]
Tax basis in unrecorded bad debt reserves with no liability recorded		$ 12,700,000	$ 12,700,000
Unrecognized tax benefits	$ 0	0	0
Unrecognized tax benefits, decrease resulting from settlements with taxing authorities	$ 500,000
Domestic Tax Authority
Operating Loss Carryforwards [Line Items]
Net operating loss carryforwards		1,000,000	3,400,000
State and Local Jurisdiction
Operating Loss Carryforwards [Line Items]
Net operating loss carryforwards		$ 12,100,000	$ 12,200,000

RETIREMENT BENEFIT PLAN (Detail

RETIREMENT BENEFIT PLAN (Details) - USD ($) $ in Millions	12 Months Ended
	Dec. 31, 2020	Dec. 31, 2019	Dec. 31, 2018
Defined Contribution Plan Disclosure [Line Items]
Employer contribution amount	$ 3.8	$ 5.5	$ 7.5
Tranche One
Defined Contribution Plan Disclosure [Line Items]
Percentage of employer matching	100.00%
Defined contribution plan automatic enrollment percent	3.00%
Tranche Two
Defined Contribution Plan Disclosure [Line Items]
Percentage of employer matching	50.00%
Defined contribution plan automatic enrollment percent	2.00%

SHARE-BASED COMPENSATION PLAN_2

SHARE-BASED COMPENSATION PLANS - Narrative (Details) - USD ($) $ in Thousands	12 Months Ended
	Dec. 31, 2020	Dec. 31, 2019	Dec. 31, 2018
Share-based Compensation Arrangement by Share-based Payment Award [Line Items]
Maximum number of shares of common stock available for grant under the 2014 EIP (in shares)	900,000
Share-based compensation cost (benefit)	$ 2,400	$ (400)	$ 3,000
Number of stock options granted (in shares)	0
Number of stock options forfeited (in shares)		0
Performance Shares
Share-based Compensation Arrangement by Share-based Payment Award [Line Items]
Reversal of share-based compensation cost		$ 3,100
Share-based compensation vesting period	3 years
Restricted Stock Units (RSUs)
Share-based Compensation Arrangement by Share-based Payment Award [Line Items]
Share-based compensation vesting period	3 years

SHARE-BASED COMPENSATION PLAN_3

SHARE-BASED COMPENSATION PLANS - Schedule of Stock Options Activity (Details) $ / shares in Units, $ in Thousands	12 Months Ended
	Dec. 31, 2020USD ($)$ / sharesshares
Share-based Compensation Arrangement by Share-based Payment Award, Options, Outstanding [Roll Forward]
Number of stock options outstanding, beginning balance (shares) | shares	233,001
Number of options exercised (shares) | shares	(44,820)
Number of stock options outstanding, ending balance (shares) | shares	188,181
Share-based Compensation Arrangement by Share-based Payment Award, Options, Outstanding, Weighted Average Exercise Price [Abstract]
Weighted average exercise price, beginning balance (in dollars per share) | $ / shares	$ 12.49
Weighted average exercise price, exercised (in dollars per share) | $ / shares	11
Weighted average exercise price, ending balance (in dollars per share) | $ / shares	$ 12.85
Share-based Compensation Arrangement by Share-based Payment Award, Options, Additional Disclosures [Abstract]
Weighted average remaining term, ending balance	1 year 3 months 18 days
Aggregate intrinsic value, ending balance | $	$ 3,933
Number of options exercisable (shares) | shares	188,181
Weighted average exercise price, options exercisable (in dollars per share) | $ / shares	$ 12.85
Weighted average remaining contractual term, options exercisable	1 year 3 months 18 days
Aggregate intrinsic value of options exercisable | $	$ 3,933

SHARE-BASED COMPENSATION PLAN_4

SHARE-BASED COMPENSATION PLANS - Schedule of Restricted Shares Activity (Details) - Restricted Stock Units (RSUs)	12 Months Ended
	Dec. 31, 2020$ / sharesshares
Share-based Compensation Arrangement by Share-based Payment Award, Equity Instruments Other than Options, Nonvested, Number of Shares [Roll Forward]
Restricted shares outstanding, beginning balance (in shares) | shares	268,706
Granted (shares) | shares	185,922
Cancelled or forfeited (shares) | shares	(90,110)
Vested (shares) | shares	(68,678)
Restricted shares outstanding, ending balance (in shares) | shares	295,840
Share-based Compensation Arrangement by Share-based Payment Award, Equity Instruments Other than Options, Nonvested, Weighted Average Grant Date Fair Value [Abstract]
Outstanding, Weighted Average Grant Date Fair Value, beginning balance (in dollars per share) | $ / shares	$ 28.32
Granted, Weighted Average Grant Date Fair Value (in dollars per share) | $ / shares	20.95
Cancelled or forfeited, Weighted Average Grant Date Fair Value (in dollars per share) | $ / shares	26.57
Vested, Weighted Average Grant Date Fair Value (in dollars per share) | $ / shares	27.07
Outstanding, Weighted Average Grant Date Fair Value, Outstanding, ending balance (in dollars per share) | $ / shares	$ 24.52

SHARE-BASED COMPENSATION PLAN_5

SHARE-BASED COMPENSATION PLANS - Schedule of Performance Shares Valuation Assumptions (Details) - Performance Shares	12 Months Ended
	Dec. 31, 2020	Dec. 31, 2019
Share-based Compensation Arrangement by Share-based Payment Award [Line Items]
Volatility of common stock	33.90%	29.40%
Average volatility of peer companies	34.80%	24.50%
Average correlation coefficient of peer companies	0.7561%	0.7272%
Risk-free interest rate	0.30%	2.30%
Expected term in years	2 years 9 months 3 days	2 years 8 months 8 days

FAIR VALUE MEASUREMENT - Schedu

FAIR VALUE MEASUREMENT - Schedule of Fair Value Hierarchy Measurement (Details) - USD ($)	Dec. 31, 2020	Dec. 31, 2019
Assets:
Investment securities AFS	$ 1,072,093,000	$ 938,778,000
Single family mortgage servicing rights	49,966,000
Derivative assets	27,639,000	8,797,000
Liabilities:
Derivative liabilities	2,785,000	2,338,000
Residential Mortgage Backed Securities
Assets:
Investment securities AFS	51,046,000	91,695,000
Commercial Mortgage Backed Securities
Assets:
Investment securities AFS	45,184,000	38,025,000
Municipal bonds
Assets:
Investment securities AFS	564,703,000	341,318,000
Corporate debt securities
Assets:
Investment securities AFS	15,222,000	18,661,000
Agency debentures
Assets:
Investment securities AFS	1,846,000
Fair Value, Recurring
Assets:
Single family loans held for sale	194,643,000	105,458,000
Single family LHFI	7,108,000	3,468,000
Single family mortgage servicing rights	49,966,000	68,109,000
Total assets	1,359,699,000	1,146,024,000
Liabilities:
Total Liabilities	24,232,000	11,439,000
Fair Value, Recurring | Level 1
Assets:
Single family loans held for sale	0	0
Single family LHFI	0	0
Single family mortgage servicing rights	0	0
Total assets	0	3,000
Liabilities:
Total Liabilities	4,000	0
Fair Value, Recurring | Level 2
Assets:
Single family loans held for sale	194,643,000	105,458,000
Single family LHFI	0	0
Single family mortgage servicing rights	0	0
Total assets	1,282,520,000	1,070,211,000
Liabilities:
Total Liabilities	24,225,000	11,381,000
Fair Value, Recurring | Level 3
Assets:
Investment securities AFS	2,710,000	1,952,000
Single family loans held for sale	0	0
Single family LHFI	7,108,000	3,468,000
Single family mortgage servicing rights	49,966,000	68,109,000
Total assets	77,179,000	75,810,000
Liabilities:
Total Liabilities	3,000	58,000
Fair Value, Recurring | Residential Mortgage Backed Securities
Assets:
Investment securities AFS	51,046,000	91,695,000
Fair Value, Recurring | Residential Mortgage Backed Securities | Level 1
Assets:
Investment securities AFS	0	0
Fair Value, Recurring | Residential Mortgage Backed Securities | Level 2
Assets:
Investment securities AFS	48,417,000	89,831,000
Fair Value, Recurring | Residential Mortgage Backed Securities | Level 3
Assets:
Investment securities AFS	2,629,000	1,864,000
Fair Value, Recurring | Commercial Mortgage Backed Securities
Assets:
Investment securities AFS	45,184,000	38,025,000
Fair Value, Recurring | Commercial Mortgage Backed Securities | Level 1
Assets:
Investment securities AFS	0	0
Fair Value, Recurring | Commercial Mortgage Backed Securities | Level 2
Assets:
Investment securities AFS	45,184,000	38,025,000
Fair Value, Recurring | Commercial Mortgage Backed Securities | Level 3
Assets:
Investment securities AFS	0	0
Fair Value, Recurring | Residential Collateralized Mortgage Obligations
Assets:
Investment securities AFS	234,909,000	291,618,000
Fair Value, Recurring | Residential Collateralized Mortgage Obligations | Level 1
Assets:
Investment securities AFS	0	0
Fair Value, Recurring | Residential Collateralized Mortgage Obligations | Level 2
Assets:
Investment securities AFS	234,909,000	291,618,000
Fair Value, Recurring | Residential Collateralized Mortgage Obligations | Level 3
Assets:
Investment securities AFS	0	0
Fair Value, Recurring | Commercial Collateralized Mortgage Obligations
Assets:
Investment securities AFS	159,183,000	156,154,000
Fair Value, Recurring | Commercial Collateralized Mortgage Obligations | Level 1
Assets:
Investment securities AFS	0	0
Fair Value, Recurring | Commercial Collateralized Mortgage Obligations | Level 2
Assets:
Investment securities AFS	159,183,000	156,154,000
Fair Value, Recurring | Commercial Collateralized Mortgage Obligations | Level 3
Assets:
Investment securities AFS	0	0
Fair Value, Recurring | Municipal bonds
Assets:
Investment securities AFS	564,703,000	341,318,000
Fair Value, Recurring | Municipal bonds | Level 1
Assets:
Investment securities AFS	0	0
Fair Value, Recurring | Municipal bonds | Level 2
Assets:
Investment securities AFS	564,703,000	341,318,000
Fair Value, Recurring | Municipal bonds | Level 3
Assets:
Investment securities AFS	0	0
Fair Value, Recurring | Corporate debt securities
Assets:
Investment securities AFS	15,222,000	18,661,000
Fair Value, Recurring | Corporate debt securities | Level 1
Assets:
Investment securities AFS	0	0
Fair Value, Recurring | Corporate debt securities | Level 2
Assets:
Investment securities AFS	15,141,000	18,573,000
Fair Value, Recurring | Corporate debt securities | Level 3
Assets:
Investment securities AFS	81,000	88,000
Fair Value, Recurring | U.S. Treasury securities
Assets:
Investment securities AFS		1,307,000
Fair Value, Recurring | U.S. Treasury securities | Level 1
Assets:
Investment securities AFS		0
Fair Value, Recurring | U.S. Treasury securities | Level 2
Assets:
Investment securities AFS		1,307,000
Fair Value, Recurring | U.S. Treasury securities | Level 3
Assets:
Investment securities AFS		0
Fair Value, Recurring | Agency debentures
Assets:
Investment securities AFS	1,846,000
Fair Value, Recurring | Agency debentures | Level 1
Assets:
Investment securities AFS	0
Fair Value, Recurring | Agency debentures | Level 2
Assets:
Investment securities AFS	1,846,000
Fair Value, Recurring | Agency debentures | Level 3
Assets:
Investment securities AFS	0
Fair Value, Recurring | Eurodollar futures
Assets:
Derivative assets		3,000
Liabilities:
Derivative liabilities	4,000
Fair Value, Recurring | Eurodollar futures | Level 1
Assets:
Derivative assets		3,000
Liabilities:
Derivative liabilities	4,000
Fair Value, Recurring | Eurodollar futures | Level 2
Assets:
Derivative assets		0
Liabilities:
Derivative liabilities	0
Fair Value, Recurring | Eurodollar futures | Level 3
Assets:
Derivative assets		0
Liabilities:
Derivative liabilities	0
Fair Value, Recurring | Forward sale commitments
Assets:
Derivative assets	1,035,000	830,000
Liabilities:
Derivative liabilities	3,714,000	492,000
Fair Value, Recurring | Forward sale commitments | Level 1
Assets:
Derivative assets	0	0
Liabilities:
Derivative liabilities	0	0
Fair Value, Recurring | Forward sale commitments | Level 2
Assets:
Derivative assets	1,035,000	830,000
Liabilities:
Derivative liabilities	3,714,000	492,000
Fair Value, Recurring | Forward sale commitments | Level 3
Assets:
Derivative assets	0	0
Liabilities:
Derivative liabilities	0	0
Fair Value, Recurring | Interest rate lock commitments
Assets:
Derivative assets	17,395,000	2,281,000
Liabilities:
Derivative liabilities		58,000
Fair Value, Recurring | Interest rate lock commitments | Level 1
Assets:
Derivative assets	0	0
Liabilities:
Derivative liabilities		0
Fair Value, Recurring | Interest rate lock commitments | Level 2
Assets:
Derivative assets	0	0
Liabilities:
Derivative liabilities		0
Fair Value, Recurring | Interest rate lock commitments | Level 3
Assets:
Derivative assets	17,395,000	2,281,000
Liabilities:
Derivative liabilities		58,000
Fair Value, Recurring | Interest Rate Lock And Loan Purchase Commitments
Liabilities:
Derivative liabilities	3,000
Fair Value, Recurring | Interest Rate Lock And Loan Purchase Commitments | Level 1
Liabilities:
Derivative liabilities	0
Fair Value, Recurring | Interest Rate Lock And Loan Purchase Commitments | Level 2
Liabilities:
Derivative liabilities	0
Fair Value, Recurring | Interest Rate Lock And Loan Purchase Commitments | Level 3
Liabilities:
Derivative liabilities	3,000
Fair Value, Recurring | Interest rate swaps
Assets:
Derivative assets	17,459,000	27,097,000
Liabilities:
Derivative liabilities	20,511,000	10,889,000
Fair Value, Recurring | Interest rate swaps | Level 1
Assets:
Derivative assets	0	0
Liabilities:
Derivative liabilities	0	0
Fair Value, Recurring | Interest rate swaps | Level 2
Assets:
Derivative assets	17,459,000	27,097,000
Liabilities:
Derivative liabilities	20,511,000	10,889,000
Fair Value, Recurring | Interest rate swaps | Level 3
Assets:
Derivative assets		0
Liabilities:
Derivative liabilities	$ 0	$ 0

FAIR VALUE MEASUREMENT - Narrat

FAIR VALUE MEASUREMENT - Narrative (Details) - USD ($)	12 Months Ended
	Dec. 31, 2020	Dec. 31, 2019
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Transfers between levels of fair value hierarchy	$ 0	$ 0
Fair Value, Recurring
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Fair value of loans held for investment	7,108,000	3,468,000
Loans held-for-sale	194,643,000	105,458,000
Fair Value, Recurring | Level 3
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Fair value of loans held for investment	7,108,000	3,468,000
Loans held-for-sale	$ 0	$ 0

FAIR VALUE MEASUREMENT - Sche_2

FAIR VALUE MEASUREMENT - Schedule of Quantitative Information (Details) $ in Thousands	Dec. 31, 2020USD ($)	Dec. 31, 2019USD ($)
Fair Value Measurement Inputs and Valuation Techniques [Line Items]
Investment securities AFS	$ 1,072,093	$ 938,778
Fair Value, Recurring
Fair Value Measurement Inputs and Valuation Techniques [Line Items]
Fair value of loans held for investment	7,108	3,468
Fair Value, Recurring | Level 3
Fair Value Measurement Inputs and Valuation Techniques [Line Items]
Investment securities AFS	2,710	1,952
Fair value of loans held for investment	7,108	3,468
Fair Value, Recurring | Level 3 | Single Family
Fair Value Measurement Inputs and Valuation Techniques [Line Items]
Fair value of loans held for investment	$ 7,108	$ 3,468
Implied spread to benchmark interest rate curve | Fair Value, Recurring | Level 3 | Minimum
Fair Value Measurement Inputs and Valuation Techniques [Line Items]
Investment securities available for sale, measurement input	0.0200	0.0200
Implied spread to benchmark interest rate curve | Fair Value, Recurring | Level 3 | Minimum | Single Family
Fair Value Measurement Inputs and Valuation Techniques [Line Items]
Loans held for investment, measurement input	0.0396	0.0456
Implied spread to benchmark interest rate curve | Fair Value, Recurring | Level 3 | Maximum
Fair Value Measurement Inputs and Valuation Techniques [Line Items]
Investment securities available for sale, measurement input	0.0200	0.0200
Implied spread to benchmark interest rate curve | Fair Value, Recurring | Level 3 | Maximum | Single Family
Fair Value Measurement Inputs and Valuation Techniques [Line Items]
Loans held for investment, measurement input	0.1064	0.0687
Implied spread to benchmark interest rate curve | Fair Value, Recurring | Level 3 | Weighted Average
Fair Value Measurement Inputs and Valuation Techniques [Line Items]
Investment securities available for sale, measurement input	0.0200	0.0200
Implied spread to benchmark interest rate curve | Fair Value, Recurring | Level 3 | Weighted Average | Single Family
Fair Value Measurement Inputs and Valuation Techniques [Line Items]
Loans held for investment, measurement input	0.0623	0.0563
Interest rate lock commitments | Fair Value, Recurring | Level 3
Fair Value Measurement Inputs and Valuation Techniques [Line Items]
Interest rate lock and purchase loan commitments, net	$ 17,392	$ 2,223
Interest rate lock commitments | Fall-out factor | Fair Value, Recurring | Level 3 | Minimum
Fair Value Measurement Inputs and Valuation Techniques [Line Items]
Interest rate lock and purchase loan commitments, net, measurement input	0.0197	0
Interest rate lock commitments | Fall-out factor | Fair Value, Recurring | Level 3 | Maximum
Fair Value Measurement Inputs and Valuation Techniques [Line Items]
Interest rate lock and purchase loan commitments, net, measurement input	0.3838	0.5969
Interest rate lock commitments | Fall-out factor | Fair Value, Recurring | Level 3 | Weighted Average
Fair Value Measurement Inputs and Valuation Techniques [Line Items]
Interest rate lock and purchase loan commitments, net, measurement input	0.1553	0.1220
Interest rate lock commitments | Value of servicing | Fair Value, Recurring | Level 3 | Minimum
Fair Value Measurement Inputs and Valuation Techniques [Line Items]
Interest rate lock and purchase loan commitments, net, measurement input	0.0041	0.0055
Interest rate lock commitments | Value of servicing | Fair Value, Recurring | Level 3 | Maximum
Fair Value Measurement Inputs and Valuation Techniques [Line Items]
Interest rate lock and purchase loan commitments, net, measurement input	0.0144	0.0177
Interest rate lock commitments | Value of servicing | Fair Value, Recurring | Level 3 | Weighted Average
Fair Value Measurement Inputs and Valuation Techniques [Line Items]
Interest rate lock and purchase loan commitments, net, measurement input	0.0097	0.0114

FAIR VALUE MEASUREMENT - Sche_3

FAIR VALUE MEASUREMENT - Schedule of Fair Value Changes and Activity for Level 3 (Details) - USD ($) $ in Thousands	12 Months Ended
	Dec. 31, 2020	Dec. 31, 2019
Interest Rate Lock And Loan Purchase Commitments
Fair Value, Assets Measured on Recurring Basis, Unobservable Input Reconciliation, Calculation [Roll Forward]
Beginning balance, net	$ 2,223	$ 10,284
Payoffs/Sales	(40,742)	(44,548)
Total realized/unrealized gains	55,911	36,487
Ending balance, net	17,392	2,223
Investment securities AFS
Fair Value, Assets Measured on Recurring Basis, Unobservable Input Reconciliation, Calculation [Roll Forward]
Beginning balance, net	1,952	0
Additions	985	0
Transfers	0	2,379
Payoffs/Sales	(435)	(160)
Total realized/unrealized gains	208	(267)
Ending balance, net	2,710	1,952
LHFS
Fair Value, Assets Measured on Recurring Basis, Unobservable Input Reconciliation, Calculation [Roll Forward]
Beginning balance, net	0	2,691
Additions		5,859
Transfers		1,630
Payoffs/Sales		(10,060)
Total realized/unrealized gains		(120)
Ending balance, net		0
LHFI
Fair Value, Assets Measured on Recurring Basis, Unobservable Input Reconciliation, Calculation [Roll Forward]
Beginning balance, net	3,468	4,057
Additions	6,088	2,043
Transfers	0	(1,630)
Payoffs/Sales	(2,409)	(980)
Total realized/unrealized gains	(39)	(22)
Ending balance, net	$ 7,108	$ 3,468

FAIR VALUE MEASUREMENT - FV Uno

FAIR VALUE MEASUREMENT - FV Unobservable Inputs - Nonrecurring Basis (Details) - Fair Value, Nonrecurring - USD ($) $ in Thousands	12 Months Ended
	Dec. 31, 2020	Dec. 31, 2019
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Gains/losses on loans held for investment	$ (1,700)	$ 316
Level 3
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Loans held for investment	$ 3,651	$ 266

FAIR VALUE MEASUREMENT - FV of

FAIR VALUE MEASUREMENT - FV of Financial Instruments (Details) - USD ($) $ in Thousands	Dec. 31, 2020	Dec. 31, 2019
Assets:
Mortgage servicing rights – multifamily	$ 49,966
Loans receivable	5,179,886	$ 5,072,784
Carrying value
Assets:
Cash and cash equivalents	58,049	57,880
Investment securities HTM	4,271	4,372
Single family LHFI	5,172,778	5,069,316
Federal Home Loan Bank stock	20,319	22,399
Liabilities:
Certificates of deposit	1,139,807	1,614,533
Borrowings	322,800
Borrowings		471,590
Long-term debt	125,838	125,650
Estimate of Fair Value Measurement
Assets:
Cash and cash equivalents	58,049	57,880
Investment securities HTM	4,507	4,501
Single family LHFI	5,327,711	5,139,078
Federal Home Loan Bank stock	20,319	22,399
Liabilities:
Certificates of deposit	1,143,747	1,622,879
Borrowings	322,876
Borrowings		473,050
Long-term debt	116,893	115,011
Level 1 | Estimate of Fair Value Measurement
Assets:
Cash and cash equivalents	58,049	57,880
Investment securities HTM	0	0
Single family LHFI	0	0
Federal Home Loan Bank stock	0	0
Liabilities:
Certificates of deposit	0	0
Borrowings	0
Borrowings		125,101
Long-term debt	0	0
Level 2 | Estimate of Fair Value Measurement
Assets:
Cash and cash equivalents	0	0
Investment securities HTM	4,507	4,501
Single family LHFI	0	0
Federal Home Loan Bank stock	20,319	22,399
Liabilities:
Certificates of deposit	1,143,747	1,622,879
Borrowings	322,876
Borrowings		347,949
Long-term debt	116,893	115,011
Level 3 | Estimate of Fair Value Measurement
Assets:
Cash and cash equivalents	0	0
Investment securities HTM	0	0
Single family LHFI	5,327,711	5,139,078
Federal Home Loan Bank stock	0	0
Liabilities:
Certificates of deposit	0	0
Borrowings	0
Borrowings		0
Long-term debt	0	0
Multifamily | Carrying value
Assets:
LHFS – multifamily and other	167,289	128,841
Mortgage servicing rights – multifamily	35,774	29,494
Multifamily | Estimate of Fair Value Measurement
Assets:
LHFS – multifamily and other	167,289	130,720
Mortgage servicing rights – multifamily	38,423	32,738
Multifamily | Level 1 | Estimate of Fair Value Measurement
Assets:
LHFS – multifamily and other	0	0
Mortgage servicing rights – multifamily	0	0
Multifamily | Level 2 | Estimate of Fair Value Measurement
Assets:
LHFS – multifamily and other	167,289	130,720
Mortgage servicing rights – multifamily	0	0
Multifamily | Level 3 | Estimate of Fair Value Measurement
Assets:
LHFS – multifamily and other	0	0
Mortgage servicing rights – multifamily	38,423	32,738
Ginnie Mae Early Buyout Loans
Assets:
Loans receivable	102,000	$ 9,000
Ginnie Mae Early Buyout Loans | Carrying value
Assets:
Loans receivable	101,750
Ginnie Mae Early Buyout Loans | Estimate of Fair Value Measurement
Assets:
Loans receivable	101,750
Ginnie Mae Early Buyout Loans | Level 1 | Estimate of Fair Value Measurement
Assets:
Loans receivable	0
Ginnie Mae Early Buyout Loans | Level 2 | Estimate of Fair Value Measurement
Assets:
Loans receivable	0
Ginnie Mae Early Buyout Loans | Level 3 | Estimate of Fair Value Measurement
Assets:
Loans receivable	$ 101,750

REGULATORY CAPITAL REQUIREMEN_3

REGULATORY CAPITAL REQUIREMENTS - Schedule of Capital and Capital Ratios (Details) $ in Thousands	Dec. 31, 2020USD ($)	Dec. 31, 2019USD ($)
HomeStreet Bank
Compliance with Regulatory Capital Requirements under Banking Regulations [Line Items]
Tier 1 leverage capital	$ 712,533	$ 712,596
Tier 1 leverage capital to average assets, ratio	0.0979	0.1056
Tier 1 leverage capital required for capital adequacy purposes	$ 291,114	$ 269,930
Tier 1 leverage capital required for capital adequacy purposes, ratio	0.040	0.040
Tier 1 leverage capital required to be categorized as well capitalized	$ 363,893	$ 337,413
Tier 1 leverage capital required to be categorized as well capitalized, ratio	0.050	0.050
Common equity risk-based capital	$ 712,533	$ 712,596
Common equity risk-based capital to risk weighted assets, ratio	13.51%	13.50%
Common equity risk-based capital required for capital adequacy	$ 237,307	$ 237,451
Common equity risk-based capital required for capital adequacy, ratio	4.50%	4.50%
Common equity capital required to be well capitalized	$ 342,777	$ 342,985
Common equity risk-based capital required to be well capitalized, ratio	6.50%	6.50%
Tier 1 risk-based capital	$ 712,533	$ 712,596
Tier 1 risk-based capital to risk weighted assets, ratio	0.1351	0.1350
Tier 1 risk-based capital required for capital adequacy	$ 316,410	$ 316,602
Tier 1 risk-based capital required for capital adequacy, ratio	0.060	0.060
Tier 1 risk-based capital required to be well capitalized	$ 421,880	$ 422,136
Tier 1 risk-based capital required to be well capitalized, ratio	0.080	0.080
Total risk-based capital	$ 778,479	$ 758,303
Capital to risk weighted assets, ratio	0.1476	0.1437
Total capital required for capital adequacy	$ 421,880	$ 422,136
Total capital required for capital adequacy, ratio	0.080	0.080
Total capital required to be well capitalized	$ 527,350	$ 527,669
Total capital required to be well capitalized, ratio	0.100	0.100
HomeStreet, Inc.
Compliance with Regulatory Capital Requirements under Banking Regulations [Line Items]
Tier 1 leverage capital	$ 709,655	$ 691,323
Tier 1 leverage capital to average assets, ratio	0.0965	0.1016
Tier 1 leverage capital required for capital adequacy purposes	$ 294,211	$ 272,253
Tier 1 leverage capital required for capital adequacy purposes, ratio	0.040	0.040
Common equity risk-based capital	$ 649,655	$ 631,323
Common equity risk-based capital to risk weighted assets, ratio	11.67%	11.43%
Common equity risk-based capital required for capital adequacy	$ 250,537	$ 248,523
Common equity risk-based capital required for capital adequacy, ratio	4.50%	4.50%
Tier 1 risk-based capital	$ 709,655	$ 691,323
Tier 1 risk-based capital to risk weighted assets, ratio	0.1275	0.1252
Tier 1 risk-based capital required for capital adequacy	$ 334,050	$ 331,364
Tier 1 risk-based capital required for capital adequacy, ratio	0.060	0.060
Total risk-based capital	$ 779,254	$ 739,812
Capital to risk weighted assets, ratio	0.1400	0.1340
Total capital required for capital adequacy	$ 445,400	$ 441,818
Total capital required for capital adequacy, ratio	0.080	0.080

REGULATORY CAPITAL REQUIREMEN_4

REGULATORY CAPITAL REQUIREMENTS - Schedule of Minimum Capital Ratios Plus Capital Conservation Buffer (Details)	Dec. 31, 2020	Dec. 31, 2019
Broker-Dealer, Net Capital Requirement, SEC Regulation [Abstract]
Capital conservation buffer, actual	0.0600	0.0676
CET-1 to risk-weighted assets	0.0700
Tier 1 capital to risk-weighted assets	0.0850
Total capital to risk-weighted assets	0.1050

EARNINGS PER SHARE - Schedule o

EARNINGS PER SHARE - Schedule of EPS Calculation (Details) - USD ($) $ / shares in Units, $ in Thousands	12 Months Ended
	Dec. 31, 2020	Dec. 31, 2019	Dec. 31, 2018
EPS numerator:
Income from continuing operations	$ 79,990	$ 40,720	$ 26,223
Earnings allocated to share repurchase	0	(650)	0
Income from continuing operations available to common shareholders	79,990	40,070	26,223
Income (loss) from discontinued operations	0	(23,208)	13,804
Net income available to common shareholders	$ 79,990	$ 16,862	$ 40,027
Weighted average shares:
Basic weighted average number of shares outstanding (in shares)	22,867,268	25,573,488	26,970,916
Dilutive effect of outstanding common stock equivalents (in shares)	209,554	197,295	197,219
Diluted weighted average number of shares outstanding (in shares)	23,076,822	25,770,783	27,168,135
Earnings per share:
Income from continuing operations (in dollars per share)	$ 3.50	$ 1.57	$ 0.97
Income (loss) from discontinued operations (in dollars per share)	0	(0.91)	0.51
Basic income per share (in dollars per share)	3.50	0.66	1.48
Income from continuing operations (in dollars per share)	3.47	1.55	0.97
Income (loss) from discontinued operations (in dollars per share)	0	(0.90)	0.51
Diluted income per share (in dollars per share)	$ 3.47	$ 0.65	$ 1.47

LEASES - Narrative (Details)

LEASES - Narrative (Details) - USD ($) $ in Millions	12 Months Ended
	Dec. 31, 2020	Dec. 31, 2019	Dec. 31, 2018
Lessee, Operating Sublease, Description [Abstract]
Remaining lease terms	15 years
2021, sublease payments due to Company	$ 5.2
2022, sublease payments due to Company	4.2
2023, sublease payments due to Company	3
2024, sublease payments due to Company	1.3
2025, sublease payments due to Company	0.7
Thereafter, sublease payments due to Company	1.3
Impairment loss	$ 2.5	$ 5
Operating lease rent expense (Topic 840)			$ 27.7

LEASES - Lease Cost (Details)

LEASES - Lease Cost (Details) - USD ($) $ in Thousands	12 Months Ended
	Dec. 31, 2020	Dec. 31, 2019
Leases [Abstract]
Operating lease cost	$ 11,989	$ 14,538
Short-term leases	0	28
Finance lease cost:
Amortization of right-of-use assets	1,277	2,030
Interest on lease liabilities	151	340
Variable lease costs and nonlease components	5,502	6,627
Sublease income	(6,662)	(4,378)
Total	$ 12,257	$ 19,185

LEASES - Supplemental Cash Flow

LEASES - Supplemental Cash Flow Information (Details) - USD ($) $ in Thousands	12 Months Ended
	Dec. 31, 2020	Dec. 31, 2019	Dec. 31, 2018
Cash paid for amounts included in the measurement of lease liabilities:
Operating cash flows from operating leases	$ 15,452	$ 17,054
Operating cash flows from finance leases	151	340
Financing cash flows from finance leases	1,209	1,694	$ 0
Right-of-use assets obtained
Operating leases	5,666	5,800
Finance leases	0	139
Other changes in right-of-use assets
Operating leases	(39,924)	(13,605)
Finance leases	$ (29)	$ (1,172)

LEASES - Supplemental Balance S

LEASES - Supplemental Balance Sheet Information (Details) - USD ($) $ in Thousands	Dec. 31, 2020	Dec. 31, 2019
Leases [Abstract]
Operating lease right-of-use assets, included in other assets	$ 45,560	$ 86,789
Operating Lease, Right-of-Use Asset, Statement of Financial Position [Extensible List]	us-gaap:OtherAssets	us-gaap:OtherAssets
Operating lease liabilities, included in accounts payable and other liabilities	$ 62,563	$ 104,579
Finance lease right-of-use assets, included in other assets	$ 1,081	$ 8,084
Finance Lease, Right-of-Use Asset, Statement of Financial Position [Extensible List]	us-gaap:OtherAssets	us-gaap:OtherAssets
Finance lease liabilities, included in accounts payable and other liabilities	$ 1,097	$ 8,513
Finance Lease, Liability, Statement of Financial Position [Extensible List]	us-gaap:AccountsPayableAndAccruedLiabilitiesCurrentAndNoncurrent	us-gaap:AccountsPayableAndAccruedLiabilitiesCurrentAndNoncurrent
Weighted Average Remaining lease term in years
Operating leases	6 years 1 month 2 days	11 years 10 months 13 days
Finance leases	1 year 6 months 7 days	15 years 5 months 15 days
Weighted Average Discount Rate
Operating leases	1.71%	3.48%
Finance leases	3.12%	2.63%
Operating Lease, Liability, Statement of Financial Position [Extensible List]	us-gaap:AccountsPayableAndAccruedLiabilitiesCurrentAndNoncurrent	us-gaap:AccountsPayableAndAccruedLiabilitiesCurrentAndNoncurrent

LEASES - Lease Liability Maturi

LEASES - Lease Liability Maturities (Details) - USD ($) $ in Thousands	Dec. 31, 2020	Dec. 31, 2019
Operating Leases
2021	$ 13,637
2022	12,338
2023	10,346
2024	8,368
2025	7,009
2026 and thereafter	14,195
Total lease payments	65,893
Less imputed interest	3,330
Total	62,563	$ 104,579
Finance Leases
2021	852
2022	196
2023	76
2024	0
2025	0
2026 and thereafter	0
Total lease payments	1,124
Less imputed interest	27
Total	1,097	$ 8,513
Nonlease Components
2021	5,130
2022	4,880
2023	4,302
2024	3,950
2025	3,784
2026 and thereafter	7,811
Total lease payments	$ 29,857

PARENT COMPANY FINANCIAL STAT_3

PARENT COMPANY FINANCIAL STATEMENTS - Condensed Statement of Financial Position (Details) - USD ($) $ in Thousands	Dec. 31, 2020	Dec. 31, 2019	Dec. 31, 2018	Dec. 31, 2017
Assets:
Cash and cash equivalents	$ 58,049	$ 57,880	$ 57,982
Other assets	375,763	291,595
Total assets	7,237,091	6,812,435
Liabilities:
Other liabilities	249,144	192,910
Long-term debt	125,838	125,650
Total liabilities	6,519,341	6,132,712
Shareholders' Equity:
Common stock, no par value	278,505	300,729
Retained earnings	403,888	374,673
Accumulated other comprehensive income	35,357	4,321
Total shareholders' equity	717,750	679,723	$ 739,520	$ 704,380
Total liabilities and shareholders' equity	7,237,091	6,812,435
Parent Company
Assets:
Cash and cash equivalents	20,021	16,638
Other assets	7,686	4,370
Investment in stock of other subsidiaries	780,531	751,227
Investments In And Advance To Other Affiliates, Subsidiaries, Associates, And Joint Ventures	36,381	34,594
Total assets	844,619	806,829
Liabilities:
Other liabilities	1,031	1,456
Long-term debt	125,838	125,650
Total liabilities	126,869	127,106
Shareholders' Equity:
Common stock, no par value	278,505	300,729
Retained earnings	403,888	374,673
Accumulated other comprehensive income	35,357	4,321
Total shareholders' equity	717,750	679,723
Total liabilities and shareholders' equity	$ 844,619	$ 806,829

PARENT COMPANY FINANCIAL STAT_4

PARENT COMPANY FINANCIAL STATEMENTS - Condensed Statements of Operations (Details) - USD ($) $ in Thousands	12 Months Ended
	Dec. 31, 2020	Dec. 31, 2019	Dec. 31, 2018
Noninterest Income [Abstract]
Noninterest Income, Other Operating Income	$ 10,226	$ 12,599	$ 11,825
Expenses
Interest expense-net	(208,662)	(189,390)	(189,963)
Noninterest expense	235,663	215,614	195,241
Income from continuing operations before income taxes	101,894	48,708	28,255
Income taxes (benefit)	21,904	7,988	2,032
Net income	79,990	17,512	40,027
Parent Company
Noninterest Income [Abstract]
Dividend income from HomeStreet Bank	82,909	110,000	9,523
Equity in undistributed income from subsidiaries	3,374	0	43,920
Distributions in excess of income from subsidiaries	0	(84,146)	0
Other noninterest income	1,773	2,293	2,193
Noninterest Income, Other Operating Income	88,056	28,147	55,636
Expenses
Interest expense-net	5,731	4,821	4,856
Noninterest expense	4,136	8,437	10,368
Costs and Expenses	9,867	13,258	15,224
Income from continuing operations before income taxes	78,189	14,889	40,412
Income taxes (benefit)	(1,801)	(2,623)	385
Net income	$ 79,990	$ 17,512	$ 40,027

PARENT COMPANY FINANCIAL STAT_5

PARENT COMPANY FINANCIAL STATEMENTS - Condensed Statements of Cash Flows (Details) - USD ($) $ in Thousands	12 Months Ended
	Dec. 31, 2020	Dec. 31, 2019	Dec. 31, 2018
Net Cash Provided by (Used in) Operating Activities [Abstract]
Net income	$ 79,990	$ 17,512	$ 40,027
Adjustments to reconcile net income to net cash provided by (used in) operating activities
Net cash provided by (used in) operating activities	(25,545)	258,830	286,011
Cash flows from investing activities:
Net cash provided by (used in) investing activities	(232,622)	107,024	(564,054)
Cash flows from financing activities:
Repurchases of common stock	(58,009)	(98,543)	0
Dividends paid on common stock	(13,865)	0	0
Net cash provided by (used in) financing activities	258,336	(366,560)	262,720
Increase (decrease) in cash and cash equivalents	169	(706)	(15,323)
Cash, cash equivalents and restricted cash, beginning of year	57,880	58,586	73,909
Cash, cash equivalents and restricted cash, end of year	58,049	57,880	58,586
Parent Company
Net Cash Provided by (Used in) Operating Activities [Abstract]
Net income	79,990	17,512	40,027
Adjustments to reconcile net income to net cash provided by (used in) operating activities
Undistributed earnings from investment in subsidiaries	(3,374)	0	(43,920)
Distributions in excess or earnings from investment in subsidiaries	0	84,146	0
Other	(4,483)	(30)	695
Net cash provided by (used in) operating activities	72,133	101,628	(3,198)
Cash flows from investing activities:
AFS securities: Purchases and principal collections - net	2,886	1,049	1,428
Net cash provided by (used in) investing activities	2,886	1,049	1,428
Cash flows from financing activities:
Repurchases of common stock	(58,009)	(98,543)	0
Proceeds from stock issuance, net	238	105	68
Dividends paid on common stock	(13,865)	0	0
Net cash provided by (used in) financing activities	(71,636)	(98,438)	68
Increase (decrease) in cash and cash equivalents	3,383	4,239	(1,702)
Cash, cash equivalents and restricted cash, beginning of year	16,638	12,399	14,101
Cash, cash equivalents and restricted cash, end of year	$ 20,021	$ 16,638	$ 12,399

DISCONTINUED OPERATIONS - Narra

DISCONTINUED OPERATIONS - Narrative (Details) $ in Millions	Jun. 24, 2019branch	Dec. 31, 2019USD ($)saleOfRight	Mar. 31, 2019USD ($)saleOfRight
Agency debentures | Single family
Income Statement, Balance Sheet and Additional Disclosures by Disposal Groups, Including Discontinued Operations [Line Items]
Mortgage servicing rights, unpaid principle balance, sold, number of sales | saleOfRight		2	2
Mortgage servicing rights, unpaid principal balance, sold		$ 14,300	$ 14,300
Gain (loss) in income during period from discontinued operations before income taxes		$ (0.9)
HLC Based Mortgage Banking Operations
Income Statement, Balance Sheet and Additional Disclosures by Disposal Groups, Including Discontinued Operations [Line Items]
Home loan centers sold | branch	47

DISCONTINUED OPERATIONS - Net L

DISCONTINUED OPERATIONS - Net Loss on Disposal of Discontinued Operations (Details) - USD ($) $ in Thousands	12 Months Ended
	Dec. 31, 2020	Dec. 31, 2019	Dec. 31, 2018
Income Statement, Balance Sheet and Additional Disclosures by Disposal Groups, Including Discontinued Operations [Line Items]
Proceeds from asset sales	$ 2,800	$ 182,189	$ 0
Discontinued Operations, Disposed of by Sale
Income Statement, Balance Sheet and Additional Disclosures by Disposal Groups, Including Discontinued Operations [Line Items]
Proceeds from asset sales		186,692
Book value of assets sold		181,243
Gain on assets sold		5,449
Transaction costs		8,770
Compensation expense related to the transactions		4,636
Facility and IT related costs		13,660
Total costs		27,066
Net loss on disposal		$ (21,617)

DISCONTINUED OPERATIONS - Major

DISCONTINUED OPERATIONS - Major Classes of Assets and Liabilities Related to Discontinued Operations (Details) - USD ($) $ in Thousands	Dec. 31, 2020	Dec. 31, 2019
Assets of discontinued operations
Total	$ 0	$ 28,628
Discontinued Operations, Disposed of by Sale
Assets of discontinued operations
LHFS at fair value		26,123
Other assets		2,505
Total		28,628
Liabilities of discontinued operations
Account payable and other liabilities		$ 2,603

DISCONTINUED OPERATIONS - State

DISCONTINUED OPERATIONS - Statements of Operations of Discontinued Operations (Details) - USD ($) $ in Thousands	12 Months Ended
	Dec. 31, 2020	Dec. 31, 2019	Dec. 31, 2018
Income Statement, Balance Sheet and Additional Disclosures by Disposal Groups, Including Discontinued Operations [Line Items]
(Loss) income before income taxes	$ 0	$ (28,285)	$ 17,610
Income tax (benefit) expense	$ 0	(5,077)	3,806
Discontinued Operations, Disposed of by Sale
Income Statement, Balance Sheet and Additional Disclosures by Disposal Groups, Including Discontinued Operations [Line Items]
Net interest income		5,858	12,516
Noninterest income		63,713	200,426
Noninterest expense		97,856	195,332
(Loss) income before income taxes		(28,285)	17,610
Income tax (benefit) expense		(5,077)	3,806
(Loss) income from discontinued operations		$ (23,208)	$ 13,804

DISCONTINUED OPERATIONS - Cash

DISCONTINUED OPERATIONS - Cash Flows for Discontinued Operations (Details) - Discontinued Operations, Disposed of by Sale - USD ($) $ in Thousands	12 Months Ended
	Dec. 31, 2019	Dec. 31, 2018
Income Statement, Balance Sheet and Additional Disclosures by Disposal Groups, Including Discontinued Operations [Line Items]
Net cash provided by operating activities	$ 238,212	$ 201,001
Net cash provided by investing activities	$ 185,458	$ 64,849

RESTRUCTURING - Restructuring R

RESTRUCTURING - Restructuring Reserve (Details) - USD ($) $ in Thousands	12 Months Ended
	Dec. 31, 2020	Dec. 31, 2019
Restructuring Cost and Reserve [Line Items]
Restructuring charges	$ 11,793	$ 4,511
Costs paid or otherwise settled	(10,564)	(2,607)
Restructuring reserve	3,133	1,904
Facility-related costs
Restructuring Cost and Reserve [Line Items]
Restructuring charges	10,188	1,373
Costs paid or otherwise settled	(8,560)	(138)
Restructuring reserve	2,863	1,235
Personnel-related costs
Restructuring Cost and Reserve [Line Items]
Restructuring charges	339	1,836
Costs paid or otherwise settled	(695)	(1,326)
Restructuring reserve	154	510
Other costs
Restructuring Cost and Reserve [Line Items]
Restructuring charges	1,266	1,302
Costs paid or otherwise settled	(1,309)	(1,143)
Restructuring reserve	$ 116	$ 159

SUBSEQUENT EVENTS - Narrative (

SUBSEQUENT EVENTS - Narrative (Details) - Subsequent Event $ / shares in Units, $ in Millions	Jan. 28, 2021USD ($)$ / shares
Subsequent Event [Line Items]
Dividend payable (USD per share) | $ / shares	$ 0.25
Stock repurchase program, authorized amount | $	$ 25