LOANS AND SERVICING | (6) Loans and Servicing Loans A summary of loans is as follows: At At September 30, December 31, 2015 2014 Amount Percent Amount Percent (Dollars in thousands) Residential loans: One- to four-family $ % $ % Home equity loans and lines of credit Total residential mortgage loans Commercial loans: One- to four-family investment property Multi-family real estate Commercial real estate Commercial business Total commercial loans Construction loans: One- to four-family Multi-family Non-residential Total construction loans Consumer Total loans % % Other items: Net deferred loan costs Allowance for loan losses Total loans, net $ $ An analysis of the allowance for loan losses for the nine months ended September 30, 2015 and 2014 and at September 30, 2015 and December 31, 2014 is below. For additional information please refer to Item 2, Management’s Discussion and Analysis of Financial Condition and Results of Operations. Residential Commercial Construction One ‑ to four ‑ Home equity family One ‑ to four ‑ loans and investment Multi ‑family Commercial Commercial One ‑ to four ‑ Non- family lines of credit property real estate real estate business family Multi ‑family residential Consumer Unallocated Total (In thousands) Allowance for loan losses Nine Months Ended September 30, 2015 Beginning Balance $ $ $ $ $ $ $ $ $ $ $ — $ Charge-offs — — — — — — — — — Recoveries — — — — — — — — — (Benefit) provision — Ending Balance $ $ $ $ $ $ $ $ $ $ $ — $ Nine Months Ended September 30, 2014 Beginning Balance $ $ $ $ $ $ $ $ $ $ $ $ Charge-offs — — — — — — — — Recoveries — — — — — — — — — Provision (benefit) Ending Balance $ $ $ $ $ $ $ $ $ $ $ $ At September 30, 2015 Allowance for loan losses Individually evaluated for impairment $ $ — $ $ — $ — $ — $ — $ — $ — $ — $ — $ Collectively evaluated for impairment — $ $ $ $ $ $ $ $ $ $ $ — $ Loans Individually evaluated for impairment $ $ $ $ — $ $ — $ — $ — $ — $ — $ — $ Collectively evaluated for impairment — $ $ $ $ $ $ $ $ $ $ $ — $ At December 31, 2014 Allowance for loan losses Individually evaluated for impairment $ $ — $ — $ — $ — $ — $ — $ — $ — $ — $ — $ Collectively evaluated for impairment — $ $ $ $ $ $ $ $ $ $ $ — $ Loans Individually evaluated for impairment $ $ $ — $ — $ $ — $ — $ — $ — $ — $ — $ Collectively evaluated for impairment — $ $ $ $ $ $ $ $ $ $ $ — $ The following is a summary of past-due and non-accrual loans at September 30, 2015 and December 31, 2014. For additional information please refer to Item 2, Management’s Discussion and Analysis of Financial Condition and Results of Operations. Loans delinquent for: 90 days 90 days Total Total Total or more Non-accrual 30 - 59 Days 60 - 89 Days or more Past Due Current Loans and accruing Loans (In thousands) At September 30, 2015 Residential loans: One- to four-family $ — $ $ $ $ $ $ — $ Home equity loans and lines of credit — — — — Commercial loans: One- to four-family investment property — — — — — — Multi-family real estate — — — — — — Commercial real estate — — — — Commercial business — — — — Construction loans: One- to four-family — — — — — — Multi-family — — — — — — Non-residential — — — — — — Consumer — — — — Total $ $ $ $ $ $ $ — $ Loans delinquent for: 90 days 90 days Total Total Total or more Non-accrual 30 - 59 Days 60 - 89 Days or more Past Due Current Loans and accruing Loans (In thousands) At December 31, 2014 Residential loans: One- to four-family $ — $ $ $ $ $ $ — $ Home equity loans and lines of credit — — — Commercial loans: One- to four-family investment property — — — — — — Multi-family real estate — — — — — — Commercial real estate — — — — Commercial business — — — — — — Construction loans: One- to four-family — — — — — — Multi-family — — — — — — Non-residential — — — — — — Consumer — — — Total $ $ $ $ $ $ $ — $ The following is a summary of impaired loans at September 30, 2015 and December 31, 2014, and for the nine months and year then ended, respectively. Unpaid Average Interest Recorded Principal Related Recorded Income Investment Balance Allowance Investment Recognized (In thousands) At September 30, 2015 Impaired loans without a valuation allowance Residential loans: One- to four-family $ $ $ — $ $ Home equity loans and lines of credit — Commercial loans: One- to four-family investment property — — — — — Multi-family real estate — — — — — Commercial real estate — Commercial business — — — Construction loans: One- to four-family — — — — — Multi-family — — — — — Non-residential — — — — — Consumer — — — — — Total impaired with no related allowance $ $ $ — $ $ Impaired loans with a valuation allowance Residential loans: One- to four-family $ $ $ $ $ Home equity loans and lines of credit — — — — — Commercial loans: One- to four-family investment property Multi-family real estate — — — — — Commercial real estate — — — — — Commercial business — — — — — Construction loans: One- to four-family — — — — — Multi-family — — — — — Non-residential — — — — — Consumer — — — — — Total with an allowance recorded $ $ $ $ $ Unpaid Average Interest Recorded Principal Related Recorded Income Investment Balance Allowance Investment Recognized (In thousands) At December 31, 2014 Impaired loans without a valuation allowance Residential loans: One- to four-family $ — $ — $ — $ — $ — Home equity loans and lines of credit — Commercial loans: One- to four-family investment property — — — — — Multi-family real estate — — — — — Commercial real estate — Commercial business — — — — — Construction loans: One- to four-family — — — — — Multi-family — — — — — Non-residential — — — — — Consumer — — — — — Total impaired with no related allowance $ $ $ — $ $ Impaired loans with a valuation allowance Residential loans: One- to four-family $ $ $ $ $ Home equity loans and lines of credit — — — — Commercial loans: One- to four-family investment property — — — — — Multi-family real estate — — — — — Commercial real estate — — — Commercial business — — — — — Construction loans: One- to four-family — — — — — Multi-family — — — — — Non-residential — — — — — Consumer — — — — — Total with an allowance recorded $ $ $ $ $ The Company had two loan relationships that were classified as troubled debt restructures (“TDR”) totaling $776,000 during the nine months ended September 30, 2015. The first relationship involved two commercial business loans totaling $235,000 guaranteed by two individuals. During the nine months ended September 30, 2015, the business was sold and net proceeds of $100,000 were applied to the outstanding balances leaving a combined deficiency or pre-modification balance of $135,000 . The $135,000 balance was modified into two loans held individually by the personal guarantors of the original loans on a pro-rated basis based on their respective ownership percentages. The first loan had a $45,000 balance and the borrower made a $22,500 cash payment and the remaining $22,500 balance was charged off to the allowance for loan losses resulting in a post-modification balance of zero . The remaining balance was modified into a one- to four-family investment property loan with a post modification balance of $90,000 . The TDR did not result in a material impact to the allowance for loan losses. The second relationship involved a one- to four-family residential loan totaling $606,000 to one individual. During the nine months ended September 30, 2015, the loan was modified to include a second individual and additional residential collateral was added. The loan, with a post modification balance of $606,000 , was restructured into an interest only note with maturity in 24 months. A second loan, an interest only home equity loan with maturity in 24 months, representing the real estate taxes paid by the Company on behalf of the borrower, was established as part of the Forbearance Agreement. The home equity loan had a post modification balance of $80,000 . As part of the Forbearance Agreement, the borrower will be working to develop land for potential sale which is collateralizing the TDR loan and the Company will receive 100% of the net proceeds to pay down the outstanding principle balance of the TDR. When the loans mature, any remaining balance due must be paid in full or refinanced at that time. The TDR did not result in a material impact to the allowance for loan losses. There is no commitment to lend additional funds to the borrowers whose loans were modified during the nine months ended September 30, 2015. There were no loan modifications made that resulted in a TDR during the nine months ended September 30, 2014. At September 30, 2015 and December 31, 2014, there were no TDR loans in default of their modified terms. The following table represents the Company’s loans by risk rating at September 30, 2015 and December 31, 2014. For additional information please refer to Item 2, Management’s Discussion and Analysis of Financial Condition and Results of Operations. Residential Commercial Construction One ‑ to four ‑ Home equity family One ‑ to four ‑ loans and lines investment Multi ‑ family Commercial Commercial One ‑ to four ‑ Non- family of credit property real estate real estate business family Multi ‑ family residential Consumer Total (In thousands) At September 30, 2015 Classification: Not formally rated $ $ $ — $ — $ — $ — $ — $ — $ — $ $ Pass — — — Special mention — — — — — — — — — — — Substandard — — — — — — — Doubtful — — — — — — — — — — — Loss — — — — — — — — — — — Total loans $ $ $ $ $ $ $ $ $ $ $ At December 31, 2014 Classification: Not formally rated $ $ $ — $ — $ — $ — $ — $ — $ — $ $ Pass — — — Special mention — — — — — — — — — — — Substandard — — — — — — — — Doubtful — — — — — — — — — — — Loss — — — — — — — — — — — Total loans $ $ $ $ $ $ $ $ $ $ $ Credit Quality Information The Bank utilizes a nine grade internal loan rating system for all commercial and construction loans as follows: Loans rated 1 - 5: Loans in these categories are considered “pass” rated loans with low to average risk. Loans rated 6: Loans in this category are considered “special mention.” These loans have risk profiles that are starting to show signs of potential weakness and are being closely monitored by management. Loans rated 7: Loans in this category are considered “substandard.” These loans have a well defined weakness that jeopardizes the liquidation of the debt and is inadequately protected by the current sound worth and paying capacity of the borrower or pledged collateral. There is a distinct possibility that the Company will sustain some loss if the deficiencies are not corrected. Loans rated 8: Loans in this category are considered “doubtful.” Loans classified as doubtful have all the weaknesses inherent in those classified substandard with the added characteristic that the weaknesses make collection or liquidation in full, on the basis of currently existing facts, highly questionable and improbable. Loans rated 9: Loans in this category are considered a “loss.” The loan has been determined to be uncollectible and the chance of loss is inevitable. Loans in this category will be charged-off. On an annual basis, or more often if needed, the Bank formally reviews the ratings on all commercial and construction loans. For residential real estate and consumer loans, the Bank initially assesses credit quality based on the borrower’s ability to pay and subsequently monitors these loans based on the borrower’s payment activity; however, these loans are not formally risk-rated. Loans serviced for others and mortgage servicing rights Mortgage loans serviced for others are not included in the accompanying consolidated balance sheets. The unpaid principal balances of mortgage loans serviced for others were $103.7 million and $113.4 million at September 30, 2015 and December 31, 2014, respectively. The risks inherent in the mortgage servicing assets relate primarily to changes in prepayments that result from shifts in mortgage interest rates. The fair value of servicing rights was $1.1 million and $1.3 million at September 30, 2015 and December 31, 2014, respectively, and was determined using the moving average 10 -year, U.S. Treasury rate plus 5.0% , adjusted to reflect the current credit spreads and conditions in the market as a discount rate. Prepayment assumptions, which are impacted by loan rates and terms, are calculated using a moving average of prepayment data published by the Securities Industry and Financial Markets Association and an independent third party proprietary analysis of prepayment rates embedded in liquid mortgage securities markets and modeled against the serviced loan portfolio by the independent third party valuation specialist. The following summarizes mortgage servicing rights capitalized and amortized, along with the aggregate activity related to valuation allowances. Nine Months Ended September 30, 2015 2014 (In thousands) Mortgage servicing rights: Balance at beginning of period $ $ Additions Amortization Balance at end of period Valuation allowance: Balance at beginning of period Additions — Reductions Balance at end of period Mortgage servicing assets, net $ $ Fair value of mortgage servicing assets $ $ |