Loans and The Allowance for Loan Loss | LOANS AND THE ALLOWANCE FOR LOAN LOSS A summary of the balances of loans follows: December 31, 2015 2014 (In thousands) Real estate: 1-4 family residential $ 599,938 $ 460,273 Home equity 77,399 61,750 Commercial real estate 561,203 387,807 Construction 79,773 53,606 1,318,313 963,436 Commercial business 182,677 151,823 Consumer 38,186 31,778 Total loans 1,539,176 1,147,037 Allowance for loan losses (17,102 ) (12,973 ) Discount and fair value adjustments on purchased loans (1,959 ) (2,970 ) Deferred loan costs and fees, net 3,160 1,820 Loans, net $ 1,523,275 $ 1,132,914 The Company has sold residential mortgage loans in the secondary mortgage market, some of which are sold with limited recourse. The Company has retained the servicing responsibility and receives fees for the services provided. The unpaid principal balances of mortgage loans serviced for others were $39.8 million , $56.3 million and $47.6 million at December 31, 2015 , 2014 and 2013 , respectively. The maximum contingent liability associated with loans sold with recourse is $1.2 million at December 31, 2015 . Neither mortgage loans serviced for others nor the contingent liability associated with sold loans is recorded on the consolidated balance sheets. In 2015 and 2014 , the Company transferred a portion of its originated commercial real estate loans to participating lenders. The amounts transferred have been accounted for as sales and are therefore not included on the consolidated balance sheets. The Company and participating lenders share ratably in cash flows and any gains or losses that may result from a borrower’s lack of compliance with contractual terms of the loan. The Company continues to service the loans on behalf of the participating lenders and, as such, collects cash payments from the borrowers, remits payments (net of servicing fees) to participating lenders and disburses required escrow funds to relevant parties. At December 31, 2015 and 2014 , the Company was servicing loans for participants aggregating $30.6 million and $21.9 million , respectively. Activity in the allowance for loan losses for the year ended December 31, 2015 , 2014 and 2013 and allocation of the allowance to loan segments as of December 31, 2015 and 2014 follows: 1-4 Family Residential Home Equity Commercial Real Estate Construction Commercial Business Consumer Unallocated Total (In thousands) 2015 Beginning balance $ 3,222 $ 340 $ 3,551 $ 1,056 $ 3,410 $ 736 $ 658 $ 12,973 Provision (credit) for loan losses 612 296 3,596 308 (571 ) 79 (230 ) 4,090 Loans charged-off — — — — — (43 ) — (43 ) Recoveries 82 — — — — — — 82 Ending Balance $ 3,916 $ 636 $ 7,147 $ 1,364 $ 2,839 $ 772 $ 428 $ 17,102 2014 Beginning balance $ 2,835 $ 247 $ 2,608 $ 303 $ 2,416 $ 574 $ 688 $ 9,671 Provision (credit) for loan losses 405 93 943 753 994 223 (30 ) 3,381 Loans charged-off (18 ) — — — — (61 ) — (79 ) Recoveries — — — — — — — — Ending Balance $ 3,222 $ 340 $ 3,551 $ 1,056 $ 3,410 $ 736 $ 658 $ 12,973 2013 Beginning balance $ 2,725 $ 316 $ 1,343 $ 106 $ 565 $ 313 $ 182 $ 5,550 Provision (credit) for loan losses 39 (69 ) 1,265 197 1,851 305 506 4,094 Loans charged-off (165 ) — — — — (44 ) — (209 ) Recoveries 236 — — — — — — 236 Ending Balance $ 2,835 $ 247 $ 2,608 $ 303 $ 2,416 $ 574 $ 688 $ 9,671 Additional information pertaining to the allowance for loan losses at December 31, 2015 and December 31, 2014 is as follows: 1-4 Family Home Commercial Construction Commercial Consumer Unallocated Total (In thousands) December 31, 2015 Allowance related to impaired loans $ — $ — $ 384 $ — $ 10 $ 10 $ — $ 404 Allowance related to non-impaired loans 3,916 636 6,763 1,364 2,829 762 428 16,698 Total allowance for loan losses $ 3,916 $ 636 $ 7,147 $ 1,364 $ 2,839 $ 772 $ 428 $ 17,102 Impaired loans $ 6,114 $ 270 $ 4,631 $ — $ 10 $ 145 $ — $ 11,170 Non-impaired loans 593,824 77,129 556,572 79,773 182,667 38,041 — 1,528,006 Total loans $ 599,938 $ 77,399 $ 561,203 $ 79,773 $ 182,677 $ 38,186 $ — $ 1,539,176 December 31, 2014 Allowance related to impaired loans $ — $ — $ — $ — $ — $ — $ — $ — Allowance related to non-impaired loans 3,222 340 3,551 1,056 3,410 736 658 12,973 Total allowance for loan losses $ 3,222 $ 340 $ 3,551 $ 1,056 $ 3,410 $ 736 $ 658 $ 12,973 Impaired loans $ 4,419 $ 578 $ — $ — $ — $ 27 $ — $ 5,024 Non-impaired loans 455,854 61,172 387,807 53,606 151,823 31,751 — 1,142,013 Total loans $ 460,273 $ 61,750 $ 387,807 $ 53,606 $ 151,823 $ 31,778 $ — $ 1,147,037 The following is a summary of past due and non-accrual loans, by loan class, at December 31, 2015 and December 31, 2014 : 30-59 Days Past Due 60-89 Days Past Due Past Due 90 Days or More Total Past Due Loans on Non-accrual (In thousands) December 31, 2015 Real estate: 1-4 family residential $ 2,287 $ — $ 990 $ 3,277 $ 5,688 Home equity 1,031 19 176 1,226 270 Commercial real estate — 1,249 — 1,249 4,631 Commercial business 23 — — 23 10 Consumer 3 80 120 203 145 Total $ 3,344 $ 1,348 $ 1,286 $ 5,978 $ 10,744 December 31, 2014 Real estate: 1-4 family residential $ 3,137 $ 522 $ 1,370 $ 5,029 $ 3,876 Home equity 680 — 475 1,155 578 Consumer 217 — 5 222 27 Total $ 4,034 $ 522 $ 1,850 $ 6,406 $ 4,481 There were no loans past due 90 days or more and still accruing at December 31, 2015 and 2014 . The commercial loans in the 60-89 day bucket above are also included in the loans on non-accrual total at December 31, 2015 The following is a summary of information pertaining to impaired loans by loan segment at the dates indicated: Recorded Investment Unpaid Principal Balance Related Allowance December 31, 2015 (In thousands) Impaired loans without a valuation allowance: Real estate: 1-4 family residential $ 6,114 $ 6,824 $ — Home equity 270 425 — Consumer 35 39 — Total 6,419 7,288 — Impaired loans with a valuation allowance: Commercial real estate 4,631 4,631 384 Commercial business 10 11 10 Consumer 110 110 10 Total 4,751 4,752 404 Total impaired loans $ 11,170 $ 12,040 $ 404 December 31, 2014 Impaired loans without a valuation allowance: Real estate: 1-4 family residential $ 4,419 $ 5,211 $ — Home Equity 578 804 — Consumer 27 25 — Total impaired loans $ 5,024 $ 6,040 $ — The following tables set forth information regarding average balances and interest income recognized (all on a cash basis) on impaired loans, by segment, for the years ended December 31, 2015 , 2014 and 2013 : Average Recorded Investment Interest Income Recognized 2015 Impaired loans without a valuation allowance: Real estate: 1-4 family residential $ 4,869 $ 270 Home equity 575 14 Consumer 34 4 Impaired loans with a valuation allowance: Commercial real estate 926 161 Commercial business 2 1 Consumer 44 2 Total $ 6,450 $ 452 2014 Impaired loans without a valuation allowance: Real estate: 1-4 family residential $ 4,076 $ 213 Home equity 476 17 Consumer 34 2 Total $ 4,586 $ 232 2013 Impaired loans without a valuation allowance: Real estate: 1-4 family residential $ 2,586 $ 61 Home equity 32 — Total $ 2,618 $ 61 None of the loans acquired in the acquisition of Nantucket Bank were deemed to be Purchased Credit Impaired ("PCI"). No additional funds are committed to be advanced in connection with impaired loans. Troubled debt restructurings entered into during the years ended December 31, 2015 and 2014: Number of contracts Pre-Modification Outstanding Recorded Investment Post-Modification Outstanding Recorded Investment 2015 (Dollars in thousands) Real estate: 1-4 family residential 4 $ 728 $ 750 2014: Real estate: 1-4 family residential 1 $ 181 $ 193 In both 2015 and 2014, residential real estate loans were modified to capitalize past due interest. Management performs a discounted cash flow calculation to determine the amount of impairment reserve required on each of the troubled debt restructurings. Any reserve required is recorded through the provision for loan losses. There were two troubled debt restructurings that defaulted during the year ended December 31, 2015, for which default was within one year of the restructure date. There were no troubled debt restructurings that defaulted during the year ended December 31, 2014. Credit Quality Information The Company utilizes a ten-grade internal loan rating system for all loans as follows: Loans rated 1 - 6 are considered "acceptable" rated loans that are performing as agreed, and generally require only routine supervision. Loans rated 7 are considered “special mention.” These loans are starting to show signs of potential weakness and are being closely monitored by management. Loans rated 8 are considered “substandard.” Generally, a loan is considered substandard if it is inadequately protected by the current net worth and paying capacity of the obligors and/or the collateral pledged. There is a distinct possibility that the Company will sustain some loss if the weakness is not corrected. Generally, all loans 90 days delinquent are rated 8. Loans rated 9 are considered “doubtful.” Serious problems exist to the point where a partial loss of principal is likely. Weakness is so pronounced that on the basis of current information, conditions and values, collection in full is highly improbable. Loans rated 10 are considered "loss" and the credit extended to the customer is considered uncollectible or of such little value that it does not warrant consideration as an active assets. The Company assigns a 6 risk-rating to otherwise performing, satisfactorily collateralized consumer and residential loans where the Bank becomes aware of deterioration in a FICO score or other indication of potential inability to service the debt. The Company assigns risk ratings of 7-10 to residential or consumer loans that have a well-defined weakness that may jeopardize the collection of the contractual principal and interest, are contractually past due 90 days or more or legal action has commenced against the borrower. All other residential mortgage and consumer loans have no risk rating. On an annual basis, or more often if needed, the Company formally reviews the ratings on all commercial and construction loans. At least annually, the Company engages an independent third party to review a significant portion of loans within these segments. Management uses the results of these reviews as part of its annual review process. Management primarily utilizes delinquency reports, the watch list and other loan reports to monitor credit quality of other loan segments. The following tables present the Company’s loans by risk rating at December 31, 2015 and December 31, 2014 : 1-4 Family Residential Home Equity Commercial Real Estate Construction Commercial Business Consumer Total Loans (In thousands) December 31, 2015 Loans rated 1 - 6 $ 1,950 $ 465 $ 548,360 $ 79,773 $ 181,792 $ 6 $ 812,346 Loans rated 7 4,461 321 7,765 — 874 — 13,421 Loans rated 8 1,592 144 5,078 — — 149 6,963 Loans rated 9 701 — — — 11 — 712 Loans rated 10 — — — — — — — Loans not rated 591,234 76,469 — — — 38,031 705,734 $ 599,938 $ 77,399 $ 561,203 $ 79,773 $ 182,677 $ 38,186 $ 1,539,176 December 31, 2014 Loans rated 1 - 6 $ 3,381 $ 473 $ 387,651 $ 53,606 $ 150,960 $ 5 $ 596,076 Loans rated 7 3,095 852 156 — 863 — 4,966 Loans rated 8 1,331 — — — — 31 1,362 Loans rated 9 709 — — — — — 709 Loans rated 10 — — — — — — — Loans not rated 451,757 60,425 — — — 31,742 543,924 $ 460,273 $ 61,750 $ 387,807 $ 53,606 $ 151,823 $ 31,778 $ 1,147,037 |