Loans and Allowance for Loan Losses | 4. Loans and Allowance for Loan Losses The Company's loan and allowance for loan loss policies are as follows: Loans Held for Investment. Loan origination and commitment fees, as well as certain direct costs of underwriting and closing loans, are deferred and amortized as a yield adjustment to interest income over the lives of the related loans using the interest method. Amortization of net deferred loan fees is discontinued when a loan is placed on nonaccrual status. Nonaccrual Loans. A loan is restored to accrual status when all principal and interest payments are brought current and the borrower has demonstrated the ability to make future payments of principal and interest as scheduled, which generally requires that the borrower demonstrate a period of performance of at least six consecutive months. Allowance for Loan Losses. The Company uses a disciplined process and methodology to evaluate the allowance for loan losses on at least a quarterly basis that is based upon management's periodic review of the collectibility of the loans in light of historical experience, the nature and volume of the loan portfolio, adverse situations that may affect the borrower's ability to repay, estimated value of any underlying collateral, and prevailing economic conditions. This evaluation is inherently subjective as it requires estimates that are susceptible to significant revision as more information becomes available. The allowance consists of specific and general components. The specific component relates to loans that are individually evaluated for impairment or loans otherwise classified as doubtful or substandard. For such loans that are classified as impaired, an allowance is established when the discounted cash flows or collateral value of the impaired loan is lower than the carrying value of that loan. The general component covers non-classified loans and classified loans that are found, upon individual evaluation, to not be impaired. Such loans are pooled by portfolio segment and losses are modeled using annualized historical loss experience adjusted for qualitative factors. The historical loss experience is determined by portfolio segment and is based on the Company's actual loss history over the most recent twenty calendar quarters unless the historical loss experience is not considered indicative of the level of risk in the remaining balance of a particular portfolio segment, in which case an adjustment is determined by management. The Company's historical loss experience is then adjusted for qualitative factors that are reviewed on a quarterly basis. Management's determination of the allowance for loan losses considers changes and trends in the following qualitative loss factors: loan administration, national and local economic conditions, new loan trends, past due and nonaccrual loans, collateral values, credit concentrations and other internal and external factors such as competition, legal and regulatory changes. Each qualitative factor is assigned a rating and a factor weight in determining the adjusted loss factors used in management's allowance for loan losses adequacy calculation. Management exercises significant judgment in evaluating the relevant historical loss experience and the qualitative factors. Management also monitors the differences between estimated and actual incurred loan losses for loans considered impaired in order to evaluate the effectiveness of the estimation process and make any changes in the methodology as necessary. The following portfolio segments are considered in the allowance for loan loss analysis: one-to-four family residential real estate, multi-family residential real estate, construction, commercial real estate, commercial business, and consumer loans. Residential real estate loans primarily consist of loans to individuals for the purchase or refinance of their primary residence, with a smaller portion of the segment secured by non-owner-occupied residential investment properties and multi-family residential investment properties. The risks associated with residential real estate loans are closely correlated to the local housing market and general economic conditions, as repayment of the loans is primarily dependent on the borrower's or tenant's personal cash flow and employment status. The Company's construction loan portfolio consists of single-family residential properties, multi-family properties and commercial projects, and includes both owner-occupied and speculative investment properties. Risks inherent in construction lending are related to the market value of the property held as collateral, the cost and timing of constructing or improving a property, the borrower's ability to use funds generated by a project to service a loan until a project is completed, movements in interest rates and the real estate market during the construction phase, and the ability of the borrower to obtain permanent financing. Commercial real estate loans are comprised of loans secured by various types of collateral including farmland, office buildings, warehouses, retail space and mixed-use buildings located in the Company's primary lending area. Risks related to commercial real estate lending are related to the market value of the property taken as collateral, the underlying cash flows and general economic condition of the local real estate market. Repayment of these loans is generally dependent on the ability of the borrower to attract tenants at lease rates or general business operating cash flows that provide for adequate debt service and can be impacted by local economic conditions which impact vacancy rates and the general level of business activity. The Company generally obtains loan guarantees from financially capable parties for commercial real estate loans. Commercial business loans include lines of credit to businesses, term loans and letters of credit secured by business assets such as equipment, accounts receivable, inventory, or other assets excluding real estate and are generally made to finance capital expenditures or fund operations. Commercial loans contain risks related to the value of the collateral securing the loan and the repayment is primarily dependent upon the financial success and viability of the borrower. As with commercial real estate loans, the Company generally obtains loan guarantees from financially capable parties for commercial business loans. Consumer loans consist primarily of home equity lines of credit and other loans secured by junior liens on the borrower's personal residence, home improvement loans, automobile and truck loans, boat loans, mobile home loans, loans secured by savings deposits, and other personal loans. The risks associated with these loans are related to the local housing market and local economic conditions including the unemployment level. Loan Charge-Offs. Consumer loans not secured by real estate are typically charged off at 90 days past due, or earlier if deemed uncollectible, unless the loans are in the process of collection. Overdrafts are charged off after 60 days past due. A charge-off is typically recorded on a loan secured by real estate when the property is foreclosed upon when the carrying value of the loan exceeds the property's fair value less the estimated costs to sell. Impaired Loans. Values for collateral dependent loans are generally based on appraisals obtained from independent licensed real estate appraisers, with adjustments applied for estimated costs to sell the property, costs to complete unfinished or repair damaged property and other factors. New appraisals or valuations are generally obtained for all significant properties (if the value is estimated to exceed $100,000) when a loan is identified as impaired. Subsequent appraisals are obtained or an internal evaluation is prepared annually, or more frequently if management believes there has been a significant change in the market value of a collateral property securing a collateral dependent impaired loan. In instances where it is not deemed necessary to obtain a new appraisal, management bases its impairment evaluation on the original appraisal with adjustments for current conditions based on management's assessment of market factors and inspection of the property. At September 30, 2018 and December 31, 2017, the recorded investments in loans secured by residential real estate properties for which formal foreclosure proceedings are in process was $26,000 and $290,000, respectively. Loans at September 30, 2018 and December 31, 2017 consisted of the following: September 30, December 31, (In thousands) 2018 2017 Real estate mortgage loans: One-to-four family residential $ 81,101 $ 79,899 Multi-family residential 6,937 6,352 Residential construction - 108 Commercial real estate 26,593 22,315 Commercial real estate construction 6,392 2,061 Commercial business loans 4,874 3,875 Consumer loans 2,322 1,978 Total loans 128,219 116,588 Deferred loan origination fees and costs, net 32 31 Allowance for loan losses (1,763 ) (1,723 ) Loans, net $ 126,488 $ 114,896 The following table provides the components of the Company's recorded investment in loans at September 30, 2018: One-to-Four Family Residential Multi-Family Residential Construction Commercial Real Estate Commercial Business Consumer Total (In thousands) Recorded Investment in Loans: Principal loan balance $ 81,101 $ 6,937 $ 6,392 $ 26,593 $ 4,874 $ 2,322 $ 128,219 Accrued interest receivable 297 17 10 91 19 8 442 Net deferred loan fees/costs 16 (8 ) (32 ) (4 ) 10 50 32 Recorded investment in loans $ 81,414 $ 6,946 $ 6,370 $ 26,680 $ 4,903 $ 2,380 $ 128,693 Recorded Investment in Loans as Evaluated for Impairment: Individually evaluated for impairment $ 2,680 $ - $ - $ 927 $ 485 $ - $ 4,092 Collectively evaluated for impairment 78,734 6,946 6,370 25,753 4,418 2,380 124,601 Ending balance $ 81,414 $ 6,946 $ 6,370 $ 26,680 $ 4,903 $ 2,380 $ 128,693 The following table provides the components of the Company's recorded investment in loans at December 31, 2017: One-to-Four Family Residential Multi-Family Residential Construction Commercial Real Estate Commercial Business Consumer Total (In thousands) Recorded Investment in Loans: Principal loan balance $ 79,899 $ 6,352 $ 2,169 $ 22,315 $ 3,875 $ 1,978 $ 116,588 Accrued interest receivable 301 15 6 81 13 5 421 Net deferred loan fees/costs - (8 ) (6 ) (5 ) 7 43 31 Recorded investment in loans $ 80,200 $ 6,359 $ 2,169 $ 22,391 $ 3,895 $ 2,026 $ 117,040 Recorded Investment in Loans as Evaluated for Impairment: Individually evaluated for impairment $ 4,416 $ - $ - $ 1,628 $ 524 $ - $ 6,568 Collectively evaluated for impairment 75,784 6,359 2,169 20,763 3,371 2,026 110,472 Ending balance $ 80,200 $ 6,359 $ 2,169 $ 22,391 $ 3,895 $ 2,026 $ 117,040 An analysis of the allowance for loan losses as of September 30, 2018 is as follows: One-to-Four Family Residential Multi-Family Residential Construction Commercial Real Estate Commercial Business Consumer Total (In thousands) Ending allowance balance attributable to loans: Individually evaluated for impairment $ 34 $ - $ - $ 22 $ 45 $ - $ 101 Collectively evaluated for impairment 1,077 196 57 249 10 73 1,662 Ending balance $ 1,111 $ 196 $ 57 $ 271 $ 55 $ 73 $ 1,763 An analysis of the allowance for loan losses as of December 31, 2017 is as follows: One-to-Four Family Residential Multi-Family Residential Construction Commercial Real Estate Commercial Business Consumer Total (In thousands) Ending allowance balance attributable to loans: Individually evaluated for impairment $ 56 $ - $ - $ 28 $ 58 $ - $ 142 Collectively evaluated for impairment 1,014 220 20 241 53 33 1,581 Ending balance $ 1,070 $ 220 $ 20 $ 269 $ 111 $ 33 $ 1,723 An analysis of the changes in the allowance for loan losses for the three months ended September 30, 2018 is as follows: One-to-Four Family Residential Multi-Family Residential Construction Commercial Real Estate Commercial Business Consumer Total Allowance for Loan Losses: (In thousands) Beginning balance $ 1,085 $ 203 $ 67 $ 237 $ 91 $ 32 $ 1,715 Provisions (19 ) (7 ) (10 ) 33 (36 ) 39 - Charge-offs (19 ) - - - - (3 ) (22 ) Recoveries 64 - - 1 - 5 70 Ending balance $ 1,111 $ 196 $ 57 $ 271 $ 55 $ 73 $ 1,763 An analysis of the changes in the allowance for loan losses for the nine months ended September 30, 2018 is as follows: One-to-Four Family Residential Multi-Family Residential Construction Commercial Real Estate Commercial Business Consumer Total Allowance for Loan Losses: (In thousands) Beginning balance $ 1,070 $ 220 $ 20 $ 269 $ 111 $ 33 $ 1,723 Provisions 4 (24 ) 37 - (56 ) 39 - Charge-offs (119 ) - - - - (12 ) (131 ) Recoveries 156 - - 2 - 13 171 Ending balance $ 1,111 $ 196 $ 57 $ 271 $ 55 $ 73 $ 1,763 An analysis of the changes in the allowance for loan losses for the three months ended September 30, 2017 is as follows: One-to-Four Family Residential Multi-Family Residential Construction Commercial Real Estate Commercial Business Consumer Total Allowance for Loan Losses: (In thousands) Beginning balance $ 1,359 $ 303 $ - $ 317 $ 128 $ 47 $ 2,154 Provisions 42 (45 ) 19 (11 ) (10 ) 5 - Charge-offs - - - - - (3 ) (3 ) Recoveries 2 - - - - 3 5 Ending balance $ 1,403 $ 258 $ 19 $ 306 $ 118 $ 52 $ 2,156 An analysis of the changes in the allowance for loan losses for the nine months ended September 30, 2017 is as follows: One-to-Four Family Residential Multi-Family Residential Construction Commercial Real Estate Commercial Business Consumer Total Allowance for Loan Losses: (In thousands) Beginning balance $ 1,571 $ 338 $ 9 $ 404 $ 134 $ 47 $ 2,503 Provisions (123 ) (80 ) 10 (98 ) (16 ) 7 (300 ) Charge-offs (51 ) - - - - (13 ) (64 ) Recoveries 6 - - - - 11 17 Ending balance $ 1,403 $ 258 $ 19 $ 306 $ 118 $ 52 $ 2,156 The following table summarizes the Company's impaired loans as of September 30, 2018 and for the three and nine months ended September 30, 2018. The Company did not recognize any interest income on impaired loans using the cash receipts method of accounting for the three and nine months ended September 30, 2018: At September 30, 2018 Three Months Ended September 30, 2018 Nine Months Ended September 30, 2018 Unpaid Average Interest Average Interest Recorded Principal Related Recorded Income Recorded Income Investment Balance Allowance Investment Recognized Investment Recognized (In thousands) Loans with no related allowance recorded: One-to-four family residential $ 1,221 $ 1,609 $ - $ 1,242 $ 3 $ 1,469 $ 8 Multi-family residential - - - - - - - Construction - - - - - - - Commercial real estate 443 445 - 473 1 605 6 Commercial business 55 54 - 60 1 35 1 Consumer - - - - - - - $ 1,719 $ 2,108 $ - $ 1,775 $ 5 $ 2,109 $ 15 Loans with an allowance recorded: One-to-four family residential $ 682 $ 714 $ 34 $ 721 $ 8 $ 706 $ 24 Multi-family residential - - - - - - - Construction - - - - - - - Commercial real estate 366 364 22 369 5 368 16 Commercial business 430 485 45 435 6 487 21 Consumer - - - - - - - $ 1,478 $ 1,563 $ 101 $ 1,525 $ 19 $ 1,561 $ 61 Total: One-to-four family residential $ 1,903 $ 2,323 $ 34 $ 1,963 $ 11 $ 2,175 $ 32 Multi-family residential - - - - - - - Construction - - - - - - - Commercial real estate 809 809 22 842 6 973 22 Commercial business 485 539 45 495 7 522 22 Consumer - - - - - - - $ 3,197 $ 3,671 $ 101 $ 3,300 $ 24 $ 3,670 $ 76 The following table summarizes the Company's impaired loans for the three and nine months ended September 30, 2017. The Company did not recognize any interest income on impaired loans using the cash receipts method of accounting for the three and nine months ended September 30, 2017: Three Months Ended September 30, 2017 Nine Months Ended September 30, 2017 Average Interest Average Interest Recorded Income Recorded Income Investment Recognized Investment Recognized Loans with no related allowance recorded: (In thousands) One-to-four family residential $ 1,777 $ 2 $ 1,776 $ 7 Multi-family residential - - - - Construction - - - - Commercial real estate 851 2 841 10 Commercial business 7 - 13 - Consumer 15 - 23 - $ 2,650 $ 4 $ 2,653 $ 17 Loans with an allowance recorded: One-to-four family residential $ 685 $ 8 $ 800 $ 24 Multi-family residential - - - - Construction - - - - Commercial real estate 358 5 449 16 Commercial business 594 7 589 23 Consumer 6 - 3 - $ 1,643 $ 20 $ 1,841 $ 63 Total: One-to-four family residential $ 2,462 $ 10 $ 2,576 $ 31 Multi-family residential - - - - Construction - - - - Commercial real estate 1,209 7 1,290 26 Commercial business 601 7 602 23 Consumer 21 - 26 - $ 4,293 $ 24 $ 4,494 $ 80 The following table summarizes the Company's impaired loans as of December 31, 2017: Unpaid Recorded Principal Related Investment Balance Allowance (In thousands) Loans with no related allowance recorded: One-to-four family residential $ 1,492 $ 1,980 $ - Multi-family residential - - - Construction - - - Commercial real estate 684 761 - Commercial business 11 10 - Consumer - - - $ 2,187 $ 2,751 $ - Loans with an allowance recorded: One-to-four family residential $ 718 $ 766 $ 56 Multi-family residential - - - Construction - - - Commercial real estate 335 348 28 Commercial business 514 573 58 Consumer - - - $ 1,567 $ 1,687 $ 142 Total: One-to-four family residential $ 2,210 $ 2,746 $ 56 Multi-family residential - - - Construction - - - Commercial real estate 1,019 1,109 28 Commercial business 525 583 58 Consumer - - - $ 3,754 $ 4,438 $ 142 Nonperforming loans consists of nonaccrual loans and loans over 90 days past due and still accruing interest. The following table presents the recorded investment in nonperforming loans at September 30, 2018 and December 31, 2017: At September 30, 2018 At December 31, 2017 Loans 90+ Loans 90+ Days Total Days Total Nonaccrual Past Due Nonperforming Nonaccrual Past Due Nonperforming Loans Still Accruing Loans Loans Still Accruing Loans (In thousands) One-to-four family residential $ 985 $ - $ 985 $ 1,333 $ - $ 1,333 Multi-family residential - - - - - - Construction - - - - - - Commercial real estate 360 - 360 535 - 535 Commercial business 4 - 4 10 - 10 Consumer - - - - - - Total $ 1,349 $ - $ 1,349 $ 1,878 $ - $ 1,878 The following table presents the aging of the recorded investment in loans at September 30, 2018: Over 90 30-59 Days 60-89 Days Days Total Total Past Due Past Due Past Due Past Due Current Loans (In thousands) One-to-four family residential $ 2,123 $ 658 $ 282 $ 3,063 $ 78,351 $ 81,414 Multi-family residential - - - - 6,946 6,946 Construction - - - - 6,370 6,370 Commercial real estate 207 39 - 246 26,434 26,680 Commercial business - - - - 4,903 4,903 Consumer 12 - - 12 2,368 2,380 Total $ 2,342 $ 697 $ 282 $ 3,321 $ 125,372 $ 128,693 The following table presents the aging of the recorded investment in loans at December 31, 2017: Over 90 30-59 Days 60-89 Days Days Total Total Past Due Past Due Past Due Past Due Current Loans (In thousands) One-to-four family residential $ 1,599 $ 1,276 $ 512 $ 3,387 $ 76,813 $ 80,200 Multi-family residential - - - - 6,359 6,359 Construction - - - - 2,169 2,169 Commercial real estate 88 189 97 374 22,017 22,391 Commercial business 5 - - 5 3,890 3,895 Consumer - - - - 2,026 2,026 Total $ 1,692 $ 1,465 $ 609 $ 3,766 $ 113,274 $ 117,040 The Company categorizes loans into risk categories based on relevant information about the ability of borrowers to service their debt such as: current financial information, public information, historical payment experience, credit documentation, and current economic trends, among other factors. The Company classifies loans based on credit risk at least quarterly. The Company uses the following regulatory definitions for risk ratings: Special Mention Substandard Doubtful Loss Loans not meeting the criteria above that are analyzed individually as part of the above described process are considered to be pass rated loans. The following table presents the recorded investment in loans by risk category as of the dates indicated: One-to-Four Family Residential Multi-Family Residential Construction Commercial Real Estate Commercial Business Consumer Total September 30, 2018 (In thousands) Pass $ 79,293 $ 6,946 $ 6,370 $ 25,909 $ 4,418 $ 2,380 $ 125,316 Special mention - - - - - - - Substandard 2,121 - - 771 485 - 3,377 Doubtful - - - - - - - Loss - - - - - - - Total $ 81,414 $ 6,946 $ 6,370 $ 26,680 $ 4,903 $ 2,380 $ 128,693 December 31, 2017 Pass $ 77,205 $ 6,359 $ 2,169 $ 21,049 $ 3,371 $ 2,026 $ 112,179 Special mention - - - 50 - - 50 Substandard 2,995 - - 1,292 524 - 4,811 Doubtful - - - - - - - Loss - - - - - - - Total $ 80,200 $ 6,359 $ 2,169 $ 22,391 $ 3,895 $ 2,026 $ 117,040 Modification of a loan is considered to be a troubled debt restructuring ("TDR") if the debtor is experiencing financial difficulties and the Company grants a concession to the debtor that it would not otherwise consider. By granting the concession, the Company expects to obtain more cash or other value from the debtor, or to increase the probability of receipt, than would be expected by not granting the concession. The concession may include, but is not limited to, reduction of the stated interest rate of the loan, reduction of accrued interest, extension of the maturity date or reduction of the face amount of the debt. A concession will be granted when, as a result of the restructuring, the Company does not expect to collect all amounts due, including interest at the original stated rate. A concession may also be granted if the debtor is not able to access funds elsewhere at a market rate for debt with similar risk characteristics as the restructured debt. The Company's determination of whether a loan modification is a TDR considers the individual facts and circumstances surrounding each modification. A TDR can involve loans remaining on nonaccrual, moving to nonaccrual, or continuing on accrual status, depending on the individual facts and circumstances of the restructuring. A TDR on nonaccrual status is restored to accrual status when the borrower has demonstrated the ability to make future payments in accordance with the restructured terms, including consistent and timely payments for at least six consecutive months in accordance with the restructured terms. The following table summarizes the Company's TDRs by accrual status as of September 30, 2018 and December 31, 2017: September 30, 2018 December 31, 2017 Related Related Allowance for Allowance for Accruing Nonaccrual Total Loan Losses Accruing Nonaccrual Total Loan Losses (In thousands) One-to-four family residential $ 918 $ - $ 918 $ 34 $ 877 $ - $ 877 $ 56 Commercial real estate 449 159 608 22 484 209 693 28 Commercial business 481 4 485 45 514 11 525 58 Total $ 1,848 $ 163 $ 2,011 $ 101 $ 1,875 $ 220 $ 2,095 $ 142 At September 30, 2018 there were no commitments to lend additional funds to debtors whose loan terms have been modified in a TDR (both accruing and nonaccruing). At December 31, 2017, commitments to lend additional funds to debtors whose loan terms have been modified in a TDR (both accruing and nonaccruing) totaled $377,000. These commitments represented the undisbursed portion of a commercial real estate secured line of credit to one borrower. The following table summarizes information in regard to TDRs that were restructured during the three and nine months ended September 30, 2018: Three months ended September 30, 2018 Nine months ended September 30, 2018 Pre-Modification Post-Modification Pre-Modification Post-Modification Number of Outstanding Outstanding Number of Outstanding Outstanding Contracts Balance Balance Contracts Balance Balance (Dollars in thousands) (Dollars in thousands) One-to-Four Family Residential 1 $ 159 $ 159 3 $ 213 $ 241 Total 1 $ 159 $ 159 3 $ 213 $ 241 There was one TDR restructured during the three and nine months ended September 30, 2017. There were no principal charge-offs recorded as a result of TDRs and there was no specific allowance for loan losses related to TDRs modified during the three and nine months ended September 30, 2018 and 2017. There were no TDRs modified within the previous 12 months for which there was a subsequent payment default (defined as the loan becoming more than 90 days past due, being moved to nonaccrual status, or the collateral being foreclosed upon) during the three months and nine months ended September 30, 2018 and 2017. In the event that a TDR subsequently defaults, the Company evaluates the restructuring for possible impairment. As a result, the related allowance for loan losses may be increased or charge-offs may be taken to reduce the carrying amount of the loan. |