Loans | Loans The following table provides the balance (amortized cost basis) of loans, net of unearned income, by portfolio segment as of March 31, 2020 and December 31, 2019 : March 31 December 31 (Dollars in thousands) 2020 2019 Commercial: Commercial, financial, and industrial $ 22,124,430 $ 20,051,091 Commercial real estate 4,639,692 4,337,017 Consumer: Consumer real estate (a) 6,119,383 6,177,139 Credit card & other 494,798 495,864 Loans, net of unearned income $ 33,378,303 $ 31,061,111 Allowance for loan losses 444,490 200,307 Total net loans $ 32,933,813 $ 30,860,804 (a) In first quarter 2020, the Permanent Mortgage portfolio was combined into Consumer Real Estate portfolio, all prior periods were revised for comparability. COMPONENTS OF THE LOAN PORTFOLIO The loan portfolio is disaggregated into segments and then further disaggregated into classes for certain disclosures. GAAP defines a portfolio segment as the level at which an entity develops and documents a systematic method for determining its allowance for credit losses. A class is generally determined based on the initial measurement attribute (i.e., amortized cost or purchased credit-impaired), risk characteristics of the loan, and FHN’s method for monitoring and assessing credit risk. Commercial loan portfolio segments include commercial, financial and industrial (“C&I”) and commercial real estate ("CRE"). Commercial classes within C&I include general C&I, loans to mortgage companies ("LMC"), the trust preferred loans (“TRUPS”) (i.e. long-term unsecured loans to bank and insurance-related businesses) portfolio and purchased credit-impaired (“PCI”) loans (for periods prior to 2020). Loans to mortgage companies include commercial lines of credit to qualified mortgage companies primarily for the temporary warehousing of eligible mortgage loans prior to the borrower’s sale of those mortgage loans to third party investors. Commercial classes within CRE include income CRE, residential CRE and PCI loans (for periods prior to 2020). Consumer loan portfolio segments include consumer real estate, and the credit card and other portfolio. Consumer classes include home equity lines of credit (“HELOCs”), real estate (“R/E”) installment and PCI loans (for periods prior to 2020) within the consumer real estate segment and credit card and other. Credit Risk Characteristics Inherent in the Loan Portfolio Credit risk is the risk of loss due to adverse changes in a borrower’s or counterparty’s ability to meet its financial obligations under agreed upon terms. FHN is subject to credit risk in lending, trading, investing, liquidity/funding, and asset management activities although lending activities have the most exposure to credit risk. The nature and amount of credit risk depends on the types of transaction, the structure of those transactions, collateral received, the use of guarantors and the parties involved. FHN assesses and manages credit risk through a series of policies, processes, measurement systems, and controls. FHN’s credit risk function ensures subject matter experts are providing oversight, support and credit approvals, particularly in the specialty lending areas where industry-specific knowledge is required. Management emphasizes general portfolio servicing such that emerging risks are able to be identified early enough to correct potential deficiencies, prevent further credit deterioration, and mitigate credit losses. Commercial Loans The C&I portfolio is comprised of loans used for general business purposes. Typical products including working capital lines of credit, term loan financing of owner-occupied real estate and fixed assets, and trade credit enhancement through letters of credit. FHN utilizes deal teams comprised of relationship managers (RMs), portfolio managers (PMs), credit analysts and other specialists to identify, mitigate, document, and manage ongoing risk. Their function includes enhanced analytical support during loan origination and servicing, monitoring the financial condition of the borrower, and tracking compliance with loan agreements. FHN strives to identify problem assets early through comprehensive policies and guidelines, targeted portfolio reviews, more frequent servicing on lower rated borrowers, and an emphasis on frequent grading. To the extent a guarantor/sponsor is used to support a commercial lending decision, FHN analyzes capability to pay, factoring in, among other things, liquidity and direct/indirect cash flows. A strong, legally enforceable guaranty can mitigate the risk of default or loss, justify a less severe rating, and consequently reduce the level of allowance or charge-off that might otherwise be deemed appropriate. Loans to mortgage companies include commercial lines of credit to qualified mortgage companies primarily for the temporary warehousing of eligible mortgage loans prior to the borrower’s sale of those mortgage loans to third party investors. Approximately 90 percent of the loans to mortgage companies are collateralized with government guaranteed loans. The loans are of short duration with maturities less than one year. TRUPS loans are long-term unsecured loans to bank and insurance-related businesses. TRUPS lending was originally extended as a form of “bridge” financing to participants in the pooled trust preferred securitization program offered primarily to smaller banking (generally less than $15 billion in total assets) and insurance institutions through FHN’s fixed income business. Origination of TRUPS lending ceased in early 2008. Individual TRUPS are regraded at least quarterly as part of FHN’s commercial loan review process. Commercial Real Estate loans include financings for commercial construction and nonconstruction loans. The income-producing CRE class contains loans and draws on lines and letters of credit to commercial real estate developers for the construction and mini-permanent financing of income-producing real estate. The residential CRE class includes loans to residential builders and developers for the purpose of constructing single-family homes, condominiums, and town homes and on a limited basis, for developing residential subdivisions. Active residential CRE lending is primarily focused in certain core markets with nearly all new originations made to “strategic” clients. FHN considers a “strategic” residential CRE borrower as a homebuilder who demonstrates the ability to withstand cyclical downturns, maintains active development and investment activities providing for regular financing opportunities, and is fundamentally sound as evidenced by a prudent loan structure, appropriate covenants and recourse, and capable and willing sponsors in markets with positive homebuilding and economic dynamics. The credit administration and ongoing monitoring of these portfolios consists of multiple internal control processes including stressing a borrower’s or project’s financial capacity utilizing numerous attributes such as interest rates, vacancy, and discount rates. Key information captured from the various portfolios is aggregated and utilized to assist with the assessment and adequacy of the ALLL and to steer portfolio management strategies. Consumer Loans The consumer real estate portfolio is primarily comprised of home equity lines and installment loans within FHN’s regional banking segment and jumbo mortgages and one-time-close (“OTC”) completed construction loans in FHN’s non-strategic segment that were originated through pre-2009 mortgage businesses. The corporate segment also includes loans that were previously included in off-balance sheet proprietary securitization trusts that were brought back into the loan portfolios at fair value through the execution of cleanup calls due to the relatively small balances left in the securitization and should continue to run-off. Generally performance of this portfolio is affected by life events that affect borrowers’ finances, the level of unemployment, and home prices. FHN obtains first lien performance information from third parties and through loss mitigation activities, and places a stand-alone second lien loan on nonaccrual if performance issues with the first lien are discovered. FHN performs continuous HELOC account review processes in order to identify higher-risk home equity lines and initiate preventative and corrective actions. The reviews consider a number of account activity patterns and characteristics such as the number of times delinquent within recent periods, changes in credit bureaus score since origination, scored degradation, performance of the first lien, and account utilization. In accordance with FHN’s interpretation of regulatory guidance, FHN may block future draws on accounts in order to mitigate risk of loss to FHN. The credit card and other portfolio is primarily comprised of automobile loans, credit card receivables, and other consumer-related credits. As discussed in Note 1 - Summary of Significant Accounting Policies, the ALLL estimation process was revised on January 1, 2020 to reflect the adoption of ASU 2016-13. All information contained in the following disclosures reflects the application of requirements from the adoption of ASU 2016-13 for periods after 2019. Information for periods prior to 2020 has been retained with the content consistent with prior disclosures. Concentrations FHN has a concentration of residential real estate loans ( 19 percent of total loans). Loans to finance and insurance companies total $2.8 billion ( 13 percent of the C&I portfolio, or 8 percent of the total loans). FHN had loans to mortgage companies totaling $5.7 billion ( 26 percent of the C&I segment, or 17 percent of total loans) as of March 31, 2020 . As a result, 39 percent of the C&I segment is sensitive to impacts on the financial services industry. Asset Quality Indicators FHN employs a dual grade commercial risk grading methodology to assign an estimate for the probability of default (“PD”) and the loss given default (“LGD”) for each commercial loan using factors specific to various industry, portfolio, or product segments that result in a rank ordering of risk and the assignment of grades PD 1 to PD 16 . This credit grading system is intended to identify and measure the credit quality of the loan portfolio by analyzing the migration of loans between grading categories. PD grades assigned through FHN’s risk rating process are used as a loan level input to inform probability of default forecasts under certain macroeconomic scenarios. Each PD grade corresponds to an estimated one-year default probability percentage; a PD 1 has the lowest expected default probability, and probabilities increase as grades progress down the scale. PD 1 through PD 12 are “pass” grades. PD grades 13 - 16 correspond to the regulatory-defined categories of special mention ( 13 ), substandard ( 14 ), doubtful ( 15 ), and loss ( 16 ). Pass loan grades are required to be reassessed annually or earlier whenever there has been a material change in the financial condition of the borrower or risk characteristics of the relationship. All commercial loans over $1 million and certain commercial loans over $500,000 that are graded 13 or worse are reassessed on a quarterly basis. Loan grading discipline is regularly reviewed internally by Credit Assurance Services to determine if the process continues to result in accurate loan grading across the portfolio. FHN may utilize availability of guarantors/sponsors to support lending decisions during the credit underwriting process and when determining the assignment of internal loan grades. LGD grades are assigned based on a scale of 1 - 12 and represent FHN’s expected recovery based on collateral type in the event a loan defaults. See Note 5 – Allowance for Loan Losses for further discussion on the credit grading system. The following tables provide the amortized cost basis of the commercial loan portfolio by year of origination and credit quality indicator as of March 31, 2020 : C&I (Dollars in thousands) 2020 2019 2018 2017 2016 prior to 2016 (a) LMC (b) Revolving Revolving Total PD Grade: 1 $ 27,293 $ 100,359 $ 125,095 $ 81,397 $ 112,175 $ 117,965 $ — $ 156,041 $ 223 $ 720,548 2 33,244 239,750 95,269 81,542 176,068 112,586 — 108,408 51 846,918 3 15,083 165,433 52,645 96,725 65,932 119,415 1,028,798 219,037 14,042 1,777,110 4 144,129 318,374 155,173 140,516 158,705 149,248 958,145 372,890 277 2,397,457 5 149,048 604,067 306,849 161,921 127,011 228,347 927,946 507,991 14,230 3,027,410 6 187,540 713,579 244,128 241,828 107,498 201,660 1,740,304 801,860 16,485 4,254,882 7 270,190 903,326 395,680 167,749 91,881 156,238 806,853 794,174 447 3,586,538 8 224,670 626,348 217,091 178,183 33,476 115,727 140,372 495,002 7,096 2,037,965 9 128,773 332,262 92,720 91,648 60,522 93,750 68,707 419,388 2,055 1,289,825 10 65,206 128,169 113,744 56,088 60,659 53,920 25,023 191,883 996 695,688 11 29,742 95,269 65,404 64,494 75,508 52,240 — 109,709 3,618 495,984 12 25,376 36,918 46,792 41,370 19,248 28,881 17,766 114,052 1,112 331,515 13 18,233 32,564 12,153 11,247 84,321 39,710 — 63,993 383 262,604 14,15,16 35,268 22,351 51,983 26,586 17,414 14,493 — 124,557 7,242 299,894 Collectively evaluated for impairment 1,353,795 4,318,769 1,974,726 1,441,294 1,190,418 1,484,180 5,713,914 4,478,985 68,257 22,024,338 Individually evaluated for impairment — 12,771 12,642 14,552 1,827 24,145 — 33,988 167 100,092 Total C&I loans $ 1,353,795 $ 4,331,540 $ 1,987,368 $ 1,455,846 $ 1,192,245 $ 1,508,325 $ 5,713,914 $ 4,512,973 $ 68,424 $ 22,124,430 (a) TRUPS loans were originated prior to 2016. Total balance of TRUPS as of March 31, 2020 is $215.4 million , with $3.3 million in PD 3, $42.4 million in PD 4, $84.5 million in PD 5, $27.3 million in PD 6, $7.4 million in PD 7, $31.9 million in PD 9, and $18.6 million in PD 10. (b) LMC includes non-revolving commercial lines of credit to qualified mortgage companies primarily for the temporary warehousing of eligible mortgage loans prior to the borrower's sale of those mortgage loans to third party investors. The loans are of short duration with maturities less than one year. (c) $14.1 million of C&I loans were converted from revolving to term in first quarter 2020. Income CRE (Dollars in thousands) 2020 2019 2018 2017 2016 prior to 2016 Revolving Revolving Total PD Grade: 1 $ 22,307 $ — $ 398 $ — $ 130 $ 1,102 $ — $ — $ 23,937 2 445 30,859 651 333 1,211 2,410 — — 35,909 3 62,707 207,828 78,203 75,629 65,898 29,466 68,770 188 588,689 4 65,474 287,116 98,370 122,518 75,032 63,680 934 3,234 716,358 5 192,596 296,099 160,253 233,104 114,572 35,705 36,944 10,729 1,080,002 6 81,162 215,741 143,419 143,142 34,758 133,573 33,021 195 785,011 7 122,282 224,637 140,601 85,853 19,369 35,968 36,633 2,432 667,775 8 15,635 76,102 54,998 15,421 29,382 50,736 6,239 132 248,645 9 25,288 29,485 23,192 27,916 4,169 39,457 38 — 149,545 10 15,437 15,563 7,260 3,805 8,973 17,006 — 150 68,194 11 1,696 19,007 11,372 22,561 3,931 16,481 128 — 75,176 12 — 15,050 2,445 697 554 10,877 71 232 29,926 13 418 9,672 913 2,185 223 1,325 138 — 14,874 14,15,16 7,021 19,536 45 30,449 129 3,635 20,384 — 81,199 Collectively evaluated for impairment 612,468 1,446,695 722,120 763,613 358,331 441,421 203,300 17,292 4,565,240 Individually evaluated for impairment — — — — — 163 — — 163 Total CRE-IP $ 612,468 $ 1,446,695 $ 722,120 $ 763,613 $ 358,331 $ 441,584 $ 203,300 $ 17,292 $ 4,565,403 Residential CRE (Dollars in thousands) 2020 2019 2018 2017 2016 prior to 2016 Revolving Revolving Total PD Grade: 1 $ — $ — $ — $ — $ — $ 23 $ — $ — $ 23 2 — — — — — — — — — 3 — — 272 175 — 106 — — 553 4 95 886 — 313 — 124 — — 1,418 5 — — — — 79 — — — 79 6 5,568 6,252 42 338 44 349 — — 12,593 7 — 527 2,904 1,795 — 190 21,382 — 26,798 8 150 312 463 — — 153 100 — 1,178 9 — — 263 — 498 79 — — 840 10 — 735 266 — — 77 — — 1,078 11 3,517 20,693 3,471 161 — 477 — — 28,319 12 — — — — — 161 — — 161 13 1,006 — 45 — — 9 — — 1,060 14,15,16 15 28 — — — 146 — — 189 Collectively evaluated for impairment 10,351 29,433 7,726 2,782 621 1,894 21,482 — 74,289 Individually evaluated for impairment — — — — — — — — — Total CRE-RES $ 10,351 $ 29,433 $ 7,726 $ 2,782 $ 621 $ 1,894 $ 21,482 $ — $ 74,289 The following table provides the balances of commercial loan portfolio classes with associated allowance, disaggregated by PD grade as of December 31, 2019. December 31, 2019 (Dollars in thousands) General C&I Loans to Mortgage Companies TRUPS (a) Income CRE Residential CRE Total Percentage of Total Allowance for Loan Losses PD Grade: 1 $ 696,040 $ — $ — $ 1,848 $ — $ 697,888 3 % $ 69 2 767,048 — — 48,906 38 815,992 4 165 3 743,123 877,210 3,314 474,067 806 2,098,520 9 274 4 1,237,772 692,971 46,375 680,223 477 2,657,818 11 738 5 1,986,761 670,402 72,512 993,628 1,700 3,725,003 15 8,265 6 2,511,290 1,410,387 27,263 717,062 17,027 4,683,029 19 12,054 7 2,708,707 509,616 18,378 641,345 30,925 3,908,971 16 20,409 8 1,743,364 136,771 — 269,407 16,699 2,166,241 9 22,514 9 1,101,873 77,139 31,909 169,586 13,007 1,393,514 6 17,484 10 563,635 21,229 18,536 59,592 2,153 665,145 3 10,197 11 495,140 — — 81,682 2,302 579,124 2 13,454 12 262,906 15,158 — 28,807 1,074 307,945 1 8,471 13 232,823 — — 32,966 1,126 266,915 1 8,142 14,15,16 263,076 — — 43,400 626 307,102 1 29,318 Collectively evaluated for impairment 15,313,558 4,410,883 218,287 4,242,519 87,960 24,273,207 100 151,554 Individually evaluated for impairment 82,438 — — 1,563 — 84,001 — 6,196 Purchased credit-impaired loans 25,925 — — 4,155 820 30,900 — 848 Total commercial loans $ 15,421,921 $ 4,410,883 $ 218,287 $ 4,248,237 $ 88,780 $ 24,388,108 100 % $ 158,598 (a) Balances presented net of a $19.1 million valuation allowance. The consumer portfolio is comprised primarily of smaller-balance loans which are very similar in nature in that most are standard products and are backed by residential real estate. Because of the similarities of consumer loan-types, FHN is able to utilize the Fair Isaac Corporation (“FICO”) score, among other attributes, to assess the credit quality of consumer borrowers. FICO scores are refreshed on a quarterly basis in an attempt to reflect the recent risk profile of the borrowers. Accruing delinquency amounts are indicators of asset quality within the credit card and other consumer portfolio. The following table reflects the amortized cost basis by year of origination and refreshed FICO scores for consumer real estate as of March 31, 2020 . Within consumer real estate, classes include home equity line of credit ("HELOC") and real estate installment. HELOCs are loans which during their draw period are classified as revolving loans. Once the draw period ends and the loan enters its repayment period, the loan converts to a term loan and is classified as revolving loans converted to term loans. All loans classified in the following table as revolving loans or revolving loans converted to term loans are HELOCs. Real estate installment loans are originated as a fixed term loan and are classified below in their vintage year from prior to 2016 to 2020. All loans in the following table classified in a vintage year are real estate installment loans. Consumer Real Estate (Dollars in thousands) 2020 2019 2018 2017 2016 Prior to 2016 Revolving Revolving Total FICO score 740 or greater $ 134,032 $ 586,720 $ 451,497 $ 438,007 $ 541,683 $ 1,346,587 $ 646,462 $ 142,848 $ 4,287,836 FICO score 720-739 25,129 80,851 50,344 42,134 78,632 135,173 75,392 31,629 519,284 FICO score 700-719 10,325 63,306 32,469 36,606 35,111 130,881 58,913 29,201 396,812 FICO score 660-699 27,489 54,870 38,198 33,127 45,329 175,873 80,018 54,440 509,344 FICO score 620-659 1,026 21,260 9,708 11,482 16,651 72,843 28,433 31,527 192,930 FICO score less than 620 339 12,792 9,706 11,477 12,671 91,003 26,318 48,871 213,177 Total $ 198,340 $ 819,799 $ 591,922 $ 572,833 $ 730,077 $ 1,952,360 $ 915,536 $ 338,516 $ 6,119,383 (a) $9.0 million of HELOC loans were converted from revolving to term in first quarter 2020. The following table reflects the amortized cost basis by year of origination and refreshed FICO scores for other consumer loans as of March 31, 2020 . Other Consumer (Dollars in thousands) 2020 2019 2018 2017 2016 Prior to 2016 Revolving Revolving Total FICO score 740 or greater $ 9,410 $ 41,336 $ 24,423 $ 12,035 $ 5,338 $ 21,272 $ 176,917 $ 3,293 $ 294,024 FICO score 720-739 1,509 6,235 3,799 1,911 1,054 2,954 36,173 709 54,344 FICO score 700-719 2,236 5,986 2,551 2,103 924 2,674 23,185 934 40,593 FICO score 660-699 3,219 8,803 4,355 3,221 1,524 4,041 32,282 1,700 59,145 FICO score 620-659 449 2,760 1,945 912 1,196 2,213 13,020 632 23,127 FICO score less than 620 279 1,458 1,190 752 3,034 4,573 10,781 1,498 23,565 Total $ 17,102 $ 66,578 $ 38,263 $ 20,934 $ 13,070 $ 37,727 $ 292,358 $ 8,766 $ 494,798 (a) $1.5 million of other consumer loans were converted from revolving to term in first quarter 2020. The following table reflects the percentage of balances outstanding by average, refreshed FICO scores for the HELOC and real estate installment classes of loans as of December 31, 2019. December 31, 2019 (Dollars in thousands) HELOC R/E Installment Loans (b) FICO score 740 or greater 62.0 % 71.9 % FICO score 720-739 8.6 8.3 FICO score 700-719 7.6 6.3 FICO score 660-699 10.8 8.1 FICO score 620-659 4.7 2.8 FICO score less than 620 (a) 6.3 2.6 Total 100.0 % 100.0 % (a) For this group, a majority of the loan balances had FICO scores at the time of the origination that exceeded 620 but have since deteriorated as the loan have seasoned. (b) In first quarter 2020, the Permanent Mortgage portfolio was combined into Consumer Real Estate portfolio, all prior periods were revised for comparability. Nonaccrual and Past Due Loans Nonperforming loans are loans placed on nonaccrual if it becomes evident that full collection of principal and interest is at risk, impairment has been recognized as a partial charge-off of principal balance due to insufficient collateral value and past due status, or on a case-by-case basis if FHN continues to receive payments but there are other borrower-specific issues. Included in nonaccruals are loans that FHN continues to receive payments including residential real estate loans where the borrower has been discharged of personal obligation through bankruptcy, and second liens, regardless of delinquency status, behind first liens that are 90 or more days past due, are bankruptcies, or are TDRs. Past due loans are loans contractually past due as to interest or principal payments, but which have not yet been put on nonaccrual status. The following table reflects accruing and non-accruing loans by class on March 31, 2020 : Accruing Non-Accruing (Dollars in thousands) Current 30-89 Days Past Due 90+ Days Past Due Total Accruing Current 30-89 Days Past Due 90+ Days Past Due Total Non- Accruing Total Loans Commercial (C&I): General C&I (a) $ 16,081,865 $ 17,049 $ 166 $ 16,099,080 $ 60,387 $ 2,505 $ 33,189 $ 96,081 $ 16,195,161 Loans to mortgage companies 5,713,914 — — 5,713,914 — — — — 5,713,914 TRUPS (b) 215,355 — — 215,355 — — — — 215,355 Total commercial (C&I) 22,011,134 17,049 166 22,028,349 60,387 2,505 33,189 96,081 22,124,430 Commercial real estate: Income CRE 4,562,822 419 — 4,563,241 29 816 1,317 2,162 4,565,403 Residential CRE 74,222 39 — 74,261 — 28 — 28 74,289 Total commercial real estate 4,637,044 458 — 4,637,502 29 844 1,317 2,190 4,639,692 Consumer real estate: HELOC 1,186,834 10,213 5,828 1,202,875 41,506 3,547 6,124 51,177 1,254,052 R/E installment loans 4,801,281 17,741 6,304 4,825,326 24,162 2,420 13,423 40,005 4,865,331 Total consumer real estate 5,988,115 27,954 12,132 6,028,201 65,668 5,967 19,547 91,182 6,119,383 Credit card & other: Credit card 189,247 1,893 1,715 192,855 — — — — 192,855 Other 300,308 1,144 131 301,583 153 38 169 360 301,943 Total credit card & other 489,555 3,037 1,846 494,438 153 38 169 360 494,798 Total loans, net of unearned income $ 33,125,848 $ 48,498 $ 14,144 $ 33,188,490 $ 126,237 $ 9,354 $ 54,222 $ 189,813 $ 33,378,303 (a) $36.1 million of general C&I loans are nonaccrual loans with no related allowance. (b) TRUPS is presented net of the valuation allowance of $18.9 million . The following table reflects accruing and non-accruing loans by class on December 31, 2019 : Accruing Non-Accruing (Dollars in thousands) Current 30-89 Days Past Due 90+ Days Past Due Total Accruing Current 30-89 Days Past Due 90+ Days Past Due Total Non- Accruing Total Loans Commercial (C&I): General C&I $ 15,314,292 $ 7,155 $ 237 $ 15,321,684 $ 36,564 $ 14,385 $ 23,363 $ 74,312 $ 15,395,996 Loans to mortgage companies 4,410,883 — — 4,410,883 — — — — 4,410,883 TRUPS (a) 218,287 — — 218,287 — — — — 218,287 Purchased credit-impaired loans 23,840 287 1,798 25,925 — — — — 25,925 Total commercial (C&I) 19,967,302 7,442 2,035 19,976,779 36,564 14,385 23,363 74,312 20,051,091 Commercial real estate: Income CRE 4,242,044 679 — 4,242,723 — 19 1,340 1,359 4,244,082 Residential CRE 87,487 7 — 87,494 — 466 — 466 87,960 Purchased credit-impaired loans 4,752 128 95 4,975 — — — — 4,975 Total commercial real estate 4,334,283 814 95 4,335,192 — 485 1,340 1,825 4,337,017 Consumer real estate: HELOC 1,217,344 9,156 5,669 1,232,169 43,007 4,227 7,472 54,706 1,286,875 R/E installment loans (b) 4,812,446 12,894 9,170 4,834,510 20,710 1,076 9,202 30,988 4,865,498 Purchased credit-impaired loans 18,720 2,770 3,276 24,766 — — — — 24,766 Total consumer real estate 6,048,510 24,820 18,115 6,091,445 63,717 5,303 16,674 85,694 6,177,139 Credit card & other: Credit card 198,917 1,076 1,178 201,171 — — — — 201,171 Other 291,700 1,802 337 293,839 101 44 189 334 294,173 Purchased credit-impaired loans 323 98 99 520 — — — — 520 Total credit card & other 490,940 2,976 1,614 495,530 101 44 189 334 495,864 Total loans, net of unearned income $ 30,841,035 $ 36,052 $ 21,859 $ 30,898,946 $ 100,382 $ 20,217 $ 41,566 $ 162,165 $ 31,061,111 Certain previously reported amounts have been reclassified to agree with current presentation. (a) TRUPS is presented net of the valuation allowance of $19.1 million . (b) In first quarter 2020, the Permanent Mortgage portfolio was combined into Consumer Real Estate portfolio, all prior periods were revised for comparability. Troubled Debt Restructurings As part of FHN’s ongoing risk management practices, FHN attempts to work with borrowers when necessary to extend or modify loan terms to better align with their current ability to repay. Extensions and modifications to loans are made in accordance with internal policies and guidelines which conform to regulatory guidance. Each occurrence is unique to the borrower and is evaluated separately. A modification is classified as a TDR if the borrower is experiencing financial difficulty and it is determined that FHN has granted a concession to the borrower. FHN may determine that a borrower is experiencing financial difficulty if the borrower is currently in default on any of its debt, or if it is probable that a borrower may default in the foreseeable future. Many aspects of a borrower’s financial situation are assessed when determining whether they are experiencing financial difficulty. Concessions could include extension of the maturity date, reductions of the interest rate (which may make the rate lower than current market for a new loan with similar risk), reduction or forgiveness of accrued interest, or principal forgiveness. The assessments of whether a borrower is experiencing (or is likely to experience) financial difficulty, and whether a concession has been granted, are subjective in nature and management’s judgment is required when determining whether a modification is classified as a TDR. For all classes within the commercial portfolio segment, TDRs are typically modified through forbearance agreements (generally 6 to 12 months ). Forbearance agreements could include reduced interest rates, reduced payments, release of guarantor, or entering into short sale agreements. FHN’s proprietary modification programs for consumer loans are generally structured using parameters of U.S. government-sponsored programs such as the former Home Affordable Modification Program (“HAMP”). Within the HELOC and R/E installment loans classes of the consumer portfolio segment, TDRs are typically modified by reducing the interest rate (in increments of 25 basis points to a minimum of 1 percent for up to 5 years ) and a possible maturity date extension to reach an affordable housing debt-to-income ratio. After 5 years , the interest rate generally returns to the original interest rate prior to modification; for certain modifications, the modified interest rate increases 2 percent per year until the original interest rate prior to modification is achieved. Prior to 2020, Consumer real estate mortgage TDRs (previously classified as permanent mortgage) were typically modified by reducing the interest rate (in increments of 25 basis points to a minimum of 2 percent for up to 5 years ) and a possible maturity date extension to reach an affordable housing debt-to-income ratio. After 5 years , the interest rate stepped up 1 percent every year until it reached the Federal Home Loan Mortgage Corporation Weekly Survey Rate cap. Contractual maturities may be extended to 40 years for consumer real estate loans. Within the credit card class of the consumer portfolio segment, TDRs are typically modified through either a short-term credit card hardship program or a longer-term credit card workout program. In the credit card hardship program, borrowers may be granted rate and payment reductions for 6 months to 1 year . In the credit card workout program, customers are granted a rate reduction to 0 percent and term extensions for up to 5 years to pay off the remaining balance. Despite the absence of a loan modification, the discharge of personal liability through bankruptcy proceedings is considered a concession. As a result, FHN classifies all non-reaffirmed residential real estate loans discharged in Chapter 7 bankruptcy as nonaccruing TDRs. On March 31, 2020 and December 31, 2019 , FHN had $194.7 million and $206.3 million of portfolio loans classified as TDRs, respectively. For TDRs in the loan portfolio, FHN had loan loss reserves of $13.9 million , or 7 percent as of March 31, 2020 , and $19.7 million , or 10 percent as of December 31, 2019 . Additionally, $50.5 million and $51.1 million of loans held-for-sale as of March 31, 2020 and December 31, 2019 , respectively, were classified as TDRs. The following tables reflect portfolio loans that were classified as TDRs during the three months ended March 31, 2020 and 2019 : March 31, 2020 March 31, 2019 (Dollars in thousands) Number Pre-Modification Outstanding Recorded Investment Post-Modification Outstanding Recorded Investment Number Pre-Modification Outstanding Recorded Investment Post-Modification Outstanding Recorded Investment Commercial (C&I): General C&I 3 $ 5,927 $ 4,433 2 $ 13,895 $ 13,820 Total commercial (C&I) 3 5,927 4,433 2 13,895 13,820 Consumer real estate: HELOC 8 912 891 19 2,104 2,084 R/E installment loans 10 1,511 1,497 47 7,425 7,413 Total consumer real estate 18 2,423 2,388 66 9,529 9,497 Credit card & other 24 158 146 15 74 71 Total troubled debt restructurings 45 $ 8,508 $ 6,967 83 $ 23,498 $ 23,388 The following tables present TDRs which re-defaulted during the three months ended March 31, 2020 and 2019 , and as to which the modification occurred 12 months or less prior to the re-default. For purposes of this disclosure, FHN generally defines payment default as 30 or more days past due. March 31, 2020 March 31, 2019 (Dollars in thousands) Number Recorded Investment Number Recorded Investment Commercial (C&I): General C&I — $ — — $ — Total commercial (C&I) — — — — Consumer real estate: HELOC 4 960 1 33 R/E installment loans 5 344 — — Total consumer real estate 9 1,304 1 33 Credit card & other 7 31 8 18 Total troubled debt restructurings 16 $ 1,335 9 $ 51 Accrued Interest In accordance with its accounting policy elections, FHN has excluded AIR from the amortized cost basis of Loans, net of unearned income. AIR is included within Other assets in the Consolidated Condensed Statements of Condition and the amounts by portfolio segment are presented in the following table. March 31 (Dollars in thousands) 2020 Commercial: Commercial, financial, and industrial $ 55,215 Commercial real estate 11,233 Consumer: Consumer real estate 16,154 Credit card & other 1,672 Total accrued interest $ 84,274 Purchased Credit-Impaired Loans The following table presents a rollforward of the accretable yield for the year ended December 31, 2019: Year Ended (Dollars in thousands) 2019 Ba |