Outstanding Loans and Leases | NOTE 4 – Outstanding Loans and Leases The following tables present total outstanding loans and leases and an aging analysis for the Consumer Real Estate, Credit Card and Other Consumer, and Commercial portfolio segments, by class of financing receivables, at September 30, 2015 and December 31, 2014 . September 30, 2015 (Dollars in millions) 30-59 Days (1) 60-89 Days (1) 90 Days or Past Due (2) Total Past Due 30 Days or More Total Current or Less Than 30 Days Past Due (3) Purchased (4) Loans Accounted for Under the Fair Value Option Total Consumer real estate Core portfolio Residential mortgage $ 1,723 $ 655 $ 4,017 $ 6,395 $ 136,826 $ 143,221 Home equity 216 116 699 1,031 47,952 48,983 Legacy Assets & Servicing portfolio Residential mortgage (5) 1,795 927 6,509 9,231 22,906 $ 12,581 44,718 Home equity 325 170 1,029 1,524 22,658 4,865 29,047 Credit card and other consumer U.S. credit card 471 322 721 1,514 86,825 88,339 Non-U.S. credit card 39 31 78 148 9,918 10,066 Direct/Indirect consumer (6) 243 58 40 341 86,973 87,314 Other consumer (7) 14 3 4 21 1,991 2,012 Total consumer 4,826 2,282 13,097 20,205 416,049 17,446 453,700 Consumer loans accounted for under the fair value option (8) $ 1,944 1,944 Total consumer loans and leases 4,826 2,282 13,097 20,205 416,049 17,446 1,944 455,644 Commercial U.S. commercial 262 88 227 577 243,397 243,974 Commercial real estate (9) 74 5 128 207 55,422 55,629 Commercial lease financing 45 56 23 124 25,556 25,680 Non-U.S. commercial 68 — 1 69 88,401 88,470 U.S. small business commercial 48 36 76 160 12,898 13,058 Total commercial 497 185 455 1,137 425,674 426,811 Commercial loans accounted for under the fair value option (8) 5,234 5,234 Total commercial loans and leases 497 185 455 1,137 425,674 5,234 432,045 Total loans and leases $ 5,323 $ 2,467 $ 13,552 $ 21,342 $ 841,723 $ 17,446 $ 7,178 $ 887,689 Percentage of outstandings 0.60 % 0.28 % 1.52 % 2.40 % 94.82 % 1.97 % 0.81 % 100.00 % (1) Consumer real estate loans 30-59 days past due includes fully-insured loans of $1.8 billion and nonperforming loans of $426 million . Consumer real estate loans 60-89 days past due includes fully-insured loans of $1.0 billion and nonperforming loans of $341 million . (2) Consumer real estate includes fully-insured loans of $7.6 billion . (3) Consumer real estate includes $3.3 billion and direct/indirect consumer includes $22 million of nonperforming loans. (4) PCI loan amounts are shown gross of the valuation allowance. (5) Total outstandings includes pay option loans of $2.4 billion . The Corporation no longer originates this product. (6) Total outstandings includes auto and specialty lending loans of $41.7 billion , unsecured consumer lending loans of $1.0 billion , U.S. securities-based lending loans of $39.2 billion , non-U.S. consumer loans of $3.9 billion , student loans of $581 million and other consumer loans of $834 million . (7) Total outstandings includes consumer finance loans of $591 million , consumer leases of $1.2 billion and consumer overdrafts of $189 million . (8) Consumer loans accounted for under the fair value option were residential mortgage loans of $1.7 billion and home equity loans of $225 million . Commercial loans accounted for under the fair value option were U.S. commercial loans of $2.2 billion and non-U.S. commercial loans of $3.0 billion . For additional information, see Note 14 – Fair Value Measurements and Note 15 – Fair Value Option . (9) Total outstandings includes U.S. commercial real estate loans of $51.8 billion and non-U.S. commercial real estate loans of $3.8 billion . December 31, 2014 (Dollars in millions) 30-59 Days (1) 60-89 Days (1) 90 Days or Past Due (2) Total Past Due 30 Days or More Total Current or Less Than 30 Days Past Due (3) Purchased (4) Loans for Under the Fair Total Consumer real estate Core portfolio Residential mortgage $ 1,847 $ 700 $ 5,561 $ 8,108 $ 154,112 $ 162,220 Home equity 218 105 744 1,067 50,820 51,887 Legacy Assets & Servicing portfolio Residential mortgage (5) 2,008 1,060 10,513 13,581 25,244 $ 15,152 53,977 Home equity 374 174 1,166 1,714 26,507 5,617 33,838 Credit card and other consumer U.S. credit card 494 341 866 1,701 90,178 91,879 Non-U.S. credit card 49 39 95 183 10,282 10,465 Direct/Indirect consumer (6) 245 71 65 381 80,000 80,381 Other consumer (7) 11 2 2 15 1,831 1,846 Total consumer 5,246 2,492 19,012 26,750 438,974 20,769 486,493 Consumer loans accounted for under the fair value option (8) $ 2,077 2,077 Total consumer loans and leases 5,246 2,492 19,012 26,750 438,974 20,769 2,077 488,570 Commercial U.S. commercial 320 151 318 789 219,504 220,293 Commercial real estate (9) 138 16 288 442 47,240 47,682 Commercial lease financing 121 41 42 204 24,662 24,866 Non-U.S. commercial 5 4 — 9 80,074 80,083 U.S. small business commercial 88 45 94 227 13,066 13,293 Total commercial 672 257 742 1,671 384,546 386,217 Commercial loans accounted for under the fair value option (8) 6,604 6,604 Total commercial loans and leases 672 257 742 1,671 384,546 6,604 392,821 Total loans and leases $ 5,918 $ 2,749 $ 19,754 $ 28,421 $ 823,520 $ 20,769 $ 8,681 $ 881,391 Percentage of outstandings 0.67 % 0.31 % 2.24 % 3.22 % 93.44 % 2.36 % 0.98 % 100.00 % (1) Consumer real estate loans 30-59 days past due includes fully-insured loans of $2.1 billion and nonperforming loans of $392 million . Consumer real estate loans 60-89 days past due includes fully-insured loans of $1.1 billion and nonperforming loans of $332 million . (2) Consumer real estate includes fully-insured loans of $11.4 billion . (3) Consumer real estate includes $3.6 billion and direct/indirect consumer includes $27 million of nonperforming loans. (4) PCI loan amounts are shown gross of the valuation allowance. (5) Total outstandings includes pay option loans of $3.2 billion . The Corporation no longer originates this product. (6) Total outstandings includes auto and specialty lending loans of $37.7 billion , unsecured consumer lending loans of $1.5 billion , U.S. securities-based lending loans of $35.8 billion , non-U.S. consumer loans of $4.0 billion , student loans of $632 million and other consumer loans of $761 million . (7) Total outstandings includes consumer finance loans of $676 million , consumer leases of $1.0 billion and consumer overdrafts of $162 million . (8) Consumer loans accounted for under the fair value option were residential mortgage loans of $1.9 billion and home equity loans of $196 million . Commercial loans accounted for under the fair value option were U.S. commercial loans of $1.9 billion and non-U.S. commercial loans of $4.7 billion . For additional information, see Note 14 – Fair Value Measurements and Note 15 – Fair Value Option . (9) Total outstandings includes U.S. commercial real estate loans of $45.2 billion and non-U.S. commercial real estate loans of $2.5 billion . The Corporation has entered into long-term credit protection agreements with FNMA and FHLMC on loans totaling $3.0 billion and $17.2 billion at September 30, 2015 and December 31, 2014 , providing full credit protection on residential mortgage loans that become severely delinquent. All of these loans are individually insured and therefore the Corporation does not record an allowance for credit losses related to these loans. Nonperforming Loans and Leases The Corporation classifies junior-lien home equity loans as nonperforming when the first-lien loan becomes 90 days past due even if the junior-lien loan is performing. At September 30, 2015 and December 31, 2014 , $554 million and $800 million of such junior-lien home equity loans were included in nonperforming loans. The Corporation classifies consumer real estate loans that have been discharged in Chapter 7 bankruptcy and not reaffirmed by the borrower as troubled debt restructurings (TDR), irrespective of payment history or delinquency status, even if the repayment terms for the loan have not been otherwise modified. The Corporation continues to have a lien on the underlying collateral. At September 30, 2015 , nonperforming loans discharged in Chapter 7 bankruptcy with no change in repayment terms were $860 million of which $494 million were current on their contractual payments, while $311 million were 90 days or more past due. Of the contractually current nonperforming loans, more than 75 percent were discharged in Chapter 7 bankruptcy more than 12 months ago, and nearly 60 percent were discharged 24 months or more ago. As subsequent cash payments are received on these nonperforming loans that are contractually current, the interest component of the payments is generally recorded as interest income on a cash basis and the principal component is recorded as a reduction in the carrying value of the loan. During the three and nine months ended September 30, 2015 , the Corporation sold nonperforming and other delinquent consumer real estate loans with a carrying value of $742 million and $2.7 billion , including $220 million and $1.2 billion of purchased credit-impaired (PCI) loans, compared to $2.5 billion and $5.4 billion , including $1.3 billion and $1.9 billion of PCI loans, for the same periods in 2014. The Corporation recorded recoveries related to these sales of $58 million and $125 million for the three and nine months ended September 30, 2015 compared to recoveries of $39 million and $224 million for the same periods in 2014. Gains related to these sales of $67 million and $142 million were also recorded in other income in the Consolidated Statement of Income for the three and nine months ended September 30, 2015 compared to gains of $66 million and $236 million for the same periods in 2014. The table below presents the Corporation's nonperforming loans and leases including nonperforming TDRs, and loans accruing past due 90 days or more at September 30, 2015 and December 31, 2014 . Nonperforming loans held-for-sale (LHFS) are excluded from nonperforming loans and leases as they are recorded at either fair value or the lower of cost or fair value. For more information on the criteria for classification as nonperforming, see Note 1 – Summary of Significant Accounting Principles to the Consolidated Financial Statements of the Corporation's 2014 Annual Report on Form 10-K . Credit Quality Nonperforming Loans and Leases Accruing Past Due 90 Days or More (Dollars in millions) September 30 December 31 September 30 December 31 Consumer real estate Core portfolio Residential mortgage (1) $ 1,949 $ 2,398 $ 2,773 $ 3,942 Home equity 1,376 1,496 — — Legacy Assets & Servicing portfolio Residential mortgage (1) 3,293 4,491 4,843 7,465 Home equity 2,053 2,405 — — Credit card and other consumer U.S. credit card n/a n/a 721 866 Non-U.S. credit card n/a n/a 78 95 Direct/Indirect consumer 25 28 38 64 Other consumer 1 1 2 1 Total consumer 8,697 10,819 8,455 12,433 Commercial U.S. commercial 836 701 42 110 Commercial real estate 108 321 42 3 Commercial lease financing 17 3 18 41 Non-U.S. commercial 56 1 1 — U.S. small business commercial 85 87 60 67 Total commercial 1,102 1,113 163 221 Total loans and leases $ 9,799 $ 11,932 $ 8,618 $ 12,654 (1) Residential mortgage loans in the Core and Legacy Assets & Servicing portfolios accruing past due 90 days or more are fully-insured loans. At September 30, 2015 and December 31, 2014 , residential mortgage includes $4.6 billion and $7.3 billion of loans on which interest has been curtailed by the FHA, and therefore are no longer accruing interest, although principal is still insured, and $3.0 billion and $4.1 billion of loans on which interest is still accruing. n/a = not applicable Credit Quality Indicators The Corporation monitors credit quality within its Consumer Real Estate, Credit Card and Other Consumer, and Commercial portfolio segments based on primary credit quality indicators. For more information on the portfolio segments, see Note 1 – Summary of Significant Accounting Principles to the Consolidated Financial Statements of the Corporation's 2014 Annual Report on Form 10-K . Within the Consumer Real Estate portfolio segment, the primary credit quality indicators are refreshed LTV and refreshed FICO score. Refreshed LTV measures the carrying value of the loan as a percentage of the value of the property securing the loan, refreshed quarterly. Home equity loans are evaluated using combined loan-to-value (CLTV) which measures the carrying value of the combined loans that have liens against the property and the available line of credit as a percentage of the value of the property securing the loan, refreshed quarterly. FICO score measures the creditworthiness of the borrower based on the financial obligations of the borrower and the borrower's credit history. At a minimum, FICO scores are refreshed quarterly, and in many cases, more frequently. FICO scores are also a primary credit quality indicator for the Credit Card and Other Consumer portfolio segment and the business card portfolio within U.S. small business commercial. Within the Commercial portfolio segment, loans are evaluated using the internal classifications of pass rated or reservable criticized as the primary credit quality indicators. The term reservable criticized refers to those commercial loans that are internally classified or listed by the Corporation as Special Mention, Substandard or Doubtful, which are asset quality categories defined by regulatory authorities. These assets have an elevated level of risk and may have a high probability of default or total loss. Pass rated refers to all loans not considered reservable criticized. In addition to these primary credit quality indicators, the Corporation uses other credit quality indicators for certain types of loans. The following tables present certain credit quality indicators for the Corporation's Consumer Real Estate, Credit Card and Other Consumer, and Commercial portfolio segments, by class of financing receivables, at September 30, 2015 and December 31, 2014 . Consumer Real Estate – Credit Quality Indicators (1) September 30, 2015 (Dollars in millions) Core Portfolio Residential Mortgage (2) Legacy Assets & Servicing Residential Mortgage (2) Residential (3) Core Portfolio Home Equity (2) Legacy Assets & Servicing Home Equity (2) Home Equity PCI Refreshed LTV (4) Less than or equal to 90 percent $ 105,799 $ 17,052 $ 8,657 $ 43,857 $ 15,678 $ 1,924 Greater than 90 percent but less than or equal to 100 percent 4,518 2,258 1,469 1,907 2,594 874 Greater than 100 percent 3,339 3,820 2,455 3,219 5,910 2,067 Fully-insured loans (5) 29,565 9,007 — — — — Total consumer real estate $ 143,221 $ 32,137 $ 12,581 $ 48,983 $ 24,182 $ 4,865 Refreshed FICO score Less than 620 $ 3,593 $ 4,827 $ 4,205 $ 1,958 $ 2,926 $ 734 Greater than or equal to 620 and less than 680 6,008 3,674 2,687 3,367 4,010 870 Greater than or equal to 680 and less than 740 21,294 5,791 3,162 9,475 6,783 1,434 Greater than or equal to 740 82,761 8,838 2,527 34,183 10,463 1,827 Fully-insured loans (5) 29,565 9,007 — — — — Total consumer real estate $ 143,221 $ 32,137 $ 12,581 $ 48,983 $ 24,182 $ 4,865 (1) Excludes $1.9 billion of loans accounted for under the fair value option. (2) Excludes PCI loans. (3) Includes $2.1 billion of pay option loans. The Corporation no longer originates this product. (4) Refreshed LTV percentages for PCI loans are calculated using the carrying value net of the related valuation allowance. (5) Credit quality indicators are not reported for fully-insured loans as principal repayment is insured. Credit Card and Other Consumer – Credit Quality Indicators September 30, 2015 (Dollars in millions) U.S. Credit Non-U.S. Direct/Indirect Other (1) Refreshed FICO score Less than 620 $ 4,112 $ — $ 1,219 $ 223 Greater than or equal to 620 and less than 680 11,728 — 1,702 215 Greater than or equal to 680 and less than 740 33,823 — 10,873 321 Greater than or equal to 740 38,676 — 28,925 1,061 Other internal credit metrics (2, 3, 4) — 10,066 44,595 192 Total credit card and other consumer $ 88,339 $ 10,066 $ 87,314 $ 2,012 (1) Twenty-nine percent of the other consumer portfolio is associated with portfolios from certain consumer finance businesses that the Corporation previously exited. (2) Other internal credit metrics may include delinquency status, geography or other factors. (3) Direct/indirect consumer includes $43.2 billion of securities-based lending which is overcollateralized and therefore has minimal credit risk and $584 million of loans the Corporation no longer originates, primarily student loans. (4) Non-U.S. credit card represents the U.K. credit card portfolio which is evaluated using internal credit metrics, including delinquency status. At September 30, 2015 , 98 percent of this portfolio was current or less than 30 days past due, one percent was 30-89 days past due and one percent was 90 days or more past due. Commercial – Credit Quality Indicators (1) September 30, 2015 (Dollars in millions) U.S. Commercial Real Estate Commercial Non-U.S. U.S. Small (2) Risk ratings Pass rated $ 235,801 $ 55,064 $ 24,458 $ 86,907 $ 594 Reservable criticized 8,173 565 1,222 1,563 112 Refreshed FICO score (3) Less than 620 177 Greater than or equal to 620 and less than 680 545 Greater than or equal to 680 and less than 740 1,637 Greater than or equal to 740 3,132 Other internal credit metrics (3, 4) 6,861 Total commercial $ 243,974 $ 55,629 $ 25,680 $ 88,470 $ 13,058 (1) Excludes $5.2 billion of loans accounted for under the fair value option. (2) U.S. small business commercial includes $698 million of criticized business card and small business loans which are evaluated using refreshed FICO scores or internal credit metrics, including delinquency status, rather than risk ratings. At September 30, 2015 , 99 percent of the balances where internal credit metrics are used was current or less than 30 days past due. (3) Refreshed FICO score and other internal credit metrics are applicable only to the U.S. small business commercial portfolio. (4) Other internal credit metrics may include delinquency status, application scores, geography or other factors. Consumer Real Estate – Credit Quality Indicators (1) December 31, 2014 (Dollars in millions) Core Portfolio (2) Legacy Assets & Servicing (2) Residential (3) Core Portfolio Home Equity (2) Legacy Assets & Servicing Home (2) Home Equity PCI Refreshed LTV (4) Less than or equal to 90 percent $ 100,255 $ 18,499 $ 9,972 $ 45,414 $ 17,453 $ 2,046 Greater than 90 percent but less than or equal to 100 percent 4,958 3,081 2,005 2,442 3,272 1,048 Greater than 100 percent 4,017 5,265 3,175 4,031 7,496 2,523 Fully-insured loans (5) 52,990 11,980 — — — — Total consumer real estate $ 162,220 $ 38,825 $ 15,152 $ 51,887 $ 28,221 $ 5,617 Refreshed FICO score Less than 620 $ 4,184 $ 6,313 $ 6,109 $ 2,169 $ 3,470 $ 864 Greater than or equal to 620 and less than 680 6,272 4,032 3,014 3,683 4,529 995 Greater than or equal to 680 and less than 740 21,946 6,463 3,310 10,231 7,905 1,651 Greater than or equal to 740 76,828 10,037 2,719 35,804 12,317 2,107 Fully-insured loans (5) 52,990 11,980 — — — — Total consumer real estate $ 162,220 $ 38,825 $ 15,152 $ 51,887 $ 28,221 $ 5,617 (1) Excludes $2.1 billion of loans accounted for under the fair value option. (2) Excludes PCI loans. (3) Includes $2.8 billion of pay option loans. The Corporation no longer originates this product. (4) Refreshed LTV percentages for PCI loans are calculated using the carrying value net of the related valuation allowance. (5) Credit quality indicators are not reported for fully-insured loans as principal repayment is insured. Credit Card and Other Consumer – Credit Quality Indicators December 31, 2014 (Dollars in millions) U.S. Credit Non-U.S. Direct/Indirect Other (1) Refreshed FICO score Less than 620 $ 4,467 $ — $ 1,296 $ 266 Greater than or equal to 620 and less than 680 12,177 — 1,892 227 Greater than or equal to 680 and less than 740 34,986 — 10,749 307 Greater than or equal to 740 40,249 — 25,279 881 Other internal credit metrics (2, 3, 4) — 10,465 41,165 165 Total credit card and other consumer $ 91,879 $ 10,465 $ 80,381 $ 1,846 (1) Thirty-seven percent of the other consumer portfolio is associated with portfolios from certain consumer finance businesses that the Corporation previously exited. (2) Other internal credit metrics may include delinquency status, geography or other factors. (3) Direct/indirect consumer includes $39.7 billion of securities-based lending which is overcollateralized and therefore has minimal credit risk and $632 million of loans the Corporation no longer originates, primarily student loans. (4) Non-U.S. credit card represents the U.K. credit card portfolio which is evaluated using internal credit metrics, including delinquency status. At December 31, 2014 , 98 percent of this portfolio was current or less than 30 days past due, one percent was 30-89 days past due and one percent was 90 days or more past due. Commercial – Credit Quality Indicators (1) December 31, 2014 (Dollars in millions) U.S. Commercial Real Estate Commercial Non-U.S. U.S. Small (2) Risk ratings Pass rated $ 213,839 $ 46,632 $ 23,832 $ 79,367 $ 751 Reservable criticized 6,454 1,050 1,034 716 182 Refreshed FICO score (3) Less than 620 184 Greater than or equal to 620 and less than 680 529 Greater than or equal to 680 and less than 740 1,591 Greater than or equal to 740 2,910 Other internal credit metrics (3, 4) 7,146 Total commercial $ 220,293 $ 47,682 $ 24,866 $ 80,083 $ 13,293 (1) Excludes $6.6 billion of loans accounted for under the fair value option. (2) U.S. small business commercial includes $762 million of criticized business card and small business loans which are evaluated using refreshed FICO scores or internal credit metrics, including delinquency status, rather than risk ratings. At December 31, 2014 , 98 percent of the balances where internal credit metrics are used was current or less than 30 days past due. (3) Refreshed FICO score and other internal credit metrics are applicable only to the U.S. small business commercial portfolio. (4) Other internal credit metrics may include delinquency status, application scores, geography or other factors. Impaired Loans and Troubled Debt Restructurings A loan is considered impaired when, based on current information, it is probable that the Corporation will be unable to collect all amounts due from the borrower in accordance with the contractual terms of the loan. Impaired loans include nonperforming commercial loans and all consumer and commercial TDRs. Impaired loans exclude nonperforming consumer loans and nonperforming commercial leases unless they are classified as TDRs. Loans accounted for under the fair value option are also excluded. PCI loans are excluded and reported separately on page 175 . For additional information, see Note 1 – Summary of Significant Accounting Principles to the Consolidated Financial Statements of the Corporation's 2014 Annual Report on Form 10-K . Consumer Real Estate Impaired consumer real estate loans within the Consumer Real Estate portfolio segment consist entirely of TDRs. Excluding PCI loans, most modifications of consumer real estate loans meet the definition of TDRs when a binding offer is extended to a borrower. Modifications of consumer real estate loans are done in accordance with the government's Making Home Affordable Program (modifications under government programs) or the Corporation's proprietary programs (modifications under proprietary programs). These modifications are considered to be TDRs if concessions have been granted to borrowers experiencing financial difficulties. Concessions may include reductions in interest rates, capitalization of past due amounts, principal and/or interest forbearance, payment extensions, principal and/or interest forgiveness, or combinations thereof. Prior to permanently modifying a loan, the Corporation may enter into trial modifications with certain borrowers under both government and proprietary programs. Trial modifications generally represent a three - to four -month period during which the borrower makes monthly payments under the anticipated modified payment terms. Upon successful completion of the trial period, the Corporation and the borrower enter into a permanent modification. Binding trial modifications are classified as TDRs when the trial offer is made and continue to be classified as TDRs regardless of whether the borrower enters into a permanent modification. Consumer real estate loans that have been discharged in Chapter 7 bankruptcy with no change in repayment terms and not reaffirmed by the borrower of $1.9 billion were included in TDRs at September 30, 2015 , of which $860 million were classified as nonperforming and $803 million were loans fully-insured by the Federal Housing Administration (FHA). For more information on loans discharged in Chapter 7 bankruptcy, see Nonperforming Loans and Leases in this Note. A consumer real estate loan, excluding PCI loans which are reported separately, is not classified as impaired unless it is a TDR. Once such a loan has been designated as a TDR, it is then individually assessed for impairment. Consumer real estate TDRs are measured primarily based on the net present value of the estimated cash flows discounted at the loan's original effective interest rate, as discussed in the following paragraph. If the carrying value of a TDR exceeds this amount, a specific allowance is recorded as a component of the allowance for loan and lease losses. Alternatively, consumer real estate TDRs that are considered to be dependent solely on the collateral for repayment (e.g., due to the lack of income verification) are measured based on the estimated fair value of the collateral and a charge-off is recorded if the carrying value exceeds the fair value of the collateral. Consumer real estate loans that reached 180 days past due prior to modification had been charged off to their net realizable value, less costs to sell, before they were modified as TDRs in accordance with established policy. Therefore, modifications of consumer real estate loans that are 180 or more days past due as TDRs do not have an impact on the allowance for loan and lease losses nor are additional charge-offs required at the time of modification. Subsequent declines in the fair value of the collateral after a loan has reached 180 days past due are recorded as charge-offs. Fully-insured loans are protected against principal loss, and therefore, the Corporation does not record an allowance for loan and lease losses on the outstanding principal balance, even after they have been modified in a TDR. The net present value of the estimated cash flows used to measure impairment is based on model-driven estimates of projected payments, prepayments, defaults and loss-given-default (LGD). Using statistical modeling methodologies, the Corporation estimates the probability that a loan will default prior to maturity based on the attributes of each loan. The factors that are most relevant to the probability of default are the refreshed LTV, or in the case of a subordinated lien, refreshed CLTV, borrower credit score, months since origination (i.e., vintage) and geography. Each of these factors is further broken down by present collection status (whether the loan is current, delinquent, in default or in bankruptcy). Severity (or LGD) is estimated based on the refreshed LTV for first mortgages or CLTV for subordinated liens. The estimates are based on the Corporation's historical experience as adjusted to reflect an assessment of environmental factors that may not be reflected in the historical data, such as changes in real estate values, local and national economies, underwriting standards and the regulatory environment. The probability of default models also incorporate recent experience with modification programs including redefaults subsequent to modification, a loan's default history prior to modification and the change in borrower payments post-modification. At September 30, 2015 and December 31, 2014 , remaining commitments to lend additional funds to debtors whose terms have been modified in a consumer real estate TDR were immaterial. Consumer real estate foreclosed properties totaled $479 million and $630 million at September 30, 2015 and December 31, 2014 . The carrying value of consumer real estate loans, including fully-insured and PCI loans, for which formal foreclosure proceedings were in process as of September 30, 2015 was $5.9 billion . The table below provides the unpaid principal balance, carrying value and related allowance at September 30, 2015 and December 31, 2014 , and the average carrying value and interest income recognized for the three and nine months ended September 30, 2015 and 2014 for impaired loans in the Corporation's Consumer Real Estate portfolio segment and includes primarily loans managed by Legacy Assets & Servicing ( LAS) . Certain impaired consumer real estate loans do not have a related allowance as the current valuation of these impaired loans exceeded the carrying value, which is net of previously recorded charge-offs. Impaired Loans – Consumer Real Estate September 30, 2015 December 31, 2014 (Dollars in millions) Unpaid Carrying Related Unpaid Carrying Related With no recorded allowance Residential mortgage $ 15,956 $ 12,793 $ — $ 19,710 $ 15,605 $ — Home equity 3,541 1,766 — 3,540 1,630 — With an allowance recorded Residential mortgage $ 7,276 $ 7,098 $ 452 $ 7,861 $ 7,665 $ 531 Home equity 1,015 884 212 852 728 196 Total Residential mortgage $ 23,232 $ 19,891 $ 452 $ 27,571 $ 23,270 $ 531 Home equity 4,556 2,650 212 4,392 2,358 196 Three Months Ended September 30 Nine Months Ended September 30 2015 2014 2015 2014 Average Interest (1) Average Interest (1) Average Interest (1) Average Interest (1) With no recorded allowance Residential mortgage $ 13,202 $ 97 $ 13,981 $ 107 $ 14,332 $ 310 $ 15,181 $ 392 Home equity 1,835 23 1,509 23 1,777 68 1,449 65 With an allowance recorded Residential mortgage $ 7,398 $ 61 $ 10,621 $ 92 $ 7,563 $ 186 $ 11,482 $ 341 Home equity 809 6 745 6 756 18 746 19 Total Residential mortgage $ 20,600 $ 158 $ 24,602 $ 199 $ 21,895 $ 496 $ 26,663 $ 733 Home equity 2,644 29 2,254 29 2,533 86 2,195 84 (1) Interest income recognized includes interest accrued and collected on the outstanding balances of accruing impaired loans as well as interest cash collections on nonaccruing impaired loans for which the principal is considered collectible. The table below presents the September 30, 2015 and 2014 unpaid principal balance, carrying value, and average pre- and post-modification interest rates on consumer real estate loans that were modified in TDRs during the three and nine months ended September 30, 2015 and 2014 , and net charge-offs recorded during the period in which the modification occurred. The following Consumer Real Estate portfolio segment tables include loans that were initially classified as TDRs during the period and also loans that had previously been classified as TDRs and were modified again during the period. These TDRs are primarily managed by LAS . Consumer Real Estate – TDRs Entered into During the Three Months Ended September 30, 2015 and 2014 (1) September 30, 2015 Three Months Ended September 30, 2015 (Dollars in millions) Unpaid Principal Balance Carrying Value Pre-Modification Interest Rate Post-Modification Interest Rate (2) Net Charge-offs (3) Residential mortgage $ 1,163 $ 1,030 4.91 % 4.71 % $ 28 Home equity 302 243 3.41 3.34 25 Total $ 1,465 $ 1,273 4.60 4.42 $ 53 September 30, 2014 Three Months Ended September 30, 2014 Residential mortgage $ 1,332 $ 1,226 5.07 % 4.90 % $ 19 Home equity 314 228 3.74 3.44 32 Total $ 1,646 $ 1,454 4.82 4.62 $ 51 Consumer Real Estate – TDRs Entered into During the Nine Months Ended September 30, 2015 and 2014 (1) September 30, 2015 Nine Months Ended September 30, 2015 Residential mortgage $ 3,052 $ 2,707 4.99 % 4.47 % $ 70 Home equity 824 637 3.55 3.20 55 Total $ 3,876 $ 3,344 4.69 4.20 $ 125 September 30, 2014 Nine Months Ended September 30, 2014 Residential mortgage $ 3,498 $ 3,091 5.12 % 4.57 % $ 60 Home equity 702 477 3.98 3.31 76 Total $ 4,200 $ 3,568 4.93 4.36 $ 136 (1) During the three and nine months ended September 30, 2015 , the Corporation forgave principal of $48 million and $371 million related to residential mortgage loans and $1 million and $7 million related to home equity loans in connection with TDRs, compared to $13 million and $52 million related to residential mortgage loans and none related to home equity loans during the same periods in 2014 . (2) The post-modification interest rate reflects the interest rate applicable only to permanently c |