Outstanding Loans and Leases | 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 December 31, 2015 and 2014 . December 31, 2015 (Dollars in millions) 30-59 Days Past Due (1) 60-89 Days Past Due (1) 90 Days or Past Due (2) Total Past or More Total Current or Less Than 30 Days Past Due (3) Purchased (4) Loans Accounted for Under the Fair Value Option Total Outstandings Consumer real estate Core portfolio Residential mortgage $ 1,214 $ 368 $ 1,414 $ 2,996 $ 138,799 $ 141,795 Home equity 200 93 579 872 54,045 54,917 Non-core portfolio Residential mortgage (5) 2,045 1,167 8,439 11,651 22,399 $ 12,066 46,116 Home equity 335 174 1,170 1,679 14,733 4,619 21,031 Credit card and other consumer U.S. credit card 454 332 789 1,575 88,027 89,602 Non-U.S. credit card 39 31 76 146 9,829 9,975 Direct/Indirect consumer (6) 227 62 42 331 88,464 88,795 Other consumer (7) 18 3 4 25 2,042 2,067 Total consumer 4,532 2,230 12,513 19,275 418,338 16,685 454,298 Consumer loans accounted for under the fair value option (8) $ 1,871 1,871 Total consumer loans and leases 4,532 2,230 12,513 19,275 418,338 16,685 1,871 456,169 Commercial U.S. commercial 444 148 332 924 251,847 252,771 Commercial real estate (9) 36 11 82 129 57,070 57,199 Commercial lease financing 150 29 20 199 21,153 21,352 Non-U.S. commercial 6 1 1 8 91,541 91,549 U.S. small business commercial 83 41 72 196 12,680 12,876 Total commercial 719 230 507 1,456 434,291 435,747 Commercial loans accounted for under the fair value option (8) 5,067 5,067 Total commercial loans and leases 719 230 507 1,456 434,291 5,067 440,814 Total loans and leases $ 5,251 $ 2,460 $ 13,020 $ 20,731 $ 852,629 $ 16,685 $ 6,938 $ 896,983 Percentage of outstandings 0.59 % 0.27 % 1.45 % 2.31 % 95.06 % 1.86 % 0.77 % 100.00 % (1) Consumer real estate loans 30-59 days past due includes fully-insured loans of $1.7 billion and nonperforming loans of $379 million . Consumer real estate loans 60-89 days past due includes fully-insured loans of $1.0 billion and nonperforming loans of $297 million . (2) Consumer real estate includes fully-insured loans of $7.2 billion . (3) Consumer real estate includes $3.0 billion and direct/indirect consumer includes $21 million of nonperforming loans. (4) PCI loan amounts are shown gross of the valuation allowance. (5) Total outstandings includes pay option loans of $2.3 billion . The Corporation no longer originates this product. (6) Total outstandings includes auto and specialty lending loans of $42.6 billion , unsecured consumer lending loans of $886 million , U.S. securities-based lending loans of $39.8 billion , non-U.S. consumer loans of $3.9 billion , student loans of $564 million and other consumer loans of $1.0 billion . (7) Total outstandings includes consumer finance loans of $564 million , consumer leases of $1.4 billion and consumer overdrafts of $146 million . (8) Consumer loans accounted for under the fair value option were residential mortgage loans of $1.6 billion and home equity loans of $250 million . Commercial loans accounted for under the fair value option were U.S. commercial loans of $2.3 billion and non-U.S. commercial loans of $2.8 billion . For additional information, see Note 20 – Fair Value Measurements and Note 21 – Fair Value Option . (9) Total outstandings includes U.S. commercial real estate loans of $53.6 billion and non-U.S. commercial real estate loans of $3.5 billion . December 31, 2014 (Dollars in millions) 30-59 Days (1) 60-89 Days Past Due (1) 90 Days or (2) Total Past Total Current or Less Than 30 Days Past Due (3) Purchased (4) Loans Accounted for Under the Fair Value Option Total Outstandings Consumer real estate Core portfolio Residential mortgage $ 1,534 $ 488 $ 2,500 $ 4,522 $ 151,767 $ 354 $ 156,643 Home equity 191 73 730 994 58,599 13 59,606 Non-core portfolio Residential mortgage (5) 2,321 1,272 13,574 17,167 27,589 $ 14,798 59,554 Home equity 401 206 1,180 1,787 18,728 5,604 26,119 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 41 203 19,376 19,579 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 672 257 741 1,670 379,260 380,930 Commercial loans accounted for under the fair value option (8) 6,604 6,604 Total commercial loans and leases 672 257 741 1,670 379,260 6,604 387,534 Total loans and leases $ 5,918 $ 2,749 $ 19,753 $ 28,420 $ 818,234 $ 20,769 $ 8,681 $ 876,104 Percentage of outstandings 0.68 % 0.31 % 2.25 % 3.24 % 93.40 % 2.37 % 0.99 % 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 20 – Fair Value Measurements and Note 21 – 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 . Following the realignment of its business segments effective April 1, 2016, the Corporation categorizes consumer real estate loans as core and non-core on the basis of loan and customer characteristics such as origination date, product type, LTV, FICO score and delinquency status consistent with its current consumer and mortgage servicing strategy. Generally, loans that were originated after January 1, 2010, qualified under government-sponsored enterprise underwriting guidelines, or otherwise met the Corporation's underwriting guidelines in place in 2015 are characterized as core loans. Loans held in legacy private-label securitizations, government-insured loans originated prior to 2010, loan products no longer originated, and loans originated prior to 2010 and classified as nonperforming or modified in a TDR prior to 2016 are generally characterized as non-core loans, and are principally run-off portfolios. Core loans as reported within this Note include loans held in the Consumer Banking and GWIM segments, as well as loans held for ALM activities in All Other . The Corporation has entered into long-term credit protection agreements with FNMA and FHLMC on loans totaling $3.7 billion and $17.2 billion at December 31, 2015 and 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 December 31, 2015 and 2014 , $484 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 TDRs, 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 December 31, 2015 , nonperforming loans discharged in Chapter 7 bankruptcy with no change in repayment terms were $785 million of which $457 million were current on their contractual payments, while $285 million were 90 days or more past due. Of the contractually current nonperforming loans, more than 80 percent were discharged in Chapter 7 bankruptcy more than 12 months ago, and more than 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 2015 , the Corporation sold nonperforming and other delinquent consumer real estate loans with a carrying value of $3.2 billion , including $1.4 billion of PCI loans, compared to $6.7 billion , including $1.9 billion of PCI loans, in 2014 . The Corporation recorded recoveries related to these sales of $133 million and $407 million during 2015 and 2014 . Gains related to these sales of $173 million and $247 million were recorded in other income in the Consolidated Statement of Income during 2015 and 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 December 31, 2015 and 2014 . Nonperforming 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 . Credit Quality December 31 Nonperforming Loans and Leases Accruing Past Due 90 Days or More (Dollars in millions) 2015 2014 2015 2014 Consumer real estate Core portfolio Residential mortgage (1) $ 1,825 $ 2,329 $ 382 $ 1,128 Home equity 974 1,247 — — Non-core portfolio Residential mortgage (1) 2,978 4,560 6,768 10,279 Home equity 2,363 2,654 — — Credit card and other consumer U.S. credit card n/a n/a 789 866 Non-U.S. credit card n/a n/a 76 95 Direct/Indirect consumer 24 28 39 64 Other consumer 1 1 3 1 Total consumer 8,165 10,819 8,057 12,433 Commercial U.S. commercial 867 701 113 110 Commercial real estate 93 321 3 3 Commercial lease financing 12 3 15 40 Non-U.S. commercial 158 1 1 — U.S. small business commercial 82 87 61 67 Total commercial 1,212 1,113 193 220 Total loans and leases $ 9,377 $ 11,932 $ 8,250 $ 12,653 (1) Residential mortgage loans in the core and non-core portfolios accruing past due 90 days or more are fully-insured loans. At December 31, 2015 and 2014 , residential mortgage includes $4.3 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 $2.9 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 . 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 Corporation’s loan and available line of credit combined with any outstanding senior liens against the property 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 December 31, 2015 and 2014 . Consumer Real Estate – Credit Quality Indicators (1) December 31, 2015 (Dollars in millions) Core Portfolio Residential Mortgage (2) Non-core Residential (2) Residential Mortgage PCI (3) Core Portfolio Home Equity (2) Non-core Home Equity (2) Home Equity PCI Refreshed LTV (4) Less than or equal to 90 percent $ 110,023 $ 16,481 $ 8,655 $ 51,262 $ 8,347 $ 2,003 Greater than 90 percent but less than or equal to 100 percent 4,038 2,224 1,403 1,858 2,190 852 Greater than 100 percent 2,638 3,364 2,008 1,797 5,875 1,764 Fully-insured loans (5) 25,096 11,981 — — — — Total consumer real estate $ 141,795 $ 34,050 $ 12,066 $ 54,917 $ 16,412 $ 4,619 Refreshed FICO score Less than 620 $ 3,129 $ 4,749 $ 3,798 $ 1,322 $ 3,490 $ 729 Greater than or equal to 620 and less than 680 5,472 3,762 2,586 3,295 3,862 825 Greater than or equal to 680 and less than 740 22,486 5,138 3,187 12,180 3,451 1,356 Greater than or equal to 740 85,612 8,420 2,495 38,120 5,609 1,709 Fully-insured loans (5) 25,096 11,981 — — — — Total consumer real estate $ 141,795 $ 34,050 $ 12,066 $ 54,917 $ 16,412 $ 4,619 (1) Excludes $1.9 billion of loans accounted for under the fair value option. (2) Excludes PCI loans. (3) Includes $2.0 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, 2015 (Dollars in millions) U.S. Credit Card Non-U.S. Credit Card Direct/Indirect Consumer Other Consumer (1) Refreshed FICO score Less than 620 $ 4,196 $ — $ 1,244 $ 217 Greater than or equal to 620 and less than 680 11,857 — 1,698 214 Greater than or equal to 680 and less than 740 34,270 — 10,955 337 Greater than or equal to 740 39,279 — 29,581 1,149 Other internal credit metrics (2, 3, 4) — 9,975 45,317 150 Total credit card and other consumer $ 89,602 $ 9,975 $ 88,795 $ 2,067 (1) Twenty-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 $43.7 billion of securities-based lending which is overcollateralized and therefore has minimal credit risk and $567 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, 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) December 31, 2015 (Dollars in millions) U.S. Commercial Commercial Real Estate Commercial Financing Non-U.S. Commercial U.S. Small Commercial (2) Risk ratings Pass rated $ 243,922 $ 56,688 $ 20,644 $ 87,905 $ 571 Reservable criticized 8,849 511 708 3,644 96 Refreshed FICO score (3) Less than 620 184 Greater than or equal to 620 and less than 680 543 Greater than or equal to 680 and less than 740 1,627 Greater than or equal to 740 3,027 Other internal credit metrics (3, 4) 6,828 Total commercial $ 252,771 $ 57,199 $ 21,352 $ 91,549 $ 12,876 (1) Excludes $5.1 billion of loans accounted for under the fair value option. (2) U.S. small business commercial includes $670 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, 2015 , 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. Consumer Real Estate – Credit Quality Indicators (1) December 31, 2014 (Dollars in millions) Core Portfolio Residential Mortgage (2) Non-core Residential (2) Residential Mortgage PCI (3) Core Portfolio Home Equity (2) Non-core Home Equity (2) Home Equity PCI Refreshed LTV (4) Less than or equal to 90 percent $ 99,001 $ 19,736 $ 9,972 $ 52,413 $ 10,405 $ 2,046 Greater than 90 percent but less than or equal to 100 percent 4,680 3,364 2,005 3,408 2,308 1,048 Greater than 100 percent 3,885 5,409 3,175 3,772 7,802 2,523 Fully-insured loans (5) 48,723 16,247 — — — — Total consumer real estate $ 156,289 $ 44,756 $ 15,152 $ 59,593 $ 20,515 $ 5,617 Refreshed FICO score Less than 620 $ 3,779 $ 6,729 $ 6,109 $ 1,671 $ 4,055 $ 864 Greater than or equal to 620 and less than 680 6,040 4,269 3,014 4,099 4,163 995 Greater than or equal to 680 and less than 740 21,771 6,640 3,310 13,278 4,806 1,651 Greater than or equal to 740 75,976 10,871 2,719 40,545 7,491 2,107 Fully-insured loans (5) 48,723 16,247 — — — — Total consumer real estate $ 156,289 $ 44,756 $ 15,152 $ 59,593 $ 20,515 $ 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 Card Non-U.S. Credit Card Direct/Indirect Consumer Other Consumer (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 Commercial Real Estate Commercial Financing Non-U.S. Commercial U.S. Small Commercial (2) Risk ratings Pass rated $ 213,839 $ 46,632 $ 18,882 $ 79,367 $ 751 Reservable criticized 6,454 1,050 697 716 182 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 $ 19,579 $ 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 49 . For additional information, see Note 1 – Summary of Significant Accounting Principles . 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 $1.8 billion were included in TDRs at December 31, 2015 , of which $785 million were classified as nonperforming and $765 million were loans fully-insured by the 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 December 31, 2015 and 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 $444 million and $630 million at December 31, 2015 and 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 December 31, 2015 was $5.8 billion . During 2015 and 2014 , the Corporation reclassified $2.1 billion and $1.9 billion of consumer real estate loans to foreclosed properties or, for properties acquired upon foreclosure of certain government-guaranteed loans (principally FHA-insured loans), to other assets. The reclassifications represent non-cash investing activities and, accordingly, are not reflected on the Consolidated Statement of Cash Flows. The table below provides the unpaid principal balance, carrying value and related allowance at December 31, 2015 and 2014 , and the average carrying value and interest income recognized for 2015 , 2014 and 2013 for impaired loans in the Corporation’s Consumer Real Estate portfolio segment. 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 December 31, 2015 December 31, 2014 (Dollars in millions) Unpaid Balance Carrying Value Related Allowance Unpaid Balance Carrying Value Related Allowance With no recorded allowance Residential mortgage $ 14,888 $ 11,901 $ — $ 19,710 $ 15,605 $ — Home equity 3,545 1,775 — 3,540 1,630 — With an allowance recorded Residential mortgage $ 6,624 $ 6,471 $ 399 $ 7,861 $ 7,665 $ 531 Home equity 1,047 911 235 852 728 196 Total Residential mortgage $ 21,512 $ 18,372 $ 399 $ 27,571 $ 23,270 $ 531 Home equity 4,592 2,686 235 4,392 2,358 196 2015 2014 2013 Average Interest (1) Average Interest (1) Average Interest (1) With no recorded allowance Residential mortgage $ 13,867 $ 403 $ 15,065 $ 490 $ 16,625 $ 621 Home equity 1,777 89 1,486 87 1,245 76 With an allowance recorded Residential mortgage $ 7,290 $ 236 $ 10,826 $ 411 $ 13,926 $ 616 Home equity 785 24 743 25 912 41 Total Residential mortgage $ 21,157 $ 639 $ 25,891 $ 901 $ 30,551 $ 1,237 Home equity 2,562 113 2,229 112 2,157 117 (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 December 31, 2015, 2014 and 2013 unpaid principal balance, carrying value, and average pre- and post-modification interest rates on consumer real estate loans that were modified in TDRs during 2015 , 2014 and 2013 , 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. Consumer Real Estate – TDRs Entered into During 2015, 2014 and 2013 (1) December 31, 2015 2015 (Dollars in millions) Unpaid Principal Balance Carrying Value Pre-Modification Interest Rate Post-Modification Interest Rate (2) Net Charge-offs (3) Residential mortgage $ 2,986 $ 2,655 4.98 % 4.43 % $ 97 Home equity 1,019 775 3.54 3.17 84 Total $ 4,005 $ 3,430 4.61 4.11 $ 181 December 31, 2014 2014 Residential mortgage $ 5,940 $ 5,120 5.28 % 4.93 % $ 72 Home equity 863 592 4.00 3.33 99 Total $ 6,803 $ 5,712 5.12 4.73 $ 171 December 31, 2013 2013 Residential mortgage $ 11,233 $ 10,016 5.30 % 4.27 % $ 235 Home equity 878 521 5.29 3.92 192 Total $ 12,111 $ 10,537 5.30 4.24 $ 427 (1) During 2015 , 2014 and 2013 , the Corporation forgave principal of $396 million , $53 million and $467 million , respectively, related to residential mortgage loans in connection with TDRs. (2) The post-modification interest rate reflects the interest rate applicable only to permanently completed modifications, which exclude loans that are in a trial modification period. (3) Net charge-offs include amounts recorded on loans modified during the period that are no longer held by the Cor |