| Loans and Allowance | LOANS AND ALLOWANCE The Corporation’s primary lending focus is small business and middle market commercial, commercial real estate and residential real estate, which results in portfolio diversification. The following tables show the composition of the loan portfolio, the allowance for loan losses and credit quality characteristics by collateral classification, excluding loans held for sale. Loans held for sale as of March 31, 2020 , and December 31, 2019 , were $5,039,000 and $9,037,000 , respectively. The following table illustrates the composition of the Corporation’s loan portfolio by loan class for the periods indicated: March 31, 2020 December 31, 2019 Commercial and industrial loans $ 2,199,226 $ 2,109,879 Agricultural production financing and other loans to farmers 87,421 93,861 Real estate loans: Construction 643,674 787,568 Commercial and farmland 3,268,168 3,052,698 Residential 1,121,556 1,143,217 Home equity 570,398 588,984 Individuals' loans for household and other personal expenditures 129,765 135,989 Public finance and other commercial loans 586,641 547,114 Loans 8,606,849 8,459,310 Allowance for loan losses (99,454 ) (80,284 ) Net Loans $ 8,507,395 $ 8,379,026 Allowance, Credit Quality and Loan Portfolio The original implementation date of the Current Expected Credit Loss (CECL) model for calculating the Allowance for Credit Losses guided by FASB Accounting Standards Update No. 2016-13, Financial Instruments - Credit Losses (Topic 326): Measurement of Credit losses on Financial Instruments was January 1, 2020. Pursuant to the CARES Act and the related joint statement of federal banking regulators (which also became effective as of March 27, 2020), and consistent with guidance from the SEC and FASB, the Corporation has elected to delay implementation of ASU No. 2016-13. As discussed below, ASU No. 2016-13, provides for the replacement of the incurred loss model for recording the allowance for loan losses with CECL. However, as a result of the Corporation’s election, its first quarter 2020 financial statements have been prepared under the existing incurred loss model. The temporary relief applicable to the Corporation’s compliance with CECL ends on the earlier of: (1) the termination date of the national emergency concerning the COVID-19 outbreak, declared by the President of the United States on March 13, 2020, under the National Emergencies Act; or (2) December 31, 2020. The Corporation maintains an allowance for loan losses to cover probable credit losses identified during its loan review process. Management believes the allowance for loan losses is adequate to cover probable losses inherent in the loan portfolio at March 31, 2020 . The process for determining the adequacy of the allowance for loan losses is critical to the Corporation’s financial results. It requires management to make difficult, subjective and complex judgments to estimate the effect of uncertain matters. The allowance for loan losses considers current factors, including economic conditions and ongoing internal and external examinations, and will increase or decrease as deemed necessary to ensure it remains adequate. In addition, the allowance as a percentage of charge-offs and nonperforming loans will change at different points in time based on credit performance, portfolio mix and collateral values. The allowance for loan losses is maintained through the provision for loan losses, which is a charge against earnings. The allowance is increased by provision expense and decreased by charge-offs less recoveries. All charge-offs are approved by the Bank's senior credit officers and in accordance with established policies. The Bank charges off a loan when a determination is made that all or a portion of the loan is uncollectable. The amount provided for loan losses in a given period may be greater than or less than net loan losses experienced during the period, and is based on management’s judgment as to the appropriate level of the allowance for loan losses. The determination of the provision amount is based on management’s ongoing review and evaluation of the loan portfolio, including an internally administered loan "watch" list and independent loan reviews. The evaluation takes into consideration identified credit problems, the possibility of losses inherent in the loan portfolio that are not specifically identified and management’s judgment as to the impact of the current environment and economic conditions on the portfolio. The allowance consists of specific impairment reserves as required by ASC 310-10-35, a component for historical losses in accordance with ASC 450 and the consideration of current environmental factors in accordance with ASC 450. A loan is deemed impaired when, based on current information or events, it is probable that all amounts due of principal and interest according to the contractual terms of the loan agreement will not be collected. The historical loss allocation for loans not deemed impaired according to ASC 450 is the product of the volume of loans within the non-impaired criticized and non-criticized risk grade classifications, each segmented by call code, and the historical loss factor for each respective classification and call code segment. The historical loss factors are based upon actual loss experience within each risk and call code classification. The historical look back period for non-criticized loans looks to the most recent rolling-four-quarter average and aligns with the look back period for non-impaired criticized loans. Each of the rolling four quarter periods used to obtain the average, include all charge-offs for the previous twelve-month period, therefore the historical look back period includes seven quarters. The resulting allocation is reflective of current conditions. Criticized loans are grouped based on the risk grade assigned to the loan. Loans with a special mention grade but not impaired are assigned a loss factor, and loans with a classified grade but not impaired are assigned a separate loss factor. The loss factor computation for this allocation includes a segmented historical loss migration analysis of risk grades to charge-off. In addition to the specific reserves and historical loss components of the allowance, consideration is given to various environmental factors to ensure that losses inherent in the portfolio are reflected in the allowance for loan losses. The environmental component adjusts the historical loss allocations for non-impaired loans to reflect relevant current conditions that, in management's opinion, have an impact on loss recognition. Environmental factors that management reviews in the analysis include: national and local economic trends and conditions; trends in growth in the loan portfolio and growth in higher risk areas; levels of, and trends in, delinquencies and non-accruals; experience and depth of lending management and staff; adequacy of, and adherence to, lending policies and procedures including those for underwriting; industry concentrations of credit; and adequacy of risk identification systems and controls through the internal loan review and internal audit processes. In conformance with ASC 805 and ASC 820, purchased loans are recorded at the acquisition date fair value. Such loans are included in the allowance to the extent a specific impairment is identified that exceeds the fair value adjustment on an impaired loan or the historical loss and environmental factor analysis indicates losses inherent in a purchased portfolio exceeds the fair value adjustment on the portion of the purchased portfolio not deemed impaired. The following tables summarize changes in the allowance for loan losses by loan segment for the three ended March 31, 2020 and March 31, 2019 : Three Months Ended March 31, 2020 Commercial Commercial Consumer Residential Total Allowance for loan losses: Balances, December 31, 2019 $ 32,902 $ 28,778 $ 4,035 $ 14,569 $ 80,284 Provision for losses 5,701 9,194 1,924 2,933 19,752 Recoveries on loans 443 118 42 70 673 Loans charged off (615 ) (183 ) (249 ) (208 ) (1,255 ) Balances, March 31, 2020 $ 38,431 $ 37,907 $ 5,752 $ 17,364 $ 99,454 Three Months Ended March 31, 2019 Commercial Commercial Consumer Residential Total Allowance for loan losses: Balances, December 31, 2018 $ 32,657 $ 29,609 $ 3,964 $ 14,322 $ 80,552 Provision for losses 236 769 105 90 1,200 Recoveries on loans 542 245 118 100 1,005 Loans charged off (366 ) (1,189 ) (161 ) (139 ) (1,855 ) Balances, March 31, 2019 $ 33,069 $ 29,434 $ 4,026 $ 14,373 $ 80,902 The increase in the allowance as a percentage of loans was primarily due to an increase in the qualitative factor for economic conditions to account for the impending impact of the COVID-19 pandemic. Governmental actions taken to reduce the spread of the virus have significantly contributed to rising unemployment and negatively impacted consumer and business spending. Therefore, the allowance for loan losses was increased to cover probable and incurred credit losses as a result of the economic downturn. The tables below show the Corporation’s allowance for loan losses and loan portfolio by loan segment as of the periods indicated. March 31, 2020 Commercial Commercial Consumer Residential Total Allowance Balances: Individually evaluated for impairment $ — $ 150 $ — $ 466 $ 616 Collectively evaluated for impairment 38,431 37,757 5,752 16,898 98,838 Total Allowance for Loan Losses $ 38,431 $ 37,907 $ 5,752 $ 17,364 $ 99,454 Loan Balances: Individually evaluated for impairment $ 905 $ 9,282 $ 3 $ 2,623 $ 12,813 Collectively evaluated for impairment 2,870,855 3,895,221 129,762 1,687,612 8,583,450 Loans acquired with deteriorated credit quality 1,528 7,339 — 1,719 10,586 Loans $ 2,873,288 $ 3,911,842 $ 129,765 $ 1,691,954 $ 8,606,849 December 31, 2019 Commercial Commercial Consumer Residential Total Allowance Balances: Individually evaluated for impairment $ — $ 231 $ — $ 458 $ 689 Collectively evaluated for impairment 32,902 28,547 4,035 14,111 79,595 Total Allowance for Loan Losses $ 32,902 $ 28,778 $ 4,035 $ 14,569 $ 80,284 Loan Balances: Individually evaluated for impairment $ 457 $ 8,728 $ 4 $ 2,520 $ 11,709 Collectively evaluated for impairment 2,748,681 3,821,660 135,985 1,727,966 8,434,292 Loans acquired with deteriorated credit quality 1,716 9,878 — 1,715 13,309 Loans $ 2,750,854 $ 3,840,266 $ 135,989 $ 1,732,201 $ 8,459,310 Loans individually evaluated for impairment are comprised of commercial and consumer loans deemed impaired in accordance with ASC 310-10. This includes loans acquired with deteriorated credit quality totaling $2,697,000 with $124,000 of related allowance for loan losses at March 31, 2020 and $2,819,000 with $124,000 related allowance for loan losses at December 31, 2019. The risk characteristics of the Corporation’s material portfolio segments are as follows: Commercial Commercial lending is primarily based on the identified cash flows of the borrower and secondarily on the underlying collateral provided by the borrower. The cash flows of borrowers, however, may not be as expected and the collateral securing these loans may fluctuate in value. Most commercial loans are secured by the tangible assets being financed such as equipment or real estate or other business assets such as accounts receivable or inventory and may incorporate a personal guarantee. Other loans may be unsecured, secured but under-collateralized or otherwise made on the basis of the enterprise value of an organization. In the case of loans secured by accounts receivable, the availability of funds for the repayment of these loans may be substantially dependent on the ability of the borrower to collect amounts due from its customers. Commercial real estate These loans are viewed primarily as cash flow loans and secondarily as loans secured by real estate. Commercial real estate lending typically involves higher loan principal amounts and the repayment of these loans is generally dependent on the successful operation of the property securing the loan or the business conducted on the property securing the loan. Commercial real estate loans may be more adversely affected by conditions in the real estate markets or in the general economy. Management monitors and evaluates commercial real estate loans based on collateral and risk grade criteria. In addition, management tracks the level of owner-occupied commercial real estate loans versus non-owner occupied loans. Consumer and Residential With respect to residential loans that are secured by 1-4 family residences and are typically owner occupied, the Corporation generally establishes a maximum loan-to-value ratio and requires private mortgage insurance if that ratio is exceeded. Home equity loans are secured by a subordinate interest in 1-4 family residences, and consumer loans are secured by consumer assets such as automobiles or recreational vehicles. Some consumer loans are unsecured such as small installment loans and certain lines of credit. Repayment of these loans is primarily dependent on the personal income and credit rating of the borrowers, which can be impacted by economic conditions in their market areas such as unemployment levels. Repayment on loans secured by 1-4 family residences can be impacted by changes in property values. Risk is mitigated by the fact that the loans are of smaller individual amounts and spread over a large number of borrowers. Loans are reclassified to a non-accruing status when, in management’s judgment, the collateral value and financial condition of the borrower do not justify accruing i n terest. When the interest accrual is discontinued, all unpaid accrued interest is reversed against earnings when considered uncollectable. Payments subsequently received on non-accrual loans are applied to principal. A loan is returned to accrual status when principal and interest are no longer past due and collectability is probable, typically after a minimum of six consecutive months of performance. Payments received on impaired accruing or delinquent loans are applied to interest income as accrued. The following table summarizes the Corporation’s non-accrual loans by loan class as of the periods indicated: March 31, 2020 December 31, 2019 Commercial and industrial loans $ 1,759 $ 1,255 Agriculture production financing and other loans to farmers — 183 Real estate loans: Construction 1,094 977 Commercial and farmland 6,995 7,007 Residential 4,332 5,062 Home equity 1,409 1,421 Individuals' loans for household and other personal expenditures 60 44 Total $ 15,649 $ 15,949 Impaired loans include loans deemed impaired according to the guidance set forth in ASC 310-10. Commercial loans under $500,000 and consumer loans, with the exception of troubled debt restructures, are not individually evaluated for impairment. Allowable methods for determining the amount of impairment include estimating fair value using the fair value of the collateral for collateral dependent loans. If the impaired loan is identified as collateral dependent, then the fair value method for measuring the amount of impairment is utilized. This method requires obtaining a current independent appraisal of the collateral and applying a discount factor, which includes selling costs if applicable, to the value. The fair value of real estate is generally based on appraisals by qualified licensed appraisers. The appraisers typically determine the value of the real estate by utilizing an income or market valuation approach. If an appraisal is not available, the fair value may be determined by using a cash flow analysis. Fair value on other collateral such as business assets is typically ascertained by assessing, either singularly or some combination of, asset appraisals, accounts receivable aging reports, inventory listings and or customer financial statements. Both appraised values and values based on borrower’s financial information are discounted as considered appropriate based on age and quality of the information and current market conditions. The following tables show the composition of the Corporation’s impaired loans, related allowance and interest income recognized while impaired by loan class as of the periods indicated: March 31, 2020 Unpaid Recorded Related Impaired loans with no related allowance: Commercial and industrial loans $ 905 $ 905 $ — Real estate Loans: Construction 1,206 970 — Commercial and farmland 8,160 6,403 — Residential 76 59 — Individuals' loans for household and other personal expenditures 3 3 — Total $ 10,350 $ 8,340 $ — Impaired loans with related allowance: Real estate Loans: Commercial and farmland 2,649 1,909 150 Residential 2,198 2,173 393 Home equity 407 391 73 Total $ 5,254 $ 4,473 $ 616 Total Impaired Loans $ 15,604 $ 12,813 $ 616 December 31, 2019 Unpaid Recorded Related Impaired loans with no related allowance: Commercial and industrial loans $ 320 $ 320 $ — Agriculture production financing and other loans to farmers 299 137 — Real estate Loans: Construction 1,206 970 — Commercial and farmland 8,037 5,849 — Residential 93 76 — Total $ 9,955 $ 7,352 $ — Impaired loans with related allowance: Real estate Loans: Commercial and farmland 2,648 1,909 231 Residential 2,070 2,044 383 Home equity 417 400 75 Individuals' loans for household and other personal expenditures 4 4 — Total $ 5,139 $ 4,357 $ 689 Total Impaired Loans $ 15,094 $ 11,709 $ 689 Three Months Ended March 31, 2020 Average Interest Impaired loans with no related allowance: Commercial and industrial loans $ 905 $ — Real estate Loans: Construction 1,015 — Commercial and farmland 6,852 37 Residential 59 1 Individuals' loans for household and other personal expenditures 3 — Total $ 8,834 $ 38 Impaired loans with related allowance: Real estate Loans: Commercial and farmland 2,400 — Residential 2,180 19 Home equity 393 3 Total $ 4,973 $ 22 Total Impaired Loans $ 13,807 $ 60 Three Months Ended March 31, 2019 Average Interest Impaired loans with no related allowance: Commercial and industrial loans $ 1,641 $ — Agriculture production financing and other loans to farmers 799 — Real estate Loans: Construction 8,270 — Commercial and farmland 8,999 39 Residential 38 1 Home equity 48 — Individuals' loans for household and other personal expenditures 1 — Public finance and other commercial loans 353 — Total $ 20,149 $ 40 Impaired loans with related allowance: Agriculture production financing and other loans to farmers 2,150 — Real estate Loans: Commercial and farmland 171 — Residential 1,884 15 Home equity 356 3 Public finance and other commercial loans 15 — Total $ 4,576 $ 18 Total Impaired Loans $ 24,725 $ 58 Impaired loans in the above tables do not include loans accounted for under ASC 310-30, or any other loan, unless deemed impaired in accordance with ASC 310-10. As part of the ongoing monitoring of the credit quality of the Corporation's loan portfolio, management tracks certain credit quality indicators including trends related to: (i) the level of criticized commercial loans, (ii) net charge-offs, (iii) non-performing loans, (iv) covenant failures and (v) the general national and local economic conditions. The Corporation utilizes a risk grading of pass, special mention, substandard, doubtful and loss to assess the overall credit quality of large commercial loans. All large commercial credit grades are reviewed at a minimum of once a year for pass grade loans. Loans with grades below pass are reviewed more frequently depending on the grade. A description of the general characteristics of these grades is as follows: • Pass - Loans that are considered to be of acceptable credit quality. • Special Mention - Loans which possess some credit deficiency or potential weakness, which deserves close attention. If left uncorrected, these potential weaknesses may result in deterioration of the repayment prospects for the asset or in the Corporation's credit position at some future date. Special mention assets are not adversely classified and do not expose the Corporation to sufficient risk to warrant adverse classification. The key distinctions of this category's classification are that it is indicative of an unwarranted level of risk; and weaknesses are considered “potential”, not “defined”, impairments to the primary source of repayment. Examples include businesses that may be suffering from inadequate management, loss of key personnel or significant customer or litigation. • Substandard - A substandard loan is inadequately protected by the current net worth and paying capacity of the obligor or of the collateral pledged, if any. Assets so classified have a well-defined weakness that jeopardizes the liquidation of the debt. They are characterized by the distinct possibility that the Corporation will sustain some loss if the deficiencies are not corrected. Other characteristics may include: o the likelihood that a loan will be paid from the primary source of repayment is uncertain or financial deterioration is underway and very close attention is warranted to ensure that the loan is collected without loss, o the primary source of repayment is gone, and the Corporation is forced to rely on a secondary source of repayment, such as collateral liquidation or guarantees, o loans have a distinct possibility that the Corporation will sustain some loss if deficiencies are not corrected, o unusual courses of action are needed to maintain a high probability of repayment, o the borrower is not generating enough cash flow to repay loan principal; however, it continues to make interest payments, o the Corporation is forced into a subordinated or unsecured position due to flaws in documentation, o loans have been restructured so that payment schedules, terms and collateral represent concessions to the borrower when compared to the normal loan terms, o the Corporation is seriously contemplating foreclosure or legal action due to the apparent deterioration of the loan, and o there is significant deterioration in market conditions to which the borrower is highly vulnerable. • Doubtful - Loans that have all of the weaknesses of those classified as Substandard. However, based on currently existing facts, conditions and values, these weaknesses make full collection of principal highly questionable and improbable. Other credit characteristics may include considerable doubt as to the quality of the secondary sources of repayment. The possibility of loss is high, but because of certain important pending factors that may strengthen the loan, loss classification is deferred until the exact status of repayment is known. • Loss – Loans that are considered uncollectable and of such little value that continuing to carry them as an asset is not warranted. Loans will be classified as Loss when it is neither practical not desirable to defer writing off or reserving all or a portion of a basically worthless asset, even though partial recovery may be possible at some time in the future. The following tables summarize the credit quality of the Corporation’s loan portfolio, by loan class for the periods indicated. Consumer non-performing loans include accruing consumer loans 90-days or more delinquent and consumer non-accrual loans. The entire balance of a loan is considered delinquent if the minimum payment contractually required to be made is not received by the specified date. Loans that evidenced deterioration of credit quality since origination and it was probable, at acquisition, that all contractually required payments would not be collected are included in the applicable categories below. March 31, 2020 Commercial Commercial Commercial Substandard Commercial Commercial Loss Consumer Performing Consumer Total Commercial and industrial loans $ 2,024,943 $ 93,686 $ 80,597 $ — $ — $ — $ — $ 2,199,226 Agriculture production financing and other loans to farmers 70,365 5,962 11,094 — — — — 87,421 Real estate Loans: Construction 591,599 20,043 1,466 — — 30,449 117 643,674 Commercial and farmland 3,120,084 49,714 96,451 — — 1,919 — 3,268,168 Residential 200,792 395 6,439 — — 909,813 4,117 1,121,556 Home equity 24,273 405 794 — — 543,579 1,347 570,398 Individuals' loans for household and other personal expenditures — — — — — 129,705 60 129,765 Public finance and other commercial loans 586,207 434 — — — — — 586,641 Loans $ 6,618,263 $ 170,639 $ 196,841 $ — $ — $ 1,615,465 $ 5,641 $ 8,606,849 December 31, 2019 Commercial Commercial Commercial Substandard Commercial Commercial Loss Consumer Performing Consumer Total Commercial and industrial loans $ 1,956,985 $ 81,179 $ 71,715 $ — $ — $ — $ — $ 2,109,879 Agriculture production financing and other loans to farmers 78,558 5,626 9,677 — — — — 93,861 Real estate Loans: Construction 749,249 1,613 1,634 — — 35,072 — 787,568 Commercial and farmland 2,894,366 57,776 98,575 — — 1,981 — 3,052,698 Residential 196,710 877 8,075 — — 932,743 4,812 1,143,217 Home equity 24,211 257 682 — — 562,507 1,327 588,984 Individuals' loans for household and other personal expenditures — — — — — 135,944 45 135,989 Public finance and other commercial loans 547,114 — — — — — — 547,114 Loans $ 6,447,193 $ 147,328 $ 190,358 $ — $ — $ 1,668,247 $ 6,184 $ 8,459,310 At March 31, 2020, loans 30-59 Days Past Due totaled $100,677,000 an increase of $85,994,000 from December 31, 2019. The increase is primarily due to customers negatively impacted by the COVID-19 pandemic. The modifications for these loans were processed subsequent to the end of the first quarter. The tables below show a past due aging of the Corporation’s loan portfolio, by loan class, as of March 31, 2020 , and December 31, 2019 : March 31, 2020 Current 30-59 Days 60-89 Days Loans 90 Days or More Past Due And Accruing Non-Accrual Total Past Due Total Commercial and industrial loans $ 2,175,423 $ 21,717 $ 119 $ 208 $ 1,759 $ 23,803 $ 2,199,226 Agriculture production financing and other loans to farmers 86,566 855 — — — 855 87,421 Real estate loans: Construction 622,171 19,542 867 — 1,094 21,503 643,674 Commercial and farmland 3,204,303 51,516 5,354 — 6,995 63,865 3,268,168 Residential 1,112,523 4,536 133 32 4,332 9,033 1,121,556 Home equity 566,018 2,191 708 72 1,409 4,380 570,398 Individuals' loans for household and other personal expenditures 129,330 320 55 — 60 435 129,765 Public finance and other commercial loans 586,641 — — — — — 586,641 Loans $ 8,482,975 $ 100,677 $ 7,236 $ 312 $ 15,649 $ 123,874 $ 8,606,849 December 31, 2019 Current 30-59 Days 60-89 Days Loans 90 Days or More Past Due And Accruing Non-Accrual Total Past Due Total Commercial and industrial loans $ 2,105,445 $ 3,039 $ 136 $ 4 $ 1,255 $ 4,434 $ 2,109,879 Agriculture production financing and other loans to farmers 93,678 — — — 183 183 93,861 Real estate loans: Construction 784,961 1,630 — — 977 2,607 787,568 Commercial and farmland 3,043,318 2,324 49 — 7,007 9,380 3,052,698 Residential 1,133,476 4,290 367 22 5,062 9,741 1,143,217 Home equity 584,023 2,960 538 42 1,421 4,961 588,984 Individuals' loans for household and other personal expenditures 135,399 440 105 1 44 590 135,989 Public finance and other commercial loans 547,114 — — — — — 547,114 Loans $ 8,427,414 $ 14,683 $ 1,195 $ 69 $ 15,949 $ 31,896 $ 8,459,310 On occasion, borrowers experience declines in income and cash flow. As a result, these borrowers seek to reduce contractual cash outlays including debt payments. Concurrently, in an effort to preserve and protect its earning assets, specifically troubled loans, the Corporation works to maintain its relationship with certain customers who are experiencing financial difficulty by contractually modifying the borrower's debt agreement with the Corporation. In certain loan restructuring situations, the Corporation may grant a concession to a debtor experiencing financial difficulty, resulting in a troubled debt restructuring. A concession is deemed to be granted when, as a result of the restructuring, the Corporation does not expect to collect all original amounts due, including interest accrued at the original contract rate. If the payment of principal at original maturity is primarily dependent on the value of collateral, the current value of the collateral is considered in determining whether the principal will be repaid. On March 22, 2020, a statement was issued by the Bank's banking regulators and titled the “Interagency Statement on Loan Modifications and Reporting for Financial Institutions Working with Customers Affected by the Coronavirus” that encourages financial institutions to work prudently with borrowers who are or may be unable to meet their contractual payment obligations due to the effects of COVID-19. Additionally, Section 4013 of the CARES Act further provides that a qualified loan modification is exempt by law from classification as a TDR as defined by GAAP, from the period beginning March 1, 2020 until the earlier of December 31, 2020 or the date that is 60 days after the date on which the national emergency concerning the COVID-19 outbreak under the National Emergencies Act (50 U.S.C. 1601 et seq.) terminates. Accordingly, the Bank is offering short-term modifications made in response to COVID-19 to borrowers who are current and otherwise not past due. These include short-term, 180 days or less, modifications in the form of payment deferrals, fee waivers, extensions of repayment terms, or other delays in payment that are insignificant. The modifications completed in the three months ended March 31, 2020 were immaterial. No troubled debt restructures in the Corporation's loan portfolio occurred in the three months ended March 31, 2020. The following tables summarize troubled debt restructures in the Corporation's loan portfolio that occurred during the periods indicated: Three Months Ended March 31, 2019 Pre-Modification Post-Modification Number Real estate loans: Residential $ 90 $ 90 1 Total $ 90 $ 90 1 No troubled debt restructures occurred in the period ended March 31, 2020 . The following table summarizes the recorded investment of troubled restructures as of March 31, 2019 by modification type, that occurred during the period indicated: Three Months Ended March 31, 2019 Term Rate Combination Total Real estate loans: Residential $ — $ 90 $ — $ 90 Total $ — $ 90 $ — $ 90 Loans secured by residential real estate made up 100 percent of the post-modification balance of troubled debt restructured loans made in the three months ended March 31, 2019 . The following tables summarize troubled debt restructures that occurred during the twelve months ended March 31, 2020 and 2019, that subsequently defaulted during the three months ended March 31, 2020 and remained in default at March 31, 2020 . A loan is considered in default if it is 30-days or more past due. Three Months Ended March 31, 2020 Number of Loans Recorded Balance Real estate loans: Residential 1 $ 22 Total 1 $ 22 Three Months Ended March 31, 2019 Number of Loans Recorded Balance Real estate loans: Residential 1 $ 63 Total 1 $ 63 For potential consumer loan restructures, impairment evaluation occurs prior to modification. Any subsequent impairment is typically addressed through the charge-off process, or may be addressed through a specific reserve. Consumer troubled debt loan restructures are generally included in the general historical allowance for loan loss at the post modification balance. Consumer non-accrual and delinquent troubled debt loan restructures are also considered in the calculation of the non-accrual and delinquency trend environmental allowance allocation. Consumer mortgage loans secured by residential real estate properties for which formal foreclosure proceedings are in process totaled $507,000 and $1,033,000 at March 31, 2020 and December 31, 2019, respectively. Commercial troubled debt restructured loans that are risk graded special mention, substandard, doubtful or loss are individually evaluated for impairment under ASC 310. Any resulting specific reserves are included in the allowance for loan losses. Commercial troubled debt loan restructures 30-89 days delinquent are included in the calculation of the delinquency trend environmental allocation in the allowance for loan losses. With the exception of the acquired loans excluded from the allowance for loan losses, all commercial non-impaired loans, including non-accrual and 90-days or more delinquent, are included in the ASC 450 loss estimate. |
