Loans and Allowance for Credit Losses | Note 6: Loans and Allowance for Credit Losses Table 6.1 presents total loans outstanding by portfolio segment and class of financing receivable. Outstanding balances include a total net reduction of $3.8 billion and $4.5 billion at December 31, 2015 and 2014 , respectively, for unearned income, net deferred loan fees, and unamortized discounts and premiums. Table 6.1: Loans Outstanding December 31, (in millions) 2015 2014 2013 2012 2011 Commercial: Commercial and industrial $ 299,892 271,795 235,358 223,703 205,824 Real estate mortgage 122,160 111,996 112,427 106,392 106,028 Real estate construction 22,164 18,728 16,934 16,983 19,470 Lease financing 12,367 12,307 12,371 12,736 13,387 Total commercial 456,583 414,826 377,090 359,814 344,709 Consumer: Real estate 1-4 family first mortgage 273,869 265,386 258,507 249,912 229,408 Real estate 1-4 family junior lien mortgage 53,004 59,717 65,950 75,503 86,041 Credit card 34,039 31,119 26,882 24,651 22,905 Automobile 59,966 55,740 50,808 45,998 43,508 Other revolving credit and installment 39,098 35,763 43,049 42,473 43,060 Total consumer 459,976 447,725 445,196 438,537 424,922 Total loans $ 916,559 862,551 822,286 798,351 769,631 Our foreign loans are reported by respective class of financing receivable in the table above. Substantially all of our foreign loan portfolio is commercial loans. Loans are classified as foreign primarily based on whether the borrower’s primary address is outside of the United States. Table 6.2 presents total commercial foreign loans outstanding by class of financing receivable. Table 6.2: Commercial Foreign Loans Outstanding December 31, (in millions) 2015 2014 2013 2012 2011 Commercial foreign loans: Commercial and industrial $ 49,049 44,707 41,547 37,148 38,609 Real estate mortgage 8,350 4,776 5,328 52 53 Real estate construction 444 218 187 79 88 Lease financing 274 336 338 312 269 Total commercial foreign loans $ 58,117 50,037 47,400 37,591 39,019 Loan Concentrations Loan concentrations may exist when there are amounts loaned to borrowers engaged in similar activities or similar types of loans extended to a diverse group of borrowers that would cause them to be similarly impacted by economic or other conditions. At December 31, 2015 and 2014 , we did not have concentrations representing 10% or more of our total loan portfolio in domestic commercial and industrial loans and lease financing by industry or CRE loans (real estate mortgage and real estate construction) by state or property type. Our real estate 1-4 family mortgage loans to borrowers in the state of California represented approximately 13% of total loans at both December 31, 2015 and 2014 , of which 2% were PCI loans in both years. These California loans are generally diversified among the larger metropolitan areas in California, with no single area consisting of more than 5% of total loans. We continuously monitor changes in real estate values and underlying economic or market conditions for all geographic areas of our real estate 1-4 family mortgage portfolio as part of our credit risk management process. Some of our real estate 1-4 family first and junior lien mortgage loans include an interest-only feature as part of the loan terms. These interest-only loans were approximately 9% of total loans at December 31, 2015 , and 12% at December 31, 2014 . Substantially all of these interest-only loans at origination were considered to be prime or near prime. We do not offer option adjustable-rate mortgage (ARM) products, nor do we offer variable-rate mortgage products with fixed payment amounts, commonly referred to within the financial services industry as negative amortizing mortgage loans. We acquired an option payment loan portfolio (Pick-a-Pay) from Wachovia at December 31, 2008. A majority of the portfolio was identified as PCI loans. Since the acquisition, we have reduced our exposure to the option payment portion of the portfolio through our modification efforts and loss mitigation actions. At December 31, 2015 , approximately 2% of total loans remained with the payment option feature compared with 10% at December 31, 2008. Our first and junior lien lines of credit products generally have a draw period of 10 years (with some up to 15 or 20 years ) with variable interest rate and payment options during the draw period of (1) interest only or (2) 1.5% of total outstanding balance plus accrued interest. During the draw period, the borrower has the option of converting all or a portion of the line from a variable interest rate to a fixed rate with terms including interest-only payments for a fixed period between three to seven years or a fully amortizing payment with a fixed period between five to 30 years . At the end of the draw period, a line of credit generally converts to an amortizing payment schedule with repayment terms of up to 30 years based on the balance at time of conversion. At December 31, 2015 , our lines of credit portfolio had an outstanding balance of $63.6 billion , of which $9.6 billion , or 15% , is in its amortization period, another $11.3 billion , or 18% , of our total outstanding balance, will reach their end of draw period during 2016 through 2017 , $6.8 billion , or 11% , during 2018 through 2020 , and $35.9 billion , or 56% , will convert in subsequent years. This portfolio had unfunded credit commitments of $67.7 billion at December 31, 2015 . The lines that enter their amortization period may experience higher delinquencies and higher loss rates than the ones in their draw period. At December 31, 2015 , $506 million , or 5% , of outstanding lines of credit that are in their amortization period were 30 or more days past due, compared with $937 million , or 2% , for lines in their draw period. We have considered this increased inherent risk in our allowance for credit loss estimate. In anticipation of our borrowers reaching the end of their contractual commitment, we have created a program to inform, educate and help these borrowers transition from interest-only to fully-amortizing payments or full repayment. We monitor the performance of the borrowers moving through the program in an effort to refine our ongoing program strategy. Loan Purchases, Sales, and Transfers Table 6.3 summarizes the proceeds paid or received for purchases and sales of loans and transfers from loans held for investment to mortgages/loans held for sale at lower of cost or fair value. This loan activity primarily includes loans purchased and sales of whole loan or participating interests, whereby we receive or transfer a portion of a loan after origination. The table excludes PCI loans and loans recorded at fair value, including loans originated for sale because their loan activity normally does not impact the allowance for credit losses. Table 6.3: Loan Purchases, Sales, and Transfers Year ended December 31, 2015 2014 (in millions) Commercial Consumer Total Commercial Consumer Total Purchases (1) $ 13,674 340 14,014 4,952 1,365 6,317 Sales (1) (1,214 ) (160 ) (1,374 ) (1,706 ) (152 ) (1,858 ) Transfers to MHFS/LHFS (1) (91 ) (16 ) (107 ) (99 ) (9,778 ) (9,877 ) (1) All categories exclude activity in government insured/guaranteed real estate 1-4 family first mortgage loans. As servicer, we are able to buy delinquent insured/guaranteed loans out of the Government National Mortgage Association (GNMA) pools, and manage and/or resell them in accordance with applicable requirements. These loans are predominantly insured by the Federal Housing Administration (FHA) or guaranteed by the Department of Veterans Affairs (VA). Accordingly, these loans have limited impact on the allowance for loan losses. Commitments to Lend A commitment to lend is a legally binding agreement to lend funds to a customer, usually at a stated interest rate, if funded, and for specific purposes and time periods. We generally require a fee to extend such commitments. Certain commitments are subject to loan agreements with covenants regarding the financial performance of the customer or borrowing base formulas on an ongoing basis that must be met before we are required to fund the commitment. We may reduce or cancel consumer commitments, including home equity lines and credit card lines, in accordance with the contracts and applicable law. We may, as a representative for other lenders, advance funds or provide for the issuance of letters of credit under syndicated loan or letter of credit agreements. Any advances are generally repaid in less than a week and would normally require default of both the customer and another lender to expose us to loss. These temporary advance arrangements totaled approximately $75 billion at December 31, 2015 and $87 billion at December 31, 2014 . We issue commercial letters of credit to assist customers in purchasing goods or services, typically for international trade. At December 31, 2015 and 2014 , we had $1.1 billion and $1.2 billion , respectively, of outstanding issued commercial letters of credit. We also originate multipurpose lending commitments under which borrowers have the option to draw on the facility for different purposes in one of several forms, including a standby letter of credit. See Note 14 (Guarantees, Pledged Assets and Collateral) for additional information on standby letters of credit. When we make commitments, we are exposed to credit risk. The maximum credit risk for these commitments will generally be lower than the contractual amount because a significant portion of these commitments are expected to expire without being used by the customer. In addition, we manage the potential risk in commitments to lend by limiting the total amount of commitments, both by individual customer and in total, by monitoring the size and maturity structure of these commitments and by applying the same credit standards for these commitments as for all of our credit activities. For loans and commitments to lend, we generally require collateral or a guarantee. We may require various types of collateral, including commercial and consumer real estate, autos, other short-term liquid assets such as accounts receivable or inventory and long-lived assets, such as equipment and other business assets. Collateral requirements for each loan or commitment may vary based on the loan product and our assessment of a customer’s credit risk according to the specific credit underwriting, including credit terms and structure. The contractual amount of our unfunded credit commitments, including unissued standby and commercial letters of credit, is summarized by portfolio segment and class of financing receivable in Table 6.4 . The table excludes the standby and commercial letters of credit and temporary advance arrangements described above. Table 6.4: Unfunded Credit Commitments (in millions) Dec 31, Dec 31, Commercial: Commercial and industrial $ 296,710 278,093 Real estate mortgage 7,378 6,134 Real estate construction 18,047 15,587 Lease financing — 3 Total commercial 322,135 299,817 Consumer: Real estate 1-4 family first mortgage 34,621 32,055 Real estate 1-4 family junior lien mortgage 43,309 45,492 Credit card 98,904 95,062 Other revolving credit and installment 27,899 24,816 Total consumer 204,733 197,425 Total unfunded credit commitments $ 526,868 497,242 Allowance for Credit Losses Table 6.5 presents the allowance for credit losses, which consists of the allowance for loan losses and the allowance for unfunded credit commitments. Table 6.5: Allowance for Credit Losses Year ended December 31, (in millions) 2015 2014 2013 2012 2011 Balance, beginning of year $ 13,169 14,971 17,477 19,668 23,463 Provision for credit losses 2,442 1,395 2,309 7,217 7,899 Interest income on certain impaired loans (1) (198 ) (211 ) (264 ) (315 ) (332 ) Loan charge-offs: Commercial: Commercial and industrial (734 ) (627 ) (739 ) (1,404 ) (1,681 ) Real estate mortgage (59 ) (66 ) (190 ) (382 ) (636 ) Real estate construction (4 ) (9 ) (28 ) (191 ) (351 ) Lease financing (14 ) (15 ) (34 ) (24 ) (41 ) Total commercial (811 ) (717 ) (991 ) (2,001 ) (2,709 ) Consumer: Real estate 1-4 family first mortgage (507 ) (721 ) (1,439 ) (3,020 ) (3,896 ) Real estate 1-4 family junior lien mortgage (635 ) (864 ) (1,579 ) (3,437 ) (3,765 ) Credit card (1,116 ) (1,025 ) (1,022 ) (1,105 ) (1,458 ) Automobile (742 ) (729 ) (625 ) (651 ) (797 ) Other revolving credit and installment (643 ) (668 ) (754 ) (759 ) (990 ) Total consumer (3,643 ) (4,007 ) (5,419 ) (8,972 ) (10,906 ) Total loan charge-offs (4,454 ) (4,724 ) (6,410 ) (10,973 ) (13,615 ) Loan recoveries: Commercial: Commercial and industrial 252 369 396 472 426 Real estate mortgage 127 160 226 163 143 Real estate construction 37 136 137 124 146 Lease financing 8 8 17 20 25 Total commercial 424 673 776 779 740 Consumer: Real estate 1-4 family first mortgage 245 212 246 157 405 Real estate 1-4 family junior lien mortgage 259 238 269 260 218 Credit card 175 161 127 188 257 Automobile 325 349 322 364 449 Other revolving credit and installment 134 146 161 191 247 Total consumer 1,138 1,106 1,125 1,160 1,576 Total loan recoveries 1,562 1,779 1,901 1,939 2,316 Net loan charge-offs (2) (2,892 ) (2,945 ) (4,509 ) (9,034 ) (11,299 ) Other (9 ) (41 ) (42 ) (59 ) (63 ) Balance, end of year $ 12,512 13,169 14,971 17,477 19,668 Components: Allowance for loan losses $ 11,545 12,319 14,502 17,060 19,372 Allowance for unfunded credit commitments 967 850 469 417 296 Allowance for credit losses (3) $ 12,512 13,169 14,971 17,477 19,668 Net loan charge-offs as a percentage of average total loans (2) 0.33 % 0.35 0.56 1.17 1.49 Allowance for loan losses as a percentage of total loans (3) 1.26 1.43 1.76 2.13 2.52 Allowance for credit losses as a percentage of total loans (3) 1.37 1.53 1.82 2.19 2.56 (1) Certain impaired loans with an allowance calculated by discounting expected cash flows using the loan’s effective interest rate over the remaining life of the loan recognize reductions in the allowance as interest income. (2) For PCI loans, charge-offs are only recorded to the extent that losses exceed the purchase accounting estimates. (3) The allowance for credit losses includes $1 million , $11 million , $30 million , $117 million and $231 million at December 31, 2015 , 2014 , 2013 , 2012 , and 2011 , respectively, related to PCI loans acquired from Wachovia. Loans acquired from Wachovia are included in total loans net of related purchase accounting net write-downs. Table 6.6 summarizes the activity in the allowance for credit losses by our commercial and consumer portfolio segments. Table 6.6: Allowance Activity by Portfolio Segment Year ended December 31, 2015 2014 (in millions) Commercial Consumer Total Commercial Consumer Total Balance, beginning of year $ 6,377 6,792 13,169 6,103 8,868 14,971 Provision for credit losses 908 1,534 2,442 342 1,053 1,395 Interest income on certain impaired loans (17 ) (181 ) (198 ) (20 ) (191 ) (211 ) Loan charge-offs (811 ) (3,643 ) (4,454 ) (717 ) (4,007 ) (4,724 ) Loan recoveries 424 1,138 1,562 673 1,106 1,779 Net loan charge-offs (387 ) (2,505 ) (2,892 ) (44 ) (2,901 ) (2,945 ) Other (9 ) — (9 ) (4 ) (37 ) (41 ) Balance, end of year $ 6,872 5,640 12,512 6,377 6,792 13,169 Table 6.7 disaggregates our allowance for credit losses and recorded investment in loans by impairment methodology. Table 6.7: Allowance by Impairment Methodology Allowance for credit losses Recorded investment in loans (in millions) Commercial Consumer Total Commercial Consumer Total December 31, 2015 Collectively evaluated (1) $ 5,999 3,436 9,435 452,063 420,705 872,768 Individually evaluated (2) 872 2,204 3,076 3,808 20,012 23,820 PCI (3) 1 — 1 712 19,259 19,971 Total $ 6,872 5,640 12,512 456,583 459,976 916,559 December 31, 2014 Collectively evaluated (1) $ 5,482 3,706 9,188 409,560 404,263 813,823 Individually evaluated (2) 884 3,086 3,970 3,759 21,649 25,408 PCI (3) 11 — 11 1,507 21,813 23,320 Total $ 6,377 6,792 13,169 414,826 447,725 862,551 (1) Represents loans collectively evaluated for impairment in accordance with Accounting Standards Codification (ASC) 450-20, Loss Contingencies (formerly FAS 5), and pursuant to amendments by ASU 2010-20 regarding allowance for non-impaired loans. (2) Represents loans individually evaluated for impairment in accordance with ASC 310-10, Receivables (formerly FAS 114), and pursuant to amendments by ASU 2010-20 regarding allowance for impaired loans. (3) Represents the allowance and related loan carrying value determined in accordance with ASC 310-30 , Receivables – Loans and Debt Securities Acquired with Deteriorated Credit Quality (formerly SOP 3-3) and pursuant to amendments by ASU 2010-20 regarding allowance for PCI loans. Credit Quality We monitor credit quality by evaluating various attributes and utilize such information in our evaluation of the appropriateness of the allowance for credit losses. The following sections provide the credit quality indicators we most closely monitor. The credit quality indicators are generally based on information as of our financial statement date, with the exception of updated Fair Isaac Corporation (FICO) scores and updated loan-to-value (LTV)/combined LTV (CLTV), which are obtained at least quarterly. Generally, these indicators are updated in the second month of each quarter, with updates no older than September 30, 2015 . See the “Purchased Credit-Impaired Loans” section of this Note for credit quality information on our PCI portfolio. COMMERCIAL CREDIT QUALITY INDICATORS In addition to monitoring commercial loan concentration risk, we manage a consistent process for assessing commercial loan credit quality. Generally, commercial loans are subject to individual risk assessment using our internal borrower and collateral quality ratings. Our ratings are aligned to Pass and Criticized categories. The Criticized category includes Special Mention, Substandard, and Doubtful categories which are defined by bank regulatory agencies. Table 6.8 provides a breakdown of outstanding commercial loans by risk category. Of the $7.1 billion in criticized commercial real estate (CRE) loans at December 31, 2015 , $1.0 billion has been placed on nonaccrual status and written down to net realizable collateral value. CRE loans have a high level of monitoring in place to manage these assets and mitigate loss exposure. Table 6.8: Commercial Loans by Risk Category (in millions) Commercial and industrial Real estate mortgage Real estate construction Lease financing Total December 31, 2015 By risk category: Pass $ 281,356 115,025 21,546 11,772 429,699 Criticized 18,458 6,593 526 595 26,172 Total commercial loans (excluding PCI) 299,814 121,618 22,072 12,367 455,871 Total commercial PCI loans (carrying value) 78 542 92 — 712 Total commercial loans $ 299,892 122,160 22,164 12,367 456,583 December 31, 2014 By risk category: Pass $ 255,611 103,319 17,661 11,723 388,314 Criticized 16,109 7,416 896 584 25,005 Total commercial loans (excluding PCI) 271,720 110,735 18,557 12,307 413,319 Total commercial PCI loans (carrying value) 75 1,261 171 — 1,507 Total commercial loans $ 271,795 111,996 18,728 12,307 414,826 Table 6.9 provides past due information for commercial loans, which we monitor as part of our credit risk management practices. Table 6.9: Commercial Loans by Delinquency Status (in millions) Commercial and industrial Real estate mortgage Real estate construction Lease financing Total December 31, 2015 By delinquency status: Current-29 DPD and still accruing $ 297,847 120,415 21,920 12,313 452,495 30-89 DPD and still accruing 507 221 82 28 838 90+ DPD and still accruing 97 13 4 — 114 Nonaccrual loans 1,363 969 66 26 2,424 Total commercial loans (excluding PCI) 299,814 121,618 22,072 12,367 455,871 Total commercial PCI loans (carrying value) 78 542 92 — 712 Total commercial loans $ 299,892 122,160 22,164 12,367 456,583 December 31, 2014 By delinquency status: Current-29 DPD and still accruing $ 270,624 109,032 18,345 12,251 410,252 30-89 DPD and still accruing 527 197 25 32 781 90+ DPD and still accruing 31 16 — — 47 Nonaccrual loans 538 1,490 187 24 2,239 Total commercial loans (excluding PCI) 271,720 110,735 18,557 12,307 413,319 Total commercial PCI loans (carrying value) 75 1,261 171 — 1,507 Total commercial loans $ 271,795 111,996 18,728 12,307 414,826 CONSUMER CREDIT QUALITY INDICATORS We have various classes of consumer loans that present unique risks. Loan delinquency, FICO credit scores and LTV for loan types are common credit quality indicators that we monitor and utilize in our evaluation of the appropriateness of the allowance for credit losses for the consumer portfolio segment. Many of our loss estimation techniques used for the allowance for credit losses rely on delinquency-based models; therefore, delinquency is an important indicator of credit quality and the establishment of our allowance for credit losses. Table 6.10 provides the outstanding balances of our consumer portfolio by delinquency status. Table 6.10: Consumer Loans by Delinquency Status (in millions) Real estate 1-4 family first mortgage Real estate 1-4 family junior lien mortgage Credit card Automobile Other revolving credit and installment Total December 31, 2015 By delinquency status: Current-29 DPD $ 225,195 51,778 33,208 58,503 38,690 407,374 30-59 DPD 2,072 325 257 1,121 175 3,950 60-89 DPD 821 184 177 253 107 1,542 90-119 DPD 402 110 150 84 86 832 120-179 DPD 460 145 246 4 21 876 180+ DPD 3,376 393 1 1 19 3,790 Government insured/guaranteed loans (1) 22,353 — — — — 22,353 Total consumer loans (excluding PCI) 254,679 52,935 34,039 59,966 39,098 440,717 Total consumer PCI loans (carrying value) 19,190 69 — — — 19,259 Total consumer loans $ 273,869 53,004 34,039 59,966 39,098 459,976 December 31, 2014 By delinquency status: Current-29 DPD $ 208,642 58,182 30,356 54,365 35,356 386,901 30-59 DPD 2,415 398 239 1,056 180 4,288 60-89 DPD 993 220 160 235 111 1,719 90-119 DPD 488 158 136 78 82 942 120-179 DPD 610 194 227 5 21 1,057 180+ DPD 4,258 464 1 1 13 4,737 Government insured/guaranteed loans (1) 26,268 — — — — 26,268 Total consumer loans (excluding PCI) 243,674 59,616 31,119 55,740 35,763 425,912 Total consumer PCI loans (carrying value) 21,712 101 — — — 21,813 Total consumer loans $ 265,386 59,717 31,119 55,740 35,763 447,725 (1) Represents loans whose repayments are predominantly insured by the FHA or guaranteed by the VA. Loans insured/guaranteed by the FHA/VA and 90+ DPD totaled $12.4 billion at December 31, 2015 , compared with $16.2 billion at December 31, 2014 . Of the $5.5 billion of consumer loans not government insured/guaranteed that are 90 days or more past due at December 31, 2015 , $867 million was accruing, compared with $6.7 billion past due and $873 million accruing at December 31, 2014 . Real estate 1-4 family first mortgage loans 180 days or more past due totaled $3.4 billion , or 1.3% of total first mortgages (excluding PCI), at December 31, 2015 , compared with $4.3 billion , or 1.7% , at December 31, 2014 . Table 6.11 provides a breakdown of our consumer portfolio by updated FICO. We obtain FICO scores at loan origination and the scores are updated at least quarterly. The majority of our portfolio is underwritten with a FICO score of 680 and above. FICO is not available for certain loan types and may not be obtained if we deem it unnecessary due to strong collateral and other borrower attributes, primarily security-based loans of $7.0 billion at December 31, 2015 , and $5.9 billion at December 31, 2014 . Table 6.11: Consumer Loans by FICO (in millions) Real estate 1-4 family first mortgage Real estate 1-4 family junior lien mortgage Credit card Automobile Other revolving credit and installment Total December 31, 2015 By updated FICO: < 600 $ 8,716 3,025 2,927 9,260 965 24,893 600-639 6,961 2,367 2,875 6,619 1,086 19,908 640-679 13,006 4,613 5,354 10,014 2,416 35,403 680-719 24,460 7,863 6,857 10,947 4,388 54,515 720-759 38,309 10,966 7,017 8,279 6,010 70,581 760-799 92,975 16,369 5,693 7,761 8,351 131,149 800+ 44,452 6,895 3,090 6,654 6,510 67,601 No FICO available 3,447 837 226 432 2,395 7,337 FICO not required — — — — 6,977 6,977 Government insured/guaranteed loans (1) 22,353 — — — — 22,353 Total consumer loans (excluding PCI) 254,679 52,935 34,039 59,966 39,098 440,717 Total consumer PCI loans (carrying value) 19,190 69 — — — 19,259 Total consumer loans $ 273,869 53,004 34,039 59,966 39,098 459,976 December 31, 2014 By updated FICO: < 600 $ 11,166 4,001 2,639 8,825 894 27,525 600-639 7,866 2,794 2,588 6,236 1,058 20,542 640-679 13,894 5,324 4,931 9,352 2,366 35,867 680-719 24,412 8,970 6,285 9,994 4,389 54,050 720-759 35,490 12,171 6,407 7,475 5,896 67,439 760-799 82,123 17,897 5,234 7,315 7,673 120,242 800+ 39,219 7,581 2,758 6,184 5,819 61,561 No FICO available 3,236 878 277 359 1,814 6,564 FICO not required — — — — 5,854 5,854 Government insured/guaranteed loans (1) 26,268 — — — — 26,268 Total consumer loans (excluding PCI) 243,674 59,616 31,119 55,740 35,763 425,912 Total consumer PCI loans (carrying value) 21,712 101 — — — 21,813 Total consumer loans $ 265,386 59,717 31,119 55,740 35,763 447,725 (1) Represents loans whose repayments are predominantly insured by the FHA or guaranteed by the VA. LTV refers to the ratio comparing the loan’s unpaid principal balance to the property’s collateral value. CLTV refers to the combination of first mortgage and junior lien mortgage (including unused line amounts for credit line products) ratios. LTVs and CLTVs are updated quarterly using a cascade approach which first uses values provided by automated valuation models (AVMs) for the property. If an AVM is not available, then the value is estimated using the original appraised value adjusted by the change in Home Price Index (HPI) for the property location. If an HPI is not available, the original appraised value is used. The HPI value is normally the only method considered for high value properties, generally with an original value of $1 million or more, as the AVM values have proven less accurate for these properties. Table 6.12 shows the most updated LTV and CLTV distribution of the real estate 1-4 family first and junior lien mortgage loan portfolios. We consider the trends in residential real estate markets as we monitor credit risk and establish our allowance for credit losses. In the event of a default, any loss should be limited to the portion of the loan amount in excess of the net realizable value of the underlying real estate collateral value. Certain loans do not have an LTV or CLTV primarily due to industry data availability and portfolios acquired from or serviced by other institutions. Table 6.12: Consumer Loans by LTV/CLTV December 31, 2015 December 31, 2014 (in millions) Real estate 1-4 family first mortgage by LTV Real estate 1-4 family junior lien mortgage by CLTV Total Real estate 1-4 family first mortgage by LTV Real estate 1-4 family junior lien mortgage by CLTV Total By LTV/CLTV: 0-60% $ 109,558 15,805 125,363 95,719 15,603 111,322 60.01-80% 92,005 16,579 108,584 86,112 17,651 103,763 80.01-100% 22,765 11,385 34,150 25,170 14,004 39,174 100.01-120% (1) 4,480 5,545 10,025 6,133 7,254 13,387 > 120% (1) 2,065 3,051 5,116 2,856 4,058 6,914 No LTV/CLTV available 1,453 570 2,023 1,416 1,046 2,462 Government insured/guaranteed loans (2) 22,353 — 22,353 26,268 — 26,268 Total consumer loans (excluding PCI) 254,679 52,935 307,614 243,674 59,616 303,290 Total consumer PCI loans (carrying value) 19,190 69 19,259 21,712 101 21,813 Total consumer loans $ 273,869 53,004 326,873 265,386 59,717 325,103 (1) Reflects total loan balances with LTV/CLTV amounts in excess of 100%. In the event of default, the loss content would generally be limited to only the amount in excess of 100% LTV/CLTV. (2) Represents loans whose repayments are predominantly insured by the FHA or guaranteed by the VA. NONACCRUAL LOANS Table 6.13 provides loans on nonaccrual status. PCI loans are excluded from this table because they continue to earn interest from accretable yield, independent of performance in accordance with their contractual terms. Table 6.13: Nonaccrual Loans December 31, (in millions) 2015 2014 Commercial: Commercial and industrial $ 1,363 538 Real estate mortgage 969 1,490 Real estate construction 66 187 Lease financing 26 24 Total commercial (1) 2,424 2,239 Consumer: Real estate 1-4 family first mortgage (2) 7,293 8,583 Real estate 1-4 family junior lien mortgage 1,495 1,848 Automobile 121 137 Other revolving credit and installment 49 41 Total consumer 8,958 10,609 Total nonaccrual loans (excluding PCI) $ 11,382 12,848 (1) Includes LHFS of $0 million and $1 million at December 31, 2015 and 2014 , respectively. (2) Includes MHFS of $177 million and $177 million at December 31, 2015 and 2014 , respectively. LOANS IN PROCESS OF FORECLOSURE Our recorded investment in consumer mortgage loans collateralized by residential real estate property that are in process of foreclosure was $11.0 billion and $12.7 billion at December 31, 2015 and 2014 , respectively, which included $6.2 billion and $6.6 billion , respectively, of loans that are government insured/guaranteed. We commence the foreclosure process on consumer real estate loans when a borrower becomes 120 days delinquent in accordance with Consumer Finance Protection Bureau Guidelines. Foreclosure procedures and timelines vary depending on whether the property address resides in a judicial or non-judicial state. Judicial states require the foreclosure to be processed through the state's courts while non-judicial states are processed without court intervention. Foreclosure timelines vary according to state law. LOANS 90 DAYS OR MORE PAST DUE AND STILL ACCRUING Certain loans 90 days or more past due as to interest or principal are still accruing, because they are (1) well-secured and in the process of collection or (2) real estate 1‑4 family mortgage loans or consumer loans exempt under regulatory rules from being classified as nonaccrual until later delinquency, usually 120 days past due. PCI loans of $2.9 billion at December 31, 2015 , and $3.7 billion at December 31, 2014 , are not included in these past due and still accruing loans even though they are 90 days or more contractually past due. These PCI loans are considered to be accruing because they continue to earn interest from accretable yield, independent of performance in accordance with their contractual terms. Table 6.14 shows non-PCI loans 90 days or more past due and still accruing by class for loans not government insured/guaranteed. Table 6.14: Loans 90 Days or More Past Due and Still Accruing Dec 31, Dec 31, (in millions) 2015 2014 Loans 90 days or more past due and still accruing: Total (excluding PCI): $ 14,380 17,810 Less: FHA insured/guaranteed by the VA (1)(2) 13,373 16,827 Less: Student loans guaranteed under the FFELP (3) 26 63 Total, not government insured/guaranteed $ 981 920 By segment and class, not government insured/guaranteed: Commercial: Commercial and industrial $ 97 31 Real estate mortgage 13 16 Real estate construction 4 — Total commercial 114 47 Consumer: Real estate 1-4 family first mortgage (2) 224 260 Real estate 1-4 family junior lien mortgage (2) 65 83 Credit card 397 364 Automobile 79 73 Other revolving credit and installment 102 93 Total consumer 867 873 Total, not government insured/guaranteed $ 981 920 (1) Represents loans whose repayments are predominantly insured by the FHA or guaranteed by the VA. (2) Includes mortgage loans held for sale 90 days or more past due and still accruing. (3) Represents loans whose repayments are predominantly guaranteed by agencies on behalf of the U.S. Department of Education under the FFELP. IMPAIRED LOANS Table 6.15 summarizes key information for impaired loans. Our impaired loans predominantly include loans on nonaccrual status in the commercial portfolio segment and loans modified in a TDR, whether on accrual or nonaccrual status. These impaired loans generally have estimated losses which are included in the allowance for credit losses. We have impaired loans with no allowance for credit losses when loss content has been previously recognized through charge-offs and we do not anticipate additional charge-offs or losses, or certain loans are currently performing in accordance with their terms and for which no loss has been estimated. Impaired loans exclude PCI loans. Table 6.15 includes trial modifications that totaled $402 million at December 31, 2015 , and $452 million at December 31, 2014 . For additional information on our impaired loans and allowance for credit losses, see Note 1 (Summary of Significant Accounting Policies). Table 6.15: Impaired Loans Summary Recorded |