LOANS AND RELATED ALLOWANCE FOR LOAN LOSSES | 5. LOANS AND RELATED ALLOWANCE FOR LOAN LOSSES The Company grants commercial, industrial, agricultural, residential, and consumer loans primarily to customers throughout north central and south central Pennsylvania and southern New York. Although the Company has a diversified loan portfolio at December 31, 2018 and 2017, a substantial portion of its debtors’ ability to honor their contracts is dependent on the economic conditions within these regions. The following table summarizes the primary segments of the loan portfolio, as well as how those segments are analyzed within the allowance for loan losses as of December 31, 2018 and 2017 (in thousands): 2018 Total Loans Individually evaluated for impairment Loans acquired with deteriorated credit quality Collectively evaluated for impairment Real estate loans: Residential $ 215,305 $ 890 $ 28 $ 214,387 Commercial 319,265 13,327 1,321 304,617 Agricultural 284,520 5,592 - 278,928 Construction 33,913 - - 33,913 Consumer 9,858 - - 9,858 Other commercial loans 74,118 2,206 510 71,402 Other agricultural loans 42,186 1,435 - 40,751 State and political subdivision loans 102,718 - - 102,718 Total 1,081,883 23,450 1,859 1,056,574 Allowance for loan losses 12,884 676 - 12,208 Net loans $ 1,068,999 $ 22,774 $ 1,859 $ 1,044,366 2017 Total Loans Individually evaluated for impairment Loans acquired with deteriorated credit quality Collectively evaluated for impairment Real estate loans: Residential $ 214,479 $ 1,065 $ 33 $ 213,381 Commercial 308,084 13,864 1,460 292,760 Agricultural 239,957 3,901 702 235,354 Construction 13,502 - - 13,502 Consumer 9,944 8 - 9,936 Other commercial loans 72,013 4,197 443 67,373 Other agricultural loans 37,809 1,363 - 36,446 State and political subdivision loans 104,737 - - 104,737 Total 1,000,525 24,398 2,638 973,489 Allowance for loan losses 11,190 410 - 10,780 Net loans $ 989,335 $ 23,988 $ 2,638 $ 962,709 As of December 31, 2018 and 2017, net unamortized loan fees and costs of $918,000 and $794,000, respectively, were included in the carrying value of loans. Upon acquisition, the Company evaluated whether an acquired loan was within the scope of ASC 310-30, Receivables-Loans and Debt Securities Acquired with Deteriorated Credit Quality. Purchased credit-impaired (“PCI”) loans are loans that have evidence of credit deterioration since origination and it is probable at the date of acquisition that the Company will not collect all contractually required principal and interest payments. The fair value of PCI loans, on the acquisition date, was determined, primarily based on the fair value of the loans’ collateral. The carrying value of PCI loans was $1,859,000 and $2,638,000 at December 31, 2018 and December 31, 2017, respectively. The carrying value of the PCI loans was determined by projected discounted contractual cash flows. On the acquisition date, the unpaid principal balance for all PCI loans was $6,969,000 and the estimated fair value of the loans was $3,809,000. Total contractually required payments on these loans, including interest, at the acquisition date was $9,913,000. However, the Company’s preliminary estimate of expected cash flows was $4,474,000. At such date, the Company established a credit risk related non-accretable discount (a discount representing amounts which are not expected to be collected from the customer nor liquidation of collateral) of $5,439,000 relating to these PCI loans, reflected in the recorded net fair value. Such amount is reflected as a non-accretable fair value adjustment to loans. The Company further estimated the timing and amount of expected cash flows and established an accretable discount of $665,000 on the acquisition date relating to these PCI loans. Changes in the amortizable yield for PCI loans were as follows for the years ended December 31, 2018 and 2017 (in thousands): December 31, 2018 December 31, 2017 Balance at beginning of period $ 106 $ 389 Accretion (95 ) (632 ) Reclassification of non-accretable discount 93 349 Balance at end of period $ 104 $ 106 The following table presents additional information regarding PCI loans (in thousands): December 31, 2018 December 31, 2017 Outstanding balance $ 4,529 $ 5,295 Carrying amount 1,859 2,638 Real estate loans serviced for Freddie Mac, Fannie Mae and the FHLB, which are not included in the Consolidated Balance Sheet, totaled $147,072,000 and $142,972,000 at December 31, 2018 and 2017, respectively. Loans sold to Freddie Mac and Fannie Mae were sold without recourse and total $122,219,000 and $114,643,000 at December 31, 2018 and 2017, The segments of the Bank’s loan portfolio are disaggregated into classes to a level that allows management to monitor risk and performance. Residential real estate mortgages consists of 15 to 30 year first mortgages on residential real estate, while residential real estate home equities are consumer purpose installment loans or lines of credit secured by a mortgage which is often a second lien on residential real estate with terms of 15 years or less. Commercial real estate are business purpose loans secured by a mortgage on commercial real estate. Agricultural real estate are loans secured by a mortgage on real estate used in agriculture production. Construction real estate are loans secured by residential or commercial real estate used during the construction phase of residential and commercial projects. Consumer loans are typically unsecured or primarily secured by collateral other than real estate and overdraft lines of credit connected with customer deposit accounts. Other commercial loans are loans for commercial purposes primarily secured by non-real estate collateral. Other agricultural loans are loans for agricultural purposes primarily secured by non real estate collateral. State and political subdivisions are loans for state and local municipalities for capital and operating expenses or tax free loans used to finance commercial development. Management considers other commercial loans, other agricultural loans, commercial and agricultural real estate loans and state and political subdivision loans which are 90 days or more past due to be impaired. C ertain residential mortgages, home equity and consumer loans that are cross collateralized with commercial relationships determined to be impaired may be classified as impaired as well. The following table includes the recorded investment and unpaid principal balances for impaired loans by class, with the associated allowance amount as of December 31, 2018 and 2017, if applicable (in thousands) Recorded Recorded Unpaid Investment Investment Total Principal With No With Recorded Related 2018 Balance Allowance Allowance Investment Allowance Real estate loans: Mortgages $ 932 $ 515 $ 288 $ 803 $ 10 Home Equity 106 12 75 87 14 Commercial 16,326 11,933 1,394 13,327 216 Agricultural 5,598 2,386 3,206 5,592 84 Other commercial loans 2,711 1,836 370 2,206 193 Other agricultural loans 1,487 120 1,315 1,435 159 Total $ 27,160 $ 16,802 $ 6,648 $ 23,450 $ 676 Recorded Recorded Unpaid Investment Investment Total Principal With No With Recorded Related 2017 Balance Allowance Allowance Investment Allowance Real estate loans: Mortgages $ 1,055 $ 273 $ 700 $ 973 $ 47 Home Equity 92 40 52 92 9 Commercial 16,363 13,154 710 13,864 94 Agricultural 5,231 3,283 618 3,901 3 Consumer 10 2 6 8 - Other commercial loans 4,739 3,766 431 4,197 231 Other agricultural loans 1,397 1,238 125 1,363 26 Total $ 28,887 $ 21,756 $ 2,642 $ 24,398 $ 410 The following table includes the average investment in impaired loans and the income recognized on impaired loans for 2018, 2017 and 2016 (in thousands): Interest Average Interest Income Recorded Income Recognized 2018 Investment Recognized Cash Basis Real estate loans: Mortgages $ 944 $ 13 $ - Home Equity 95 4 - Commercial 13,907 506 20 Agricultural 4,736 151 - Consumer 1 - - Other commercial loans 3,659 89 - Other agricultural loans 1,401 23 - Total $ 24,743 $ 786 $ 20 Interest Average Interest Income Recorded Income Recognized 2017 Investment Recognized Cash Basis Real estate loans: Mortgages $ 900 $ 13 $ - Home Equity 67 4 - Commercial 11,567 385 7 Agricultural 3,574 131 - Consumer 3 - - Other commercial loans 4,790 152 52 Other agricultural loans 1,491 65 - Total $ 22,392 $ 750 $ 59 Interest Average Interest Income Recorded Income Recognized 2016 Investment Recognized Cash Basis Real estate loans: Mortgages $ 590 $ 13 $ - Home Equity 59 4 - Commercial 5,959 69 1 Agricultural 361 17 - Consumer - - - Other commercial loans 5,715 87 6 Other agricultural loans 190 11 - Total $ 12,874 $ 201 $ 7 Credit Quality Information For commercial real estate, agricultural real estate, construction, other commercial, other agricultural loans and state and political subdivision loans, management uses a nine point internal risk rating system to monitor the credit quality. • Pass (Grades 1-5) – These loans are to customers with credit quality ranging from an acceptable to very high quality and are protected by the current net worth and paying capacity of the obligor or by the value of the underlying collateral. • Special Mention (Grade 6) – This loan grade is in accordance with regulatory guidance and includes loans where a potential weakness or risk exists, which could cause a more serious problem if not corrected. • Substandard (Grade 7) – This loan grade is in accordance with regulatory guidance and includes loans that have a well-defined weakness based on objective evidence and are characterized by the distinct possibility that the Bank will sustain some loss if the deficiencies are not corrected. • Doubtful (Grade 8) – This loan grade is in accordance with regulatory guidance and includes loans that have all the weaknesses inherent in a substandard asset. In addition, these weaknesses make collection or liquidation in full highly questionable and improbable, based on existing circumstances. • Loss (Grade 9) – This loan grade is in accordance with regulatory guidance and includes loans that are considered uncollectible, or of such value that continuance as an asset is not warranted. To help ensure that risk ratings are accurate and reflect the present and future capacity of borrowers to repay the loan as agreed, the Bank’s loan rating process includes several layers of internal and external oversight. The Company’s loan officers are responsible for the timely and accurate risk rating of the loans in each of their portfolios at origination and on an ongoing basis under the supervision of management. All commercial and agricultural loans are reviewed annually to ensure the appropriateness of the loan grade. In addition, the Bank engages an external consultant on at least an annual basis. The external consultant is engaged to 1) review a minimum of 50% of the dollar volume of the commercial loan portfolio on an annual basis, 2) review new loans originated over $1.0 million in the last years, 3) review a majority of borrowers with commitments greater than or equal to $1.0 million, 4) review selected loan relationships over $750,000 which are over 30 days past due, or classified Special Mention, Substandard, Doubtful, or Loss, and 5) such other loans which management or the consultant deems appropriate. The following tables represent credit exposures by internally assigned grades as of December 31, 2018 and 2017 (in thousands) Pass Special Mention Substandard Doubtful Loss Ending Balance 2018 Real estate loans: Commercial $ 297,690 $ 10,792 $ 10,743 $ 40 $ - $ 319,265 Agricultural 264,732 10,017 9,771 - - 284,520 Construction 33,913 - - - - 33,913 Other commercial loans 70,425 777 2,800 116 - 74,118 Other agricultural loans 38,628 1,724 1,834 - - 42,186 State and political subdivision loans 92,666 9,481 571 - - 102,718 Total $ 798,054 $ 32,791 $ 25,719 $ 156 $ - $ 856,720 2017 Pass Special Mention Substandard Doubtful Loss Ending Balance Real estate loans: Commercial $ 281,742 $ 15,029 $ 11,271 $ 42 $ - $ 308,084 Agricultural 222,198 11,538 6,221 - - 239,957 Construction 13,364 - 138 - - 13,502 Other commercial loans 67,706 615 3,567 125 - 72,013 Other agricultural loans 34,914 1,325 1,570 - - 37,809 State and political subdivision loans 94,125 - 10,612 - - 104,737 Total $ 714,049 $ 28,507 $ 33,379 $ 167 $ - $ 776,102 For residential real estate mortgages, home equities and consumer loans, credit quality is monitored based on whether the loan is performing or non-performing, which is typically based on the aging status of the loan and payment activity, unless a specific action, such as bankruptcy, repossession, death or significant delay in payment occurs to raise awareness of a possible credit event. Non-performing loans include those loans that are considered nonaccrual, described in more detail below and all loans past due 90 or more days. The following table presents the recorded investment in those loan classes based on payment activity as of December 31, 2018 and 2017 ( in thousands) 2018 Performing Non-performing PCI Total Real estate loans: Mortgages $ 155,360 $ 1,099 $ 28 $ 156,487 Home Equity 58,736 82 - 58,818 Consumer 9,832 26 - 9,858 Total $ 223,928 $ 1,207 $ 28 $ 225,163 2017 Performing Non-performing PCI Total Real estate loans: Mortgages $ 152,820 $ 1,492 $ 33 $ 154,345 Home Equity 60,022 112 - 60,134 Consumer 9,895 49 - 9,944 Total $ 222,737 $ 1,653 $ 33 $ 224,423 Aging Analysis of Past Due Loans by Class Management further monitors the performance and credit quality of the loan portfolio by analyzing the age of the portfolio as determined by the length of time a recorded payment is past due. The following table includes an aging analysis of the recorded investment of past due loans as of December 31, 2018 and 2017 (in thousands): 30-59 Days 60-89 Days 90 Days Total Past Total Financing 90 Days Past Due 2018 Past Due Past Due Or Greater Due Current PCI Receivables And Accruing Real estate loans: Mortgages $ 483 $ 789 $ 686 $ 1,958 $ 154,501 $ 28 $ 156,487 $ 20 Home Equity 257 108 63 428 58,390 - 58,818 - Commercial 999 631 4,706 6,336 311,608 1,321 319,265 36 Agricultural 121 - 3,184 3,305 281,215 - 284,520 - Construction - - - - 33,913 - 33,913 - Consumer 37 14 12 63 9,795 - 9,858 12 Other commercial loans 141 53 2,061 2,255 71,353 510 74,118 - Other agricultural loans - - 1,201 1,201 40,985 - 42,186 - State and political subdivision loans - - - - 102,718 - 102,718 - Total $ 2,038 $ 1,595 $ 11,913 $ 15,546 $ 1,064,478 $ 1,859 $ 1,081,883 $ 68 Loans considered non-accrual $ 72 $ 253 $ 11,845 $ 12,170 $ 1,554 $ - $ 13,724 Loans still accruing 1,966 1,342 68 3,376 1,062,924 1,859 1,068,159 Total $ 2,038 $ 1,595 $ 11,913 $ 15,546 $ 1,064,478 $ 1,859 $ 1,081,883 30-59 Days 60-89 Days 90 Days Total Past Total Financing 90 Days Past Due 2017 Past Due Past Due Or Greater Due Current PCI Receivables and Accruing Real estate loans: Mortgages $ 996 $ 362 $ 810 $ 2,168 $ 152,144 $ 33 $ 154,345 $ 218 Home Equity 277 86 78 441 59,693 - 60,134 - Commercial 1,353 1,010 3,865 6,228 300,396 1,460 308,084 162 Agricultural 242 - 205 447 238,808 702 239,957 30 Construction - - 133 133 13,369 - 13,502 - Consumer 53 33 49 135 9,809 - 9,944 7 Other commercial loans 132 - 2,372 2,504 69,066 443 72,013 32 Other agricultural loans - 42 106 148 37,661 - 37,809 106 State and political subdivision loans - - - - 104,737 - 104,737 - Total $ 3,053 $ 1,533 $ 7,618 $ 12,204 $ 985,683 $ 2,638 $ 1,000,525 $ 555 Loans considered non-accrual $ 816 $ 281 $ 7,063 $ 8,160 $ 2,011 $ - $ 10,171 Loans still accruing 2,237 1,252 555 4,044 983,672 2,638 990,354 Total $ 3,053 $ 1,533 $ 7,618 $ 12,204 $ 985,683 $ 2,638 $ 1,000,525 Nonaccrual Loans Loans are considered for nonaccrual status upon reaching 90 days delinquency, unless the loan is well secured and in the process of collection, although the Company may be receiving partial payments of interest and partial repayments of principal on such loans or if full payment of principal and interest is not expected. The following table reflects the loans on nonaccrual status as of December 31, 2018 and 2017, respectively. The balances are presented by class of loan (in thousands): 2018 2017 Real estate loans: Mortgages $ 1,079 $ 1,274 Home Equity 82 112 Commercial 5,957 5,192 Agricultural 3,206 175 Construction - 133 Consumer 14 42 Other commercial loans 2,185 2,637 Other agricultural loans 1,201 606 $ 13,724 $ 10,171 Interest income on loans would have increased by approximately $961,000, $709,000 and $603,000 during 2018. 2017 and 2016, respectively, if these loans had performed in accordance with their terms. Troubled Debt Restructurings (TDR) In situations where, for economic or legal reasons related to a borrower's financial difficulties, management may grant a concession for other than an insignificant period of time to the borrower that would not otherwise be considered, the related loan is classified as a TDR. Management strives to identify borrowers in financial difficulty early and work with them to modify more affordable terms before their loan reaches nonaccrual status. These modified terms may include rate reductions, principal forgiveness, payment forbearance and other actions intended to minimize the economic loss and to avoid foreclosure or repossession of the collateral. In cases where borrowers are granted new terms that provide for a reduction of either interest or principal, management measures any impairment on the restructuring by calculating the present value of the revised loan terms and comparing this balance to the Company’s investment in the loan prior to the restructuring. As these loans are individually evaluated, they are excluded from pooled portfolios when calculating the allowance for loan and lease losses and a separate allocation within the allowance for loan and lease losses is provided. Management continually evaluates loans that are considered TDRs, including payment history under the modified loan terms, the borrower’s ability to continue to repay the loan based on continued evaluation of their operating results and cash flows from operations. Based on this evaluation management would no longer consider a loan to be a TDR when the relevant facts support such a conclusion. As of December 31, 2018, 2017 and 2016, included within the allowance for loan losses are reserves of $255,000, $41,000 and $29,000, respectively, that are associated with loans modified as TDRs . Loan modifications that are considered TDRs completed during the years ended December 31, 2018, 2017 and 2016 were as follows (dollars in thousands): Number of contracts Pre-modification Outstanding Recorded Investment Post-Modification Outstanding Recorded Investment 2018 Interest Modification Term Modification Interest Modification Term Modification Interest Modification Term Modification Real estate loans: Mortgages - 1 $ - $ 7 $ - $ 7 Home Equity - 1 - 1 - 1 Commercial - 2 - 683 - 683 Agricultural - 5 - 3,209 - 3,209 Other agricultural loans - 4 - 176 - 176 Total - 13 $ - $ 4,076 $ - $ 4,076 2017 Real estate loans: Home Equity - 1 $ - $ 25 $ - $ 25 Commercial - 5 - 7,021 - 7,021 Agricultural - 4 - 1,475 - 1,475 Other commercial loans - 1 - 9 - 9 Other agricultural loans - 1 - 161 - 161 Total - 12 $ - $ 8,691 $ - $ 8,691 2016 Real estate loans: Commercial - 4 $ - $ 1,188 $ - $ 1,188 Agricultural - 5 - 1,956 - 1,956 Other commercial loans - 3 - 3,076 - 3,076 Other agricultural loans - 7 - 1,558 - 1,558 Total - 19 $ - $ 7,778 $ - $ 7,778 Recidivism, or the borrower defaulting on its obligation pursuant to a modified loan, results in the loan once again becoming a non-accrual loan. Recidivism occurs at a notably higher rate than do defaults on new origination loans, so modified loans present a higher risk of loss than do new origination loans. The following table presents the recorded investment in loans that were modified as TDRs during each 12-month period prior to the current reporting periods, which begin January 1, 2018, 2017 and 2016, respectively, and that subsequently defaulted during these reporting periods (dollars in thousands): December 31, 2018 December 31, 2017 December 31, 2016 Number of contracts Recorded investment Number of contracts Recorded investment Number of contracts Recorded investment Real estate loans: Commercial 2 $ 683 - $ - - $ - Agricultural 2 1,325 - - - - Other agricultural loans 1 161 2 632 - - Total recidivism 5 $ 2,169 2 $ 632 - $ - Foreclosed Assets Held For Sale Foreclosed assets acquired in settlement of loans are carried at fair value, less estimated costs to sell, and are included in other assets on the Consolidated Balance Sheet. As of December 31, 2018 and 2017 included with other assets are $601,000, and $1,119,000, respectively, of foreclosed assets. As of December 31, 2018, included within the foreclosed assets is $197,000 of consumer residential mortgages that were foreclosed on or received via a deed in lieu transaction prior to the period end. As of December 31, 2018, the Company has initiated formal foreclosure proceedings on $2,635,000 of consumer residential mortgages, which have not yet been transferred into foreclosed assets. Allowance for Loan Losses The following tables roll forward the balance of the allowance for loan and lease losses for the years ended December 31, 2018, 2017 and 2016 and is segregated into the amount required for loans individually evaluated for impairment and the amount required for loans collectively evaluated for impairment as of December 31, 2018, 2017 and 2016 (in thousands): Balance at December 31, 2017 Charge-offs Recoveries Provision Balance at December 31, 2018 Individually evaluated for impairment Collectively evaluated for impairment Real estate loans: Residential $ 1,049 $ (118 ) $ 69 $ 105 $ 1,105 $ 24 $ 1,081 Commercial 3,867 (66 ) 3 311 4,115 216 3,899 Agricultural 3,143 - - 1,121 4,264 84 4,180 Construction 23 - - 35 58 - 58 Consumer 124 (40 ) 31 5 120 - 120 Other commercial loans 1,272 (91 ) 30 143 1,354 193 1,161 Other agricultural loans 492 (50 ) 1 309 752 159 593 State and political subdivision loans 816 - - (54 ) 762 - 762 Unallocated 404 - - (50 ) 354 - 354 Total $ 11,190 $ (365 ) $ 134 $ 1,925 $ 12,884 $ 676 $ 12,208 Balance at December 31, 2016 Charge-offs Recoveries Provision Balance at December 31, 2017 Individually evaluated for impairment Collectively evaluated for impairment Real estate loans: Residential $ 1,064 $ (107 ) $ - $ 92 $ 1,049 $ 56 $ 993 Commercial 3,589 (41 ) 11 308 3,867 94 3,773 Agricultural 1,494 (30 ) - 1,679 3,143 3 3,140 Construction 47 - - (24 ) 23 - 23 Consumer 122 (130 ) 49 83 124 - 124 Other commercial loans 1,327 - 16 (71 ) 1,272 231 1,041 Other agricultural loans 312 (5 ) 1 184 492 26 466 State and political subdivision loans 833 - - (17 ) 816 - 816 Unallocated 98 - - 306 404 - 404 Total $ 8,886 $ (313 ) $ 77 $ 2,540 $ 11,190 $ 410 $ 10,780 Balance at December 31, 2015 Charge-offs Recoveries Provision Balance at December 31, 2016 Individually evaluated for impairment Collectively evaluated for impairment Real estate loans: Residential $ 905 $ (85 ) $ - $ 244 $ 1,064 $ 32 $ 1,032 Commercial 3,376 (100 ) 479 (166 ) 3,589 45 3,544 Agricultural 409 - - 1,085 1,494 54 1,440 Construction 24 - - 23 47 - 47 Consumer 102 (100 ) 88 32 122 - 122 Other commercial loans 1,183 (55 ) 33 166 1,327 326 1,001 Other agricultural loans 122 - - 190 312 30 282 State and political - subdivision loans 593 - - 240 833 - 833 Unallocated 392 - - (294 ) 98 - 98 Total $ 7,106 $ (340 ) $ 600 $ 1,520 $ 8,886 $ 487 $ 8,399 As discussed in Footnote 1, management evaluates various qualitative factors on a quarterly basis. The following are explanations for the changes in the allowance by portfolio segments: 2018 Residential - There was a slight increase in the historical loss factor for residential loans when comparing 2017 and 2018. The specific reserve for residential loans decreased slightly between 2017 and 2018. The qualitative factor for national, state, regional and local economic trends and business conditions was decreased for residential loan categories due to a decrease in the unemployment rates in the local economy during 2018. Commercial real estate– There was no change in the historical loss factor for commercial real estate loans from 2017 to 2018. Agricultural real estate – There was no change in the historical loss factor for agricultural real estate loans from 2017 to 2018. The specific reserve for agricultural real estate loans increased from 2017 to 2018. The qualitative factors for changes in levels of and trends in delinquencies, impaired/classified loans was increased for agricultural real estate due to an increase in classified and past due loans. The qualitative factor for industry conditions, including the effects of external factors such as competition, legal, and regulatory requirements on the level of estimated credit losses, was increased for agricultural real estate due to the prices received for products sold in relation to costs to produce, specifically in the dairy economy in 2018 which negatively affected customer earnings. The qualitative factor for national, state, regional and local economic trends and business conditions was decreased for agricultural real estate loans due to a decrease in the unemployment rates in the local economy during 2018. Other commercial - There was an increase in the historical loss factor for other commercial loans when comparing 2017 and 2018. The specific reserve for other commercial loans decreased from 2017 to 2018. The qualitative factor for national, state, regional and local economic trends and business conditions was decreased for other commercial loans due to a decrease in the unemployment rates in the local economy during 2018. Other agricultural - There was an increase in the historical loss factor for other agricultural loans from 2017 to 2018. The specific reserve for other agricultural loans increased from 2017 to 2018. The qualitative factors for changes in levels of and trends in delinquencies, impaired/classified loans were increased for other agricultural loans due to an increase in past due loans. The qualitative factor for industry conditions, including the effects of external factors such as competition, legal, and regulatory requirements on the level of estimated credit losses, was increased for other agricultural loans due to the prices received for products sold in relation to costs to produce, specifically in the dairy economy in 2018 which negatively affected customer earnings. The qualitative factor for national, state, regional and local economic trends and business conditions was decreased for other agricultural loan categories due to a decrease in the unemployment rates in the local economy during 2018. Municipal loans - There was no change in the historical loss factor or specific reserve for municipal loans from 2017 to 2018. The qualitative factor for national, state, regional and local economic trends and business conditions was decreased for municipal loans due to a decrease in the unemployment rates in the local economy during 2018. 2017 Residential - There was an increase in the historical loss factor for residential loans when comparing 2016 and 2017. The specific reserve for residential loans increased slightly between 2016 and 2017. The qualitative factors for changes in levels of and trends in delinquencies, impaired/classified loans were increased for residential loans due to an increase in past due. The qualitative factor for national, state, regional and local economic trends and business conditions was decreased for residential loan categories due to an decrease in the unemployment rates in the local economy during 2017. Commercial real estate– There was a decrease in the historical loss factor for commercial real estate loans when comparing 2016 and 2017. The specific reserve for commercial real estate loans increased slightly between 2016 and 2017. The qualitative factor for national, state, regional and local economic trends and business conditions was decreased for all commercial real estate loans due to a decrease in the unemployment rates in the local economy during 2017. The qualitative factors for changes in the levels of and trends in delinquencies, impaired and classified loans was decreased due to a lower amount of substandard loans. Agricultural real estate – There was an increase in the historical loss factor for agricultural real estate loans from 2016 to 2017. The specific reserve for agricultural real estate loans decreased from 2016 to 2017. The qualitative factors for changes in levels of and trends in delinquencies, impaired/classified loans was increased for agricultural real estate due to an increase in classified loans. The qualitative factor for national, state, regional and local economic trends and business conditions was decreased for agricultural real estate loans due to a decrease in the unemployment rates in the local economy during 2017. The qualitative factors for existence of credit concentrations and changes in the level of concentrations were increased for agricultural real estate loans due to growth in these loan categories. Other commercial - There was a decrease in the historical loss factor for other commercial loans when comparing 2016 and 2017. The specific reserve for other commercial loans decreased from 2016 to 2017. The qualitative factors for changes in levels of and trends in delinquencies, impaired/classified loans was decreased due to the decrease in non-accrual loans and past due loans. The qualitative factor for national, state, regional and local economic trends and business conditions was decreased for other commercial loans due to a decrease in the unemployment rates in the local economy during 2017. The qualitative factors for existence of credit concentrations and changes in the level of concentrations were decreased for other commercial loans due to limited organic growth in these loan categories. Other agricultural - There was an increase in the historical loss factor for other agricultural loans from 2016 to 2017. The specific reserve for other agricultural loans decreased slightly from 2016 to 2017. The qualitative factors for changes in levels of and trends in delinquencies, impaired/classified loans were increased for other agricultural loans due to an increase in past due, non-accrual and substandard loans. The qualitative factor for national, state, regional and local economic trends and business conditions was decreased for other agricultural loan categories due to a decrease in the unemployment rates in the local economy during 2017. The qualitative factors for existence of credit concentrations and changes in the level of concentrations were increased for other agricultural loans due to growth in these loan categories. Municipal loans - There was no change in the historical loss factor or specific reserve for municipal loans from 2016 to 2017. The qualitative factor for national, state, regional and local economic trends and business conditions was decreased for municipal loans due to a decrease in the unemployment rates in the local economy during 2017. 2016 Residential - There was an increase in the historical loss factor for residential loans when comparing 2015 and 2016. The specific reserve for residential loans decreased slightly between 2015 and 2016. The qualitative factors for changes in levels of and trends in delinquencies, impaired/classified loans were increased for residential loans due to an increase in past due, non-accrual and classified loans. The qualitative factor for national, state, regional and local economic trends and business conditions was increased for residential loan categories due to an increase in the unemployment rates in the local economy during 2016. Commercial real estate– There was a decrease in the historical loss factor for commercial real estate loans when comparing 2015 and 2016. The specific reserve for commercial real estate loans decreased slightly between 2015 and 2016. The qualitative factor for national, state, regional and local economic trends and business conditions was increased for all commercial real estate loans due to an increase in the unemployment rates in the local economy during 2016. The qualitative factors for changes in quality of the institutions loan review system were increased for commercial real estate loans due to the addition of new staff and processes. Agricultural real estate – There was no change in the historical loss factor for agricultural real estate loans from 2015 to 2016. The specific reserve for agricultural real estate loans increased from 2015 to 2016. The qualitative factors for changes in levels of and trends in delin |