Loans & Allowance for Loan Losses | 8. LOANS & ALLOWANCE FOR LOAN LOSSES Loans that management has the intent and ability to hold for the foreseeable future or until maturity or pay-off are stated at the principal amount outstanding, net of deferred loan fees and costs. Interest income is accrued on the principal amount outstanding. Loan origination and commitment fees and related direct costs are deferred and amortized to income over the term of the respective loan and loan commitment period as a yield adjustment. Loans held-for-sale consists of residential mortgage loans that are carried at the lower of aggregate cost or fair value. Net unrealized losses, if any, are recognized through a valuation allowance charged to income. Gains and losses on residential mortgages held-for-sale are included in non-interest income. QNB maintains an allowance for loan losses, which is intended to absorb probable known and inherent losses in the outstanding loan portfolio. The allowance is reduced by actual credit losses and is increased by the provision for loan losses and recoveries of previous losses. The provisions for loan losses are charged to earnings to bring the total allowance for loan losses to a level considered necessary by management. The allowance for loan losses is based on management’s continuing review and evaluation of the loan portfolio. The level of the allowance is determined by assigning specific reserves to individually identified problem credits and general reserves to all other loans. For such loans that are also classified as impaired, an allowance is established when the discounted cash flows (or collateral value) of the impaired loan is lower than the carrying value of that loan. The portion of the allowance that is allocated to internally criticized and non-accrual loans is determined by estimating the inherent loss on each credit after giving consideration to the value of underlying collateral. The general component covers pools of loans by loan class including commercial loans not considered impaired, as well as smaller balance homogeneous loans, such as residential real estate, home equity and other consumer loans. These pools of loans are evaluated for loss exposure based upon historical loss rates. These loss rates are based on a three year history of charge-offs and are more heavily weighted for recent experience for each of these categories of loans, adjusted for qualitative factors. These qualitative risk factors include: 1. Lending policies and procedures, including underwriting standards and collection, charge-off and recovery practices. 2. Effect of external factors, such as legal and regulatory requirements. 3. National, regional, and local economic and business conditions as well as the condition of various market segments, including the value of underlying collateral for collateral dependent loans. 4. Nature and volume of the portfolio including growth. 5. Experience, ability, and depth of lending management and staff. 6. Volume and severity of past due, classified and nonaccrual loans. 7. Quality of the Company’s loan review system, and the degree of oversight by the Company’s Board of Directors. 8. Existence and effect of any concentrations of credit and changes in the level of such concentrations. Each factor is assigned a value to reflect improving, stable or declining conditions based on management’s best judgment using relevant information available at the time of the evaluation. An unallocated component is maintained to cover uncertainties that could affect management’s estimate of probable losses. The unallocated component of the allowance reflects the margin of imprecision inherent in the underlying assumptions used in the methodologies for estimating specific and general losses in the portfolio. Management emphasizes loan quality and close monitoring of potential problem credits. Credit risk identification and review processes are utilized in order to assess and monitor the degree of risk in the loan portfolio. QNB’s lending and credit administration staff are charged with reviewing the loan portfolio and identifying changes in the economy or in a borrower’s circumstances which may affect the ability to repay debt or the value of pledged collateral. A loan classification and review system exists that identifies those loans with a higher than normal risk of uncollectibility. Each commercial loan is assigned a grade based upon an assessment of the borrower’s financial capacity to service the debt and the presence and value of collateral for the loan. An independent loan review group tests risk assessments and evaluates the adequacy of the allowance for loan losses. Management meets monthly to review the credit quality of the loan portfolio and quarterly to review the allowance for loan losses. In addition, various regulatory agencies, as an integral part of their examination process, periodically review QNB’s allowance for loan losses. Such agencies may require QNB to recognize additions to the allowance based on their judgments using information available to them at the time of their examination. Management believes that it uses the best information available to make determinations about the adequacy of the allowance and that it has established its existing allowance for loan losses in accordance with GAAP. If circumstances differ substantially from the assumptions used in making determinations, future adjustments to the allowance for loan losses may be necessary and results of operations could be affected. Because future events affecting borrowers and collateral cannot be predicted with certainty, there can be no assurance that increases to the allowance will not be necessary should the quality of any loans deteriorate as a result of the factors discussed above. Major classes of loans are as follows: September 30, December 31, 2016 2015 Commercial: Commercial and industrial $ 110,892 $ 124,397 Construction 32,133 27,372 Secured by commercial real estate 233,430 235,171 Secured by residential real estate 65,671 63,164 State and political subdivisions 35,033 40,285 Indirect lease financing 8,707 10,371 Retail: 1-4 family residential mortgages 46,544 42,833 Home equity loans and lines 70,408 67,384 Consumer 5,306 4,286 Total loans 608,124 615,263 Net unearned costs 107 7 Loans receivable $ 608,231 $ 615,270 Loans secured by commercial real estate include all loans collateralized at least in part by commercial real estate. These loans may not be for the expressed purpose of conducting commercial real estate transactions. Overdrafts are reclassified as loans and are included in consumer loans above and total loans on the balance sheet. At September 30, 2016 and December 31, 2015, overdrafts were approximately $172,000 and $203,000, respectively. QNB generally lends in its trade area which is comprised of Quakertown and the surrounding communities. To a large extent, QNB makes loans collateralized at least in part by real estate. Its lending activities could be affected by changes in the general economy, the regional economy, or real estate values. Other than disclosed in the table above, at September 30, 2016, there were no concentrations of loans exceeding 10% of total loans. The Company engages in a variety of lending activities, including commercial, residential real estate and consumer transactions. The Company focuses its lending activities on individuals, professionals and small to medium sized businesses. Risks associated with lending activities include economic conditions and changes in interest rates, which can adversely impact both the ability of borrowers to repay their loans and the value of the associated collateral. Commercial and industrial loans, commercial real estate loans, construction loans and residential real estate loans with a business purpose are generally perceived as having more risk of default than residential real estate loans with a personal purpose and consumer loans. These types of loans involve larger loan balances to a single borrower or groups of related borrowers and are more susceptible to a risk of loss during a downturn in the business cycle. These loans may involve greater risk because the availability of funds to repay these loans depends on the successful operation of the borrower’s business. The assets financed are used within the business for its ongoing operation. Repayment of these kinds of loans generally comes from the cash flow of the business or the ongoing conversions of assets, such as accounts receivable and inventory, to cash. Typical collateral for commercial and industrial loans includes the borrower’s accounts receivable, inventory and machinery and equipment. Commercial real estate and residential real estate loans secured for a business purpose are originated primarily within the eastern Pennsylvania market area at conservative loan-to-value ratios and often backed by the individual guarantees of the borrowers or owners. Repayment of this kind of loan is dependent upon either the ongoing cash flow of the borrowing entity or the resale of or lease of the subject property. Commercial real estate loans may be affected to a greater extent than residential loans by adverse conditions in real estate markets or the economy because commercial real estate borrowers’ ability to repay their loans depends on successful development of their properties, as well as the factors affecting residential real estate borrowers. Loans to state and political subdivisions are tax-exempt or taxable loans to municipalities, school districts and housing and industrial development authorities. These loans can be general obligations of the municipality or school district repaid through their taxing authority, revenue obligations repaid through the income generated by the operations of the authority, such as a water or sewer authority, or loans issued to a housing and industrial development agency, for which a private corporation is responsible for payments on the loans. Indirect lease financing receivables represent loans to small businesses that are collateralized by equipment. These loans tend to have higher risk characteristics but generally provide higher rates of return. These loans are originated by a third party and purchased by QNB based on criteria specified by QNB. The criteria include minimum credit scores of the borrower, term of the lease, type and age of equipment financed and geographic area. The geographic area primarily represents states contiguous to Pennsylvania. QNB is not the lessor and does not service these loans. The Company originates fixed-rate and adjustable-rate real estate-residential mortgage loans for personal purposes that are secured by first liens on the underlying 1-4 family residential properties. Credit risk exposure in this area of lending is minimized by the evaluation of the credit worthiness of the borrower, including debt-to-income ratios, credit scores and adherence to underwriting policies that emphasize conservative loan-to-value ratios of generally no more than 80%. Residential mortgage loans granted in excess of the 80% loan-to-value ratio criterion are generally insured by private mortgage insurance. The real estate-home equity portfolio consists of fixed-rate home equity loans and variable-rate home equity lines of credit. Risks associated with loans secured by residential properties are generally lower than commercial loans and include general economic risks, such as the strength of the job market, employment stability and the strength of the housing market. Since most loans are secured by a primary or secondary residence, the borrower’s continued employment is the greatest risk to repayment. The Company offers a variety of loans to individuals for personal and household purposes. Consumer loans are generally considered to have greater risk than first or second mortgages on real estate because they may be unsecured, or, if they are secured, the value of the collateral may be difficult to assess and is more likely to decrease in value than real estate. Credit risk in this portfolio is controlled by conservative underwriting standards that consider debt-to-income levels and the creditworthiness of the borrower and, if secured, collateral values. The Company employs an eight (8) grade risk rating system related to the credit quality of commercial loans, loans to state and political subdivisions and indirect lease financing of which the first four categories are pass categories (credits not adversely rated). The following is a description of the internal risk ratings and the likelihood of loss related to each risk rating. 1 - Excellent - no apparent risk 2 - Good - minimal risk 3 - Acceptable - average risk 4 - Watch List - greater than average risk 5 - Special Mention - potential weaknesses 6 - Substandard - well defined weaknesses 7 - Doubtful - full collection unlikely 8 - Loss - considered uncollectible The Company maintains a loan review system, which allows for a periodic review of our loan portfolio and the early identification of potential problem loans. Each loan officer assigns a rating to all loans in the portfolio at the time the loan is originated. Loans with risk ratings of one through three are reviewed annually based on the borrower’s fiscal year. Loans with risk ratings of four are reviewed every six to twelve months based on the dollar amount of the relationship with the borrower. Loans with risk ratings of five through eight are reviewed at least quarterly, and as often as monthly, at management’s discretion. The Company also utilizes an outside loan review firm to review the portfolio on a semi-annual basis to provide the Board of Directors and senior management an independent review of the Bank’s loan portfolio on an ongoing basis. These reviews are designed to recognize deteriorating credits in their earliest stages in an effort to reduce and control risk in the lending function as well as identifying potential shifts in the quality of the loan portfolio. The examinations by the outside loan review firm include the review of lending activities with respect to underwriting and processing new loans, monitoring the risk of existing loans and to provide timely follow-up and corrective action for loans showing signs of deterioration in quality. In addition, the outside firm reviews the methodology for the allowance for loan losses to determine compliance to policy and regulatory guidance. The following tables present the classes of the loan portfolio summarized by the aggregate pass rating and the classified ratings of special mention, substandard and doubtful within the Company’s internal risk rating system as of September 30, 2016 and December 31, 2015: September 30, 2016 Pass Special mention Substandard Doubtful Total Commercial: Commercial and industrial $ 102,130 $ 700 $ 8,062 $ — $ 110,892 Construction 32,122 — 11 — 32,133 Secured by commercial real estate 218,404 3,504 11,522 — 233,430 Secured by residential real estate 63,004 233 2,434 — 65,671 State and political subdivisions 35,033 — — — 35,033 Indirect lease financing 8,571 — 136 — 8,707 $ 459,264 $ 4,437 $ 22,165 $ — $ 485,866 December 31, 2015 Pass Special mention Substandard Doubtful Total Commercial: Commercial and industrial $ 117,246 — $ 7,151 $ — $ 124,397 Construction 27,355 — 17 — 27,372 Secured by commercial real estate 218,958 $ 361 15,852 — 235,171 Secured by residential real estate 60,286 34 2,844 — 63,164 State and political subdivisions 39,027 — 1,258 — 40,285 Indirect lease financing 10,168 — 203 — 10,371 $ 473,040 $ 395 $ 27,325 $ — $ 500,760 For retail loans, the Company evaluates credit quality based on the performance of the individual credits. The following tables present the recorded investment in the retail classes of the loan portfolio based on payment activity as of September 30, 2016 and December 31, 2015: September 30, 2016 Performing Non-performing Total Retail: 1-4 family residential mortgages $ 46,274 $ 270 $ 46,544 Home equity loans and lines 70,312 96 70,408 Consumer 5,211 95 5,306 $ 121,797 $ 461 $ 122,258 December 31, 2015 Performing Non-performing Total Retail: 1-4 family residential mortgages $ 42,546 $ 287 $ 42,833 Home equity loans and lines 67,257 127 67,384 Consumer 4,286 — 4,286 $ 114,089 $ 414 $ 114,503 The performance and credit quality of the loan portfolio is also monitored by analyzing the age of the loans receivable as determined by the length of time a recorded payment is past due. The following table presents the classes of the loan portfolio summarized by the past due status as of September 30, 2016 and December 31, 2015: September 30, 2016 30-59 past due 60-89 days past due 90 days or more past due Total past due loans Current Total loans receivable Commercial: Commercial and industrial $ 15 — — $ 15 $ 110,877 $ 110,892 Construction — — — — 32,133 32,133 Secured by commercial real estate 962 $ 1,226 $ 861 3,049 230,381 233,430 Secured by residential real estate 92 — 327 419 65,252 65,671 State and political subdivisions — — — — 35,033 35,033 Indirect lease financing 134 133 282 549 8,158 8,707 Retail: 1-4 family residential mortgages — — — — 46,544 46,544 Home equity loans and lines 55 172 — 227 70,181 70,408 Consumer 26 2 — 28 5,278 5,306 $ 1,284 $ 1,533 $ 1,470 $ 4,287 $ 603,837 $ 608,124 December 31, 2015 30-59 days past due 60-89 days past due 90 days or more past due Total past due loans Current Total loans receivable Commercial: Commercial and industrial $ 95 — — $ 95 $ 124,302 $ 124,397 Construction 63 — — 63 27,309 27,372 Secured by commercial real estate 443 — $ 935 1,378 233,793 235,171 Secured by residential real estate — $ 97 369 466 62,698 63,164 State and political subdivisions — — — — 40,285 40,285 Indirect lease financing 320 53 130 503 9,868 10,371 Retail: 1-4 family residential mortgages 641 234 — 875 41,958 42,833 Home equity loans and lines 272 — 45 317 67,067 67,384 Consumer 12 10 — 22 4,264 4,286 $ 1,846 $ 394 $ 1,479 $ 3,719 $ 611,544 $ 615,263 The following tables disclose the recorded investment in loans receivable that are either on non-accrual status or past due 90 days or more and still accruing interest as of September 30, 2016 and December 31, 2015: September 30, 2016 90 due (still accruing) Non-accrual Commercial: Commercial and industrial — $ 2,908 Construction — — Secured by commercial real estate — 3,319 Secured by residential real estate — 1,417 State and political subdivisions — — Indirect lease financing $ 150 132 Retail: 1-4 family residential mortgages — 270 Home equity loans and lines — 96 Consumer — 95 $ 150 $ 8,237 December 31, 2015 90 due (still accruing) Non-accrual Commercial: Commercial and industrial — $ 3,433 Construction — — Secured by commercial real estate — 3,627 Secured by residential real estate — 1,803 State and political subdivisions — — Indirect lease financing $ 11 143 Retail: 1-4 family residential mortgages — 287 Home equity loans and lines — 127 Consumer — — $ 11 $ 9,420 Activity in the allowance for loan losses for the three months ended September 30, 2016 and 2015 are as follows: Three months ended September 30, 2016 Balance, beginning of period Provision for (credit to) loan losses Charge-offs Recoveries Balance, end of period Commercial: Commercial and industrial $ 1,350 $ (55 ) — $ 9 $ 1,304 Construction 429 (79 ) — — 350 Secured by commercial real estate 2,231 233 — 2 2,466 Secured by residential real estate 1,550 (57 ) — 50 1,543 State and political subdivisions 204 (64 ) — — 140 Indirect lease financing 226 (6 ) — — 220 Retail: 1-4 family residential mortgages 298 (20 ) — — 278 Home equity loans and lines 343 (7 ) — 4 340 Consumer 73 33 $ (29 ) 7 84 Unallocated 846 22 N/A N/A 868 $ 7,550 $ — $ (29 ) $ 72 $ 7,593 Three months ended September 30, 2015 Balance, beginning of period Provision (credit) for loan losses Charge-offs Recoveries Balance, end of period Commercial: Commercial and industrial $ 1,603 $ (79 ) — $ 11 $ 1,535 Construction 149 118 — — 267 Secured by commercial real estate 2,655 (494 ) — 3 2,164 Secured by residential real estate 1,635 (53 ) $ (4 ) 2 1,580 State and political subdivisions 232 (4 ) — — 228 Indirect lease financing 121 (4 ) — 5 122 Retail: 1-4 family residential mortgages 313 (7 ) — — 306 Home equity loans and lines 474 (28 ) — 4 450 Consumer 71 18 (17 ) 10 82 Unallocated 402 533 N/A N/A 935 $ 7,655 $ — $ (21 ) $ 35 $ 7,669 Activity in the allowance for loan losses for the nine months ended September 30, 2016 and 2015 are as follows: Nine months ended September 30, 2016 Balance, beginning of period Provision for (credit to) loan losses Charge-offs Recoveries Balance, end of period Commercial: Commercial and industrial $ 1,521 $ (105 ) $ (140 ) $ 28 $ 1,304 Construction 286 64 — — 350 Secured by commercial real estate 2,411 49 — 6 2,466 Secured by residential real estate 1,812 (359 ) (20 ) 110 1,543 State and political subdivisions 222 (82 ) — — 140 Indirect lease financing 164 99 (52 ) 9 220 Retail: 1-4 family residential mortgages 350 (72 ) — — 278 Home equity loans and lines 428 (102 ) — 14 340 Consumer 76 49 (62 ) 21 84 Unallocated 284 584 N/A N/A 868 $ 7,554 $ 125 $ (274 ) $ 188 $ 7,593 Nine months ended September 30, 2015 Balance, beginning of period Provision (credit) for loan losses Charge-offs Recoveries Balance, end of period Commercial: Commercial and industrial $ 1,892 $ (357 ) $ (30 ) $ 30 $ 1,535 Construction 297 (30 ) — — 267 Secured by commercial real estate 2,700 (458 ) (85 ) 7 2,164 Secured by residential real estate 1,630 251 (321 ) 20 1,580 State and political subdivisions 221 7 — — 228 Indirect lease financing 93 22 (8 ) 15 122 Retail: 1-4 family residential mortgages 312 (6 ) — — 306 Home equity loans and lines 453 (19 ) — 16 450 Consumer 85 33 (58 ) 22 82 Unallocated 318 617 N/A N/A 935 $ 8,001 $ 60 $ (502 ) $ 110 $ 7,669 As previously discussed, the Company maintains a loan review system, which includes a continuous review of the loan portfolio by internal and external parties to aid in the early identification of potential impaired loans. A loan is considered impaired when, based on current information and events, it is probable that the Company will be unable to collect the scheduled payments of principal or interest when due according to the contractual terms of the loan agreement. Factors considered by management in determining impairment include payment status, collateral value and the probability of collecting scheduled principal and interest payments when due. Loans that experience insignificant payment delays and payment shortfalls generally are not classified as impaired. Management determines the significance of payment delays and payment shortfalls on a case-by-case basis, taking into consideration all of the circumstances surrounding the loan and the borrower, including the length of the delay, the reasons for the delay, the borrower’s prior payment record and the amount of the shortfall in relation to the principal and interest owed. Impairment is measured on a loan by loan basis for commercial loans, loans to state and political subdivisions and indirect lease financing loans by using either the present value of expected future cash flows discounted at the loan’s effective interest rate or the fair value of the collateral if the loan is collateral dependent. Large groups of smaller balance homogeneous loans are collectively evaluated for impairment. Accordingly, the Company does not separately identify individual consumer and residential mortgage loans for impairment disclosures, unless such loans are part of a larger relationship that is impaired, or are classified as a troubled debt restructuring. An allowance for loan losses is established for an impaired loan if its carrying value exceeds its estimated fair value. The estimated fair values of the majority of the Company’s impaired loans are measured based on the estimated fair value of the loan’s collateral. For commercial loans secured by real estate, estimated fair values are determined primarily through third-party appraisals. When a real estate secured loan becomes impaired, a decision is made regarding whether an updated certified appraisal of the real estate is necessary. This decision is based on various considerations, including the age of the most recent appraisal, the loan-to-value ratio based on the original appraisal and the condition of the property. Appraised values are discounted to arrive at the estimated selling price of the collateral, which is considered to be the estimated fair value. The discounts also include estimated costs to sell the property. For commercial loans secured by non-real estate collateral, such as accounts receivable, inventory and equipment, estimated fair values are determined based on the borrower’s financial statements, inventory reports, accounts receivable agings or equipment appraisals or invoices. Indications of value from these sources are generally discounted based on the age of the financial information or the quality of the assets. From time to time, QNB may extend, restructure, or otherwise modify the terms of existing loans, on a case-by-case basis, to remain competitive and retain certain customers, as well as assist other customers that may be experiencing financial difficulties. A loan is considered to be a troubled debt restructuring (“TDR”) loan when the Company grants a concession to the borrower because of the borrower’s financial condition that it would not otherwise consider. Such concessions include the reduction of interest rates, forgiveness of principal or interest, or other modifications of interest rates to less than the current market rate for new obligations with similar risk. Loans classified as TDRs are considered non-performing and are also designated as impaired. The concessions made for TDRs involve lowering the monthly payments on loans through periods of interest only payments, a reduction in interest rate below a market rate or an extension of the term of the loan without a corresponding adjustment to the risk premium reflected in the interest rate, or a combination of these three methods. The restructurings rarely result in the forgiveness of principal or accrued interest. If the borrower has demonstrated performance under the previous terms and our underwriting process shows the borrower has the capacity to continue to perform under the restructured terms, the loan will continue to accrue interest. Non-accruing restructured loans may be returned to accrual status when there has been a sustained period of repayment performance (generally six consecutive months of payments) and both principal and interest are deemed collectible. TDR loans that are in compliance with their modified terms and that yield a market rate may be removed from the TDR status after a period of performance. Performing TDRs (not reported as non-accrual or past due 90 days or more and still accruing) totaled $1,149,000 and $1,288,000 as of September 30, 2016 and December 31, 2015, respectively. Non-performing TDRs totaled $2,279,000 and $990,000 as of September 30, 2016 and December 31, 2015, respectively. All TDRs are included in impaired loans. The following table illustrates the specific reserve for loan losses allocated to loans modified as TDRs. These specific reserves are included in the allowance for loan losses for loans individually evaluated for impairment. September 30, 2016 December 31, 2015 Unpaid principal balance Related allowance Unpaid principal balance Related allowance TDRs with no specific allowance recorded $ 2,860 — $ 1,787 — TDRs with an allowance recorded 568 $ 388 491 $ 491 $ 3,428 $ 388 $ 2,278 $ 491 There were eleven newly identified TDRs during the nine months ended September 30, 2016. The TDR concessions involved extension of a maturity date, renewal of a line of credit and concessions to lower monthly payments. As of September 30, 2016 and December 31, 2015, QNB had commitments of $2,020,000 and $1,919,000, respectively, to lend additional funds to customers with loans whose terms have been modified in troubled debt restructurings. There were charge-offs of $0 and $5,000 during the nine months ended September 30, 2016 and 2015, respectively, resulting from loans previously modified as TDRs. The following tables present loans, by loan class, modified as TDRs during the three and nine months ended September 30, 2016 and 2015. The pre-modification and post-modification outstanding recorded investments disclosed in the tables below, represent carrying amounts immediately prior to the modification and as of the period end indicated. Three months ended September 30, 2016 2015 Number contracts Pre-modification outstanding recorded investment Post-modification outstanding recorded investment Number of contracts Pre-modification outstanding recorded investment Post-modification outstanding recorded investment Retail: 1-4 family residential mortgages — — — 1 $ 142 $ 142 Consumer 1 $ 96 $ 95 — — — 1 $ 96 $ 95 1 $ 142 $ 142 Nine months ended September 30, 2016 2015 Number contracts Pre-modification outstanding recorded investment Post-modification outstanding recorded investment Number of contracts Pre-modification outstanding recorded investment Post-modification outstanding recorded investment Commercial: Commercial and industrial 6 $ 1,074 $ 1,033 — — — Secured by residential real estate 4 524 503 — — — Retail: 1-4 family residential mortgages — — — 1 $ 142 $ 142 Consumer 1 96 95 — — — 11 $ 1,694 $ 1,631 1 $ 142 $ 142 There were no loans modified as TDRs within 12 months prior to September 30, 2016 and 2015 for which there was a payment default (60 days or more past due) during the three and nine months ended September 30, 2016 and 2015. There were no consumer mortgage loans secured by residential real estate for which foreclosure proceedings are in process at September 30, 2016. The following tables present the balance in the allowance for loan losses at September 30, 2016 and December 31, 2015 disaggregated on the basis of the Company’s impairment method by class of loans receivable along with the balance of loans receivable by class, excluding unearned fees and costs, disaggregated on the basis of the Company’s impairment methodology: Allowance for Loan Losses Loans Receivable September 30, 2016 Balance Balance to loans individually evaluated for impairment Balance related to loans collectively evaluated for impairment Balance Balance individually evaluated for impairment Balance collectively evaluated for impairment Commercial: Commercial and industrial $ 1,304 $ 462 $ 842 $ 110,892 $ 3,820 $ 107,072 Construction 350 — 350 32,133 280 31,853 Secured by commercial real estate 2,466 — 2,466 233,430 6,050 227,380 Secured by residential real estate 1,543 189 1,354 65,671 1,716 63,955 State and political subdivisions 140 — 140 35,033 — 35,033 Indirect lease financing 220 55 165 8,707 132 8,575 Retail: 1-4 family residential mortgages 278 11 267 46,544 561 45,983 Home equity loans and lines 340 — 340 70,408 119 70,289 Consumer 84 — 84 5,306 95 5,211 Unallocated 868 N/A N/A N/A N/A N/A $ 7,593 $ 717 $ 6,008 $ 608,124 $ 12,773 $ 595,351 Allowance for Loan Losses Loans Receivable December 31, 2015 Balance Balance related to loans individually evaluated for impairment Balance related to loans collectively evaluated for impairment Balance Balance individually evaluated for impairment Balance collectively evaluated for impairment Commercial: Commercial and industrial $ 1,521 $ 712 $ 809 $ 124,397 $ 4,586 $ 119,811 Construction 286 — 286 27,372 364 27,008 Secured by commercial real estate 2,411 14 2,397 235,171 6,998 228,173 Secured by residential real estate 1,812 203 1,609 63,164 2,113 61,051 State and political subdivisions 222 — 222 40,285 — 40,285 Indirect lease financing 164 20 144 10,371 146 10,225 Retail: 1-4 family residential mortgages 350 25 325 42,833 583 42,250 Home equity loans and lines 428 — 428 67,384 151 67,233 Consumer 76 — 76 4,286 — 4,286 Unallocated 284 N/A N/A N/A N/A N/A $ 7,554 $ 974 $ 6,296 $ 615,263 $ 14,941 $ 600,322 The following tables summarize additional information in regards to impaired loans by loan portfolio class as of September 30, 2016 and December 31, 2015: September 30, 2016 December 31, 2015 Recorded investment (after charge-offs) Unpaid principal balance Related allowance Recorded investment (after charge-offs) Unpaid principal balance Related allowance With no specific allowance recorded: Commercial: Commercial and industrial $ 3,167 $ 3,531 $ — $ 3,629 $ 3,923 $ — Construction 280 301 — 364 364 — Secured by commercial real estate 6,050 6,004 — 6,932 7,416 — Secured by residential real estate 918 1,286 — 942 1,653 — State and political subdivis |