ALLOWANCE FOR LOAN AND LEASE LOSSES AND CREDIT QUALITY INFORMATION | 8. ALLOWANCE FOR LOAN AND LEASE LOSSES AND CREDIT QUALITY INFORMATION Allowance for Loan Losses We maintain an allowance for loan losses which represents our best estimate of probable losses in our loan portfolio. As losses are realized, they are charged to this allowance. We established our allowance in accordance with guidance provided in the SEC’s Staff Accounting Bulletin 102 (SAB 102), Selected Loan Loss Allowance Methodology and Documentation Issues, ASC 450, Contingencies and ASC 310, Receivables . When we have reason to believe it is probable that we will not be able to collect all contractually due amounts of principal and interest, loans are evaluated for impairment on an individual basis and a specific allocation of the allowance is assigned in accordance with ASC 310-10. We also maintain an allowance for loan losses on acquired loans when: (i) for loans accounted for under ASC 310-30, there is deterioration in credit quality subsequent to acquisition and (ii) for loans accounted for under ASC 310-20, the inherent losses in the loans exceed the remaining credit discount recorded at the time of acquisition. The determination of the allowance for loan losses requires significant judgment reflecting our best estimate of impairment related to specifically identified impaired loans as well as probable loan losses in the remaining loan portfolio. Our evaluation is based on a continuing review of these portfolios. The following are included in our allowance for loan losses: • Specific reserves for impaired loans • An allowance for each pool of homogeneous loans based on historical loss experience • Adjustments for qualitative and environmental factors allocated to pools of homogeneous loans When it is probable that the Bank will be unable to collect all amounts due (interest and principal) in accordance with the contractual terms of the loan agreement, it assigns a specific reserve to that loan, as necessary. Unless loans are well-secured and collection is imminent, loans greater than 90 days past due are deemed impaired and their respective reserves are generally charged off once the loss has been confirmed. Estimated specific reserves are based on collateral values, estimates of future cash flows or market valuations. We charge loans off when they are deemed to be uncollectible. During the six months ended June 30, 2019 and 2018 , net charge-offs totaled $14.0 million , or 0.38% , of average loans annualized, and $5.7 million , or 0.24% , of average loans annualized, respectively. Allowances for pooled homogeneous loans, that are not deemed impaired, are based on historical net loss experience. Estimated losses for pooled portfolios are determined differently for commercial loan pools and retail loan pools. Commercial loans are pooled as follows: commercial, owner-occupied commercial, commercial mortgages and construction. Each pool is further segmented by internally assessed risk ratings. Loan losses for commercial loans are estimated by determining the probability of default and expected loss severity upon default. The probability of default is calculated based on the historical rate of migration to impaired status during the last 34 quarters. During the six months ended June 30, 2019 , we increased the look-back period to 34 quarters from the 32 quarters used at December 31, 2018 . This increase in the look-back period allows us to continue to anchor to the fourth quarter of 2010 to ensure that the quantitative reserves calculated by the allowance for loan loss model are adequately considering the losses within a full credit cycle. Loss severity upon default is calculated as the actual loan losses (net of recoveries) on impaired loans in their respective pool during the same time frame. Retail loans are pooled into the following segments: residential mortgage, consumer secured and consumer unsecured loans. Pooled reserves for retail loans are calculated based solely on average net loss rates over the same 34 quarter look-back period. Qualitative adjustment factors consider various current internal and external conditions which are allocated among loan types and take into consideration: • Current underwriting policies, staff, and portfolio mix, • Internal trends of delinquency, nonaccrual and criticized loans by segment, • Risk rating accuracy, control and regulatory assessments/environment, • General economic conditions - locally and nationally, • Market trends impacting collateral values, and • The competitive environment, as it could impact loan structure and underwriting. The above factors are based on their relative standing compared to the period in which historic losses are used in quantitative reserve estimates and current directional trends. Qualitative factors in our model can add to or subtract from quantitative reserves. The allowance methodology uses a loss emergence period (LEP), which is the period of time between an event that triggers the probability of a loss and the confirmation of the loss. We estimate the commercial LEP to be approximately nine quarters as of June 30, 2019 . Our residential mortgage and consumer LEP estimate remains at four quarters as of June 30, 2019 . We evaluate LEP quarterly for reasonableness and complete a detailed historical analysis of our LEP annually for our commercial portfolio and review the current four quarter LEP for the retail portfolio to determine the continued reasonableness of this assumption. Our loan officers and risk managers meet at least quarterly to discuss and review the conditions and risks associated with individual problem loans. In addition, various regulatory agencies periodically review our loan ratings and allowance for loan losses and the Bank’s internal loan review department performs loan reviews. The following tables provide the activity of our allowance for loan losses and loan balances for the three and six months ended June 30, 2019 : (Dollars in thousands) Commercial and Industrial (1) Owner-occupied Commercial Commercial Mortgages Construction Residential (2) Consumer Total Three months ended June 30, 2019 Allowance for loan losses Beginning balance $ 21,016 $ 4,949 $ 6,679 $ 4,044 $ 1,401 $ 8,232 $ 46,321 Charge-offs (13,002 ) (8 ) (153 ) (42 ) (163 ) (960 ) (14,328 ) Recoveries 203 78 398 1 (2 ) 498 1,176 Provision (credit) 13,568 (526 ) (474 ) (1,013 ) 24 72 11,651 Provision (credit) for acquired loans 219 (13 ) 94 (6 ) 98 152 544 Ending balance $ 22,004 $ 4,480 $ 6,544 $ 2,984 $ 1,358 $ 7,994 $ 45,364 Six months ended June 30, 2019 Allowance for loan losses Beginning balance $ 14,211 $ 5,057 $ 6,806 $ 3,712 $ 1,428 $ 8,325 $ 39,539 Charge-offs (13,744 ) (8 ) (155 ) (42 ) (285 ) (1,644 ) (15,878 ) Recoveries 561 81 427 2 (16 ) 799 1,854 Provision (credit) 20,691 (637 ) (630 ) (682 ) 75 329 19,146 Provision (credit) for acquired loans 285 (13 ) 96 (6 ) 156 185 703 Ending balance $ 22,004 $ 4,480 $ 6,544 $ 2,984 $ 1,358 $ 7,994 $ 45,364 Period-end allowance allocated to: Loans individually evaluated for impairment $ 4,324 $ — $ — $ — $ 488 $ 183 $ 4,995 Loans collectively evaluated for impairment 17,679 4,401 6,496 2,976 828 7,810 40,190 Acquired loans evaluated for impairment 1 79 48 8 42 1 179 Ending balance $ 22,004 $ 4,480 $ 6,544 $ 2,984 $ 1,358 $ 7,994 $ 45,364 Period-end loan balances: Loans individually evaluated for impairment (3) $ 21,171 $ 8,753 $ 2,431 $ — $ 11,398 $ 7,383 $ 51,136 Loans collectively evaluated for impairment 1,575,810 1,168,864 765,268 324,307 134,235 848,396 4,816,880 Acquired nonimpaired loans 738,579 99,326 1,464,739 216,843 912,288 267,955 3,699,730 Acquired impaired loans 4,964 3,951 13,609 546 7,863 2,999 33,932 Ending balance (4) $ 2,340,524 $ 1,280,894 $ 2,246,047 $ 541,696 $ 1,065,784 $ 1,126,733 $ 8,601,678 (1) Includes commercial small business leases. (2) Period-end loan balance excludes reverse mortgages at fair value of $15.9 million . (3) The difference between this amount and nonaccruing loans represents accruing troubled debt restructured loans of $14.2 million for the period ending June 30, 2019 . Accruing troubled debt restructured loans are considered impaired loans. (4) Ending loan balances do not include net deferred fees. The following table provides the activity of the allowance for loan losses and loan balances for the three and six months ended June 30, 2018 : (Dollars in thousands) Commercial and Industrial Owner - occupied Commercial Commercial Mortgages Construction Residential (1) Consumer Total Three months ended June 30, 2018 Allowance for loan losses Beginning balance $ 16,102 $ 5,359 $ 6,617 $ 2,864 $ 1,680 $ 8,188 $ 40,810 Charge-offs (1,740 ) (341 ) — — (54 ) (828 ) (2,963 ) Recoveries 359 7 3 1 75 247 692 Provision (credit) 1,133 204 337 422 (182 ) 537 2,451 Provision for acquired loans (12 ) 55 (6 ) 2 — 8 47 Ending balance $ 15,842 $ 5,284 $ 6,951 $ 3,289 $ 1,519 $ 8,152 $ 41,037 Six months ended June 30, 2018 Allowance for loan losses Beginning balance $ 16,732 $ 5,422 $ 5,891 $ 2,861 $ 1,798 $ 7,895 $ 40,599 Charge-offs (5,100 ) (351 ) (48 ) — (54 ) (1,291 ) (6,844 ) Recoveries 439 12 137 1 91 454 1,134 Provision (credit) 3,783 146 954 450 (313 ) 1,086 6,106 Provision for acquired loans (12 ) 55 17 (23 ) (3 ) 8 42 Ending balance $ 15,842 $ 5,284 $ 6,951 $ 3,289 $ 1,519 $ 8,152 $ 41,037 Period-end allowance allocated to: Loans individually evaluated for impairment $ 2,208 $ — $ 63 $ 593 $ 592 $ 175 $ 3,631 Loans collectively evaluated for impairment 13,472 5,266 6,804 2,687 891 7,960 37,080 Acquired loans evaluated for impairment 162 18 84 9 36 17 326 Ending balance $ 15,842 $ 5,284 $ 6,951 $ 3,289 $ 1,519 $ 8,152 $ 41,037 Period-end loan balances: Loans individually evaluated for impairment (2) $ 17,015 $ 3,224 $ 6,737 $ 5,557 $ 12,282 $ 7,714 $ 52,529 Loans collectively evaluated for impairment 1,404,662 952,627 972,684 283,480 134,323 581,536 4,329,312 Acquired nonimpaired loans 101,532 125,129 172,082 7,352 65,723 29,239 501,057 Acquired impaired loans 2,904 4,915 9,151 731 771 251 18,723 Ending balance (3) $ 1,526,113 $ 1,085,895 $ 1,160,654 $ 297,120 $ 213,099 $ 618,740 $ 4,901,621 (1) Period-end loan balance excludes reverse mortgages at fair value of $16.1 million . (2) The difference between this amount and nonaccruing loans represents accruing troubled debt restructured loans of $16.3 million for the period ending June 30, 2018 . Accruing troubled debt restructured loans are considered impaired loans. (3) Ending loan balances do not include net deferred fees. Nonaccrual and Past Due Loans Nonaccruing loans are those on which the accrual of interest has ceased. Typically, we discontinue accrual of interest on originated loans after payments become more than 90 days past due or earlier if we do not expect the full collection of principal or interest in accordance with the terms of the loan agreement. Interest accrued but not collected at the date a loan is placed on nonaccrual status is reversed and charged against interest income. In addition, the accretion of net deferred loan fees and amortization of net deferred loan costs is suspended when a loan is placed on nonaccrual status. Subsequent cash receipts are applied either to the outstanding principal balance or recorded as interest income, depending on our assessment of the ultimate collectability of principal and interest. Loans greater than 90 days past due and still accruing are defined as loans contractually past due 90 days or more as to principal or interest payments, but which remain in accrual status because they are considered well secured and are in the process of collection. The following tables show our nonaccrual and past due loans at the dates indicated: June 30, 2019 (Dollars in thousands) 30–59 Days Past Due and Still Accruing 60–89 Days Past Due and Still Accruing Greater Than 90 Days Past Due and Still Accruing Total Past Due And Still Accruing Accruing Current Balances Acquired Impaired Loans Nonaccrual Loans Total Loans Commercial and industrial (1) $ 3,894 $ 682 $ — $ 4,576 $ 2,309,943 $ 4,964 $ 21,041 $ 2,340,524 Owner-occupied commercial 4,105 398 1,165 5,668 1,262,522 3,951 8,753 1,280,894 Commercial mortgages 4,499 201 — 4,700 2,225,436 13,609 2,302 2,246,047 Construction 249 — — 249 540,901 546 — 541,696 Residential (2) 6,022 6 115 6,143 1,047,891 7,863 3,887 1,065,784 Consumer (3) 6,693 3,811 14,387 24,891 1,097,190 2,999 1,653 1,126,733 Total (4) $ 25,462 $ 5,098 $ 15,667 $ 46,227 $ 8,483,883 $ 33,932 $ 37,636 $ 8,601,678 % of Total Loans 0.30 % 0.06 % 0.18 % 0.54 % 98.63 % 0.39 % 0.44 % 100 % (1) Includes commercial small business leases. (2) Residential accruing current balances excludes reverse mortgages at fair value of $15.9 million . (3) Includes $22.3 million of delinquent, but still accruing, U.S. government-guaranteed student loans that carry little risk of credit loss. (4) The balances above include a total of $3.7 billion acquired non-impaired loans. December 31, 2018 (Dollars in thousands) 30–59 Days Past Due and Still Accruing 60–89 Days Past Due and Still Accruing Greater Total Past Accruing Current Balances Acquired Impaired Loans Nonaccrual Loans Total Loans Commercial and industrial $ 3,653 $ 993 $ 71 $ 4,717 $ 1,452,185 $ 1,531 $ 14,056 $ 1,472,489 Owner-occupied commercial 733 865 — 1,598 1,049,722 4,248 4,406 1,059,974 Commercial mortgages 1,388 908 — 2,296 1,148,988 7,504 3,951 1,162,739 Construction 157 — — 157 312,879 749 2,781 316,566 Residential (1) 1,970 345 660 2,975 194,960 761 2,854 201,550 Consumer 525 971 104 1,600 677,182 151 2,006 680,939 Total (2) $ 8,426 $ 4,082 $ 835 $ 13,343 $ 4,835,916 $ 14,944 $ 30,054 $ 4,894,257 % of Total Loans 0.17 % 0.08 % 0.02 % 0.27 % 98.81 % 0.31 % 0.61 % 100 % (1) Residential accruing current balances excludes reverse mortgages, at fair value of $16.5 million . (2) The balances above include a total of $430.0 million acquired non-impaired loans. Impaired Loans Loans for which it is probable we will not collect all principal and interest due according to their contractual terms, which is assessed based on the credit characteristics of the loan and/or payment status, are measured for impairment in accordance with the provisions of SAB 102 and ASC 310. The amount of impairment is required to be measured using one of three methods: (1) the present value of expected future cash flows discounted at the loan’s effective interest rate; (2) the fair value of collateral, if the loan is collateral dependent or (3) the loan’s observable market price. If the measure of the impaired loan is less than the recorded investment in the loan, a related allowance is allocated for the impairment. The following tables provide an analysis of our impaired loans at June 30, 2019 and December 31, 2018 : June 30, 2019 (Dollars in thousands) Ending Loan Balances Loans with No Related Reserve (1) Loans with Related Reserve (2) Related Reserve Contractual Principal Balances (2) Average Loan Balances Commercial and industrial $ 21,173 $ 8,227 $ 12,946 $ 4,324 $ 25,425 $ 18,055 Owner-occupied commercial 10,134 8,753 1,381 79 10,430 6,522 Commercial mortgages 3,755 2,431 1,324 48 8,047 6,300 Construction 546 — 546 8 638 3,285 Residential 11,610 7,733 3,877 530 13,722 11,602 Consumer 7,414 6,009 1,405 185 8,161 7,932 Total $ 54,632 $ 33,153 $ 21,479 $ 5,174 $ 66,423 $ 53,696 (1) Reflects loan balances at or written down to their remaining book balance. (2) The above includes acquired impaired loans totaling $3.5 million in the ending loan balance and $3.8 million in the contractual principal balance. December 31, 2018 (Dollars in thousands) Ending Loan Balances Loans with No Related (1) Loans with Related Reserve (2) Related Reserve Contractual Principal Balances (2) Average Loan Balances Commercial and industrial $ 14,841 $ 8,625 $ 6,216 $ 878 $ 22,365 $ 18,484 Owner-occupied commercial 6,065 4,406 1,659 92 6,337 5,378 Commercial mortgages 5,679 4,083 1,596 79 15,372 7,438 Construction 3,530 — 3,530 458 5,082 5,091 Residential 11,321 6,442 4,879 581 13,771 12,589 Consumer 7,916 6,899 1,017 170 8,573 7,956 Total $ 49,352 $ 30,455 $ 18,897 $ 2,258 $ 71,500 $ 56,936 (1) Reflects loan balances at or written down to their remaining book balance. (2) The above includes acquired impaired loans totaling $4.3 million in the ending loan balance and $4.8 million in the contractual principal balance. Interest income of $0.4 million and $0.6 million was recognized on impaired loans during the three and six months ended June 30, 2019 , respectively. Interest income of $0.4 million and $0.7 million was recognized on impaired loans during the three and six months ended June 30, 2018 , respectively. As of June 30, 2019 , there were 19 residential loans and 14 commercial loans in the process of foreclosure. The total outstanding balance on these loans was $2.0 million and $5.2 million , respectively. As of December 31, 2018 , there were 26 residential loans and 11 commercial loans in the process of foreclosure. The total outstanding balance on the loans was $1.9 million and $5.3 million , respectively. Reserves on Acquired Nonimpaired Loans In accordance with ASC 310, loans acquired by the Bank through its mergers with First National Bank of Wyoming, Alliance Bancorp, Inc. (Alliance), Penn Liberty Bank (Penn Liberty) and Beneficial are reflected on the balance sheet at their fair values on the date of acquisition as opposed to their contractual values. Therefore, on the date of acquisition establishing an allowance for acquired loans is prohibited. After the acquisition date, the Bank performs a separate allowance analysis on a quarterly basis to determine if an allowance for loan loss is necessary. Should the credit risk calculated exceed the purchased loan portfolio’s remaining credit mark, additional reserves will be added to the Bank’s allowance. When a purchased loan becomes impaired after its acquisition, it is evaluated as part of the Bank’s reserve analysis and a specific reserve is established to be included in the Bank’s allowance. Credit Quality Indicators Below is a description of each of our risk ratings for all commercial loans: • Pass . These borrowers currently show no indication of deterioration or potential problems and their loans are considered fully collectible. • Special Mention. Borrowers have potential weaknesses that deserve management’s close attention. Borrowers in this category may be experiencing adverse operating trends, for example, declining revenues or margins, high leverage, tight liquidity, or increasing inventory without increasing sales. These adverse trends can have a potential negative effect on the borrower’s repayment capacity. These assets are not adversely classified and do not expose the Bank to significant risk that would warrant a more severe rating. Borrowers in this category may also be experiencing significant management problems, pending litigation, or other structural credit weaknesses. • Substandard . Borrowers have well-defined weaknesses that require extensive oversight by management. Borrowers in this category may exhibit one or more of the following: inadequate debt service coverage, unprofitable operations, insufficient liquidity, high leverage, and weak or inadequate capitalization. Relationships in this category are not adequately protected by the sound financial worth and paying capacity of the obligor or the collateral pledged on the loan, if any. A distinct possibility exists that the Bank will sustain some loss if the deficiencies are not corrected. • Doubtful . Borrowers have well-defined weaknesses inherent in the Substandard category with the added characteristic that the possibility of loss is extremely high. Current circumstances in the credit relationship make collection or liquidation in full highly questionable. A doubtful asset has some pending event that may strengthen the asset that defers the loss classification. Such impending events include: perfecting liens on additional collateral, obtaining collateral valuations, an acquisition or liquidation preceding, proposed merger, or refinancing plan. • Loss . Loans are uncollectible or of such negligible value that continuance as a bankable asset is not supportable. This classification does not mean that the asset has absolutely no recovery or salvage value, but rather it is not practical to defer writing off this asset even though partial recovery may be recognized sometime in the future. Residential and Consumer Loans The residential and consumer loan portfolios are monitored on an ongoing basis using delinquency information and loan type as credit quality indicators. These credit quality indicators are assessed in the aggregate in these relatively homogeneous portfolios. Loans that are greater than 90 days past due are generally considered nonperforming and placed on nonaccrual status. The following tables provide an analysis of loans by portfolio segment based on the credit quality indicators used to determine the Allowance for Loan Loss. Commercial Credit Exposure June 30, 2019 Commercial and Industrial (1) Owner-occupied Commercial Commercial Mortgages Construction Total Commercial (2) (Dollars in thousands) Amount % Risk Rating: Special mention $ 4,000 $ 10,817 $ 7,352 $ — $ 22,169 Substandard: Accrual 51,980 18,969 10,910 497 82,356 Nonaccrual 16,717 8,753 2,302 — 27,772 Doubtful 4,324 — — — 4,324 Total Special Mention and Substandard 77,021 38,539 20,564 497 136,621 2 % Acquired impaired 4,964 3,951 13,609 546 23,070 — % Pass 2,258,539 1,238,404 2,211,874 540,653 6,249,470 98 % Total $ 2,340,524 $ 1,280,894 $ 2,246,047 $ 541,696 $ 6,409,161 100 % (1) Includes commercial small business leases. (2) Table includes $2.5 billion of acquired non-impaired loans as of June 30, 2019 . December 31, 2018 Commercial and Industrial Owner-occupied Commercial Commercial Mortgages Construction Total Commercial (1) (Dollars in thousands) Amount % Risk Rating: Special mention $ 8,710 $ 21,230 $ — $ — $ 29,940 Substandard: Accrual 37,424 21,081 9,767 168 68,440 Nonaccrual 13,180 4,406 3,951 2,337 23,874 Doubtful 876 — — 444 1,320 Total Special Mention and Substandard 60,190 46,717 13,718 2,949 123,574 3 % Acquired impaired 1,531 4,248 7,504 749 14,032 — % Pass 1,410,768 1,009,009 1,141,517 312,868 3,874,162 97 % Total $ 1,472,489 $ 1,059,974 $ 1,162,739 $ 316,566 $ 4,011,768 100 % (1) Table includes $350.5 million of acquired non-impaired loans as of December 31, 2018 . Residential and Consumer Credit Exposure Residential (2) Consumer Total Residential and Consumer (3) June 30, December 31, June 30, December 31, June 30, 2019 December 31, 2018 (Dollars in thousands) 2019 2018 2019 2018 Amount Percent Amount Percent Nonperforming (1) $ 12,106 $ 11,017 $ 7,378 $ 7,883 $ 19,484 1 % $ 18,900 2 % Acquired impaired loans 7,863 761 2,999 151 10,862 — % 912 — % Performing 1,045,815 189,772 1,116,356 672,905 2,162,171 99 % 862,677 98 % Total $ 1,065,784 $ 201,550 $ 1,126,733 $ 680,939 $ 2,192,517 100 % $ 882,489 100 % (1) Includes $13.9 million as of June 30, 2019 and $14.0 million as of December 31, 2018 of troubled debt restructured mortgages and home equity installment loans that are performing in accordance with the loans’ modified terms and are accruing interest. (2) Residential performing loans excludes $15.9 million and $16.5 million of reverse mortgages at fair value as of June 30, 2019 and December 31, 2018 , respectively. (3) Total includes $1.2 billion and $79.5 million in acquired non-impaired loans as of June 30, 2019 and December 31, 2018 , respectively. Troubled Debt Restructurings (TDRs) TDRs are recorded in accordance with ASC 310-40, Troubled Debt Restructuring by Creditors . The following table presents the balance of TDRs as of the indicated dates: (Dollars in thousands) June 30, 2019 December 31, 2018 Performing TDRs $ 14,203 $ 14,953 Nonperforming TDRs 6,966 10,211 Total TDRs $ 21,169 $ 25,164 Approximately $0.8 million and $1.2 million in related reserves have been established for these loans at June 30, 2019 and December 31, 2018 , respectively. The following table presents information regarding the types of loan modifications made for the three and six months ended June 30, 2019 and 2018 : Three months ended June 30, 2019 Six months ended June 30, 2019 Contractual payment reduction and term extension Maturity Date Extension Discharged in bankruptcy Other (1) Total Contractual payment reduction and term extension Maturity Date Extension Discharged in bankruptcy Other (1) Total Commercial and Industrial — 1 — 2 3 — 1 — 2 3 Owner-occupied commercial — — — 2 2 — — — 2 2 Commercial Mortgages — — — 1 1 1 — — 1 2 Construction — — — — — — — — — — Residential 3 — — — 3 4 — 1 — 5 Consumer 3 1 — — 4 6 1 1 — 8 Total 6 2 — 5 13 11 2 2 5 20 Three months ended June 30, 2018 Six months ended June 30, 2018 Contractual payment reduction and term extension Maturity Date Extension Discharged in bankruptcy Other (1) Total Contractual payment reduction and term extension Maturity Date Extension Discharged in bankruptcy Other(1) Total Commercial and Industrial 3 — — — 3 3 — — — 3 Owner-occupied commercial — — — — — — — — — — Commercial Mortgages 1 — — — 1 1 1 — — 2 Construction — — — — — — 1 — — 1 Residential 4 — — — 4 4 — — — 4 Consumer 6 — 3 — 9 7 1 3 2 13 Total 14 — 3 — 17 15 3 3 2 23 (1) Other includes underwriting exceptions. Principal balances are generally not forgiven when a loan is modified as a TDR. Nonaccruing restructured loans remain in nonaccrual status until there has been a period of sustained repayment performance, which is typically six months , and repayment is reasonably assured. The following table presents loans identified as TDRs during the three and six months ended June 30, 2019 and 2018 . Three Months Ended June 30, Six Months Ended June 30, 2019 2018 2019 2018 (Dollars in thousands) Pre Modification Post Modification Pre Modification Post Modification Pre Modification Post Modification Pre Modification Post Modification Commercial $ 1,347 $ 1,347 $ 4,782 $ 4,782 $ 1,347 $ 1,347 $ 4,782 $ 4,782 Owner-occupied commercial 1,435 1,435 — — 1,435 1,435 — — Commercial mortgages 483 483 1,564 1,564 514 514 2,022 2,022 Construction — — — — — — 920 920 Residential 321 321 469 469 423 423 469 469 Consumer 540 540 861 861 1,408 1,408 1,123 1,123 Total $ 4,126 $ 4,126 $ 7,676 $ 7,676 $ 5,127 $ 5,127 $ 9,316 $ 9,316 During the three and six months ended June 30, 2019 , the TDRs set forth in the table above resulted in a $0.1 million and $0.2 million decrease in our allowance for loan losses, respectively, and no additional charge-offs. For the three and six months ended June 30, 2018 , the TDRs set forth in the table resulted in a decrease of $0.7 million in our allowance for loan losses and $0.1 million additional charge-offs. During the three months ended June 30, 2019 , three TDRs defaulted that had received troubled debt modification during the past twelve months with a total loan amount of $1.2 million , compared with two loans with a total loan amount of $0.1 million during the three months ended June 30, 2018 . During the six months ended June 30, 2019 , four TDRs defaulted that had received troubled debt modification during the past twelve months with a total loan amount of $1.3 million , compared with four TDRs with a total loan amount of $0.2 million during the six months ended June 30, 2018 . |