LOANS | 3. LOANS The following table sets forth the major classifications of loans: December 31, 2015 2014 (In thousands) Commercial real estate mortgage loans $ 1,053,399 $ 595,397 Multi-family mortgage loans 350,793 218,985 Residential real estate mortgage loans 392,815 156,156 Commercial, financial and agricultural loans 501,766 291,743 Real estate construction and land loans 91,153 63,556 Installment/consumer loans 17,596 10,124 Total loans 2,407,522 1,335,961 Net deferred loan costs and fees 3,252 2,366 2,410,774 1,338,327 Allowance for loan losses (20,744 ) (17,637 ) Net loans $ 2,390,030 $ 1,320,690 On June 19, 2015, the Company completed the acquisition of Community National Bank (“CNB”) resulting in the addition of $734.0 million of acquired loans recorded at their fair value. There were approximately $659.7 million of acquired CNB loans remaining as of December 31, 2015. On February 14, 2014, the Company completed the acquisition of FNBNY Bancorp, Inc. and its wholly owned subsidiary First National Bank of New York (collectively “FNBNY”) resulting in the addition of $89.7 million of acquired loans recorded at their fair value. There were approximately $37.7 million and $64.9 million of acquired FNBNY loans remaining as of December 31, 2015 and 2014, respectively. Lending Risk The principal business of the Bank is lending, primarily in commercial real estate mortgage loans, multi-family mortgage loans, residential real estate mortgage loans, construction loans, home equity loans, commercial and industrial loans, land loans and consumer loans. The Bank considers its primary lending area to be Nassau and Suffolk Counties located on Long Island and a substantial portion of the Bank’s loans are secured by real estate in this area. Accordingly, the ultimate collectibility of such a loan portfolio is susceptible to changes in market and economic conditions in this region. Commercial Real Estate Mortgages Loans in this classification include income producing investment properties and owner occupied real estate used for business purposes. The underlying properties are generally located largely in our primary market area. The cash flows of the income producing investment properties are adversely impacted by a downturn in the economy as evidenced by increased vacancy rates, which in turn, will have an effect on credit quality. Generally, management seeks to obtain annual financial information for borrowers with loans in excess of $0.25 million in this category. In the case of owner-occupied real estate used for business purposes, a weakened economy and resultant decreased consumer and/or business spending will have an adverse effect on credit quality. Multi-Family Mortgages Loans in this classification include income producing residential investment properties of 5 or more families. The loans are usually made in areas with limited single family residences generating high demand for these facilities. Loans are made to established owners with a proven and demonstrable record of strong performance. Loans are secured by a first mortgage lien on the subject property with a loan to value ratio generally not exceeding 75%. Repayment is derived generally from the rental income generated from the property and maybe supplemented by the owners’ personal cash flow. Credit risk arises with an increase in vacancy rates, property mismanagement and the predominance of non-recourse loans that are customary in the industry. Residential Real Estate Mortgages and Home Equity Loans Loans in these classifications are made to and secured by owner-occupied residential real estate and repayment is dependent on the credit quality of the individual borrower. The overall health of the economy, including unemployment rates and housing prices, can have an effect on the credit quality in this loan class. The Bank generally does not originate loans with a loan-to-value ratio greater than 80% and does not grant subprime loans. Commercial, Industrial and Agricultural Loans Loans in this classification are made to businesses and include term loans, lines of credit, senior secured loans to corporations and taxi medallion loans. Generally these loans are secured by assets of the business and repayment is expected from the cash flows of the business. A weakened economy, and resultant decreased consumer and/or business spending will have an effect on the credit quality in this loan class. Real Estate Construction and Land Loans Loans in this classification primarily include land loans to local individuals, contractors and developers for developing the land for sale or for the purpose of making improvements thereon. Repayment is derived primarily from sale of the lots/units including any pre-sold units. Credit risk is affected by market conditions, time to sell at an adequate price and cost overruns. To a lesser extent this class includes commercial development projects that the Company finances, which in most cases require interest only during construction, and then convert to permanent financing. Credit risk is affected by construction delays, cost overruns, market conditions and the availability of permanent financing, to the extent such permanent financing is not being provided by us. Installment and Consumer Loans Loans in this classification may be either secured or unsecured and repayment is dependent on the credit quality of the individual borrower and, if applicable, sale of the collateral securing the loan such as automobiles. Therefore, the overall health of the economy, including unemployment rates and housing prices, will have an effect on the credit quality in this loan class. Allowance for Loan Losses The allowance for loan losses is established and maintained through a provision for loan losses based on probable incurred losses inherent in the Bank’s loan portfolio. Management evaluates the adequacy of the allowance on a quarterly basis. The allowance is comprised of both individual valuation allowances and loan pool valuation allowances. The Bank monitors its entire loan portfolio on a regular basis, with consideration given to detailed analysis of classified loans, repayment patterns, probable incurred losses, past loss experience, current economic conditions, and various types of concentrations of credit. Additions to the allowance are charged to expense and realized losses, net of recoveries, are charged to the allowance. Individual valuation allowances are established in connection with specific loan reviews and the asset classification process including the procedures for impairment testing under FASB Accounting Standard Codification (“ASC”) No. 310, “Receivables”. Such valuation, which includes a review of loans for which full collectibility in accordance with contractual terms is not reasonably assured, considers the estimated fair value of the underlying collateral less the costs to sell, if any, or the present value of expected future cash flows, or the loan’s observable market value. Any shortfall that exists from this analysis results in a specific allowance for the loan. Pursuant to our policy, loan losses must be charged-off in the period the loans, or portions thereof, are deemed uncollectible. Assumptions and judgments by management, in conjunction with outside sources, are used to determine whether full collectibility of a loan is not reasonably assured. These assumptions and judgments are also used to determine the estimates of the fair value of the underlying collateral or the present value of expected future cash flows or the loan’s observable market value. Individual valuation allowances could differ materially as a result of changes in these assumptions and judgments. Individual loan analyses are periodically performed on specific loans considered impaired. The results of the individual valuation allowances are aggregated and included in the overall allowance for loan losses. Loan pool valuation allowances represent loss allowances that have been established to recognize the inherent risks associated with our lending activities, but which, unlike individual allowances, have not been allocated to particular problem assets. Pool evaluations are broken down into loans with homogenous characteristics by loan type and include commercial real estate mortgages, multi-family mortgage loans, home equity loans, residential real estate mortgages, commercial and industrial loans, real estate construction and land loans and consumer loans. The determination of the adequacy of the valuation allowance is a process that takes into consideration a variety of factors. The Bank has developed a range of valuation allowances necessary to adequately provide for probable incurred losses inherent in each pool of loans. We consider our own charge-off history along with the growth in the portfolio as well as the Bank’s credit administration and asset management philosophies and procedures when determining the allowances for each pool. In addition, we evaluate and consider the credit’s risk rating which includes management’s evaluation of: cash flow, collateral, guarantor support, financial disclosures, industry trends and strength of borrowers’ management, the impact that economic and market conditions may have on the portfolio as well as known and inherent risks in the portfolio. Finally, we evaluate and consider the allowance ratios and coverage percentages of peer group and regulatory agency data. These evaluations are inherently subjective because, even though they are based on objective data, it is management’s interpretation of that data that determines the amount of the appropriate allowance. If the evaluations prove to be incorrect, the allowance for loan losses may not be sufficient to cover losses inherent in the loan portfolio, resulting in additions to the allowance for loan losses. The Credit Risk Management Committee is comprised of Bank management. The adequacy of the allowance is analyzed quarterly, with any adjustment to a level deemed appropriate by the Credit Risk Management Committee, based on its risk assessment of the entire portfolio. Each quarter, members of the Credit Risk Management Committee meet with the Credit Risk Committee of the Board to review credit risk trends and the adequacy of the allowance for loan losses. Based on the Credit Risk Management Committee’s review of the classified loans and the overall allowance levels as they relate to the loan portfolio at December 31, 2015 and 2014, management believes the allowance for loan losses has been established at levels sufficient to cover the probable incurred losses in the Bank’s loan portfolio. Future additions or reductions to the allowance may be necessary based on changes in economic, market or other conditions. Changes in estimates could result in a material change in the allowance. In addition, various regulatory agencies, as an integral part of the examination process, periodically review the allowance for loan losses. Such agencies may require the Bank to recognize adjustments to the allowance based on their judgments of the information available to them at the time of their examination. The following table sets forth changes in the allowance for loan losses: December 31, 2015 2014 2013 (In thousands) Allowance for loan losses balance at beginning of period $ 17,637 $ 16,001 $ 14,439 Charge-offs (1,128 ) (824 ) (916 ) Recoveries 235 260 128 Net charge-offs (893 ) (564 ) (788 ) Provision for loan losses charged to operations 4,000 2,200 2,350 Balance at end of period $ 20,744 $ 17,637 $ 16,001 The following table represents the balance in the allowance for loan losses and the recorded investment in loans by portfolio segment, as defined under ASC 310-10, and based on impairment method as of December 31, 2015, 2014 and 2013. The loan segment represents the categories that the Bank develops to determine its allowance for loan losses. December 31, 2015 Commercial Real Estate Mortgage Loans Multi-family Loans Residential Real Estate Mortgage Loans Commercial, Financial and Agricultural Loans Real Estate Construction and Land Loans Installment/ Consumer Loans Total (In thousands) Allowance for Loan Losses Beginning balance $ 6,994 $ 2,670 $ 2,208 $ 4,526 $ 1,104 $ 135 $ 17,637 Charge-offs (50 ) — (249 ) (827 ) — (2 ) (1,128 ) Recoveries — — 79 149 — 7 235 Provision 906 1,538 77 1,557 (74 ) (4 ) 4,000 Ending balance $ 7,850 $ 4,208 $ 2,115 $ 5,405 $ 1,030 $ 136 $ 20,744 Ending balance: individually evaluated for impairment $ 20 $ — $ — $ 9 $ — $ — $ 29 Ending balance: collectively evaluated for impairment $ 7,830 $ 4,208 $ 2,115 $ 5,396 $ 1,030 $ 136 $ 20,715 Ending balance: loans acquired with deteriorated credit quality $ — $ — $ — $ — $ — $ — $ — Loans $ 1,053,399 $ 350,793 $ 392,815 $ 501,766 $ 91,153 $ 17,596 $ 2,407,522 Ending balance: individually evaluated for impairment $ 1,629 $ — $ 672 $ 290 $ — $ — $ 2,591 Ending balance: collectively evaluated for impairment $ 1,051,135 $ 347,054 $ 390,876 $ 495,045 $ 91,153 $ 17,596 $ 2,392,859 Ending balance: loans acquired with deteriorated credit quality (1) $ 635 $ 3,739 $ 1,267 $ 6,431 $ — $ — $ 12,072 (1) December 31, 2014 Commercial Real Estate Mortgage Loans Multi-family Loans Residential Real Estate Mortgage Loans Commercial, Financial and Agricultural Loans Real Estate Construction and Land Loans Installment/ Consumer Loans Total (In thousands) Allowance for Loan Losses Beginning balance $ 6,279 $ 1,597 $ 2,712 $ 4,006 $ 1,206 $ 201 $ 16,001 Charge-offs (461 ) — (257 ) (104 ) — (2 ) (824 ) Recoveries — — 170 87 — 3 260 Provision 1,176 1,073 (417 ) 537 (102 ) (67 ) 2,200 Ending balance $ 6,994 $ 2,670 $ 2,208 $ 4,526 $ 1,104 $ 135 $ 17,637 Ending balance: individually evaluated for impairment $ 23 $ — $ 72 $ 79 $ — $ — $ 174 Ending balance: collectively evaluated for impairment $ 6,971 $ 2,670 $ 2,136 $ 4,447 $ 1,104 $ 135 $ 17,463 Ending balance: loans acquired with deteriorated credit quality $ — $ — $ — $ — $ — $ — $ — Loans $ 595,397 $ 218,985 $ 156,156 $ 291,743 $ 63,556 $ 10,124 $ 1,335,961 Ending balance: individually evaluated for impairment $ 5,136 $ — $ 383 $ 682 $ — $ — $ 6,201 Ending balance: collectively evaluated for impairment $ 582,946 $ 218,985 $ 154,897 $ 286,368 $ 63,556 $ 10,124 $ 1,316,876 Ending balance: loans acquired with deteriorated credit quality (1) $ 7,315 $ — $ 876 $ 4,693 $ — $ — $ 12,884 (1) December 31, 2013 Commercial Real Estate Mortgage Loans Multi-family Loans Residential Real Estate Mortgage Loans Commercial, Financial and Agricultural Loans Real Estate Construction and Land Loans Installment/ Consumer Loans Total (In thousands) Allowance for Loan Losses Beginning balance $ 4,445 $ 1,239 $ 2,803 $ 4,349 $ 1,375 $ 228 $ 14,439 Charge-offs — — (420 ) (420 ) (23 ) (53 ) (916 ) Recoveries — — 34 87 2 5 128 Provision 1,834 358 295 (10 ) (148 ) 21 2,350 Ending balance $ 6,279 $ 1,597 $ 2,712 $ 4,006 $ 1,206 $ 201 $ 16,001 Ending balance: individually evaluated for impairment $ 116 $ — $ 122 $ — $ — $ — $ 238 Ending balance: collectively evaluated for impairment $ 6,163 $ 1,597 $ 2,590 $ 4,006 $ 1,206 $ 201 $ 15,763 Ending balance: loans acquired with deteriorated credit quality $ — $ — $ — $ — $ — $ — $ — Loans $ 484,900 $ 107,488 $ 153,417 $ 209,452 $ 46,981 $ 9,287 $ 1,011,525 Ending balance: individually evaluated for impairment $ 5,950 $ — $ 2,382 $ 526 $ — $ — $ 8,858 Ending balance: collectively evaluated for impairment $ 478,129 $ 107,488 $ 151,035 $ 208,677 $ 46,641 $ 9,287 $ 1,001,257 Ending balance: loans acquired with deteriorated credit quality (1) $ 821 $ — $ — $ 249 $ 340 $ — $ 1,410 (1) The recorded investment in loans excludes accrued interest receivable and loan origination fees, net due to immateriality. Credit Quality Indicators The Company categorizes loans into risk categories based on relevant information about the ability of borrowers to service their debt including repayment patterns, probable incurred losses, past loss experience, current economic conditions, and various types of concentrations of credit. Assigned risk rating grades are continuously updated as new information is obtained. Loans risk rated special mention, substandard and doubtful are reviewed on a quarterly basis. The Company uses the following definitions for risk rating grades: Pass: Loans classified as pass include current loans performing in accordance with contractual terms, pools of homogenous residential real estate and installment/consumer loans that are not individually risk rated and loans which exhibit certain risk factors that do not require greater than usual monitoring by management. Special mention: Loans classified as special mention, while generally not delinquent, have potential weaknesses that deserve management's close attention. If left uncorrected, these potential weaknesses may result in deterioration of the repayment prospects for the loan or in the Bank's credit position at some future date. Substandard: Loans classified as substandard have a well-defined weakness or weaknesses that jeopardize the liquidation of the debt. There is a distinct possibility that the Bank will sustain some loss if the deficiencies are not corrected. Doubtful: Loans classified as doubtful have all the weaknesses inherent in a substandard loan, and may also be at delinquency status and have defined weaknesses based on currently existing facts, conditions and values making collection or liquidation in full highly questionable and improbable. The following table represents loans by class categorized by internally assigned risk grades: Grades: December 31, 2015 Pass Special Mention Substandard Doubtful Total (In thousands) Commercial real estate: Owner occupied $ 465,967 $ 3,239 $ 2,115 $ — $ 471,321 Non-owner occupied 573,049 542 8,487 — 582,078 Multi-family loans 350,785 — 8 — 350,793 Residential real estate: Residential 323,557 87 845 — 324,489 Home equity 66,910 523 893 — 68,326 Commercial: Secured 121,037 151 2,549 — 123,737 Unsecured 370,642 3,191 4,196 — 378,029 Real estate construction and land loans 91,153 — — — 91,153 Installment/consumer loans 17,496 — 100 — 17,596 Total loans $ 2,380,596 $ 7,733 $ 19,193 $ — $ 2,407,522 At December 31, 2015 there were $0.02 million and $9.6 million, respectively, of acquired CNB loans included in the special mention and substandard grades and $0.1 million and $0.2 million, respectively, of acquired FNBNY loans included in the special mention and substandard grades. Grades: December 31, 2014 Pass Special Mention Substandard Doubtful Total (In thousands) Commercial real estate: Owner occupied $ 243,512 $ 7,133 $ 5,963 $ — $ 256,608 Non-owner occupied 334,790 171 3,828 — 338,789 Multi-family loans 217,855 202 928 — 218,985 Residential real estate: First lien 88,405 — 1,613 — 90,018 Home equity 64,994 212 932 — 66,138 Commercial: Secured 91,007 621 2,339 — 93,967 Unsecured 191,942 4,168 1,666 — 197,776 Real estate construction and land loans 63,190 — 366 — 63,556 Installment/consumer loans 9,921 100 103 — 10,124 Total loans $ 1,305,616 $ 12,607 $ 17,738 $ — $ 1,335,961 At December 31, 2014 there were $0.3 million and $1.5 million, respectively, of acquired FNBNY loans included in the special mention and substandard grades. Past Due and Nonaccrual Loans The following table represents the aging of the recorded investment in past due loans as of December 31, 2015 and December 31, 2014 by class of loans, as defined by ASC 310-10: December 31, 2015 30-59 Days Past Due 60-89 Days Past Due >90 Days Past Due And Accruing Nonaccrual Including 90 Days or More Past Due Total Past Due and Nonaccrual Current Total Loans (In thousands) Commercial real estate: Owner occupied $ — $ — $ 435 $ 631 $ 1,066 $ 470,255 $ 471,321 Non-owner occupied — — — — — 582,078 582,078 Multi-family loans — — — — — 350,793 350,793 Residential real estate: Residential mortgages 939 245 — 62 1,246 323,243 324,489 Home equity 69 100 188 610 967 67,359 68,326 Commercial: Secured — — 341 — 341 123,396 123,737 Unsecured 128 24 — 44 196 377,833 378,029 Real estate construction and land loans — — — — — 91,153 91,153 Installment/consumer loans — — — 3 3 17,593 17,596 Total loans $ 1,136 $ 369 $ 964 $ 1,350 $ 3,819 $ 2,403,703 $ 2,407,522 December 31, 2014 30-59 Days Past Due 60-89 Days Past Due >90 Days Past Due And Accruing Nonaccrual Including 90 Days or More Past Due Total Past Due and Nonaccrual Current Total Loans (In thousands) Commercial real estate: Owner occupied $ — $ 184 $ — $ 595 $ 779 $ 255,829 $ 256,608 Non-owner occupied 181 — 10 10 201 338,588 338,789 Multi-family loans — — — — — 218,985 218,985 Residential real estate: First lien — — — 143 143 89,875 90,018 Home equity 919 — 134 374 1,427 64,711 66,138 Commercial: Secured — — — — — 93,967 93,967 Unsecured 25 — — 222 247 197,529 197,776 Real estate construction and land loans — — — — — 63,556 63,556 Installment/consumer loans 1 — — 3 4 10,120 10,124 Total loans $ 1,126 $ 184 $ 144 $ 1,347 $ 2,801 $ 1,333,160 $ 1,335,961 As of December 31, 2015, there were $1.2 million of CNB acquired loans that were 30-89 days past due. There were no FNBNY acquired loans that were 30-89 days past due at December 31, 2015 and 2014. All loans 90 days or more past due that are still accruing interest represent loans that were acquired from CNB and FNBNY which were recorded at fair value upon acquisition. These loans are considered to be accruing as management can reasonably estimate future cash flows and expect to fully collect the carrying value of these acquired loans. Therefore, the difference between the carrying value of these loans and their expected cash flows is being accreted into income. Impaired Loans As of December 31, 2015 and 2014, the Company had impaired loans as defined by FASB ASC No. 310, “Receivables” of $2.6 million and $6.2 million, respectively. For a loan to be considered impaired, management determines after review whether it is probable that the Bank will not be able to collect all amounts due according to the contractual terms of the loan agreement. Management applies its normal loan review procedures in making these judgments. Impaired loans include individually classified nonaccrual loans and troubled debt restructured (“TDR”) loans. For impaired loans, the Bank evaluates the impairment of the loan in accordance with FASB ASC 310-10-35-22. Impairment is determined based on the present value of expected future cash flows discounted at the loan’s effective interest rate. For loans that are collateral dependent, the fair value of the collateral is used to determine the fair value of the loan. The fair value of the collateral is determined based upon recent appraised values. The fair value of the collateral or present value of expected cash flows is compared to the carrying value to determine if any write-down or specific loan loss allowance allocation is required. These methods of fair value measurement for impaired loans are considered level 3 within the fair value hierarchy described in FASB ASC 820-10-50-5. The following tables represent impaired loans by class at December 31, 2015, 2014 and 2013: December 31, 2015 Recorded Investment Unpaid Principal Balance Related Allocated Allowance Average Recorded Investment Interest Income Recognized (In thousands) With no related allowance recorded: Commercial real estate: Owner occupied $ 384 $ 564 $ — $ 412 $ 10 Non-owner occupied 927 928 — 938 62 Residential real estate: Residential mortgages 62 73 — 66 — Home equity 610 700 — 631 — Commercial: Secured 96 96 — 93 6 Unsecured — — — — — Total with no related allowance recorded 2,079 2,361 — 2,140 78 With an allowance recorded: Commercial real estate – Owner occupied — — — — — Commercial real estate – Non-owner occupied 318 318 20 320 15 Residential real estate– Residential mortgages — — — — — Residential real estate – Home equity — — — — — Commercial–Secured — — — — — Commercial–Unsecured 194 194 9 223 17 Total with an allowance recorded 512 512 29 543 32 Total: Commercial real estate: Owner occupied 384 564 — 412 10 Non-owner occupied 1,245 1,246 20 1,258 77 Residential real estate: Residential mortgages 62 73 — 66 — Home equity 610 700 — 631 — Commercial: Secured 96 96 — 93 6 Unsecured 194 194 9 223 17 Total $ 2,591 $ 2,873 $ 29 $ 2,683 $ 110 December 31, 2014 Recorded Investment Unpaid Principal Balance Related Allocated Allowance Average Recorded Investment Interest Income Recognized (In thousands) With no related allowance recorded: Commercial real estate: Owner occupied $ 3,562 $ 3,707 $ — $ 3,974 $ 113 Non-owner occupied 1,251 1,568 — 961 63 Residential real estate: Residential mortgages 143 231 — 199 — Home equity 169 377 — 229 — Commercial: Secured 345 345 — 354 25 Unsecured — — — — — Total with no related allowance recorded 5,470 6,228 — 5,717 201 With an allowance recorded: Commercial real estate – Owner occupied — — — — — Commercial real estate – Non-owner occupied 323 323 23 27 — Residential real estate– Residential mortgages — — — — — Residential real estate – Home equity 71 89 72 75 13 Commercial–Secured — — — — — Commercial–Unsecured 337 339 79 206 — Total with an allowance recorded 731 751 174 308 13 Total: Commercial real estate: Owner occupied 3,562 3,707 — 3,974 113 Non-owner occupied 1,574 1,891 23 988 63 Residential real estate: Residential mortgages 143 231 — 199 — Home equity 240 466 72 304 13 Commercial: Secured 345 345 — 354 25 Unsecured 337 339 79 206 — Total $ 6,201 $ 6,979 $ 174 $ 6,025 $ 214 December 31, 2013 Recorded Investment Unpaid Principal Balance Related Allocated Allowance Average Recorded Investment Interest Income Recognized (In thousands) With no related allowance recorded: Commercial real estate: Owner occupied $ 3,696 $ 3,805 $ — $ 3,730 $ 118 Non-owner occupied 917 917 — 917 60 Residential real estate: First lien 1,463 2,213 — 1,482 26 Home equity 689 1,046 — 633 — Commercial: Secured 352 352 — 450 26 Unsecured 174 — — 232 59 Total with no related allowance recorded 7,291 8,333 — 7,444 289 With an allowance recorded: Commercial real estate – Owner occupied 720 720 94 420 — Commercial real estate – Non-owner occupied 617 617 22 515 — Residential real estate – First Lien 152 156 42 141 — Residential real Estate – Home equity 78 89 80 81 — Total with an allowance recorded 1,567 1,582 238 1,157 — Total: Commercial real estate: Owner occupied 4,416 4,525 94 4,150 118 Non-owner occupied 1,534 1,534 22 1,432 60 Residential real estate: First lien 1,615 2,369 42 1,623 26 Home equity 767 1,135 80 714 — Commercial: Secured 352 352 — 450 26 Unsecured 174 — — 232 59 Total $ 8,858 $ 9,915 $ 238 $ 8,601 $ 289 The recorded investment in loans excludes accrued interest receivable and loan origination fees, net due to immateriality. For purposes of this disclosure, the unpaid principal balance is not reduced for partial charge-offs. The Bank had $250,000 other real estate owned at December 31, 2015 and none at December 31, 2014. Troubled Debt Restructurings The terms of certain loans were modified and are considered troubled debt restructurings (“TDR”). The modification of the terms of such loans included one or a combination of the following: a reduction of the stated interest rate of the loan; an extension of the maturity date at a stated rate of interest lower than the current market rate for new debt with similar risk; or a permanent reduction of the recorded investment in the loan. The modification of these loans involved a loan to borrowers who were experiencing financial difficulties. In order to determine whether a borrower is experiencing financial difficulty, an evaluation is performed to determine if that borrower is currently in payment default under any of its obligations or whether there is a probability that the borrower will be in payment default on any of its debt in the foreseeable future without the modification. This evaluation is performed under the Company’s internal underwriting policy. The following table presents loans by class modified as troubled debt restructurings: Years Ended December 31, 2015 2014 2013 Number of Contracts Pre- Modification Outstanding Recorded Investment Post- Modification Outstanding Recorded Investment Number of Contracts Pre- Modification Outstanding Recorded Investment Post- Modification Outstanding Recorded Investment Number of Contracts Pre- Modification Outstanding Recorded Investment Post- Modification Outstanding Recorded Investment (Dollars in thousands) Trouble Debt Restructurings Commercial real estate: Owner occupied — $ — $ — — $ — $ — 1 $ 720 $ 720 Non-owner occupied — — — 1 323 323 1 620 620 Residential real estate: Home equity: — — — 1 127 127 — — — Commercial: Unsecured 3 160 160 1 127 127 1 33 33 Installment/consumer loans — — — 1 5 5 — — — Total loans 3 $ 160 $ 160 4 $ 582 $ 582 3 $ 1,373 $ 1,373 The TDRs described above did not increase the allowance for loan losses during the years ended December 31, 2015, 2014 and 2013. There were $0.7 million and $0.5 million of charge-offs related to TDRs during the years ended December 31, 2015 and 2014, respectively. There were no charge-offs related to TDRs during the year ended December 31, 2013. There were no loans modified as TDRs during 2015 and 2014 for which there was a payment default within twelve months following the modification. During 2013, there was one loan modified as a TDR for which there was a payment default within twelve months following the modification. A loan is considered to be in payment default once it is 30 days contractually past due under the modified terms. The Bank had no commitments to lend additional amounts to loans that were classified as TDRs. At December 31, 2015 and 2014, the Company had $0.1 million and $0.5 million, respectively of nonaccrual TDR loans and $1.7 million and $5.0 million, respectively of performing TDRs. At December 31, 2015 and 2014, total nonaccrual TDR loans are secured with collateral that has an appraised value of $0.3 million and $0.9 million, respectively. The terms of certain other loans were modified during the year ended December 31, 2015 that did not meet the definition of a TDR. These loans have a total recorded investment as of December 31, 2015 of $11.0 million. The modification of these loans involved a modification of the terms of loans to borrowers who were not experiencing financial difficulties. Acquired Loans Loans acquired in a business combination are recorded at their fair value at the acquisition date. Credit discounts are included in the determination of fair value; therefore, an allowance for loan losses is not recorded at the acquisition date. In determining the acquisition date fair value of purchased loans, acquired loans are aggregated into pools of loans with common characteristics. Each loan is reviewed at acquisition to determine if it should be accounted for as a loan that has experienced credit deterioration and it is probable that at acquisition, the Company will not be able to collect all the contractual principle and interest due from the borrower. All loans with evidence of deterioration in credit quality are considered purchased credit impaired (“PCI”) loans unless the loan type is specifically excluded from the scope of ASC 310-30 “Loans and Debt Securities Acquired with Deteriorated Credit Quality,” such as loans with active revolver features or because management has minimal doubt in the collection of the loan. The Bank makes an estimate of the loans’ contractual principal and contractual interest payments as well as the total cash flows it expects to collect from the pools of loans, which includes undiscounted expected principal and interest. The excess of contractual amounts over the total cash flows expected to be collected from the loans is referred to as non-accretable difference, which is not accreted into income. The excess of the expected undiscounted cash flows over the fair value of the loans is referred to as accretable discount. Accretable discount is recognized as interest income on a level-yield basis over the life of the loans. Management has not included prepayment assumptions in its modeling of contractual or expected cash flows. The Bank continues to estimate cash flows expected to be collected over the life of the loans. Subsequent increases in total cash flows expected to be collected are recognized as an adjustment to the accretable yield with the amount of periodic accretion adjusted over the remaining life of the loans. Subsequent decreases in cash flows expected to be collected over the life of the loans are recognized as impairment in the current period through allowance for loan losses. A PCI loan may be resolved either through a sale of the loan, by working with the customer and obtaini |