Loans and Leases and Allowance for Credit Losses | Loans and Leases and Allowance for Credit Losses Major classifications of the loan and lease portfolio (collectively referred to as the “loan portfolio” or “loans”) are summarized as of the dates indicated as follows (in thousands) : December 31, 2019 2018 Owner occupied commercial real estate $ 1,720,227 $ 1,647,904 Income producing commercial real estate 2,007,950 1,812,420 Commercial & industrial 1,220,657 1,278,347 Commercial construction 976,215 796,158 Equipment financing 744,544 564,614 Total commercial 6,669,593 6,099,443 Residential mortgage 1,117,616 1,049,232 Home equity lines of credit 660,675 694,010 Residential construction 236,437 211,011 Consumer 128,232 122,013 Indirect auto — 207,692 Total loans 8,812,553 8,383,401 Less allowance for loan losses (62,089 ) (61,203 ) Loans, net $ 8,750,464 $ 8,322,198 At December 31, 2019 and 2018 , $1.30 million and $1.19 million , respectively, in overdrawn deposit accounts were reclassified as consumer loans. At December 31, 2019 and 2018 , loans with a carrying value of $4.06 billion and $3.98 billion were pledged as collateral to secure FHLB advances, securitized notes payable and other contingent funding sources. At December 31, 2019 , the carrying value and outstanding balance of PCI loans was $58.6 million and $83.1 million , respectively. At December 31, 2018 , the carrying value and outstanding balance of PCI loans was $74.4 million and $109 million , respectively. The following table presents changes in the value of the accretable yield for PCI loans for the years ended December 31 (in thousands) : 2019 2018 Balance at beginning of period $ 26,868 $ 17,686 Additions due to acquisitions 1,300 1,977 Accretion (17,885 ) (13,696 ) Reclassification from nonaccretable difference 9,237 15,326 Changes in expected cash flows that do not affect nonaccretable difference 4,400 5,575 Balance at end of period $ 23,920 $ 26,868 In addition to the accretable yield on PCI loans, the fair value adjustments on non-PCI purchased loans are also accreted to interest income over the life of the loans. At December 31, 2019 and 2018 , the remaining accretable net fair value discount on these loans was $5.00 million and $4.31 million , respectively, which included a net premium on acquired equipment financing loans. During 2019 , United sold $81.1 million of SBA/USDA guaranteed loans, $103 million of indirect auto loans, and $31.0 million of equipment financing receivables. The gains and losses on these loan sales were included in noninterest income on the consolidated statements of income. During 2018 and 2017 , United sold SBA/USDA guaranteed loans totaling $121 million and $117 million , respectively. At December 31, 2019 and 2018 , equipment financing assets included leases of $37.4 million and $30.4 million , respectively. The components of the net investment in leases, which included both sales-type and direct financing, are presented below (in thousands) . December 31, 2019 2018 Minimum future lease payments receivable $ 39,709 $ 31,915 Estimated residual value of leased equipment 3,631 3,593 Initial direct costs 842 827 Security deposits (989 ) (1,189 ) Purchase accounting premium 273 806 Unearned income (6,088 ) (5,568 ) Net investment in leases $ 37,378 $ 30,384 Minimum future lease payments expected to be received from equipment financing lease contracts as of December 31, 2019 are as follows (in thousands) : Year 2020 $ 14,772 2021 11,177 2022 7,549 2023 4,436 2024 1,462 Thereafter 313 Total $ 39,709 Allowance for Credit Losses and Loans Individually Evaluated for Impairment The allowance for loan losses represents management’s estimate of probable incurred losses in the loan portfolio as of the end of the period. The allowance for unfunded commitments is included in other liabilities in the consolidated balance sheets. Combined, the allowance for loan losses and allowance for unfunded commitments are referred to as the allowance for credit losses. The following table presents the balance and activity in the allowance for credit losses by portfolio segment for the periods indicated (in thousands) : Year Ended December 31, 2019 Beginning Balance Charge-Offs Recoveries Provision Ending Balance Owner occupied commercial real estate $ 12,207 $ (5 ) $ 375 $ (1,173 ) $ 11,404 Income producing commercial real estate 11,073 (1,227 ) 283 2,177 12,306 Commercial & industrial 4,802 (5,849 ) 852 5,461 5,266 Commercial construction 10,337 (290 ) 1,165 (1,544 ) 9,668 Equipment financing 5,452 (5,675 ) 781 6,826 7,384 Residential mortgage 8,295 (616 ) 481 (79 ) 8,081 Home equity lines of credit 4,752 (996 ) 610 209 4,575 Residential construction 2,433 (306 ) 157 220 2,504 Consumer 853 (2,390 ) 911 1,527 901 Indirect auto 999 (663 ) 186 (522 ) — Total allowance for loan losses 61,203 (18,017 ) 5,801 13,102 62,089 Allowance for unfunded commitments 3,410 — — 48 3,458 Total allowance for credit losses $ 64,613 $ (18,017 ) $ 5,801 $ 13,150 $ 65,547 Year Ended December 31, 2018 Beginning Balance Charge-Offs Recoveries Provision Ending Balance Owner occupied commercial real estate $ 14,776 $ (303 ) $ 1,227 $ (3,493 ) $ 12,207 Income producing commercial real estate 9,381 (3,304 ) 1,064 3,932 11,073 Commercial & industrial 3,971 (1,669 ) 1,390 1,110 4,802 Commercial construction 10,523 (622 ) 734 (298 ) 10,337 Equipment financing — (1,536 ) 460 6,528 5,452 Residential mortgage 10,097 (754 ) 336 (1,384 ) 8,295 Home equity lines of credit 5,177 (1,194 ) 423 346 4,752 Residential construction 2,729 (54 ) 376 (618 ) 2,433 Consumer 710 (2,445 ) 807 1,781 853 Indirect auto 1,550 (1,277 ) 228 498 999 Total allowance for loan losses 58,914 (13,158 ) 7,045 8,402 61,203 Allowance for unfunded commitments 2,312 — — 1,098 3,410 Total allowance for credit losses $ 61,226 $ (13,158 ) $ 7,045 $ 9,500 $ 64,613 Year Ended December 31, 2017 Beginning Balance Charge-Offs Recoveries Provision Ending Balance Owner occupied commercial real estate $ 16,446 $ (406 ) $ 980 $ (2,244 ) $ 14,776 Income producing commercial real estate 8,843 (2,985 ) 178 3,345 9,381 Commercial & industrial 3,810 (1,528 ) 1,768 (79 ) 3,971 Commercial construction 13,405 (1,023 ) 1,018 (2,877 ) 10,523 Equipment financing — — — — — Residential mortgage 8,545 (1,473 ) 314 2,711 10,097 Home equity lines of credit 4,599 (1,435 ) 567 1,446 5,177 Residential construction 3,264 (129 ) 178 (584 ) 2,729 Consumer 708 (1,803 ) 917 888 710 Indirect auto 1,802 (1,420 ) 284 884 1,550 Total allowance for loan losses 61,422 (12,202 ) 6,204 3,490 58,914 Allowance for unfunded commitments 2,002 — — 310 2,312 Total allowance for credit losses $ 63,424 $ (12,202 ) $ 6,204 $ 3,800 $ 61,226 The following table presents the recorded investment in loans by portfolio segment and the balance of the allowance for loan losses assigned to each segment based on the method of evaluating the loans for impairment for the periods indicated (in thousands) : Allowance for Credit Losses December 31, 2019 December 31, 2018 Individually evaluated for impairment Collectively evaluated for impairment PCI Ending Balance Individually evaluated for impairment Collectively evaluated for impairment PCI Ending Balance Owner occupied commercial real estate $ 816 $ 10,483 $ 105 $ 11,404 $ 862 $ 11,328 $ 17 $ 12,207 Income producing commercial real estate 770 11,507 29 12,306 402 10,671 — 11,073 Commercial & industrial 21 5,193 52 5,266 32 4,761 9 4,802 Commercial construction 55 9,613 — 9,668 71 9,974 292 10,337 Equipment financing — 7,240 144 7,384 — 5,045 407 5,452 Residential mortgage 782 7,296 3 8,081 861 7,410 24 8,295 Home equity lines of credit 16 4,541 18 4,575 1 4,740 11 4,752 Residential construction 47 2,456 1 2,504 51 2,382 — 2,433 Consumer 5 885 11 901 6 847 — 853 Indirect auto — — — — 26 973 — 999 Total allowance for loan losses 2,512 59,214 363 62,089 2,312 58,131 760 61,203 Allowance for unfunded commitments — 3,458 — 3,458 — 3,410 — 3,410 Total allowance for credit losses $ 2,512 $ 62,672 $ 363 $ 65,547 $ 2,312 $ 61,541 $ 760 $ 64,613 Loans Outstanding December 31, 2019 December 31, 2018 Individually evaluated for impairment Collectively evaluated for impairment PCI Ending Balance Individually evaluated for impairment Collectively evaluated for impairment PCI Ending Balance Owner occupied commercial real estate $ 19,233 $ 1,692,448 $ 8,546 $ 1,720,227 $ 17,602 $ 1,620,450 $ 9,852 $ 1,647,904 Income producing commercial real estate 18,134 1,962,588 27,228 2,007,950 16,584 1,757,525 38,311 1,812,420 Commercial & industrial 1,449 1,218,882 326 1,220,657 1,621 1,276,318 408 1,278,347 Commercial construction 3,675 965,678 6,862 976,215 2,491 787,760 5,907 796,158 Equipment financing 1,027 739,532 3,985 744,544 — 556,672 7,942 564,614 Residential mortgage 15,991 1,092,046 9,579 1,117,616 14,220 1,025,862 9,150 1,049,232 Home equity lines of credit 992 658,273 1,410 660,675 276 692,122 1,612 694,010 Residential construction 1,256 234,807 374 236,437 1,207 209,070 734 211,011 Consumer 214 127,682 336 128,232 211 121,269 533 122,013 Indirect auto — — — — 1,237 206,455 — 207,692 Total loans $ 61,971 $ 8,691,936 $ 58,646 $ 8,812,553 $ 55,449 $ 8,253,503 $ 74,449 $ 8,383,401 A loan is considered impaired when, based on current events and circumstances, it is probable that all amounts due according to the original contractual terms of the loan will not be collected. On a quarterly basis, management individually evaluates certain impaired loans, including all non-PCI nonaccrual relationships with a balance of $500,000 or greater and all troubled debt restructurings (“TDRs”) for impairment. Impairment for collateral dependent loans within this population is measured based on the fair value of the collateral. If impairment is identified, the loan is generally charged down to the fair value of the underlying collateral, less selling costs. Impairment for non-collateral dependent TDRs within this population is measured based on discounted cash flows or the loan’s observable market price. Impairment identified using these methods would result in the establishment of a specific reserve. Each quarter, management prepares an analysis of the allowance for credit losses to determine the appropriate balance that measures and quantifies the amount of probable incurred losses in the loan portfolio and unfunded loan commitments. The allowance is comprised of specific reserves on individually impaired loans, which are determined as described above, and general reserves, which are determined based on historical loss experience as adjusted for current trends and economic conditions multiplied by a loss emergence period factor. Management calculates the loss emergence period for each pool of loans based on the weighted average length of time between the date a loan first exceeds 30 days past due and the date the loan is charged off. On junior lien home equity loans, management has limited ability to monitor the delinquency status of the first lien unless the first lien is also held by United. As a result, management applies the weighted average historical loss factor for this category and appropriately adjusts it to reflect the increased risk of loss from these credits. Management reviews the resulting loss factors for each category of the loan portfolio and evaluates whether qualitative adjustments are necessary to take into consideration recent credit trends such as increases or decreases in past due, nonaccrual, criticized and classified loans, and other macro environmental factors such as changes in unemployment rates, employment rates, debt per capita, home price indices, and trends in real estate value indices. Management believes that its method of determining the balance of the allowance for credit losses provides a reasonable and reliable basis for measuring and reporting losses that are incurred in the loan portfolio as of the reporting date. When a loan officer determines that a loan is uncollectible, he or she is responsible for recommending that the loan be placed on nonaccrual status and evaluated for impairment, which, if necessary, could result in fully or partially charging off the loan or establishing a specific reserve. Full or partial charge-offs may also be recommended by the Collections Department, the Special Assets Department, the Loss Mitigation Department and the Foreclosure/OREO Department. Nonaccrual real estate loans that are collateral dependent are generally charged down to fair value less costs to sell at the time they are placed on nonaccrual status. Commercial, mortgage, and consumer asset quality committees meet monthly to review charge-offs that have occurred during the previous month. Participants include the respective Chief Commercial Credit Officer, Chief Retail Credit Officer, Senior Risk Officers, Senior Credit Officers, Regional Credit Managers, and Special Asset Officers. Generally, closed-end retail loans (installment and residential mortgage loans) past due 90 cumulative days are written down to their collateral value less estimated selling costs. Open-end (revolving) unsecured retail loans which are past due 90 cumulative days from their contractual due date are generally charged off. The following table presents loans individually evaluated for impairment by class of loans as of the dates indicated (in thousands) : December 31, 2019 December 31, 2018 Unpaid Principal Balance Recorded Investment Allowance for Loan Losses Allocated Unpaid Principal Balance Recorded Investment Allowance for Loan Losses Allocated With no related allowance recorded: Owner occupied commercial real estate $ 9,527 $ 8,118 $ — $ 8,650 $ 6,546 $ — Income producing commercial real estate 5,159 4,956 — 9,986 9,881 — Commercial & industrial 1,144 890 — 525 370 — Commercial construction 2,458 2,140 — 685 507 — Equipment financing 1,027 1,027 — — — — Total commercial 19,315 17,131 — 19,846 17,304 — Residential mortgage 7,362 6,436 — 5,787 5,202 — Home equity lines of credit 1,116 861 — 330 234 — Residential construction 731 626 — 554 428 — Consumer 66 53 — 18 17 — Indirect auto — — — 294 292 — Total with no related allowance recorded 28,590 25,107 — 26,829 23,477 — With an allowance recorded: Owner occupied commercial real estate 11,136 11,115 816 11,095 11,056 862 Income producing commercial real estate 13,591 13,178 770 6,968 6,703 402 Commercial & industrial 559 559 21 1,652 1,251 32 Commercial construction 1,535 1,535 55 2,130 1,984 71 Equipment financing — — — — — — Total commercial 26,821 26,387 1,662 21,845 20,994 1,367 Residential mortgage 9,624 9,555 782 9,169 9,018 861 Home equity lines of credit 146 131 16 45 42 1 Residential construction 643 630 47 791 779 51 Consumer 161 161 5 199 194 6 Indirect auto — — — 946 945 26 Total with an allowance recorded 37,395 36,864 2,512 32,995 31,972 2,312 Total $ 65,985 $ 61,971 $ 2,512 $ 59,824 $ 55,449 $ 2,312 As of December 31, 2019 and 2018 , United has allocated $2.51 million and $2.31 million , respectively, of specific reserves to customers whose loan terms have been modified in TDRs. As of December 31, 2019 and December 31, 2018 , there were no commitments to lend additional amounts to customers with outstanding loans classified as TDRs. The modification of the TDR terms included one or a combination of the following: a reduction of the stated interest rate of the loan or an extension of the amortization period that would not otherwise be considered in the current market for new debt with similar risk characteristics; a restructuring of the borrower’s debt into an “A/B note structure” in which the A note would fall within the borrower’s ability to pay and the remainder would be included in the B note; a mandated bankruptcy restructuring; or interest-only payment terms greater than 90 days where the borrower is unable to amortize the loan. Modified PCI loans are not accounted for as TDRs because they are not separated from the pools, and as such are not classified as impaired loans. Loans modified under the terms of a TDR during the years ended December 31 are presented in the table below. In addition, the following table presents loans modified under the terms of a TDR that defaulted (became 90 days or more delinquent) during the years ended December 31 that were initially restructured within one year prior to default (dollars in thousands) : New TDRs Number of Contracts Pre-Modification Outstanding Recorded Investment Post-Modification Outstanding Recorded Investment by Type of Modification TDRs Modified Within the Year That Have Subsequently Defaulted Year Ended December 31, 2019 Rate Reduction Structure Other Total Number of Contracts Recorded Investment Owner occupied commercial real estate 4 $ 1,864 $ — $ 1,739 $ — $ 1,739 — $ — Income producing commercial real estate 3 9,126 — 9,013 — 9,013 — — Commercial & industrial 2 136 — 75 7 82 — — Commercial construction — — — — — — — — Equipment financing 9 1,071 — 1,071 — 1,071 — — Total commercial 18 12,197 — 11,898 7 11,905 — — Residential mortgage 15 2,102 — 2,057 — 2,057 1 135 Home equity lines of credit 1 50 — 50 — 50 — — Residential construction 1 22 — — 21 21 1 13 Consumer 5 46 — — 45 45 — — Indirect auto 15 271 — — 262 262 — — Total loans 55 $ 14,688 $ — $ 14,005 $ 335 $ 14,340 2 $ 148 Year Ended December 31, 2018 Owner occupied commercial real estate 5 $ 1,438 $ — $ 1,387 $ — $ 1,387 3 $ 1,869 Income producing commercial real estate 2 3,753 106 3,637 — 3,743 — — Commercial & industrial 2 108 — 32 — 32 1 232 Commercial construction — — — — — — 1 3 Equipment financing — — — — — — — — Total commercial 9 5,299 106 5,056 — 5,162 5 2,104 Residential mortgage 15 1,933 130 1,770 — 1,900 1 101 Home equity lines of credit 1 42 — — 41 41 — — Residential construction 2 47 — 32 13 45 — — Consumer 2 7 — — 7 7 — — Indirect auto 35 643 — — 643 643 — — Total loans 64 $ 7,971 $ 236 $ 6,858 $ 704 $ 7,798 6 $ 2,205 Year Ended December 31, 2017 Owner occupied commercial real estate 6 $ 2,603 $ — $ 2,161 $ 108 $ 2,269 — $ — Income producing commercial real estate 2 257 — — 252 252 — — Commercial & industrial 6 901 — 174 533 707 — — Commercial construction — — — — — — — — Equipment financing — — — — — — — — Total commercial 14 3,761 — 2,335 893 3,228 — — Residential mortgage 23 2,174 — 2,165 — 2,165 4 852 Home equity lines of credit 1 296 — — 176 176 — — Residential construction 4 135 40 95 — 135 — — Consumer 2 16 — 16 — 16 — — Indirect auto 34 786 — — 786 786 — — Total loans 78 $ 7,168 $ 40 $ 4,611 $ 1,855 $ 6,506 4 $ 852 Collateral dependent TDRs that subsequently default or are placed on nonaccrual are charged down to the fair value of the collateral consistent with United’s policy for nonaccrual loans. Impairment on TDRs that are not collateral dependent continues to be measured based on discounted cash flows regardless of whether the loan has subsequently defaulted. The average balances of impaired loans and income recognized on impaired loans while they were considered impaired is presented below for the last three years (in thousands) : 2019 2018 2017 Average Balance Interest Revenue Recognized During Impairment Cash Basis Interest Revenue Received Average Balance Interest Revenue Recognized During Impairment Cash Basis Interest Revenue Received Average Balance Interest Revenue Recognized During Impairment Cash Basis Interest Revenue Received Owner occupied commercial real estate $ 18,575 $ 1,124 $ 1,171 $ 19,881 $ 1,078 $ 1,119 $ 27,870 $ 1,271 $ 1,291 Income producing commercial real estate 14,253 739 730 17,138 893 895 24,765 1,265 1,178 Commercial & industrial 1,837 84 100 1,777 100 100 2,994 125 127 Commercial construction 3,233 129 146 3,247 176 174 5,102 225 229 Equipment financing 159 23 23 — — — — — — Total commercial 38,057 2,099 2,170 42,043 2,247 2,288 60,731 2,886 2,825 Residential mortgage 16,115 748 749 14,515 641 643 14,257 555 574 Home equity lines of credit 488 14 15 284 18 16 248 10 12 Residential construction 1,332 92 94 1,405 96 95 1,582 95 95 Consumer 203 15 15 249 18 18 292 22 22 Indirect auto 1,028 50 50 1,252 64 64 1,244 64 64 Total $ 57,223 $ 3,018 $ 3,093 $ 59,748 $ 3,084 $ 3,124 $ 78,354 $ 3,632 $ 3,592 Nonaccrual and Past Due Loans United’s policy is to place loans on nonaccrual status, when, in the opinion of management, the principal and interest on a loan is not likely to be repaid in full or when the loan becomes 90 days past due and is not well secured and in the process of collection. When a loan is classified on nonaccrual status, interest previously accrued, but not collected is reversed against current interest revenue. Principal and interest payments received on a nonaccrual loan are generally applied to reduce the loan’s recorded investment. PCI loans are considered past due or delinquent when the contractual principal or interest due in accordance with the terms of the loan agreement remains unpaid after the due date of the scheduled payment. However, these loans are considered as performing, even though they may be contractually past due, as any non-payment of contractual principal or interest is considered in the periodic re-estimation of expected cash flows and is included in the resulting recognition of current period loan loss provision or future period yield adjustments. No PCI loans were classified as nonaccrual at December 31, 2019 or 2018 as the cash flows of the respective loan or pool of loans were considered estimable and probable of collection. Therefore, interest revenue, through accretion of the difference between the carrying value of the loans and the expected cash flows, is being recognized on all PCI loans. The gross additional interest revenue that would have been earned if the loans classified as nonaccrual had performed in accordance with the original terms was approximately $1.26 million , $1.09 million , and $1.11 million for 2019 , 2018 , and 2017 , respectively. The following table presents the recorded investment in nonaccrual loans held for investment by loan class as of the dates indicated (in thousands) : December 31, 2019 2018 Owner occupied commercial real estate $ 10,544 $ 6,421 Income producing commercial real estate 1,996 1,160 Commercial & industrial 2,545 1,417 Commercial construction 2,277 605 Equipment financing 3,141 2,677 Total commercial 20,503 12,280 Residential mortgage 10,567 8,035 Home equity lines of credit 3,173 2,360 Residential construction 939 288 Consumer 159 89 Indirect auto — 726 Total $ 35,341 $ 23,778 Excluding PCI loans, substantially all loans more than 90 days past due were on nonaccrual status at December 31, 2019 and December 31, 2018 . The following table presents the aging of the recorded investment in past due loans by class of loans as of the dates indicated (in thousands) : Loans Past Due 30 - 59 Days 60 - 89 Days > 90 Days Total Loans Not Past Due PCI Loans Total As of December 31, 2019 Owner occupied commercial real estate $ 2,913 $ 2,007 $ 6,079 $ 10,999 $ 1,700,682 $ 8,546 $ 1,720,227 Income producing commercial real estate 562 706 401 1,669 1,979,053 27,228 2,007,950 Commercial & industrial 2,140 491 2,119 4,750 1,215,581 326 1,220,657 Commercial construction 1,867 557 96 2,520 966,833 6,862 976,215 Equipment financing 2,065 923 3,045 6,033 734,526 3,985 744,544 Total commercial 9,547 4,684 11,740 25,971 6,596,675 46,947 6,669,593 Residential mortgage 5,655 2,212 2,171 10,038 1,097,999 9,579 1,117,616 Home equity lines of credit 1,697 421 1,385 3,503 655,762 1,410 660,675 Residential construction 325 125 402 852 235,211 374 236,437 Consumer 668 181 27 876 127,020 336 128,232 Total loans $ 17,892 $ 7,623 $ 15,725 $ 41,240 $ 8,712,667 $ 58,646 $ 8,812,553 As of December 31, 2018 Owner occupied commercial real estate $ 2,542 $ 2,897 $ 1,011 $ 6,450 $ 1,631,602 $ 9,852 $ 1,647,904 Income producing commercial real estate 1,624 291 301 2,216 1,771,893 38,311 1,812,420 Commercial & industrial 7,189 718 400 8,307 1,269,632 408 1,278,347 Commercial construction 267 — 68 335 789,916 5,907 796,158 Equipment financing 1,351 739 2,658 4,748 551,924 7,942 564,614 Total commercial 12,973 4,645 4,438 22,056 6,014,967 62,420 6,099,443 Residential mortgage 5,461 1,788 1,950 9,199 1,030,883 9,150 1,049,232 Home equity lines of credit 2,112 864 902 3,878 688,520 1,612 694,010 Residential construction 509 63 190 762 209,515 734 211,011 Consumer 600 82 21 703 120,777 533 122,013 Indirect auto 750 323 633 1,706 205,986 — 207,692 Total loans $ 22,405 $ 7,765 $ 8,134 $ 38,304 $ 8,270,648 $ 74,449 $ 8,383,401 Risk Ratings United categorizes commercial loans, with the exception of equipment financing receivables, into risk categories based on relevant information about the ability of borrowers to service their debt such as: current financial information, historical payment experience, credit documentation, public information, and current industry and economic trends, among other factors. United analyzes loans individually by classifying the loans as to credit risk. This analysis is performed on a continual basis. United uses the following definitions for its risk ratings: Watch . Loans in this category are presently protected from apparent loss, however weaknesses exist that could cause future impairment, including the deterioration of financial ratios, past due status and questionable management capabilities. These loans require more than the ordinary amount of supervision. Collateral values generally afford adequate coverage, but may not be immediately marketable. Substandard. These loans are inadequately protected by the current net worth and paying capacity of the obligor or by the collateral pledged. Specific and well-defined weaknesses exist that may include poor liquidity and deterioration of financial ratios. The loan may be past due and related deposit accounts experiencing overdrafts. There is the distinct possibility that United will sustain some loss if deficiencies are not corrected. If possible, immediate corrective action is taken. Doubtful. Specific weaknesses characterized as Substandard that are severe enough to make collection in full highly questionable and improbable. There is no reliable secondary source of full repayment. Loss. Loans categorized as Loss have the same characteristics as Doubtful however probability of loss is certain. Loans classified as Loss are charged off. Equipment Financing Receivables and Consumer Purpose Loans . United applies a pass / fail grading system to all equipment financing receivables and consumer purpose loans. Under the pass / fail grading system, loans that become past due 90 days or are in bankruptcy are classified as “fail” and all other loans are classified as “pass”. For reporting purposes, loans in these categories that are classified as “fail” are reported in the substandard column and all other loans are reported in the “pass” column. Loans not meeting the criteria above that are analyzed individually as part of the above described process are considered to be pass rated loans. As of December 31, and based on the most recent analysis performed, the risk category of loans by class of loans is as follows (in thousands) : Pass Watch Substandard Doubtful / Loss Total As of December 31, 2019 Owner occupied commercial real estate $ 1,638,398 $ 24,563 $ 48,720 $ — $ 1,711,681 Income producing commercial real estate 1,914,524 40,676 25,522 — 1,980,722 Commercial & industrial 1,156,366 16,385 47,580 — 1,220,331 Commercial construction 960,251 2,298 6,804 — 969,353 Equipment financing 737,418 — 3,141 — 740,559 Total commercial 6,406,957 83,922 131,767 — 6,622,646 Residential mortgage 1,093,902 — 14,135 — 1,108,037 Home equity lines of credit 654,619 — 4,646 — 659,265 Residential construction 234,791 — 1,272 — 236,063 Consumer 127,507 8 381 — 127,896 Total loans, excluding PCI loans 8,517,776 83,930 152,201 — 8,753,907 Owner occupied commercial real estate 3,238 2,797 2,511 — 8,546 Income producing commercial real estate 19,648 6,305 1,275 — 27,228 Commercial & industrial 104 81 141 — 326 Commercial construction 3,628 590 2,644 — 6,862 Equipment financing 3,952 — 33 — 3,985 Total commercial 30,570 9,773 6,604 — 46,947 Residential mortgage 8,112 — 1,467 — 9,579 Home equity lines of credit 1,350 — 60 — 1,410 Residential construction 348 — 26 — 374 Consumer 303 — 33 — 336 Total PCI loans 40,683 9,773 8,190 — 58,646 Total loan portfolio $ 8,558,459 $ 93,703 $ 160,391 $ — $ 8,812,553 As of December 31, 2018 Owner occupied commercial real estate $ 1,585,797 $ 16,651 $ 35,604 $ — $ 1,638,052 Income producing commercial real estate 1,735,456 20,923 17,730 — 1,774,109 Commercial & industrial 1,247,206 8,430 22,303 — 1,277,939 Commercial construction 777,780 4,533 7,938 — 790,251 Equipment financing 553,995 — 2,677 — 556,672 Total commercial 5,900,234 50,537 86,252 — 6,037,023 Residential mortgage 1,028,660 — 11,422 — 1,040,082 Home equity lines of credit 688,493 — 3,905 — 692,398 Residential construction 209,744 — 533 — 210,277 Consumer 121,247 19 214 — 121,480 Indirect auto 205,632 — 2,060 — 207,692 Total loans, excluding PCI loans 8,154,010 50,556 104,386 — 8,308,952 Owner occupied commercial real estate 3,352 2,774 3,726 — 9,852 Income producing commercial real estate 23,430 13,403 1,478 — 38,311 Commercial & industrial 266 48 94 — 408 Commercial construction 3,503 188 2,216 — 5,907 Equipment financing 7,725 — 217 — 7,942 Total commercial 38,276 16,413 7,731 — 62,420 Residential mortgage 6,914 — 2,236 — 9,150 Home equity lines of credit 1,492 — 120 — 1,612 Residential construction 687 — 47 — 734 Consumer 493 — 40 — 533 Indirect auto — — — — — Total PCI loans 47,862 16,413 10,174 — 74,449 Total loan portfolio $ 8,201,872 $ 66,969 $ 114,560 $ — $ 8,383,401 |