Loans Receivable | Note 10 - Loans Receivable Loans receivable, included unfunded commitments consist of the following: September 30 December 31 2015 2014 (dollars in thousands) Residential mortgage, total $ 289,463 $ 309,461 Individually evaluated for impairment 27,590 28,535 Collectively evaluated for impairment 261,873 280,926 Construction, land acquisition and development, total 70,506 84,325 Individually evaluated for impairment 561 917 Collectively evaluated for impairment 69,945 83,408 Land, total 29,905 30,426 Individually evaluated for impairment 1,890 2,039 Collectively evaluated for impairment 28,015 28,387 Lines of credit, total 17,811 19,251 Individually evaluated for impairment 402 454 Collectively evaluated for impairment 17,409 18,797 Commercial real estate, total 177,258 198,539 Individually evaluated for impairment 5,477 6,309 Collectively evaluated for impairment 171,781 192,230 Commercial non-real estate, total 8,948 10,167 Individually evaluated for impairment 126 274 Collectively evaluated for impairment 8,822 9,893 Home equity, total 24,909 28,750 Individually evaluated for impairment 2,731 3,551 Collectively evaluated for impairment 22,178 25,199 Consumer, total 988 1,040 Individually evaluated for impairment 12 12 Collectively evaluated for impairment 976 1,028 Total Loans 619,788 681,959 Less Unfunded commitments included above (20,115 ) (36,162 ) $ 599,673 645,797 Individually evaluated for impairment 38,789 42,091 Collectively evaluated for impairment 560,884 603,706 599,673 645,797 Allowance for loan losses (8,689 ) (9,435 ) Deferred loan origination fees and costs, net (2,612 ) (2,480 ) Net Loans $ 588,372 $ 633,882 The inherent credit risks within the portfolio vary depending upon the loan class as follows: Residential mortgage loans Construction, land acquisition and development loans Land loans Line of credit loans Commercial real estate loans Commercial non-real estate loans Home equity loans Consumer loans The loan portfolio segments and loan classes disclosed above are the same because this is the level of detail management uses when the original loan is recorded and is the level of detail used by management to assess and monitor the risk and performance of the portfolio. Management has determined that this level of detail is adequate to understand and manage the inherent risks within each portfolio segment and loan class. Allowance for Loan Losses - The allowance consists of specific and general components. The specific component relates to loans that are classified as impaired. When a real estate secured loan becomes impaired, a decision is made as to 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 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 aging 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. For such loans that are classified as impaired, an allowance is established when the current market value of the underlying collateral less its estimated disposal costs is lower than the carrying value of that loan. For loans that are not solely collateral dependent, an allowance is established when the present value of the expected future cash flows of the impaired loan is lower than the carrying value of that loan. The general component relates to loans that are classified as doubtful, substandard or special mention that are not considered impaired, as well as non-classified loans. The general reserve is based on historical loss experience adjusted for qualitative factors. These qualitative factors include: · Levels and trends in delinquencies and nonaccruals; · Inherent risk in the loan portfolio; · Trends in volume and terms of the loan; · Effects of any change in lending policies and procedures; · Experience, ability and depth of management; · National and local economic trends and conditions; · Effect of any changes in concentration of credit; and · Industry conditions. A loan is considered impaired if it meets either of the following two criteria: · Loans that are 90 days or more in arrears (nonaccrual loans); or · Loans where, based on current information and events, it is probable that a borrower will be unable to pay all amounts due according to the contractual terms of the loan agreement. Credit quality risk ratings include regulatory classifications of special mention, substandard, doubtful and loss. Loans classified as special mention have potential weaknesses that deserve management’s close attention. If uncorrected, the potential weaknesses may result in deterioration of the repayment prospects. Loans classified substandard have a well-defined weakness or weaknesses that jeopardize the liquidation of the debt. They include loans that are inadequately protected by the current sound net worth and paying capacity of the obligor or of the collateral pledged, if any. Loans classified doubtful have all the weaknesses inherent in loans classified substandard with the added characteristic that collection or liquidation in full, on the basis of current conditions and facts, is highly improbable. Loans classified as a loss are considered uncollectible and are charged to the allowance for loan losses. Loans not classified are rated pass. A loan is considered a troubled debt restructuring when for economic or legal reasons relating to the borrowers financial difficulties Bancorp grants a concession to the borrower that it would not otherwise consider. Loan modifications made with terms consistent with current market conditions that the borrower could obtain in the open market are not considered troubled debt restructurings. 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 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. With respect to all loan segments, management does not charge off a loan, or a portion of a loan, until one of the following conditions have been met: · The loan has been foreclosed on. Once the loan has been transferred from the Loans Receivable to Foreclosed Real Estate, a charge off is recorded for the difference between the recorded amount of the loan and the net value of the underlying collateral. · An agreement to accept less than the recorded balance of the loan has been made with the borrower. Once an agreement has been finalized, and any proceeds from the borrower are received, a charge off is recorded for the difference between the recorded amount of the loan and the net value of the underlying collateral. · The loan is considered to be impaired collateral dependent and its collateral valuation is less than the recorded balance. The loan is written down for accounting purposes by the amount of the difference between the recorded balance and collateral value. Prior to the above conditions, a loan is assessed for impairment when: (i) a loan becomes 90 days or more in arrears or (ii) based on current information and events, it is probable that the borrower will be unable to pay all amounts due according to the contractual terms of the loan agreement. If a loan is considered to be impaired, it is then determined to be either cash flow or collateral dependent. For a cash flow dependent loan, if based on management’s calculation of discounted cash flows, a reserve is needed, a specific reserve is recorded. That reserve is included in the Allowance for Loan Losses in the Consolidated Statement of Financial Condition. Over the last several years, Bancorp has experienced an increase in the number of extension requests for commercial real estate and construction loans, some of which have related repayment guarantees. An extension may be granted to allow for the completion of the project, marketing or sales of completed units, or to provide for permanent financing, and is based on a re-underwriting of the loan and management's assessment of the borrower's ability to perform according to the agreed-upon terms. Typically, at the time of an extension, borrowers are performing in accordance with contractual loan terms. Extension terms generally do not exceed 12 to 18 months and typically require that the borrower provide additional economic support in the form of partial repayment, additional collateral or guarantees. In cases where the fair value of the collateral or the financial resources of the borrower are deemed insufficient to repay the loan, reliance may be placed on the support of a guarantee, if applicable. However, such guarantees are not relied on when evaluating a loan for impairment and never considered the sole source of repayment. Bancorp evaluates the financial condition of guarantors based on the most current financial information available. Most often, such information takes the form of (i) personal financial statements of net worth, cash flow statements and tax returns (for individual guarantors) and (ii) financial and operating statements, tax returns and financial projections (for legal entity guarantors). Bancorp’s evaluation is primarily focused on various key financial metrics, including net worth, leverage ratios, and liquidity. It is Bancorp's policy to update such information annually, or more frequently as warranted, over the life of the loan. While Bancorp does not specifically track the frequency with which it has pursued guarantor performance under a guarantee, its underwriting process, both at origination and upon extension, as applicable, includes an assessment of the guarantor's reputation, creditworthiness and willingness to perform. Historically, when Bancorp has found it necessary to seek performance under a guarantee, it has been able to effectively mitigate its losses. As stated above, Bancorp’s ability to seek performance under a guarantee is directly related to the guarantor's reputation, creditworthiness and willingness to perform. When a loan becomes impaired, repayment is sought from both the underlying collateral and the guarantor (as applicable). In the event that the guarantor is unwilling or unable to perform, a legal remedy is pursued. Construction loans are funded, at the request of the borrower, typically not more than once per month, based on the extent of work completed, and are monitored, throughout the life of the project, by independent professional construction inspectors and Bancorp's commercial real estate lending department. Interest is advanced to the borrower, upon request, based upon the progress of the project toward completion. The amount of interest advanced is added to the total outstanding principal under the loan commitment. Should the project not progress as scheduled, the adequacy of the interest reserve necessary to carry the project through to completion is subject to close monitoring by management. Should the interest reserve be deemed to be inadequate, the borrower is required to fund the deficiency. Similarly, once a loan is fully funded, the borrower is required to fund all interest payments. Construction loans are reviewed for extensions upon expiration of the loan term. Provided the loan is performing in accordance with contractual terms, extensions may be granted to allow for the completion of the project, marketing or sales of completed units, or to provide for permanent financing. Extension terms generally do not exceed 12 to 18 months. In general, Bancorp's construction loans are used to finance improvements to commercial, industrial or residential property. Repayment is typically derived from the sale of the property as a whole, the sale of smaller individual units, or by a take-out from a permanent mortgage. The term of the construction period generally does not exceed two years. Loan commitments are based on established construction budgets which represent an estimate of total costs to complete the proposed project including both hard (direct) costs (building materials, labor, etc.) and soft (indirect) costs (legal and architectural fees, etc.). In addition, project costs may include an appropriate level of interest reserve to carry the project through to completion. If established, such interest reserves are determined based on (i) a percentage of the committed loan amount, (ii) the loan term, and (iii) the applicable interest rate. Regardless of whether a loan contains an interest reserve, the total project cost statement serves as the basis for underwriting and determining which items will be funded by the loan and which items will be funded through borrower equity. Bancorp has not advanced additional interest reserves to keep a loan from becoming nonperforming. Bancorp recognized $312,000 and $29,000 of interest income from its loan portfolio from interest reserves during the nine months ended September 30, 2015 and 2014, respectively. None of the loans where interest reserves were recorded as capitalized interest were non-performing. The following is a summary of the allowance for loan losses for the nine and three month periods ended September 30, 2015 (dollars in thousands): Total Residential Mortgage Construction Acquisition Development Land Lines of Credit Commercial Real Estate Commercial Non-Real Estate Home Equity Consumer Nine months ended September 30, 2015 Beginning Balance $ 9,435 $ 4,664 $ 362 $ 646 $ 12 $ 2,504 $ 280 $ 963 $ 4 Provision 200 (311 ) (60 ) (216 ) (30 ) 362 223 233 (1 ) Charge-offs (1,357 ) (383 ) - - - (50 ) (155 ) (769 ) - Recoveries 411 208 - - 40 - 29 134 - Ending Balance $ 8,689 $ 4,178 $ 302 $ 430 $ 22 $ 2,816 $ 377 $ 561 $ 3 Ending balance related to: Loans individually evaluated for impairment $ 2,290 $ 1,883 $ 1 $ 42 $ - $ 322 $ 6 $ 34 $ 2 Loans collectively evaluated for impairment $ 6,399 $ 2,295 $ 301 $ 388 $ 22 $ 2,494 $ 371 $ 527 $ 1 Three months ended September 30, 2015 Beginning Balance $ 8,944 $ 4,396 $ 422 $ 458 $ 21 $ 2,732 $ 394 $ 518 $ 3 Provision - (267 ) (120 ) (28 ) (14 ) 84 135 210 - Charge-offs (484 ) (32 ) - - - - (154 ) (298 ) - Recoveries 229 81 - - 15 - 2 131 - Ending Balance $ 8,689 $ 4,178 $ 302 $ 430 $ 22 $ 2,816 $ 377 $ 561 $ 3 The following is a summary of the allowance for loan losses for the nine and three month periods ended September 30, 2014 (dollars in thousands): Total Residential Mortgage Construction Acquisition Development Land Lines of Credit Commercial Real Estate Commercial Non-Real Estate Home Equity Consumer Nine months ended September 30, 2014 Beginning Balance $ 11,739 $ 6,291 $ 414 $ 1,346 $ 36 $ 2,512 $ 135 $ 1,003 $ 2 Provision 431 (1,213 ) 8 (842 ) 1,282 58 1,300 (157 ) (5 ) Charge-offs (3,680 ) (704 ) (62 ) - (1,313 ) (92 ) (1,311 ) (198 ) - Recoveries 792 257 - 349 - 25 156 - 5 Ending Balance $ 9,282 $ 4,631 $ 360 $ 853 $ 5 $ 2,503 $ 280 $ 648 $ 2 Ending balance related to: Loans individually evaluated for impairment $ 2,464 $ 2,160 $ - $ 56 $ - $ 229 $ 17 $ - $ 2 Loans collectively evaluated for impairment $ 6,818 $ 2,471 $ 360 $ 797 $ 5 $ 2,274 $ 263 $ 648 $ - Three months ended September 30, 2014 Beginning Balance $ 10,828 $ 5,167 $ 480 $ 987 $ 621 $ 2,514 $ 324 $ 731 $ 4 Provision 250 (459 ) (120 ) (134 ) 697 81 275 (83 ) (7 ) Charge-offs (1,858 ) (111 ) - - (1,313 ) (92 ) (342 ) - - Recoveries 62 34 - - - - 23 - 5 Ending Balance $ 9,282 $ 4,631 $ 360 $ 853 $ 5 $ 2,503 $ 280 $ 648 $ 2 The accrual of interest on loans is discontinued at the time the loan is 90 days past due. Past due status is based on contractual terms of the loan. In all cases, loans are placed on non-accrual or charged-off at an earlier date if collection of principal or interest is considered doubtful. All interest accrued but not collected for loans that are placed on non-accrual or charged-off is reversed against interest income. The interest on these loans is accounted for on the cash-basis or cost-recovery method, until qualifying for return to accrual. Loans are returned to accrual status when all the principal and interest amounts contractually due are brought current and future payments are reasonably assured. Bancorp’s policy for recording payments received on non-accrual financing receivables is to record the payment towards principal and interest on a cash basis until such time as the loan is returned to accrual status. The following tables summarize impaired loans at September 30, 2015 and December 31, 2014 (dollars in thousands): Impaired Loans with Specific Allowance Impaired Loans with No Specific Allowance Total Impaired Loans Recorded Investment Related Allowance Recorded Investment Recorded Investment Unpaid Principal Balance September 30, 2015 Residential mortgage $ 13,818 $ 1,883 $ 13,772 $ 27,590 $ 28,333 Construction, acquisition and development 125 1 436 561 561 Land 821 42 1,069 1,890 2.008 Lines of credit - - 402 402 494 Commercial real estate 3,611 322 1,866 5,477 5.595 Commercial non-real estate 106 6 20 126 126 Home equity 35 34 2,696 2,731 3,545 Consumer 11 2 1 12 33 Total impaired loans $ 18,527 $ 2,290 $ 20,262 $ 38,789 $ 40,695 Impaired Loans with Specific Allowance Impaired Loans with No Specific Allowance Total Impaired Loans Recorded Investment Related Allowance Recorded Investment Recorded Investment Unpaid Principal Balance December 31, 2014 Residential mortgage $ 14,094 $ 2,113 $ 14,441 $ 28,535 $ 29,487 Construction, acquisition and development - - 917 917 917 Land 355 53 1,684 2,039 2,157 Lines of credit - - 454 454 545 Commercial real estate 2,529 224 3,780 6,309 6,533 Commercial non-real estate 274 15 - 274 274 Home equity 1,472 370 2,079 3,551 4,274 Consumer 12 2 - 12 12 Total impaired loans $ 18,736 $ 2,777 $ 23,355 $ 42,091 $ 44,199 The following tables summarize average impaired loans for the nine month and three month periods ended September 30, 2015 (dollars in thousands): Impaired Loans with Specific Allowance Impaired Loans with No Specific Allowance Total Impaired Loans Average Recorded Investment Interest Income Recognized Average Recorded Investment Interest Income Recognized Average Recorded Investment Interest Income Recognized Nine months ended September 30, 2015 Residential mortgage $ 12,438 $ 402 $ 14,101 $ 422 $ 26,539 $ 824 Construction, acquisition and development 125 1 623 23 748 24 Land 843 14 1,118 60 1,961 74 Lines of credit - - 395 17 395 17 Commercial real estate 2,754 94 1,942 121 4,696 215 Commercial non-real estate 249 4 7 13 256 17 Home equity 448 - 2,627 90 3,075 90 Consumer 11 - 551 3 562 3 Total impaired loans $ 16,868 $ 515 $ 21,364 $ 749 $ 38,232 $ 1,264 Impaired Loans with Specific Allowance Impaired Loans with No Specific Allowance Total Impaired Loans Average Recorded Investment Interest Income Recognized Average Recorded Investment Interest Income Recognized Average Recorded Investment Interest Income Recognized Three months ended September 30, 2015 Residential mortgage $ 12,848 $ 137 $ 12,512 $ 125 $ 25,360 $ 262 Construction, acquisition and development 125 1 413 6 538 7 Land 821 8 1,075 16 1,896 24 Lines of credit - - 278 2 278 2 Commercial real estate 3,241 37 1,866 39 5,107 76 Commercial non-real estate 210 1 20 - 230 1 Home equity 12 - 2,663 25 2,675 25 Consumer 11 - 2 - 13 - Total impaired loans $ 17,268 $ 184 $ 18,829 $ 213 $ 36,097 $ 397 The following tables summarize average impaired loans for the nine and three month periods ended September 30, 2014 (dollars in thousands): Impaired Loans with Specific Allowance Impaired Loans with No Specific Allowance Total Impaired Loans Average Recorded Investment Interest Income Recognized Average Recorded Investment Interest Income Recognized Average Recorded Investment Interest Income Recognized Nine months ended September 30, 2014 Residential mortgage $ 14,361 $ 455 $ 17,567 $ 517 $ 31,928 $ 972 Construction, acquisition and development - - 2,044 45 2,044 45 Land 360 10 1,802 65 2,162 75 Lines of credit 799 15 612 34 1,411 49 Commercial real estate 2,043 92 4,701 171 6,744 263 Commercial non-real estate 252 4 542 23 794 27 Home equity - - 1,678 44 1,678 44 Consumer 13 - - - 13 - Total impaired loans $ 17,828 $ 576 $ 28,945 $ 899 $ 46,774 $ 1,475 Impaired Loans with Specific Allowance Impaired Loans with No Specific Allowance Total Impaired Loans Average Recorded Investment Interest Income Recognized Average Recorded Investment Interest Income Recognized Average Recorded Investment Interest Income Recognized Three months ended September 30, 2014 Residential mortgage $ 14,188 $ 147 $ 14,846 $ 139 $ 29,034 $ 286 Construction, acquisition and development - - 1,191 11 1,191 11 Land 358 3 1,725 24 2,083 27 Lines of credit - - 454 7 454 7 Commercial real estate 2,549 34 3,709 44 6,258 78 Commercial non-real estate 285 1 7 10 292 11 Home equity - - 1,639 15 1,639 15 Consumer 13 - - - 13 - Total impaired loans $ 17,393 $ 185 $ 23,571 $ 250 $ 40,964 $ 435 Bancorp recognized $397,000 and $1,264,000 of interest income on impaired loans using a cash-basis method of accounting for the three months and nine months ended September 30, 2015, and $435,000 and $1,475,000 for the three months and nine months ended September 30, 2014. Bancorp did not record any interest income attributable to the change in present value attributable to the passage of time. Bancorp evaluates its impaired loans and assesses them based on either discounted cash flows or if it deems its loans to be collateral based, assesses impairment based on the net value of the underlying collateral. Included in the above impaired loans amount at September 30, 2015 was $30,577,000 of loans that are not in non-accrual status. The following table presents the classes of the loan portfolio summarized by the aggregate Pass and the criticized categories of Special Mention, Substandard and Doubtful within the internal risk rating system as of September 30, 2015 and December 31, 2014. Included in the Pass column were $20,115,000 and $36,162,000 in unfunded commitments at September 30, 2015 and December 31, 2014, respectively (dollars in thousands): Pass Special Mention Substandard Doubtful Total September 30, 2015 Residential mortgage $ 276,004 $ 7,693 $ 5,766 $ - $ 289,463 Construction, acquisition and development 70,171 125 210 - 70,506 Land 28,466 1,049 390 - 29,905 Lines of credit 17,405 190 216 - 17,811 Commercial real estate 158,167 14,007 5,084 - 177,258 Commercial non-real estate 8,796 133 19 - 8,948 Home equity 22,266 115 2,528 - 24,909 Consumer 987 - 1 - 988 Total loans $ 582,262 $ 23,312 $ 14,214 $ - $ 619,788 Pass Special Mention Substandard Doubtful Total December 31, 2014 Residential mortgage $ 295,589 $ 1,331 $ 12,541 $ - $ 309,461 Construction, acquisition and development 82,778 - 1,547 - 84,325 Land 30,285 - 141 - 30,426 Lines of credit 16,112 2,479 660 - 19,251 Commercial real estate 181,686 7,172 9,681 - 198,539 Commercial non-real estate 9,275 637 255 - 10,167 Home equity 25,769 - 2,981 - 28,750 Consumer 985 - 55 - 1,040 Total loans $ 642,479 $ 11,619 $ 27,861 $ - $ 681,959 Management further monitors the performance and credit quality of the loan portfolio by analyzing the age of the portfolio as determined by the length of time a recorded payment is past due. Included in the Current column were $20,115,000 and $36,162,000 in unfunded commitments at September 30, 2015 and December 31, 2014, respectively. The following table presents the classes of the loan portfolio summarized by the aging categories of performing loans and nonaccrual loans as of September 30, 2015 and December 31, 2014 (dollars in thousands): 30-59 Days Past Due 60-89 Days Past Due 90+ Days Past Due Total Past Due Current Total Loans Non- Accrual September 30, 2015 Residential mortgage $ 1,778 $ 119 $ 2,549 $ 4,446 $ 285,017 $ 289,463 $ 3,775 Construction, acquisition and development - - - - 70,506 70,506 210 Land 12 - 6 18 29,887 29,905 162 Lines of credit - - 66 66 17,745 17,811 216 Commercial real estate - - 19 19 177,239 177,258 355 Commercial non-real estate - - - - 8,948 8,948 1,631 Home equity - - 489 489 24,420 24,909 2,429 Consumer 3 1 - 4 984 988 - Total loans $ 1,793 $ 120 $ 3,129 $ 5,042 $ 614,746 $ 619,788 $ 8,778 30-59 Days Past Due 60-89 Days Past Due 90+ Days Past Due Total Past Due Current Total Loans Non- Accrual December 31, 2014 Residential mortgage $ 2,549 $ 2,333 $ 3,095 $ 7,977 $ 301,484 $ 309,461 $ 6,052 Construction, acquisition and development - - - - 84,325 84,325 115 Land - - 6 6 30,420 30,426 847 Lines of credit - - - - 19,251 19,251 388 Commercial real estate 447 45 375 867 197,672 198,539 652 Commercial non-real estate - - - - 10,167 10,167 1,775 Home equity 174 242 2,417 2,833 25,917 28,750 3,016 Consumer - - - - 1,040 1,040 - Total loans $ 3,170 $ 2,620 $ 5,893 $ 11,683 $ 670,276 $ 681,959 $ 12,845 Bancorp did not have any greater than 90 days and still accruing loans as of the periods ended September 30, 2015 and December 31, 2014. Bancorp offers a variety of modifications to borrowers. The modification categories offered can generally be described in the following categories: · Rate Modification – A modification in which the interest rate is changed. · Term Modification – A modification in which the maturity date, timing of payments or frequency of payments is changed. · Interest Only Modification – A modification in which the loan is converted to interest only payments for a period of time. · Payment Modification – A modification in which the dollar amount of the payment is changed, other than an interest only modification above. · Loan Balance Modification – A modification in which a portion of the outstanding loan balance is forgiven. · Combination Modification – Any other type of modification, including the use of multiple categories above. Bancorp has not purchased, sold or reclassified any loans to held for sale during the periods discussed. Only loans originated specifically for sale are recorded as held for sale at the period ended September 30, 2015 and December 31, 2014. Bancorp considers a modification of a loan term a troubled debt restructuring or “TDR” if Bancorp for economic or legal reasons related to the borrower’s financial difficulties grants a concession to the debtor that it would not otherwise consider. Prior to entering into a loan modification, Bancorp assesses the borrower’s financial condition to determine if the borrower has the means to meet the terms of the modification. This includes obtaining a credit report on the borrower as well as the borrower’s tax returns and financial statements. There were 77 restructured loans at September 30, 2015 totaling $26,284,000, of which 70 loans totaling $24,449,000 were performing as agreed. Of those performing loans, 63 loans totaling $21,114,000 have not been late on a payment during the last 2 years. There were 85 restructured loans at December 31, 2014 totaling $30,365,000, of which 76 loans totaling $27,724,000 were performing as agreed. In the nine months ended September 30, of 2015 and 2014 there were no TDR’s that subsequently defaulted during the 12 month period ended September 30, 2015 and 2014. The following tables present newly restructured loans that occurred during the nine and three months ended September 30, 2015 (dollars in thousands): Nine months ended September 30, 2015 Rate Modification Contracts Combination Modifications Contracts Total Total Contracts Pre-Modification Outstanding Recorded Investment: Residential mortgage - - $ 91 2 91 2 Construction, acquisition and development - - - - - - Land - - - - - - Lines of credit - - - - - - Commercial real estate - - - - - - Commercial non-real estate - - - - - - Home equity - - - - - - Consumer - - - - - - Total loans - - $ 91 2 $ 91 2 Post-Modification Outstanding Recorded Investment: Residential mortgage - - $ 200 2 $ 200 2 Construction, acquisition and development - - - - - - Land - - - - - - Lines of credit - - - - - - Commercial real estate - - - - - - Commercial non-real estate - - - - - - Home equity - - - - - - Consumer - - - - - - Total loans - - $ 200 2 $ 200 2 Three months ended September 30, 2015 Rate Modification Contracts Combination Modifications Contracts Total Total Contracts Pre-Modification Outstanding Recorded Investment: Residential mortgage - - - - - - Construction, acquisition and development - - - - - - Land - - - - - - Lines of credit - - - - - - Commercial real estate - - - - - - Commercial non-real estate - - - - - - Home equity - - - - - - Consumer - - - - - - Total loans - - - - - - Post-Modification Outstanding Recorded Investment: Residential mortgage - - - - - - Construction, acquisition and development - - - - - - Land - - - - - - Lines of credit - - - - - - Commercial real estate - - - - - - Commercial non-real estate - - - - - - Home equity - - - - - - Consumer - - - - - - Total loans - - - - - - In addition, the TDR is evaluated for impairment. A determination is made as to whether an impaired TDR is cash flow or collateral dependent. If the TDR is cash flow dependent, an allowance for loan losses specific reserve is calculated based on the difference in net present value of future cash flows between the original and modified loan terms. If the TDR is collateral dependent, the collateral securing the TDR, which is always real estate, is evaluated for impairment based on either an appraisal or broker price opinion. If a TDR’s collateral valuation is less than its current loan balance, the TDR is written down for accounting purposes by the amount of the difference between the current loan balance and the collateral value. If the borrower performs under the terms of the modification, generally six consecutive months, and the ultimate collectability of all amounts contractually due under the modified terms is not in doubt, the loan is returned to accrual status. There are no loans that have been modified due to the financial difficulties of the borrower that are not considered a TDR. There were no TDR defaults during the nine months ended September 30, 2015 and 2014. The following tables present newly restructured loans that occurred during the nine and three months ended September 30, 2014 (dollars in thousands): Nine months ended September 30, 2014 Rate Modification Contracts Combination Modifications Contracts Total Total Contracts Pre-Modification Outstanding Recorded Investment: Residential mortgage - - $ 598 2 $ 598 2 Construction, acquisition and development - - - - - - Land - - - - - - Lines of credit - - - - - - Commercial real estate - - 696 8 696 8 Commercial non-real estate - - - - - - Home equity - - - - - - Consumer - - 20 1 20 1 Total loans - - $ 1,314 11 $ 1,314 11 Post-Modification Outstanding Recorded Investment: Residential mortgage - - $ 446 2 $ 446 2 Construction, acquisition and development - - - - - - Land - - - - - - Lines of credit - - - - - - Commercial real estate - - 638 8 638 8 Commercial non-real estate - - - - - - Home equity - - - - - - Consumer - - 13 1 13 1 Total loans - - $ 1,097 11 $ 1,097 11 Three months ended September 30, 2014 Rate Modification Contracts Combination Modifications Contracts Total Total Contracts Pre-Modification Outstanding Recorded Investment: Residential mortgage - - - - - - Construction, acquisition and development - - - - - - Land - - - - - - Lines of credit - - - - - - Commercial real estate - - - - - - Commercial non-real estate - - - - - - Home equity - - - - - - Consumer - - - - - - Total loans - - $ - - $ - - Post-Modification Outstanding Recorded Investment: Residential mortgage - - - - - - Construction, acquisition and development - - - - - - Land - - - - - - Lines of credit - - - - - - Commercial real estate - - - - - - Commercial non-real estate - - - - - - Home equity - - - - - - Consumer - - - - - - Total loans - - $ - - $ - - Interest on TDRs was accounted for under the following methods as of September 30, 2015 and December 31, 2014 (dollars in thousands): Number of Contracts Accrual Status Number of Contracts Non- Accrual Status Total Nu |