Loans Receivable | Note 10 - Loans Receivable Loans receivable, including unfunded commitments consist of the following: June 30 December 31 2016 2015 (dollars in thousands) Residential mortgage, total $ 277,245 $ 285,930 Individually evaluated for impairment 23,078 26,087 Collectively evaluated for impairment 254,167 259,843 Construction, land acquisition and development, total 61,576 77,478 Individually evaluated for impairment 378 309 Collectively evaluated for impairment 61,198 77,169 Land, total 33,139 28,677 Individually evaluated for impairment 1,298 1,608 Collectively evaluated for impairment 31,841 27,069 Lines of credit, total 26,926 20,188 Individually evaluated for impairment 279 299 Collectively evaluated for impairment 26,647 19,889 Commercial real estate, total 202,484 174,912 Individually evaluated for impairment 5,949 6,321 Collectively evaluated for impairment 196,535 168,591 Commercial non-real estate, total 15,521 9,296 Individually evaluated for impairment - 122 Collectively evaluated for impairment 15,521 9,174 Home equity, total 22,397 24,529 Individually evaluated for impairment 1,928 2,285 Collectively evaluated for impairment 20,469 22,244 Consumer, total 1,646 1,224 Individually evaluated for impairment 105 10 Collectively evaluated for impairment 1,541 1,214 Total Loans 640,934 622,234 Less Unfunded commitments included above (20,117 ) (21,101 ) $ 620,817 601,133 Individually evaluated for impairment 33,015 37,041 Collectively evaluated for impairment 587,802 564,092 620,817 601,133 Allowance for loan losses (8,804 ) (8,758 ) Deferred loan origination fees and costs, net (2,917 ) (2,719 ) Net Loans $ 609,096 $ 589,656 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; and · Effect of any changes in concentration of credit. 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 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 $103,000 The following is a summary of the allowance for loan losses for the six and three month periods ended June 30, 2016 (dollars in thousands): Total Residential Mortgage Construction Acquisition Development Land Lines of Credit Commercial Real Estate Commercial Non-Real Estate Home Equity Consumer Six months ended June 30, 2016 Beginning Balance $ 8,758 $ 4,188 $ 446 $ 510 $ 57 $ 2,792 $ 234 $ 528 $ 3 Provision 100 (330 ) (246 ) 173 (18 ) (37 ) 463 91 4 Charge-offs (374 ) (151 ) - - - (178 ) (17 ) (28 ) - Recoveries 320 185 97 3 10 - 23 2 - Ending Balance $ 8,804 $ 3,892 $ 297 $ 686 $ 49 $ 2,577 $ 703 $ 593 $ 7 Ending balance related to: Loans individually evaluated for impairment $ 1,948 $ 1,663 $ - $ 60 $ 15 $ 203 $ - $ 2 $ 5 Loans collectively evaluated for impairment $ 6,856 $ 2,229 $ 297 $ 626 $ 34 $ 2,374 $ 703 $ 591 $ 2 Three months ended June 30, 2016 Beginning Balance $ 8,633 $ 4,223 $ 335 $ 684 $ 42 $ 2,348 $ 348 $ 650 $ 3 Provision 100 (423 ) (135 ) (1 ) 2 360 351 (58 ) 4 Charge-offs (142 ) (11 ) - - - (131 ) - - - Recoveries 213 103 97 3 5 - 4 1 - Ending Balance $ 8,804 $ 3,892 $ 297 $ 686 $ 49 $ 2,577 $ 703 $ 593 $ 7 The following is a summary of the allowance for loan losses for the years ended December 31, 2015 (dollars in thousands): 2015 Total Residential Mortgage Acquisition and Development Land Lines of Credit Commercial Real Estate Commercial Non-Real Estate Home Equity Consumer Beginning Balance $ 9,435 $ 4,664 $ 362 $ 646 $ 12 $ 2,504 $ 280 $ 963 $ 4 Provision (280 ) (651 ) 84 (185 ) (190 ) 368 59 236 (1 ) Charge-offs (1,522 ) (454 ) - - - (80 ) (154 ) (834 ) - Recoveries 1,125 629 - 49 235 - 49 163 - Ending Balance $ 8,758 $ 4,188 $ 446 $ 510 $ 57 $ 2,792 $ 234 $ 528 $ 3 Allowance on loans individually evaluated for impairment $ 2,282 $ 1,838 $ - $ 78 $ 30 $ 328 $ 5 $ 2 $ 1 Allowance on loans collectively evaluated for impairment $ 6,476 $ 2,350 $ 446 $ 432 $ 27 $ 2,464 $ 229 $ 526 $ 2 The following is a summary of the allowance for loan losses for the six and three month periods ended June 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 Six months ended June 30, 2015 Beginning Balance $ 9,435 $ 4,664 $ 362 $ 646 $ 12 $ 2,504 $ 280 $ 963 $ 4 Provision 200 (44 ) 60 (188 ) (16 ) 278 88 23 (1 ) Charge-offs (873 ) (351 ) - - - (50 ) (1 ) (471 ) - Recoveries 182 127 - - 25 - 27 3 - Ending Balance $ 8,944 $ 4,396 $ 422 $ 458 $ 21 $ 2,732 $ 394 $ 518 $ 3 Ending balance related to: Loans individually evaluated for impairment $ 2,199 $ 1,924 $ - $ 45 $ - $ 216 $ 12 $ - $ 2 Loans collectively evaluated for impairment $ 6,745 $ 2,472 $ 422 $ 413 $ 21 $ 2,516 $ 382 $ 518 $ 1 Three months ended June 30, 2015 Beginning Balance $ 8,964 $ 4,491 $ 368 $ 338 $ 17 $ 2,798 $ 382 $ 567 $ 3 Provision 100 (22 ) 54 120 (11 ) (16 ) 10 (35 ) - Charge-offs (247 ) (183 ) - - - (50 ) - (14 ) - Recoveries 127 110 - - 15 - 2 - - Ending Balance $ 8,944 $ 4,396 $ 422 $ 458 $ 21 $ 2,732 $ 394 $ 518 $ 3 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 collected on these loans is applied to principle unless the loan meets the criteria for recognizing interest income 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. The following tables summarize impaired loans at June 30, 2016 and December 31, 2015 (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 June 30, 2016 Residential mortgage $ 10,870 $ 1,663 $ 12,208 $ 23,078 $ 23,570 Construction, acquisition and development - - 378 378 378 Land 460 60 838 1,298 1,411 Lines of credit 149 15 130 279 279 Commercial real estate 1,989 203 3,960 5,949 6,228 Commercial non-real estate - - - - - Home equity 16 2 1,912 1,928 2,514 Consumer 105 5 - 105 105 Total impaired loans $ 13,589 $ 1,948 $ 19,426 $ 33,015 $ 34,485 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, 2015 Residential mortgage $ 11,885 $ 1,838 $ 14,202 $ 26,087 $ 26,656 Construction, acquisition and development - - 309 309 309 Land 639 78 969 1,608 1,723 Lines of credit 299 30 - 299 299 Commercial real estate 3,214 328 3,107 6,321 6,469 Commercial non-real estate 103 5 19 122 123 Home equity 16 2 2,269 2,285 3,251 Consumer 10 1 - 10 10 Total impaired loans $ 16,166 $ 2,282 $ 20,875 $ 37,041 $ 38,840 The following tables summarize average impaired loans for the six month and three month periods ended June 30, 2016 (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 Six months ended June 30, 2016 Residential mortgage $ 11,381 $ 250 $ 13,669 $ 285 $ 25,050 $ 535 Construction, acquisition and development - - 368 8 368 8 Land 556 14 859 19 1,415 33 Lines of credit 150 4 79 1 229 5 Commercial real estate 2,071 52 4,090 77 6,161 129 Commercial non-real estate 50 1 9 - 59 1 Home equity 16 1 2,030 41 2,046 42 Consumer 58 1 34 - 92 1 Total impaired loans $ 14,282 $ 323 $ 21,138 $ 431 $ 35,420 $ 754 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 June 30, 2016 Residential mortgage $ 11,209 $ 127 $ 12,065 $ 117 $ 23,274 $ 244 Construction, acquisition and development - - 378 4 378 4 Land 463 6 841 9 1,304 15 Lines of credit 149 2 59 1 208 3 Commercial real estate 1,993 25 4,214 61 6,207 86 Commercial non-real estate - - - - - - Home equity 16 - 1,913 21 1,929 21 Consumer 106 1 - - 106 1 Total impaired loans $ 13,936 $ 161 $ 19,470 $ 213 $ 33,406 $ 374 The following tables summarize average impaired loans for the six and three month periods ended June 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 Six months ended June 30, 2015 Residential mortgage $ 12,929 $ 265 $ 14,732 $ 297 $ 27,661 $ 562 Construction, acquisition and development - - 1,011 17 1,011 17 Land 353 6 1,599 44 1,952 50 Lines of credit - - 454 15 454 15 Commercial real estate 2,028 57 2,384 82 4,412 139 Commercial non-real estate 268 3 - 13 268 16 Home equity 667 - 2,609 65 3,276 65 Consumer 11 - 205 3 216 3 Total impaired loans $ 16,256 $ 331 $ 22,994 $ 536 $ 39,250 $ 867 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 June 30, 2015 Residential mortgage $ 12,900 $ 129 $ 13,773 $ 149 $ 26,673 $ 278 Construction, acquisition and development - - 865 8 865 8 Land 352 3 1,523 22 1,875 25 Lines of credit - - 454 2 454 2 Commercial real estate 2,021 26 2,331 42 4,352 68 Commercial non-real estate 266 1 - - 266 1 Home equity - - 3,122 27 3,122 27 Consumer 11 - 409 3 420 3 Total impaired loans $ 15,550 $ 159 $ 22,477 $ 253 $ 38,027 $ 412 Bancorp recognized $374,000 and $754,000 of interest income on impaired loans using a cash-basis method of accounting for the three months and six months ended June 30, 2016, and $412,000 and $867,000 for the three months and six months ended June 30, 2015. 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 June 30, 2016 was $23,809,000 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 June 30, 2016 and December 31, 2015. Included in the Pass column were $20,117,000 and $21,101,000 in unfunded commitments at June 30, 2016 and December 31, 2015, respectively (dollars in thousands): Pass Special Mention Substandard Doubtful Total June 30, 2016 Residential mortgage $ 265,116 $ 7,274 $ 4,855 $ - $ 277,245 Construction, acquisition and development 61,198 71 307 - 61,576 Land 32,055 372 712 - 33,139 Lines of credit 26,422 250 254 - 26,926 Commercial real estate 187,172 11,755 3,557 - 202,484 Commercial non-real estate 15,189 107 225 - 15,521 Home equity 20,539 587 1,271 - 22,397 Consumer 1,646 - - - 1,646 Total loans $ 609,337 $ 20,416 $ 11,181 $ - $ 640,934 Pass Special Mention Substandard Doubtful Total December 31, 2015 Residential mortgage $ 268,583 $ 12,457 $ 4,890 $ - $ 285,930 Construction, acquisition and development 77,168 71 239 - 77,478 Land 26,845 1,268 564 - 28,677 Lines of credit 19,521 368 299 - 20,188 Commercial real estate 155,766 13,208 5,938 - 174,912 Commercial non-real estate 9,151 125 20 - 9,296 Home equity 22,018 588 1,923 - 24,529 Consumer 1,224 - - - 1,224 Total loans $ 580,276 $ 28,085 $ 13,873 $ - $ 622,234 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 $20,117,000 and $21,101,000 in unfunded commitments at June 30, 2016 and December 31, 2015, respectively. The following table presents the classes of the loan portfolio summarized by the aging categories of performing loans and nonaccrual loans as of June 30, 2016 and December 31, 2015 (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 June 30, 2016 Residential mortgage $ 2,990 $ - $ 2,731 $ 5,721 $ 271,524 $ 277,245 $ 3,045 Construction, acquisition and development - - - - 61,576 61,576 307 Land - - 6 6 33,133 33,139 264 Lines of credit - - - - 26,926 26,926 149 Commercial real estate - - 381 381 202,103 202,484 3,648 Commercial non-real estate - - - - 15,521 15,521 - Home equity - 408 487 895 21,502 22,397 1,587 Consumer 2 - 205 207 1,439 1,646 206 Total loans $ 2,992 $ 408 $ 3,810 $ 7,210 $ 633,724 $ 640,934 $ 9,206 30-59 Days Past Due 60-89 Days Past Due 90+ Days Past Due Total Past Due Current Total Loans Non- Accrual December 31, 2015 Residential mortgage $ 1,593 $ 65 $ 2,461 $ 4,119 $ 281,811 $ 285,930 $ 3,191 Construction, acquisition and development - - - - 77,478 77,478 244 Land 137 - 156 293 28,384 28,677 277 Lines of credit 149 - - 149 20,039 20,188 483 Commercial real estate 253 - 292 545 174,367 174,912 2,681 Commercial non-real estate - - - - 9,296 9,296 - Home equity - - 625 625 23,904 24,529 2,098 Consumer 3 - - 3 1,221 1,224 - Total loans $ 2,135 $ 65 $ 3,534 $ 5,734 $ 616,500 $ 622,234 $ 8,974 Bancorp did not have any greater than 90 days and still accruing loans as of the periods ended June 30, 2016 and December 31, 2015. 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 June 30, 2016 and December 31, 2015. 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 75 restructured loans at June 30, 2016 totaling $24,458,000, of which 70 loans totaling $23,315,000 were performing as agreed. Of those performing loans, 48 loans totaling $19,382,000 have not been late on a payment during the last 2 years. There were 77 restructured loans at December 31, 2015 totaling $25,715,000, of which 71 loans totaling $24,386,000 were performing as agreed. In the six months ended June 30, 2016 and 2015, there were no TDR’s that subsequently defaulted during the 12 month period ended June 30, 2016 and 2015. The following tables present newly restructured loans that occurred during the six and three months ended June 30, 2016 (dollars in thousands): Six months ended June 30, 2016 Rate Modification Contracts Combination Modifications Contracts Total Total Contracts Pre-Modification Outstanding Recorded Investment: Residential mortgage - - $ 624 3 $ 624 3 Construction, acquisition and development - - - - - - Land - - - - - - Lines of credit - - - - - - Commercial real estate - - - - - - Commercial non-real estate - - - - - - Home equity - - - - - - Consumer - - - - - - Total loans - - $ 624 3 $ 624 3 Post-Modification Outstanding Recorded Investment: Residential mortgage - - $ 624 3 $ 624 3 Construction, acquisition and development - - - - - - Land - - - - - - Lines of credit - - - - - - Commercial real estate - - - - - - Commercial non-real estate - - - - - - Home equity - - - - - - Consumer - - - - - - Total loans - - $ 624 3 $ 624 3 Three months ended June 30, 2016 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 loss. 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 six months ended June 30, 2016 and 2015. The following tables present newly restructured loans that occurred during the six and three months ended June 30, 2015 (dollars in thousands): Six months ended June 30, 2015 Rate Modification Contracts Combination Modifications Contracts Total Total Contracts Pre-Modification Outstanding Recorded Investment: Residential mortgage - - $ 91 1 $ 91 1 Construction, acquisition and development - - - - - - Land - - - - - - Lines of credit - - - - - - Commercial real estate - - - - - - Commercial non-real estate - - - - - - Home equity - - - - - - Consumer - - - - - - Total loans - - $ 91 1 $ 91 1 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 June 30, 2015 Rate Modification Contracts Combination Modifications Contracts Total Total Contracts Pre-Modification Outstanding Recorded Investment: Residential mortgage - - $ - 1 $ - 1 Construction, acquisition and development - - - - - - Land - - - - - - Lines of credit - - - - - - Commercial real estate - - - - - - Commercial non-real estate - - - - - - Home equity - - - - - - Consumer - - - - - - Total loans - - $ - 1 $ - 1 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 Interest on TDRs was accounted for under the following methods as of June 30, 2016 and December 31, 2015 (dollars in t |