Loans Receivable | Note 3 - Loans Receivable Loans receivable, including unfunded commitments consist of the following: December 31 2016 2015 (dollars in thousands) Residential mortgage, total $ 260,603 $ 285,930 Individually evaluated for impairment 20,403 26,087 Collectively evaluated for impairment 240,200 259,843 Construction, land acquisition and development, total 57,166 77,478 Individually evaluated for impairment - 309 Collectively evaluated for impairment 57,166 77,169 Land, total 48,664 28,677 Individually evaluated for impairment 858 1,608 Collectively evaluated for impairment 47,806 27,069 Lines of credit, total 29,657 20,188 Individually evaluated for impairment 148 299 Collectively evaluated for impairment 29,509 19,889 Commercial real estate, total 195,710 174,912 Individually evaluated for impairment 5,656 6,321 Collectively evaluated for impairment 190,054 168,591 Commercial non-real estate, total 16,811 9,296 Individually evaluated for impairment - 122 Collectively evaluated for impairment 16,811 9,174 Home equity, total 19,129 24,529 Individually evaluated for impairment 3,137 2,285 Collectively evaluated for impairment 15,992 22,244 Consumer, total 1,210 1,224 Individually evaluated for impairment 96 10 Collectively evaluated for impairment 1,114 1,214 Total Loans 628,950 622,234 Less Unfunded commitments included above (15,728 ) (21,101 ) 613,222 601,133 Individually evaluated for impairment 30,298 37,041 Collectively evaluated for impairment 582,924 564,092 613,222 601,133 Allowance for loan losses (8,969 ) (8,758 ) Deferred loan origination fees and costs, net (2,944 ) (2,719 ) Net Loans $ 601,309 $ 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 Sources of repayment of these loans typically are permanent financing expected to be obtained upon completion or sales of developed property. These loans are closely monitored by onsite inspections and are considered to be of a higher risk than other real estate loans due to their ultimate repayment being sensitive to general economic conditions, availability of long-term financing, interest rate sensitivity, and governmental regulation of real property. If the Bank is forced to foreclose on a project prior to or at completion, due to a default, there can be no assurance that the Bank will be able to recover all of the unpaid balance of the loan as well as related foreclosure and holding costs. In addition, the Bank may be required to fund additional amounts to complete the project and may have to hold the property for an unspecified period of time. 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. 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 upon. Once the loan has been transferred from Loans Receivable to Foreclosed Real Estate, a charge off is recorded for the difference between the recorded amount of the loan and the net fair 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 fair value of the underlying collateral. · The loan is considered to be impaired and either the fair value of the loan, the expected future cash flow from the loan, or the underlying collateral of the loan is insufficient to repay the carrying amount of the loan. The loan is written down by the amount of the difference between the recorded balance and fair value described above. 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. The Company has experienced 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. The Company 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). The Company’s evaluation is primarily focused on various key financial metrics, including net worth, leverage ratios, and liquidity. It is the Company's policy to update such information annually, or more frequently as warranted, over the life of the loan. While the Company 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 the Company has found it necessary to seek performance under a guarantee, it has been able to effectively mitigate its losses. As stated above, the Company’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 the Company'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, the Company'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. The Company has not advanced additional interest reserves to keep a loan from becoming nonperforming. The following is a summary of the allowance for loan losses for the years ended December 31, 2016 and December 31, 2015 (dollars in thousands): 2016 Total Residential Mortgage Acquisition and Development Land Lines of Credit Commercial Real Estate Commercial Non-Real Estate Home Equity Consumer Beginning Balance $ 8,758 $ 4,188 $ 446 $ 510 $ 57 $ 2,792 $ 234 $ 528 $ 3 Provision (350 ) (528 ) (3 ) 352 (10 ) (102 ) 160 (171 ) (48 ) Charge-offs (468 ) (151 ) (13 ) (59 ) - (178 ) (17 ) (50 ) - Recoveries 1,029 324 97 60 10 23 44 421 50 Ending Balance $ 8,969 $ 3,833 $ 527 $ 863 $ 57 $ 2,535 $ 421 $ 728 $ 5 Allowance on loans individually evaluated for impairment $ 2,373 $ 1,703 $ - $ 53 $ 15 $ 196 $ - $ 402 $ 4 Allowance on loans collectively evaluated for impairment $ 6,596 $ 2,130 $ 527 $ 810 $ 42 $ 2,339 $ 421 $ 326 $ 1 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 allowance for loan losses is based on management’s judgment and evaluation of the loan portfolio. Management assesses the adequacy of the allowance for loan losses and the need for any addition thereto, by considering the nature and size of the loan portfolio, overall portfolio quality, review of specific problem loans, economic conditions that may affect the borrowers’ ability to pay or the value of property securing loans, and other relevant factors. While management believes the allowance was adequate at December 31, 2016, changing economic and market conditions may require future adjustments to the allowance for loan losses. 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 following tables summarize impaired loans at December 31, 2016 and 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 December 31, 2016 Residential mortgage $ 11,065 $ 1,703 $ 9,338 $ 20,403 $ 21,030 Construction, acquisition and development - - - - - Land 417 53 441 858 858 Lines of credit 148 15 - 148 148 Commercial real estate 1,958 196 3,698 5,656 5,858 Commercial non-real estate - - - - - Home equity 1,608 402 1,529 3,137 3,747 Consumer 96 4 - 96 96 Total Impaired loans $ 15,292 $ 2,373 $ 15,006 $ 30,298 $ 31,737 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 years ended December 31, 2016 and 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 December 31, 2016 Residential mortgage $ 10,785 $ 463 $ 12,747 $ 521 $ 23,532 $ 984 Construction, acquisition and Development - - 208 9 208 9 Land 489 26 1,026 27 1,515 53 Lines of credit 149 7 141 2 290 9 Commercial real estate 2,020 100 4,021 187 6,041 287 Commercial non-real estate 25 1 4 - 29 1 Home equity 679 7 1,889 75 2,568 82 Consumer 79 2 17 - 96 2 Total Impaired loans $ 14,226 $ 606 $ 20,053 $ 821 $ 34,279 $ 1,427 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 December 31, 2015 Residential mortgage $ 12,645 $ 540 $ 13,886 $ 564 $ 26,531 $ 1,104 Construction, acquisition and Development 114 1 573 29 687 30 Land 822 21 1,035 72 1,857 93 Lines of credit 25 1 321 18 346 19 Commercial real estate 2,933 134 2,179 166 5,112 300 Commercial non-real estate 213 5 10 13 223 18 Home equity 337 8 2,520 115 2,857 123 Consumer 11 - 414 3 425 3 Total Impaired loans $ 17,100 $ 710 $ 20,938 $ 980 $ 38,038 $ 1,690 Included in the above impaired loans amount at December 31, 2016 is $20,446,000 of loans that are not in non-accrual status. In addition, there was a total of $20,403,000 of residential real estate loans included in impaired loans at December 31, 2016, of which $17,075,000 were to consumers and $3,328,000 to builders. The following tables present the classes of the loan portfolio, including unfunded commitments summarized by the aggregate Pass and the criticized categories of Special Mention, Substandard and Doubtful within the internal risk rating system as of December 31, 2016 and 2015 (dollars in thousands): Pass Special Mention Substandard Doubtful Total December 31, 2016 Residential mortgage $ 251,763 $ 4,316 $ 4,524 $ - $ 260,603 Construction acquisition and Development 57,166 - - - 57,166 Land 47,886 - 778 - 48,664 Lines of credit 29,289 116 252 - 29,657 Commercial real estate 184,820 7,420 3,470 - 195,710 Commercial non-real estate 16,722 88 1 - 16,811 Home equity 16,056 472 2,601 - 19,129 Consumer 1,210 - - - 1,210 Total loans $ 604,912 $ 12,412 $ 11,626 $ - $ 628,950 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 Included in the Pass column were $15,728,000 and $21,101,000 in unfunded commitments at December 31, 2016 and 2015, respectively. Management further monitors the performance and credit quality of the loan portfolio by analyzing the payment histories and delinquencies of the loans within the portfolio. There were no loans past due greater than 90 days and still accruing as of December 31, 2016 and 2015. Included in the Current column were $15,728,000 and $21,101,000 in unfunded commitments at December 31, 2016 and 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 December 31, 2016 and 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 December 31, 2016 Residential mortgage $ 1,472 $ 2,074 $ 964 $ 4,510 $ 256,093 $ 260,603 $ 3,580 Construction acquisition and development - - - - 57,166 57,166 - Land 106 - 6 112 48,552 48,664 269 Lines of credit - - - - 29,657 29,657 150 Commercial real estate - 171 515 686 195,024 195,710 2,938 Commercial non-real estate - - - - 16,811 16,811 1 Home equity 34 - 2,174 2,208 16,921 19,129 2,914 Consumer 4 - - 4 1,206 1,210 - Total loans $ 1,616 $ 2,245 $ 3,659 $ 7,520 $ 621,430 $ 628,950 $ 9,852 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 The Bank is a party to financial instruments with off-balance-sheet risk in the normal course of business to meet the financial needs of its customers. These financial instruments include commitments to extend credit and standby letters of credit, which involve, to varying degrees, elements of credit risk in excess of the amount recognized in the consolidated statements of financial condition. The contract amounts of these instruments express the extent of involvement the Bank has in each class of financial instruments. The Bank's exposure to credit loss from non-performance by the other party to the above mentioned financial instruments is represented by the contractual amount of those instruments. The Bank uses the same credit policies in making commitments and conditional obligations as it does for on-balance-sheet instruments. Unless otherwise noted, the Bank requires collateral or other security to support financial instruments with off-balance-sheet credit risk. Financial Instruments Whose Contract Amounts Represent Credit Risk Contract Amount At December 31, 2016 2015 (dollars in thousands) Standby letters of credit $ 4,022 $ 5,937 Home equity lines of credit 7,736 7,467 Unadvanced construction commitments 15,728 21,101 Mortgage loan commitments 574 3,233 Lines of credit 34,125 27,189 Loans sold and serviced with limited repurchase provisions 70,773 65,107 Standby letters of credit are conditional commitments issued by the Bank guaranteeing performance by a customer to various municipalities. These guarantees are issued primarily to support performance arrangements, limited to real estate transactions. The majority of these standby letters of credit expire within twelve months. The credit risk involved in issuing letters of credit is essentially the same as that involved in extending other loan commitments. The Bank requires collateral supporting these letters of credit as deemed necessary. Management believes, except for certain standby letters of credit, that the proceeds obtained through a liquidation of such collateral would be sufficient to cover the maximum potential amount of future payments required under the corresponding guarantees. The current amount of the liability as of December 31, 2016 and 2015 for guarantees under standby letters of credit issued was $94,000 and $115,000, respectively. Home equity lines of credit are loan commitments to individuals as long as there is no violation of any condition established in the contract. Commitments under home equity lines expire ten years after the date the loan closes and are secured by real estate. The Bank evaluates each customer's credit worthiness on a case-by-case basis. Unadvanced construction commitments are loan commitments made to borrowers for both residential and commercial projects that are either in process or are expected to begin construction shortly. Mortgage loan commitments not reflected in the accompanying statements of financial condition at December 31, 2016 included two loans at a fixed interest of 4.25% totaling $574,000 and at December 31, 2015 included seven loans at a fixed interest rate range of 3.75% to 8.00% totaling $3,233,000. Lines of credit are loan commitments to individuals and companies as long as there is no violation of any condition established in the contract. Lines of credit have a fixed expiration date. The Bank evaluates each customer's credit worthiness on a case-by-case basis. The Bank has entered into several agreements to sell mortgage loans to third parties. The loans sold under these agreements for the years ended December 31, 2016 and 2015 were $149,990,000 and $157,420,000, respectively. repurchased one loan in 2016 in the amount of $343,000 and no loans in 2015. Only loans originated specifically for sale are recorded as held for sale at the period ended December 31, 2016 and December 31, 2015. Except for the liability recorded for standby letters of credit of $94,000 and $115,000 at December 31, 2016 and 2015, respectively, liabilities for credit losses associated with these commitments were not material at December 31, 2016 and 2015. Bancorp considers a modification of a loan term a Troubled Debt Restructure 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. The following tables present newly restructured loans that occurred during the years ended December 31, 2016 and 2015 by the type of concession (dollars in thousands): Year ended December 31, 2016 Rate Modification Contracts Term Modifications 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 Year ended December 31, 2015 Rate Modification Contracts Term Modifications Contracts Combination Modifications Contracts Total Total Contracts Pre-Modification Outstanding Recorded Investment: Residential mortgage $ - - $ 91 1 $ - 1 $ 91 2 Construction, acquisition and Development - - - - - - - - Land - - - - 61 1 61 1 Lines of credit - - - - - - - - Commercial real estate - - - - - - - - Commercial non-real estate - - - - - - - - Home equity - - - - - - - - Consumer - - - - - - - - Total loans $ - - $ 91 1 $ 61 2 $ 152 3 Post-Modification Outstanding Recorded Investment: Residential mortgage $ - - $ 91 1 $ 109 1 $ 200 2 Construction, acquisition and Development - - - - - - - - Land - - - - 31 1 31 1 Lines of credit - - - - - - - - Commercial real estate - - - - - - - - Commercial non-real estate - - - - - - - - Home equity - - - - - - - - Consumer - - - - - - - - Total loans $ - - $ 91 1 $ 140 2 $ 231 3 All troubled debt restructurings are considered impaired loans. Impaired loans are evaluated for a potential loss following the criteria set forth earlier in this footnote. Interest on TDRs was accounted for under the following methods as of December 31, 2016 and December 31, 2015 (dollars in thousands): Number of Contracts Accrual Status Number of Contracts Non- Accrual Status Total Number of Contracts Total Modifications December 31, 2016 Residential mortgage 48 $ 15,886 4 $ 2,137 52 $ 18,023 Construction, acquisition and Development - - - - - - Land 2 170 1 6 3 176 Lines of credit - - - - - - Commercial real estate 3 1,914 2 249 5 2,163 Commercial non-real estate - - - - - - Home equity - - - - - - Consumer 5 96 - - 5 96 Total loans 58 $ 18,066 7 $ 2,392 65 $ 20,458 December 31, 2015 Residential mortgage 55 $ 20,831 3 $ 1,071 58 $ 21,902 Construction, acquisition and Development 1 71 - - 1 71 Land 6 907 1 6 7 913 Lines of credit - - - - - - Commercial real estate 4 2,464 2 252 6 2,716 Commercial non-real estate 4 103 - - 4 103 Home equity - - - - - - Consumer 1 10 - - 1 10 Total loans 71 $ 24,386 6 $ 1,329 77 $ 25,715 There were three TDRs totaling $2,030,000 that were in a non-accrual status at December 31, 2016 because they failed to perform in accordance with the terms of their restructuring agreements. |