Loans Receivable and Allowance for Loan Losses | Note 3 - Loans Receivable and Allowance for Loan Losses Loans receivable are summarized as follows: March 31, 2017 December 31, 2016 (dollars in thousands) Residential mortgage $ 253,309 $ 260,603 Commercial 16,695 16,811 Commercial real estate 190,961 195,710 Construction, land acquisition, and development 50,556 41,438 Land 49,159 48,664 Lines of credit 31,859 29,657 Home equity 18,022 19,129 Consumer 1,590 1,210 Total loans receivable 612,151 613,222 Unearned loan fees (2,410 ) (2,944 ) Net loans receivable $ 609,741 $ 610,278 Certain loans in the amount of $322.6 million have been pledged under a blanket floating lien to the Federal Home Loan Bank of Atlanta (“FHLB”) as collateral against advances. Credit Quality An Allowance is provided through charges to income in an amount that management believes will be adequate to absorb losses on existing loans that may become uncollectible, based on evaluations of the collectability of loans and prior loan loss experience. Management has an established methodology to determine the adequacy of the Allowance that assesses the risks and losses inherent in the loan portfolio. The methodology takes into consideration such factors as changes in the nature and volume of the loan portfolio, overall portfolio quality, review of specific problem loans, and current economic conditions that may affect the borrowers' ability to pay. Determining the amount of the Allowance requires the use of estimates and assumptions. Actual results could differ significantly from those estimates. Management believes the Allowance is adequate as of March 31, 2017 and December 31, 2016. While management uses available information to estimate losses on loans, future additions to the Allowance may be necessary based on changes in economic conditions. In addition, various regulatory agencies periodically review the Allowance as an integral part of their examination process. Such agencies may require us to recognize additions to the Allowance based on their judgments about information available to them at the time of their examination. For purposes of determining the Allowance, we have segmented our loan portfolio by product type. Our portfolio loan segments are residential mortgage, commercial, commercial real estate, construction, land acquisition, and development, land, lines of credit, home equity, and consumer. We have looked at all segments and have determined that no additional subcategorization is warranted based upon our credit review methodology and our portfolio classes are the same as our portfolio segments. Inherent Credit Risks The inherent credit risks within the loan portfolio vary depending upon the loan class as follows: Residential mortgage Commercial underwritten in accordance with our policies and include evaluating historical and projected profitability and cash flow to determine the borrower's ability to repay the obligation as agreed. Commercial and industrial loans are made primarily based on the identified cash flow of the borrower and secondarily on the underlying collateral supporting the loan. Accordingly, the repayment of a commercial and industrial loan depends primarily on the creditworthiness of the borrower (and any guarantors), while liquidation of collateral is a secondary and often insufficient source of repayment. Commercial real estate subject to the underwriting standards and processes similar to commercial and industrial loans, in addition to those underwriting standards for real estate loans. These loans are viewed primarily as cash flow dependent and secondarily as loans secured by real estate. Repayment of these loans is generally dependent upon the successful operation of the property securing the loan or the principal business conducted on the property securing the loan. Commercial real estate loans may be adversely affected by conditions in the real estate markets or the economy in general. Management monitors and evaluates commercial real estate loans based on collateral and risk-rating criteria. The Bank also utilizes third-party experts to provide environmental and market valuations. The nature of commercial real estate loans makes them more difficult to monitor and evaluate. Construction, land acquisition, and development (“ADC”) underwritten in accordance with our underwriting policies which include a financial analysis of the developers, property owners, construction cost estimates, and independent appraisal valuations. These loans will rely on the value associated with the project upon completion. These cost and valuation estimates may be inaccurate. Construction loans generally involve the disbursement of substantial funds over a short period of time with repayment substantially dependent upon the success of the completed project rather than the ability of the borrower or guarantor to repay principal and interest. 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 underwritten according to our policies which include independent appraisal valuations as well as the estimated value associated with the land upon completion of development. These cost and valuation estimates may be inaccurate. These loans 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. Lines of credit subject to the underwriting standards and processes similar to commercial loans, in addition to those underwriting standards for real estate loans. These loans are viewed primarily as cash flow dependent and, secondarily, as loans secured by real-estate and/or other assets. Repayment of these loans is generally dependent upon the successful operation of the property securing the loan or the principal business conducted on the property securing the loan. Line of credit loans may be adversely affected by conditions in the real estate markets or the economy in general. Management monitors and evaluates line of credit loans based on collateral and risk-rating criteria. Home equity subject to the underwriting standards and processes similar to residential mortgages and are secured by one to four family dwelling units. Home equity loans have greater risk than residential mortgages as a result of the Bank being in a second lien position. Consumer consist of loans to individuals through the Bank's retail network and are typically unsecured or secured by personal property. Consumer loans have a greater credit risk than residential loans because of the lower value of the underlying collateral, if any. Risk Ratings 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. Loans not classified are rated pass. 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 in nonaccrual status 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 in nonaccrual status 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, generally after six months of consecutive current payments and an updated analysis of the borrower’s ability to service the loan. Loans that experience insignificant payment delays and payment shortfalls generally are not placed in nonaccrual status or 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. Allowance Methodology The Allowance consists of specific and general components. The specific component relates to loans that are classified as impaired. The general component relates to loans that are classified as doubtful, substandard, or special mention that are not considered impaired, as well as loans that are not classified. A loan is considered impaired if it meets any of the following three 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. · Loans that are modified and qualify as troubled debt restructured loans ("TDR" or "TDRs"). If a loan is considered to be impaired, it is then determined to be either cash flow or collateral dependent for purposes of Allowance determination. With respect to all loan segments, we do 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. At the time of foreclosure, 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 proceeds received. · The loan is considered to be a collateral dependent impaired loan when 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. Specific Allowance Component Impaired loans secured by real estate - when a secured real estate 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 LTV ratio based on the original appraisal, and the condition of the property. Appraised values are discounted, if appropriate, 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. Impaired loans secured by collateral other than real estate - for loans secured by nonreal 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 fair value of the underlying collateral less its estimated disposal costs is lower than the carrying value of the 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 the loan. General Allowance Component The general component of the Allowance is based on historical loss experience adjusted for qualitative factors. Loans are pooled by portfolio class and an historical loss percentage, based upon a four-year net charge-off history, is applied to each class. The result of that calculation for each loan class is then applied to the current loan portfolio balances to determine the required general component of the Allowance per loan class. We then apply additional loss multipliers to the different classes of loans to reflect various qualitative factors. These qualitative factors include, but are not limited to: · 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. The following tables present, by portfolio segment, the changes in the Allowance and the recorded investment in loans: Three Months Ended March 31, 2017 Residental Mortgage Commercial Commercial Real Estate ADC Land Lines of Credit Home Equity Consumer Total (dollars in thousands) Beginning Balance $ 3,833 $ 421 $ 2,535 $ 527 $ 863 $ 57 $ 728 $ 5 $ 8,969 Charge-offs (499 ) - - - - - - - (499 ) Recoveries 107 27 - - - - 3 - 137 Net (charge-offs) recoveries (392 ) 27 - - - - 3 - (362 ) Provision for (reversal of) loan losses 348 (22 ) (20 ) (140 ) (153 ) (10 ) (278 ) - (275 ) Ending Balance $ 3,789 $ 426 $ 2,515 $ 387 $ 710 $ 47 $ 453 $ 5 $ 8,332 Ending balance - individually evaluated for impairment $ 1,757 $ - $ 191 $ - $ 52 $ - $ 81 $ 3 $ 2,084 Ending balance - collectively evaluated for impairment 2,032 426 2,324 387 658 47 372 2 6,248 $ 3,789 $ 426 $ 2,515 $ 387 $ 710 $ 47 $ 453 $ 5 $ 8,332 Ending loan balance - individually evaluated for impairment $ 19,008 $ - $ 3,130 $ - $ 818 $ - $ 2,438 $ 92 $ 25,486 Ending loan balance - collectively evaluated for impairment 234,301 16,695 187,831 50,556 48,341 31,859 15,584 1,498 586,665 $ 253,309 $ 16,695 $ 190,961 $ 50,556 $ 49,159 $ 31,859 $ 18,022 $ 1,590 $ 612,151 Three Months Ended March 31, 2016 Residental Mortgage Commercial Commercial Real Estate ADC Land Lines of Credit Home Equity Consumer Total (dollars in thousands) Beginning Balance $ 4,188 $ 234 $ 2,792 $ 446 $ 510 $ 57 $ 528 $ 3 $ 8,758 Charge-offs (140 ) (17 ) (47 ) - - - (28 ) - (232 ) Recoveries 82 19 - - - 5 1 - 107 Net (charge-offs) recoveries (58 ) 2 (47 ) - - 5 (27 ) - (125 ) Provision for (reversal of) loan losses 93 112 (397 ) (111 ) 174 (20 ) 149 - - Ending Balance $ 4,223 $ 348 $ 2,348 $ 335 $ 684 $ 42 $ 650 $ 3 $ 8,633 Ending balance - individually evaluated for impairment $ 1,760 $ 4 $ 221 $ - $ 81 $ 15 $ 2 $ 1 $ 2,084 Ending balance - collectively evaluated for impairment 2,463 344 2,127 335 603 27 648 2 6,549 $ 4,223 $ 348 $ 2,348 $ 335 $ 684 $ 42 $ 650 $ 3 $ 8,633 Ending loan balance - individually evaluated for impairment $ 26,477 $ 99 $ 3,800 $ 351 $ 1,444 $ 150 $ 1,929 $ 215 $ 34,465 Ending loan balance - collectively evaluated for impairment 258,224 13,057 182,470 41,482 30,166 21,708 21,513 926 569,546 $ 284,701 $ 13,156 $ 186,270 $ 41,833 $ 31,610 $ 21,858 $ 23,442 $ 1,141 $ 604,011 The following tables present the credit quality breakdown of our loan portfolio by class: March 31, 2017 Pass Special Mention Substandard Total (dollars in thousands) Residential mortgage $ 245,391 $ 4,008 $ 3,910 $ 253,309 Commercial 16,565 130 - 16,695 Commercial real estate 182,158 6,950 1,853 190,961 ADC 50,556 - - 50,556 Land 48,420 - 739 49,159 Lines of credit 31,521 114 224 31,859 Home equity 15,211 471 2,340 18,022 Consumer 1,590 - - 1,590 $ 591,412 $ 11,673 $ 9,066 $ 612,151 December 31, 2016 Pass Special Mention Substandard Total (dollars in thousands) Residential mortgage $ 251,763 $ 4,316 $ 4,524 $ 260,603 Commercial 16,722 88 1 16,811 Commercial real estate 184,820 7,420 3,470 195,710 ADC 41,438 - - 41,438 Land 47,886 - 778 48,664 Lines of credit 29,289 116 252 29,657 Home equity 16,056 472 2,601 19,129 Consumer 1,210 - - 1,210 $ 589,184 $ 12,412 $ 11,626 $ 613,222 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. The following tables present the classes of the loan portfolio summarized by the aging categories of performing loans and nonaccrual loans: March 31, 2017 30-59 Days Past Due 60-89 Days Past Due 90+ Days Past Due Total Past Due Current Total Non- Accrual (dollars in thousands) Residential mortgage $ 1,670 $ - $ 3,304 $ 4,974 $ 248,335 $ 253,309 $ 3,938 Commercial 64 - - 64 16,631 16,695 - Commercial real estate 488 - - 488 190,473 190,961 262 ADC - - - - 50,556 50,556 - Land - - 6 6 49,153 49,159 93 Lines of credit - - - - 31,859 31,859 - Home equity 141 - 673 814 17,208 18,022 2,355 Consumer - - - - 1,590 1,590 - $ 2,363 $ - $ 3,983 $ 6,346 $ 605,805 $ 612,151 $ 6,648 December 31, 2016 30-59 Days Past Due 60-89 Days Past Due 90+ Days Past Due Total Past Due Current Total Non- Accrual (dollars in thousands) Residential mortgage $ 1,472 $ 2,074 $ 964 $ 4,510 $ 256,093 $ 260,603 $ 3,580 Commercial - - - 16,811 16,811 1 Commercial real estate - 171 515 686 195,024 195,710 2,938 ADC - - - - 41,438 41,438 - Land 106 - 6 112 48,552 48,664 269 Lines of credit - - - - 29,657 29,657 150 Home equity 34 - 2,174 2,208 16,921 19,129 2,914 Consumer 4 - - 4 1,206 1,210 - $ 1,616 $ 2,245 $ 3,659 $ 7,520 $ 605,702 $ 613,222 $ 9,852 We do not have any greater than 90 days and still accruing loans as of March 31, 2017 or December 31, 2016. The following tables summarize impaired loans: Three Months Ended March 31, March 31, 2017 2017 2016 Unpaid Principal Balance Recorded Investment Related Allowance Average Recorded Investment Interest Income Recognized Average Recorded Investment Interest Income Recognized With no related Allowance: (dollars in thousands) Residential mortgage $ 11,294 $ 10,187 $ - $ 10,592 $ 117 $ 15,217 $ 168 Commercial - - - 1 7 18 - Commercial real estate 1,244 1,209 - 2,494 39 2,381 16 ADC - - - - - 331 4 Land 437 437 - 438 6 878 10 Lines of credit - - - 86 1 99 - Home equity 1,727 1,187 1,615 15 2,148 20 Consumer - - - - - 68 - With a related Allowance: Residential mortgage 8,932 8,821 1,757 8,839 97 11,433 123 Commercial - - - - - 100 1 Commercial real estate 1,921 1,921 191 1,925 24 2,148 27 ADC - - - - - - - Land 412 381 52 383 5 649 8 Lines of credit - - - - - 150 2 Home equity 1,299 1,251 81 1,338 48 16 1 Consumer 92 92 3 93 1 10 - Totals: Residential mortgage 20,226 19,008 1,757 19,431 214 26,650 291 Commercial - - - 1 7 118 1 Commercial real estate 3,165 3,130 191 4,419 63 4,529 43 ADC - - - - - 331 4 Land 849 818 52 821 11 1,527 18 Lines of credit - - - 86 1 249 2 Home equity 3,026 2,438 81 2,953 63 2,164 21 Consumer 92 92 3 93 1 78 - December 31, 2016 Unpaid Principal Balance Recorded Investment Related Allowance With no related Allowance: (dollars in thousands) Residential mortgage $ 9,854 $ 9,338 $ - Commercial - - - Commercial real estate 3,900 3,698 - ADC - - - Land 441 441 - Lines of credit - - - Home equity 2,139 1,529 - Consumer - - - With a related Allowance: Residential mortgage 11,176 11,065 1,703 Commercial - - - Commercial real estate 1,958 1,958 196 ADC - - - Land 417 417 53 Lines of credit 148 148 15 Home equity 1,608 1,608 402 Consumer 96 96 4 Totals: Residential mortgage 21,030 20,403 1,703 Commercial - - - Commercial real estate 5,858 5,656 196 ADC - - - Land 858 858 53 Lines of credit 148 148 15 Home equity 3,747 3,137 402 Consumer 96 96 4 We recognized $360,000 and Consumer mortgage loans secured by residential real estate properties for which formal foreclosure proceedings were in process according to local requirements of the applicable jurisdiction totaled $4.1 million as of March 31, 2017. Consumer mortgage loans in real estate acquired through foreclosure amounted to $188,000 and $393,000 at March 31, 2017 and December 31, 2016, respectively. TDR's In situations where, for economic or legal reasons related to a borrower’s financial difficulties, management may grant a concession for other than an insignificant period of time to the borrower that would not otherwise be considered, the related loan is classified as a TDR. Such concessions could include reductions in the interest rate, payment extensions, forgiveness of principal, forbearance, or other actions. At the time that a loan is modified, management evaluates any possible impairment based on the present value of expected future cash flows, discounted at the contractual interest rate of the original loan agreement, except when the sole remaining source of repayment for the loan is the liquidation of the collateral. In these cases, we use the current fair value of the collateral, less selling costs, instead of discounted cash flows. Any impairment amount is then set up as a specific reserve in the Allowance. The following table presents loans that were modified during the three months ended March 31 by type of concession: 2017 2016 Number of Modifications Recorded Investment Prior to Modification Recorded Investment After Modification Number of Modifications Recorded Investment Prior to Modification Recorded Investment After Modification Residential Mortgage: (dollars in thousands) Combination - $ - $ - 3 $ 624 $ 624 - $ - $ - 3 $ 624 $ 624 Interest on our portfolio of TDRs was accounted for under the following methods: March 31, 2017 Number of Modifications Accrual Status Number of Modifications Nonaccrual Status Total Number of Modifications Total Balance of Modifications (dollars in thousands) Residential mortgage 45 $ 14,143 5 $ 2,566 50 $ 16,709 Commercial real estate 3 1,901 2 210 5 2,111 Land 1 28 2 146 3 174 Consumer 4 92 - - 4 92 53 $ 16,164 9 $ 2,922 62 $ 19,086 December 31, 2016 Number of Modifications Accrual Status Number of Modifications Nonaccrual Status Total Number of Modifications Total Balance of Modifications (dollars in thousands) Residential mortgage 48 $ 15,886 4 $ 2,137 52 $ 18,023 Commercial real estate 3 1,914 2 249 5 2,163 Land 2 170 1 6 3 176 Consumer 5 96 - - 5 96 58 $ 18,066 7 $ 2,392 65 $ 20,458 In the first quarter of 2017 and 2016 there were no TDRs that subsequently defaulted during the 12 month period ended March 31, 2017 and 2016. Off-Balance Sheet Instruments 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 we have in each class of financial instruments. Our exposure to credit loss from nonperformance by the other party to the above mentioned financial instruments is represented by the contractual amount of those instruments. the same credit policies in making commitments and conditional obligations as we do for on-balance-sheet instruments. Unless otherwise noted, we require collateral or other security to support financial instruments with off-balance-sheet credit risk. The following table shows the contract amounts for our off-balance sheet instruments: March 31, December 31, (dollars in thousands) Standby letters of credit $ 3,713 $ 4,022 Home equity lines of credit 7,069 7,736 Unadvanced construction commitments 12,960 15,728 Mortgage loan commitments 1,158 574 Lines of credit 57,289 34,125 Loans sold and serviced with limited repurchase provisions 51,228 70,773 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 and are 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 March 31, 2017 and December 31, 2016 for guarantees under standby letters of credit issued was $93,000 and $94,000, 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. We evaluate 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 March 31, 2017 included two loans at fixed interest rates of 3.75% and 4.75%, respectively, totaling $1.2 million. At December 31, 2016 such commitments 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. These agreements contain limited provisions that require the Bank to repurchase a loan if the loan becomes delinquent within a period ranging generally from 120 to 180 days after the sale date depending on the investor’s agreement. The credit risk involved in these financial instruments is essentially the same as that involved in extending loan facilities to customers. We established a reserve for potential repurchases for these loans, which amounted to $52,000 at March 31, 2017 and $48,000 at December 31, 2016. |