Loans Receivable and Allowance for Loan Losses | Note 4 - Loans Receivable and Allowance for Loan Losses Loans receivable are summarized as follows at December 31: 2017 2016 (dollars in thousands) Residential mortgage $ 287,656 $ 260,603 Commercial 37,356 46,468 Commercial real estate 236,302 195,710 Construction, land acquisition, and development 93,060 90,102 Home equity/2nds 15,703 19,129 Consumer 1,084 1,210 Total loans receivable 671,161 613,222 Unearned loan fees (3,010 ) (2,944 ) Net loans receivable $ 668,151 $ 610,278 Certain loans in the amount of $196.9 million have been pledged under a blanket floating lien to the FHLB as collateral against advances. At December 31, 2017, the Bank was servicing $33.5 million in loans for the Federal National Mortgage Association and $16.0 million in loans for the Federal Home Loan Mortgage Corporation. 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. 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. Management believes the Allowance is adequate as of December 31, 2017 and December 31, 2016. 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 (“ADC”), home equity/2nds, 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 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 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. Additionally, lines of credit are 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. 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. 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. Additionally, land is 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. 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. Home equity/2nds subject to the underwriting standards and processes similar to residential mortgages and are secured by one to four family dwelling units. Home equity/2nds loans have greater risk than residential mortgages as a result of the Bank generally 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. The following tables present, by portfolio segment, the changes in the Allowance and the recorded investment in loans as of and for the years ended December 31: 2017 Residental Mortgage Commercial Commercial Real Estate ADC Home Equity/ 2nds Consumer Total (dollars in thousands) Beginning Balance $ 3,833 $ 478 $ 2,535 $ 1,390 $ 728 $ 5 $ 8,969 Charge-offs (726 ) - - - (98 ) (2 ) (826 ) Recoveries 375 - 157 - 30 - 562 Net (charge-offs) recoveries (351 ) - 157 - (68 ) (2 ) (264 ) (Reversal of) provision for loan losses (383 ) 49 113 (154 ) (274 ) (1 ) (650 ) Ending Balance $ 3,099 $ 527 $ 2,805 $ 1,236 $ 386 $ 2 $ 8,055 Ending balance - individually evaluated for impairment $ 1,181 $ - $ 182 $ 48 $ - $ 2 $ 1,413 Ending balance - collectively evaluated for impairment 1,918 527 2,623 1,188 386 - 6,642 $ 3,099 $ 527 $ 2,805 $ 1,236 $ 386 $ 2 $ 8,055 Ending loan balance - individually evaluated for impairment $ 18,219 $ - $ 2,917 $ 991 $ - $ 84 $ 22,211 Ending loan balance - collectively evaluated for impairment 266,427 37,356 233,385 92,069 15,703 1,000 645,940 $ 284,646 $ 37,356 $ 236,302 $ 93,060 $ 15,703 $ 1,084 $ 668,151 2016 Residental Mortgage Commercial Commercial Real Estate ADC Home Equity/ 2nds Consumer Total (dollars in thousands) Beginning Balance $ 4,188 $ 291 $ 2,792 $ 956 $ 528 $ 3 $ 8,758 Charge-offs (151 ) (17 ) (178 ) (72 ) (50 ) - (468 ) Recoveries 324 54 23 157 421 50 1,029 Net recoveries (charge-offs) 173 37 (155 ) 85 371 50 561 (Reversal of) provision for loan losses (528 ) 150 (102 ) 349 (171 ) (48 ) (350 ) Ending Balance $ 3,833 $ 478 $ 2,535 $ 1,390 $ 728 $ 5 $ 8,969 Ending balance - individually evaluated for impairment $ 1,703 $ 15 $ 196 $ 53 $ 402 $ 4 $ 2,373 Ending balance - collectively evaluated for impairment 2,130 463 2,339 1,337 326 1 6,596 $ 3,833 $ 478 $ 2,535 $ 1,390 $ 728 $ 5 $ 8,969 Ending loan balance - individually evaluated for impairment $ 20,403 $ 148 $ 5,656 $ 858 $ 3,137 $ 96 $ 30,298 Ending loan balance - collectively evaluated for impairment 237,256 46,320 190,054 89,244 15,992 1,114 579,980 $ 257,659 $ 46,468 $ 195,710 $ 90,102 $ 19,129 $ 1,210 $ 610,278 The following tables present the credit quality breakdown of our loan portfolio by class as of December 31: 2017 Pass Special Mention Substandard Total (dollars in thousands) Residential mortgage $ 277,867 $ 1,563 $ 5,216 $ 284,646 Commercial 37,312 44 - 37,356 Commercial real estate 228,746 4,615 2,941 236,302 ADC 91,868 - 1,192 93,060 Home equity/2nds 14,384 465 854 15,703 Consumer 1,084 - - 1,084 $ 651,261 $ 6,687 $ 10,203 $ 668,151 2016 Pass Special Mention Substandard Total (dollars in thousands) Residential mortgage $ 248,819 $ 4,316 $ 4,524 $ 257,659 Commercial 46,011 204 253 46,468 Commercial real estate 184,820 7,420 3,470 195,710 ADC 89,324 - 778 90,102 Home equity/2nds 16,056 472 2,601 19,129 Consumer 1,210 - - 1,210 $ 586,240 $ 12,412 $ 11,626 $ 610,278 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 as of December 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 $ 1,006 $ - $ - $ 1,006 $ 283,640 $ 284,646 $ 3,891 Commercial - - - - 37,356 37,356 78 Commercial real estate 948 - - 948 235,354 236,302 159 ADC - - - - 93,060 93,060 314 Home equity/2nds - - - - 15,703 15,703 1,268 Consumer - - - - 1,084 1,084 - $ 1,954 $ - $ - $ 1,954 $ 666,197 $ 668,151 $ 5,710 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 $ 253,149 $ 257,659 $ 3,580 Commercial - - - - 46,468 46,468 151 Commercial real estate - 171 515 686 195,024 195,710 2,938 ADC 106 - 6 112 89,990 90,102 269 Home equity/2nds 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 $ 602,758 $ 610,278 $ 9,852 We do not have any loans greater than 90 days past due and still accruing as of December 31, 2017 or 2016. The interest which would have been recorded on the above nonaccrual loans if those loans had been performing in accordance with their contractual terms was approximately $688,000 and $933,000 for the years ended December 31, 2017 and 2016, respectively. The actual interest income recorded on those loans was approximately $282,000 and $427,000 for the years ended December 31, 2017 and 2016, respectively. The following tables summarize impaired loans as of and for the years ended December 31: 2017 2016 Unpaid Principal Balance Recorded Investment Related Allowance Unpaid Principal Balance Recorded Investment Related Allowance With no related Allowance: (dollars in thousands) Residential mortgage $ 12,929 $ 11,572 $ - $ 9,854 $ 9,338 $ - Commercial - - - - - - Commercial real estate 1,562 1,507 - 3,900 3,698 - ADC 636 636 - 441 441 - Home equity/2nds - - - 2,139 1,529 - Consumer - - - - - - With a related Allowance: Residential mortgage 6,761 6,647 1,181 11,176 11,065 1,703 Commercial - - - 148 148 15 Commercial real estate 1,410 1,410 182 1,958 1,958 196 ADC 392 355 48 417 417 53 Home equity/2nds - - - 1,608 1,608 402 Consumer 84 84 2 96 96 4 Totals: Residential mortgage 19,690 18,219 1,181 21,030 20,403 1,703 Commercial - - - 148 148 15 Commercial real estate 2,972 2,917 182 5,858 5,656 196 ADC 1,028 991 48 858 858 53 Home equity/2nds - - - 3,747 3,137 402 Consumer 84 84 2 96 96 4 2017 2016 Average Recorded Investment Interest Income Recognized Average Recorded Investment Interest Income Recognized With no related Allowance: (dollars in thousands) Residential mortgage $ 10,072 $ 504 $ 12,747 $ 521 Commercial - 44 145 2 Commercial real estate 2,423 70 4,021 187 ADC 516 29 1,234 36 Home equity/2nds 543 46 1,889 75 Consumer - - 17 - With a related Allowance: Residential mortgage 8,714 294 10,785 463 Commercial 30 - 174 8 Commercial real estate 1,817 73 2,020 100 ADC 379 22 489 26 Home equity/2nds 572 1 679 7 Consumer 90 2 79 2 Totals: Residential mortgage 18,786 798 23,532 984 Commercial 30 44 319 10 Commercial real estate 4,240 143 6,041 287 ADC 895 51 1,723 62 Home equity/2nds 1,115 47 2,568 82 Consumer 90 2 96 2 Consumer mortgage loans included in real estate acquired through foreclosure amounted to $206,000 at December 31, 2016. There were no such loans included in real estate acquired through foreclosure at December 31, 2017. 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 $3.1 million as of December 31, 2017. TDRs The following table presents loans that were modified during the years ended December 31: 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 (dollars in thousands) Residential Mortgage $ - $ - $ - 3 $ 624 $ 624 $ - $ - $ - 3 $ 624 $ 624 Interest on our portfolio of TDRs was accounted for under the following methods as of December 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 41 $ 11,404 2 $ 736 43 $ 12,140 Commercial real estate 3 1,862 1 78 4 1,940 ADC 1 137 1 6 2 143 Home equity/2nds 1 227 - - 1 227 Consumer 4 84 - - 4 84 50 $ 13,714 4 $ 820 54 $ 14,534 2016 Number of Modifications Accrual Status Number of Modifications Nonaccrual Status Total Number of Modifications Total Balance of Modifications (dollars in thousands) Residential mortgage 47 $ 15,648 4 $ 2,137 51 $ 17,785 Commercial real estate 3 1,914 2 249 5 2,163 ADC 2 170 1 6 3 176 Home equity/2nds 1 238 - - 1 238 Consumer 5 96 - - 5 96 58 $ 18,066 7 $ 2,392 65 $ 20,458 During 2017 and 2016, there were no TDRs that subsequently defaulted during the 12 month period ended December 31, 2017 and 2016. |