Loans

The following table presents the composition of the loan portfolio as of the dates indicated:



	For the Years Ended December 31,
	2017			2016
	(dollars in thousands)
Business Loans
Commercial and industrial	$	1,086,659		$	563,169
Franchise	660,414			459,421
Commercial owner occupied	1,289,213			454,918
SBA	185,514			88,994
Agribusiness	116,066			—
Total business loans	3,337,866			1,566,502
Real Estate Loans
Commercial non-owner occupied	1,243,115			586,975
Multi-family	794,384			690,955
One-to-four family	270,894			100,451
Construction	282,811			269,159
Farmland	145,393			—
Land	31,233			19,829
Total real estate loans	2,767,830			1,667,369
Consumer Loans
Consumer loans	92,931			4,112
Gross loans held for investment	6,198,627			3,237,983
Plus: Deferred loan origination costs/(fees) and premiums/(discounts), net	(2,159		)	3,630
Loans held for investment	6,196,468			3,241,613
Allowance for loan losses	(28,936		)	(21,296		)
Loans held for investment, net	$	6,167,532		$	3,220,317

Loans held for sale, at lower of cost or fair value	$	23,426		$	7,711

The Company originates SBA loans with the intent to sell the guaranteed portion of the loan prior to maturity and therefore designates them as held for sale. From time to time, the Company may purchase or sell other types of loans in order to manage concentrations, maximize interest income, change risk profiles, improve returns and generate liquidity.

Concentration of Credit Risk

The Company’s loan portfolio was collateralized by various forms of real estate and business assets located principally in California. The Company’s loan portfolio contains concentrations of credit in commercial non-owner occupied real estate, multi-family real estate and commercial owner occupied business loans. The Company maintains policies approved by the Board of Directors that address these concentrations and continues to diversify its loan portfolio through loan originations and purchases and sales of loans to meet approved concentration levels. While management believes that the collateral presently securing these loans is adequate, there can be no assurances that further significant deterioration in the California real estate market and economy would not expose the Company to significantly greater credit risk.

Loans Serviced for Others

The Company generally retains the servicing rights of the guaranteed portion of SBA loans sold, for which the Company records a servicing asset at fair value within other assets. At December 31, 2017 and 2016, the servicing asset total $8.8 million and $5.3 million, respectively and was included in other assets. Servicing rights are evaluated for impairment based upon the fair value of the rights as compared to the carrying amount. Impairment is recognized through a valuation allowance, to the extent the fair value is less than the carrying amount. At December 31, 2017, and 2016, the Company determined that no valuation allowance was necessary.

Loans serviced for others are not included in the accompanying consolidated statements of financial condition. The unpaid principal balance of loans and participations serviced for others were $635 million at December 31, 2017 and $303 million at December 31, 2016.

Purchased Credit Impaired Loans

The Company has purchased loans, for which there was, at acquisition, evidence of deterioration of credit quality since origination and it was probable, at acquisition, that all contractually required payments would not be collected. The carrying amount of those loans at December 31, 2017, and 2016 was as follows:



	For the Years Ended December 31,
	2017		2016
	(dollars in thousands)
Business Loans
Commercial and industrial	$	3,310	$	2,586
Commercial owner occupied	1,262		491
SBA	1,802		—
Total business loans	6,374		3,077
Real Estate Loans
Commercial non-owner occupied	1,650		1,088
One-to-four family	255		1
Construction	517		—
Land	83		—
Total real estate loans	2,505		1,089
Consumer Loans
Consumer loans	10		393
Total purchase credit impaired	$	8,889	$	4,559

The following table summarizes the accretable yield on the purchased credit impaired for the years ended December 31, 2017, 2016 and 2015:



	For the Years Ended December 31,
	2017			2016			2015
	(dollars in thousands)
Balance at the beginning of period	$	3,747		$	2,726		$	1,403
Additions	3,102			788			602
Accretion	(2,037		)	(1,354		)	(385		)
Payoffs	(2,125		)	165			(249		)
Reclassification from nonaccretable difference	332			1,422			1,355
Balance at the end of period	$	3,019		$	3,747		$	2,726

Impaired Loans

The following tables provide a summary of the Company’s investment in impaired loans as of and for the periods indicated:



					Impaired Loans
	Recorded Investment		Unpaid Principal Balance		With Specific Allowance		Without Specific Allowance		Specific Allowance for Impaired Loans		Average Recorded Investment		Interest Income Recognized
	(dollars in thousands)
December 31, 2017
Business Loans
Commercial and industrial	$	1,160	$	1,585	$	—	$	1,160	$	—	$	441	$	—
Commercial owner occupied	97		98		97		—		55		153		—
SBA	1,201		4,329		—		1,201		—		434		—
Real Estate Loans
Commercial non-owner occupied	—		—		—		—		—		86		—
One-to-four family	817		849		—		817		—		166		—
Construction	—		—		—		—		—		1,017		—
Land	9		35		—		9		—		12		—
Totals	$	3,284	$	6,896	$	97	$	3,187	$	55	$	2,309	$	—
December 31, 2016
Business Loans
Commercial and industrial	$	250	$	1,990	$	250	$	—	$	250	$	864	$	76
Franchise	—		—		—		—		—		1,016		68
Commercial owner occupied	436		847		—		436		—		505		37
SBA	316		3,865		—		316		—		331		23
Real Estate Loans
Commercial non-owner occupied	—		—		—		—		—		1,072		93
One-to-four family	124		291		—		124		—		226		18
Land	15		36		—		15		—		18		2
Totals	$	1,141	$	7,029	$	250	$	891	$	250	$	4,032	$	317
December 31, 2015
Business Loans
Commercial and industrial	$	313	$	578	$	—	$	313	$	—	$	90	$	29
Franchise	1,630		2,394		1,461		169		731		1,386		3
Commercial owner occupied	536		883		—		536		—		415		67
Real Estate Loans
Commercial non-owner occupied	214		329		—		214		—		430		19
One-to-four family	70		98		—		70		—		204		5
Land	21		37		—		21		—		13		—
Totals	$	2,784	$	4,319	$	1,461	$	1,323	$	731	$	2,538	$	123

The Company considers a loan to be impaired when, based on current information and events, it is probable the Company will be unable to collect all amounts due according to the contractual terms of the loan agreement or it is determined that the likelihood of the Company receiving all scheduled payments, including interest, when due is remote. The Company has no commitments to lend additional funds to debtors whose loans have been impaired.

The Company reviews loans for impairment when the loan is classified as substandard or worse, delinquent 90 days, determined by management to be collateral dependent, or when the borrower files bankruptcy or is granted a troubled debt restructure. Measurement of impairment is based on the loan’s expected future cash flows discounted at the loan’s effective interest rate, measured by reference to an observable market value, if one exists, or the fair value of the collateral if the loan is deemed collateral dependent. Loans are generally charged-off at the time that the loan is classified as a loss. Valuation allowances are determined on a loan-by-loan basis or by aggregating loans with similar risk characteristics.

We sometimes modify or restructure loans when the borrower is experiencing financial difficulties by making a concession to the borrower in the form of changes in the amortization terms, reductions in the interest rates, the acceptance of interest only payments and, in limited cases, concessions to the outstanding loan balances. These loans are classified as troubled debt restructurings (“TDRs”) and considered impaired loans. TDRs are loans modified for the purpose of alleviating temporary impairments to the borrower’s financial condition or cash flows. A workout plan between us and the borrower is designed to provide a bridge for borrower cash flow shortfalls in the near term. A TDR loan may be returned to accrual status when the loan is brought current, has performed in accordance with the contractual restructured terms for a time frame of at least six months and the ultimate collectability of the total contractual restructured principal and interest in no longer in doubt. At December 31, 2017, the Company had a recorded investment in a TDR of $97,000. The modification of the terms of this relationship included the restructuring of two loans related to one borrower into one loan and an extension of the maturity to three years. There were no TDRs at December 31, 2016.

When loans are placed on nonaccrual status, all accrued interest is reversed from current period earnings. Payments received on nonaccrual loans are generally applied as a reduction to the loan principal balance. If the likelihood of further loss is remote, the Company will recognize interest on a cash basis only. Loans may be returned to accruing status if the Company believes that all remaining principal and interest is fully collectible and there has been at least six months of sustained repayment performance since the loan was placed on nonaccrual.

The Company does not accrue interest on loans 90 days or more past due or when, in the opinion of management, there is reasonable doubt as to the collection of interest. The Company had impaired loans on nonaccrual status of $3.3 million, $1.1 million and $4.0 million at December 31, 2017, 2016 and 2015, respectively. If such loans had been performing in accordance with their original terms, the Company would have recorded additional loan interest income of $155,000 in 2017, $360,000 in 2016, and $279,000 in 2015. The Company did not record income from the receipt of cash payments related to nonaccruing loans during the years ended December 31, 2017, 2016 and 2015. The Company had $1.8 million loans 90 days or more past due and still accruing at December 31, 2017, majority of which were PCI loans. Income recognition for PCI loans is accounted for in accordance with ASC Subtopic 310-30 Receivables-Loans and Debt Securities Acquired with Deteriorated Credit Quality. There were no loans 90 days or more past due and still accruing at December 31, 2016.

Credit Quality and Credit Risk

The Company’s credit quality is maintained and credit risk managed in two distinct areas. The first is the loan origination process, wherein the Bank underwrites credit quality and chooses which risks it is willing to accept. The second is in the ongoing oversight of the loan portfolio, where existing credit risk is measured and monitored, and where performance issues are dealt with in a timely and comprehensive fashion.

The Company maintains a comprehensive credit policy, which sets forth minimum and maximum tolerances for key elements of loan risk. The policy identifies and sets forth specific guidelines for analyzing each of the loan products the Company offers from both an individual and portfolio wide basis. The credit policy is reviewed annually by the Bank Board. The Bank's seasoned underwriters and portfolio managers ensure all key risk factors are analyzed with most loan underwriting including a comprehensive global cash flow analysis.

Credit risk is managed within the loan portfolio by the Company’s portfolio managers based on a comprehensive credit and portfolio review policy. This policy requires a program of financial data collection and analysis, comprehensive loan reviews, property and/or business inspections and monitoring of portfolio concentrations and trends. The portfolio managers also monitor asset-based lines of credit, loan covenants and other conditions associated with the Company’s business loans as a means to help identify potential credit risk. Individual loans, excluding the homogeneous loan portfolio, are reviewed at least every two years and in most cases, more often, including the assignment of a risk grade.

Risk grades are based on a six-grade Pass scale; along with Special Mention, Substandard, Doubtful and Loss classifications, as such classifications are defined by the federal banking regulatory agencies. The assignment of risk grades allows the Company to, among other things, identify the risk associated with each credit in the portfolio, and to provide a basis for estimating probable incurred losses inherent in the portfolio. Risk grades are reviewed regularly by the Company’s Credit and Portfolio Review committee, and are reviewed annually by an independent third-party, as well as by regulatory agencies during scheduled examinations.

The following provides brief definitions for risk grades assigned to loans in the portfolio:


•	Pass classifications represent assets with a level of credit quality, which contain no well-defined deficiency or weakness.


•	Special Mention assets do not currently expose the Bank to a sufficient risk to warrant classification in one of the adverse categories, but possess correctable deficiencies or potential weaknesses deserving management’s close attention.


•	Substandard assets are inadequately protected by the current net worth and paying capacity of the obligor or of the collateral pledged, if any. These assets are characterized by the distinct possibility that the Bank will sustain some loss if the deficiencies are not corrected. OREO acquired from foreclosure are also classified as substandard.


•	Doubtful credits have all the weaknesses inherent in substandard credits, with the added characteristic that the weaknesses make collection or liquidation in full, on the basis of currently existing facts, conditions, and values, highly questionable and improbable.


•	Loss assets are those that are considered uncollectible and of such little value that their continuance as assets is not warranted. Amounts classified as loss are promptly charged off.

The portfolio managers also manage loan performance risks, collections, workouts, bankruptcies and foreclosures. Loan performance risks are mitigated by our portfolio managers acting promptly and assertively to address problem credits when they are identified. Collection efforts are commenced immediately upon non-payment, and the portfolio managers seek to promptly determine the appropriate steps to minimize the Company’s risk of loss. When foreclosure will maximize the Company’s recovery for a non-performing loan, the portfolio managers will take appropriate action to initiate the foreclosure process.

When a loan is graded as special mention or substandard or doubtful, the Company obtains an updated valuation of the underlying collateral. If the credit in question is also identified as impaired, a valuation allowance, if necessary, is established against such loan or a loss is recognized by a charge to the allowance for loan losses if management believes that the full amount of the Company’s recorded investment in the loan is no longer collectable. The Company typically continues to obtain or confirm updated valuations of underlying collateral for special mention and classified loans on an annual basis in order to have the most current indication of fair value. Once a loan is identified as impaired, an analysis of the underlying collateral is performed at least quarterly, and corresponding changes in any related valuation allowance are made or balances deemed to be fully uncollectable are charged-off.

The following tables stratify the loan portfolio by the Company’s internal risk grading system as well as certain other information concerning the credit quality of the loan portfolio as of the periods indicated:



	Credit Risk Grades
	Pass		Special Mention		Substandard		Doubtful		Total Gross Loans
December 31, 2017	(dollars in thousands)
Business Loans
Commercial and industrial	$	1,063,452	$	8,163	$	15,044	$	—	$	1,086,659
Franchise	660,415		—		—		—		660,415
Commercial owner occupied	1,273,380		654		21,180		—		1,295,214
SBA	199,468		1		3,469		—		202,938
Agribusiness	108,143		4,079		3,844		—		116,066
Real Estate Loans
Commercial non-owner occupied	1,242,045		—		1,070		—		1,243,115
Multi-family	794,156		—		228		—		794,384
One-to-four family	268,776		154		1,964		—		270,894
Construction	282,294		517		—		—		282,811
Farmland	144,234		44		1,115		—		145,393
Land	30,979		—		254		—		31,233
Consumer Loans
Consumer loans	92,794		—		137		—		92,931
Totals	$	6,160,136	$	13,612	$	48,305	$	—	$	6,222,053

	Credit Risk Grades
	Pass		Special Mention		Substandard		Doubtful		Total Gross Loans
December 31, 2016	(dollars in thousands)
Business Loans
Commercial and industrial	$	550,919	$	8,216	$	3,784	$	250	$	563,169
Franchise	459,421		—		—		—		459,421
Commercial owner occupied	450,416		281		4,221		—		454,918
SBA	96,190		53		462		—		96,705
Real Estate Loans
Commercial non-owner occupied	585,093		810		1,072		—		586,975
Multi-family	681,942		6,610		2,403		—		690,955
One-to-four family	100,010		—		441		—		100,451
Construction	269,159		—		—		—		269,159
Land	19,814		—		15		—		19,829
Consumer Loans
Consumer loans	3,719		—		393		—		4,112
Totals	$	3,216,683	$	15,970	$	12,791	$	250	$	3,245,694



			Days Past Due
	Current		30-59		60-89		90+		Total Gross Loans		Non-accruing
December 31, 2017	(dollars in thousands)
Business Loans
Commercial and industrial	$	1,085,770	$	84	$	570	$	235	$	1,086,659	$	1,160
Franchise	660,415		—		—		—		660,415		—
Commercial owner occupied	1,291,254		3,474		486		—		1,295,214		97
SBA	200,821		177		—		1,940		202,938		1,201
Agribusiness	116,066		—		—		—		116,066		—
Real Estate Loans
Commercial non-owner occupied	1,243,115		—		—		—		1,243,115		—
Multi-family	792,603		1,781		—		—		794,384		—
One-to-four family	269,725		354		—		815		270,894		817
Construction	282,811		—		—		—		282,811		—
Farmland	145,393		—		—		—		145,393		—
Land	31,141		83		—		9		31,233		9
Consumer Loans
Consumer loans	92,880		11		—		40		92,931		—
Totals	$	6,211,994	$	5,964	$	1,056	$	3,039	$	6,222,053	$	3,284

			Days Past Due
	Current		30-59		60-89		90+		Total Gross Loans		Non-accruing
December 31, 2016	(dollars in thousands)
Business Loans
Commercial and industrial	$	562,805	$	104	$	—	$	260	$	563,169	$	250
Franchise	459,421		—		—		—		459,421		—
Commercial owner occupied	454,918		—		—		—		454,918		436
SBA	96,389		—		—		316		96,705		316
Real Estate Loans
Commercial non-owner occupied	586,975		—		—		—		586,975		—
Multi-family	690,955		—		—		—		690,955		—
One-to-four family	100,314		18		71		48		100,451		124
Construction	269,159		—		—		—		269,159		—
Land	19,814		—		—		15		19,829		15
Consumer Loans
Consumer loans	4,112		—		—		—		4,112		—
Totals	$	3,244,862	$	122	$	71	$	639	$	3,245,694	$	1,141