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Note 4 - Loans and Allowance for Loan Losses
12 Months Ended
Dec. 31, 2017
Notes to Financial Statements  
Loans, Notes, Trade and Other Receivables Disclosure [Text Block]
NOTE
4
– LOANS AND ALLOWANCE FOR LOAN LOSSES
 
Loans originated for investment are stated at their principal amount out
standing adjusted for partial charge-offs, the allowance, and net deferred loan fees and costs. Interest income on loans is accrued over the term of the loans primarily using the simple interest method based on the principal balance outstanding. Interest is
not
accrued on loans where collectability is uncertain. Accrued interest is included in other assets in the Consolidated Balance Sheets. Loan origination fees and certain direct costs incurred to extend credit are deferred and amortized over the term of the loan or loan commitment period as an adjustment to the related loan yield.
Acquired loans were recorded at estimated fair value at
acquisition. The acquired loans were segregated between those considered to be performing (“acquired non-impaired loans”) and those with evidence of credit deterioration (“acquired impaired loans”). Acquired loans are considered impaired if there is evidence of credit deterioration and if it is probable, at acquisition, all contractually required payments will
not
be collected. Acquired loans restructured after acquisition are
not
considered or reported as troubled debt restructurings if the loans evidenced credit deterioration as of the Merger Date and are accounted for in pools.
 
The fair value estimates for acquired loans are based on expected prepayments and the amount and timing of discounted expected principal, interest and other cash flows. Credit discounts re
presenting the principal losses expected over the life of the loan are also a component of the initial fair value. In determining the Merger Date fair value of acquired impaired loans, and in subsequent accounting, we have generally aggregated acquired commercial and consumer loans into pools of loans with common risk characteristics.
 
The difference between the fair value of an acquired non-impaired loan and contractual amounts due at
acquisition is accreted into interest income over the estimated life of the loan. Contractually required payments represent the total undiscounted amount of all uncollected principal and interest payments. Acquired non-impaired loans are placed on nonaccrual status and reported as nonperforming or past due using the same criteria applied to the originated loan portfolio.
 
The excess of an acquired impaired loan
’s contractually required payments over the amount of its undiscounted cash flows expected to be collected is referred to as the non-accretable difference. The non-accretable difference, which is neither accreted into income nor recorded on the Consolidated Balance Sheets, reflects estimated future credit losses and uncollectable contractual interest expected to be incurred over the life of the acquired impaired loan. The excess cash flows expected to be collected over the carrying amount of the acquired loan is referred to as the accretable yield. This amount is accreted into interest income over the remaining life of the acquired loans or pools using the level yield method. The accretable yield is affected by changes in interest rate indices for variable rate loans, changes in prepayment speed assumptions and changes in expected principal and interest payments over the estimated lives of the acquired impaired loans.
 
We
evaluate quarterly the remaining contractually required payments receivable and estimate cash flows expected to be collected over the lives of the impaired loans. Contractually required payments receivable
may
increase or decrease for a variety of reasons, for example, when the contractual terms of the loan agreement are modified, when interest rates on variable rate loans change, or when principal and/or interest payments are received. Cash flows expected to be collected on acquired impaired loans are estimated by incorporating several key assumptions similar to the initial estimate of fair value. These key assumptions include probability of default, loss given default, and the amount of actual prepayments after acquisition. Prepayments affect the estimated lives of loans and could change the amount of interest income, and possibly principal, expected to be collected. In re-forecasting future estimated cash flows, credit loss expectations are adjusted as necessary. The adjustments are based, in part, on actual loss severities recognized for each loan type, as well as changes in the probability of default. For periods in which estimated cash flows are
not
re-forecasted, the prior reporting period’s estimated cash flows are adjusted to reflect the actual cash received and credit events that transpired during the current reporting period.
Increases in expected cash flows of acquired impaired loans subsequent to
acquisition are recognized prospectively through adjustments of the yield on the loans or pools over their remaining lives, while decreases in expected cash flows are recognized as impairment through a provision for loan losses and an increase in the allowance.
 
Year-end loans disaggregated by class of loan within the loan portfolio segments were as follows:
 
   
December 31, 201
7
   
December 31, 201
6
   
Percent
Increase
 
   
Balance
   
%
   
Balance
   
%
   
(Decrease)
 
Originated Loans
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Commercial:
                                       
Commercial and industrial
  $
680,805,000
     
31.3
%
  $
636,771,000
     
33.8
%
   
6.9
%
Vacant land, land development, and residential construction
   
23,682,000
     
1.1
     
26,519,000
     
1.4
     
(10.7
)
Real estate
– owner occupied
   
456,065,000
     
21.0
     
363,509,000
     
19.3
     
25.5
 
Real estate
– non-owner occupied
   
708,824,000
     
32.7
     
652,054,000
     
34.6
     
8.7
 
Real estate
– multi-family and residential rental
   
64,852,000
     
3.0
     
50,045,000
     
2.6
     
29.6
 
Total commercial
   
1,934,228,000
     
89.1
     
1,728,898,000
     
91.7
     
11.9
 
                                         
Retail:
                                       
Home equity and other
   
69,675,000
     
3.2
     
69,831,000
     
3.7
     
(0.2
)
1-4 family mortgages
   
166,054,000
     
7.7
     
85,819,000
     
4.6
     
93.5
 
Total retail
   
235,729,000
     
10.9
     
155,650,000
     
8.3
     
51.4
 
                                         
Total originated loans
  $
2,169,957,000
     
100.0
%
  $
1,884,548,000
     
100.0
%
   
15.1
%
   
December 31, 201
7
   
December 31, 201
6
   
Percent
Increase
 
   
Balance
   
%
   
Balance
   
%
   
(Decrease)
 
Acquired Loans
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Commercial:
                                       
Commercial and industrial
  $
72,959,000
     
18.8
%
  $
77,132,000
     
15.6
%
   
(5.4%
)
Vacant land, land development, and residential construction
   
6,191,000
     
1.6
     
8,309,000
     
1.7
     
(25.5
)
Real estate
– owner occupied
   
70,263,000
     
18.1
     
86,955,000
     
17.6
     
(19.2
)
Real estate
– non-owner occupied
   
82,861,000
     
21.3
     
96,215,000
     
19.5
     
(13.9
)
Real estate
– multi-family and residential rental
   
37,066,000
     
9.5
     
67,838,000
     
13.7
     
(45.4
)
Total commercial
   
269,340,000
     
69.3
     
336,449,000
     
68.1
     
(19.9
)
                                         
Retail:
                                       
Home equity and other
   
30,750,000
     
7.9
     
48,216,000
     
9.8
     
(36.2
)
1-4 family mortgages
   
88,505,000
     
22.8
     
109,407,000
     
22.1
     
(19.1
)
Total retail
   
119,255,000
     
30.7
     
157,623,000
     
31.9
     
(24.3
)
                                         
Total acquired loans
  $
388,595,000
     
100.0
%
  $
494,072,000
     
100.0
%
   
(21.3%
)
 
 
   
December 31, 201
7
   
December 31, 201
6
   
Percent
Increase
 
   
Balance
   
%
   
Balance
   
%
   
(Decrease)
 
Total Loans
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Commercial:
                                       
Commercial and industrial
  $
753,764,000
     
29.4
%
  $
713,903,000
     
30.0
%
   
5.6
%
Vacant land, land development, and residential construction
   
29,873,000
     
1.2
     
34,828,000
     
1.5
     
(14.2
)
Real estate
– owner occupied
   
526,328,000
     
20.6
     
450,464,000
     
18.9
     
16.8
 
Real estate
– non-owner occupied
   
791,685,000
     
30.9
     
748,269,000
     
31.5
     
5.8
 
Real estate
– multi-family and residential rental
   
101,918,000
     
4.0
     
117,883,000
     
4.9
     
(13.5
)
Total commercial
   
2,203,568,000
     
86.1
     
2,065,347,000
     
86.8
     
6.7
 
                                         
Retail:
                                       
Home equity and other
   
100,425,000
     
3.9
     
118,047,000
     
5.0
     
(14.9
)
1-4 family mortgages
   
254,559,000
     
10.0
     
195,226,000
     
8.2
     
30.4
 
Total retail
   
354,984,000
     
13.9
     
313,273,000
     
13.2
     
13.3
 
                                         
Total loans
  $
2,558,552,000
     
100.0
%
  $
2,378,620,000
     
100.0
%
   
7.6
%
The total contractually required payments and carrying value of a
cquired impaired loans were
$11.9
million and
$5.2
million, respectively, as of
December 31, 2017.
The total contractually required payments and carrying value of acquired impaired loans were
$15.5
million and
$6.2
million, respectively, as of
December 31, 2016.
Changes in the accretable yield for acquired impaired loans for the years ended
December 31, 2017
and
December 31, 2016
were as follows:
 
   
201
7
 
Balance at December 31, 201
6
  $
1,726,000
 
Additions
   
223,000
 
Accretion income
   
(562,000
)
Net reclassification from nonaccretable to accretable
   
367,000
 
Reductions
(1)
   
(350,000
)
Balance at December 31, 201
7
  $
1,404,000
 
 
   
201
6
 
Balance at
December 31, 2015
  $
5,193,000
 
Additions
   
245,000
 
Accretion income
   
(2,388,000
)
Net reclassification from nonaccretable to accretable
   
4,635,000
 
Reductions (1)
   
(1,761,000
)
Removal due to
pool excess recovery (2)
   
(4,198,000
)
Balance at December 31, 201
6
  $
1,726,000
 
 
 
(
1
)
Reductions primarily reflect the result of exit events, including loan payoffs and charge-offs.
 
 
(
2
)
Cost recovery accounting occurs once a pool’s recorded investment is reduced to
zero
based on the outcome of the aggregated loan level activity at cash flow estimation. Proceeds received on pools in recovery status are deemed as recovery income, and are recorded as interest income as payments are received, with accretion
no
longer being recognized
 
 
Concentrations within the loan portfolio were as follows at year-end:
 
   
201
7
   
201
6
 
           
Percentage
of
           
Percentage
of
 
   
Balance
   
Loan
Portfolio
   
Balance
   
Loan
Portfolio
 
Commercial real estate loans to lessors of
non-residential buildings
  $
547,841,000
     
21.4
%
  $
562,902,000
     
23.7
%
 
Year-end nonperforming originated loans were as follows:
   
201
7
   
201
6
 
                 
Loans
past due 90 days or more still accruing interest
  $
0
    $
0
 
Nonaccrual loans
   
3,672,000
     
3,328,000
 
Total nonperforming loans
  $
3,672,000
    $
3,328,000
 
 
 
Year-end nonperforming acquired loans were as follows:
   
201
7
   
201
6
 
                 
Loans past due 90 days or more still accruing interest
  $
0
    $
0
 
Nonaccrual loans
   
3,471,000
     
2,611,000
 
Total nonperforming loans
  $
3,471,000
    $
2,611,000
 
 
 
The recorded principal balance of
all nonperforming loans was as follows:
   
December 31,
201
7
   
December 31,
201
6
 
Commercial:
               
Commercial and industrial
  $
1,444,000
    $
2,296,000
 
Vacant land, land development, and residential construction
   
35,000
     
95,000
 
Real estate
– owner occupied
   
2,241,000
     
285,000
 
Real estate
– non-owner occupied
   
0
     
488,000
 
Real estate
– multi-family and residential rental
   
178,000
     
17,000
 
Total commercial
   
3,898,000
     
3,181,000
 
                 
Retail:
               
Home equity and other
   
577,000
     
496,000
 
1-4 family mortgages
   
2,668,000
     
2,262,000
 
Total retail
   
3,245,000
     
2,758,000
 
                 
Total nonperforming loans
  $
7,143,000
    $
5,939,000
 
 
Acquired impaired loans are
not
reported as nonperforming loans based on acquired impaired loan accounting. Acquired non-impaired loans are placed on nonaccrual status and reported as nonperforming or past due using the same criteria applied to the origin
ated loan portfolio.
An age analysis of past due loans is as follows as of
December 31,
201
7:
 
                   
   
30
– 59
Days
Past Due
   
60
– 89
Days
Past Due
   
Greater
Than 89
Days
Past Due
   
Total
Past Due
   
Current
   
Total
Loans
   
Recorded
Balance >
89
Days and
Accruing
 
Originated Loans
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
                                                         
Commercial:
                                                       
Commercial and industrial
  $
0
    $
0
    $
178,000
    $
178,000
    $
680,627,000
    $
680,805,000
    $
0
 
Vacant land, land development, and residential construction
   
0
     
0
     
35,000
     
35,000
     
23,647,000
     
23,682,000
     
0
 
Real estate
– owner occupied
   
0
     
0
     
1,244,000
     
1,244,000
     
454,821,000
     
456,065,000
     
0
 
Real estate
– non-owner occupied
   
0
     
0
     
0
     
0
     
708,824,000
     
708,824,000
     
0
 
Real estate
– multi-family and residential rental
   
0
     
0
     
0
     
0
     
64,852,000
     
64,852,000
     
0
 
Total commercial
   
0
     
0
     
1,457,000
     
1,457,000
     
1,932,771,000
     
1,934,228,000
     
0
 
                                                         
Retail:
                                                       
Home equity and other
   
647,000
     
11,000
     
86,000
     
744,000
     
68,931,000
     
69,675,000
     
0
 
1- 4 family mortgages
   
0
     
0
     
250,000
     
250,000
     
165,804,000
     
166,054,000
     
0
 
Total retail
   
647,000
     
11,000
     
336,000
     
994,000
     
234,735,000
     
235,729,000
     
0
 
                                                         
Total past due loans
  $
647,000
    $
11,000
    $
1,793,000
    $
2,451,000
    $
2,167,506,000
    $
2,169,957,000
    $
0
 
               
   
30
– 59
Days
Past Due
   
60
– 89
Days
Past Due
   
Greater
Than 89
Days
Past Due
   
Total
Past Due
   
Current
   
Total
Loans
   
Recorded
Balance >
89
Days and
Accruing
 
Acquired Loans
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
                                                         
Commercial:
                                                       
Commercial and
industrial
  $
40,000
    $
0
    $
114,000
    $
154,000
    $
72,805,000
    $
72,959,000
    $
0
 
Vacant land, land development, and residential construction
   
14,000
     
0
     
0
     
14,000
     
6,177,000
     
6,191,000
     
0
 
Real estate
– owner occupied
   
634,000
     
0
     
271,000
     
905,000
     
69,358,000
     
70,263,000
     
0
 
Real estate
– non-owner occupied
   
0
     
0
     
0
     
0
     
82,861,000
     
82,861,000
     
0
 
Real estate
– multi-family and residential rental
   
0
     
0
     
108,000
     
108,000
     
36,958,000
     
37,066,000
     
0
 
Total commer
cial
   
688,000
     
0
     
493,000
     
1,181,000
     
268,159,000
     
269,340,000
     
0
 
                                                         
Retail:
                                                       
Home equity and other
   
408,000
     
52,000
     
154,000
     
614,000
     
30,136,000
     
30,750,000
     
0
 
1- 4 family mortgages
   
690,000
     
333,000
     
661,000
     
1,684,000
     
86,821,000
     
88,505,000
     
0
 
Total retail
   
1,098,000
     
385,000
     
815,000
     
2,298,000
     
116,957,000
     
119,255,000
     
0
 
                                                         
Total past due loans
  $
1,786,000
    $
385,000
    $
1,308,000
    $
3,479,000
    $
385,116,000
    $
388,595,000
    $
0
 
An age analysis of past due loans is as follows as of
December 31,
201
6:
 
                   
   
30
– 59
Days
Past Due
   
60
– 89
Days
Past Due
   
Greater
Than 89
Days
Past Due
   
Total
Past Due
   
Current
   
Total
Loans
   
Recorded
Balance >
89
Days and
Accruing
 
Originated Loans
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
                                                         
Commercial:
                                                       
Commercial and industrial
  $
0
    $
27,000
    $
0
    $
27,000
    $
636,744,000
    $
636,771,000
    $
0
 
Vacant land, land development, and residential construction
   
0
     
0
     
0
     
0
     
26,519,000
     
26,519,000
     
0
 
Real estate
– owner occupied
   
0
     
0
     
0
     
0
     
363,509,000
     
363,509,000
     
0
 
Real estate
– non-owner occupied
   
0
     
0
     
0
     
0
     
652,054,000
     
652,054,000
     
0
 
Real estate
– multi-family and residential rental
   
0
     
0
     
0
     
0
     
50,045,000
     
50,045,000
     
0
 
Total commercial
   
0
     
27,000
     
0
     
27,000
     
1,728,871,000
     
1,728,898,000
     
0
 
                                                         
Retail:
                                                       
Home equity and other
   
46,000
     
98,000
     
0
     
144,000
     
69,687,000
     
69,831,000
     
0
 
1- 4 family mortgages
   
758,000
     
122,000
     
337,000
     
1,217,000
     
84,602,000
     
85,819,000
     
0
 
Total retail
   
804,000
     
220,000
     
337,000
     
1,361,000
     
154,289,000
     
155,650,000
     
0
 
                                                         
Total past due loans
  $
804,000
    $
247,000
    $
337,000
    $
1,388,000
    $
1,883,160,000
    $
1,884,548,000
    $
0
 
           
   
30
– 59
Days
Past Due
   
60
– 89
Days
Past Due
   
Greater
Than 89
Days
Past Due
   
Total
Past Due
   
Current
   
Total
Loans
   
Recorded
Balance >
89
Days and
Accruing
 
Acquired Loans
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
                                                         
Commercial:
                                                       
Commercial and industrial
  $
0
    $
11,000
    $
16,000
    $
27,000
    $
77,105,000
    $
77,132,000
    $
0
 
Vacant land, land development, and residential construction
   
0
     
0
     
0
     
0
     
8,309,000
     
8,309,000
     
0
 
Real estate
– owner occupied
   
62,000
     
0
     
50,000
     
112,000
     
86,843,000
     
86,955,000
     
0
 
Real estate
– non-owner occupied
   
0
     
0
     
353,000
     
353,000
     
95,862,000
     
96,215,000
     
0
 
Real estate
– multi-family and residential rental
   
0
     
0
     
17,000
     
17,000
     
67,821,000
     
67,838,000
     
0
 
Total com
mercial
   
62,000
     
11,000
     
436,000
     
509,000
     
335,940,000
     
336,449,000
     
0
 
                                                         
Retail:
                                                       
Home equity and other
   
258,000
     
26,000
     
45,000
     
329,000
     
47,887,000
     
48,216,000
     
0
 
1- 4 family mortgages
   
1,255,000
     
467,000
     
439,000
     
2,161,000
     
107,246,000
     
109,407,000
     
0
 
Total retail
   
1,513,000
     
493,000
     
484,000
     
2,490,000
     
155,133,000
     
157,623,000
     
0
 
                                                         
Total past due loans
  $
1,575,000
    $
504,000
    $
920,000
    $
2,999,000
    $
491,073,000
    $
494,072,000
    $
0
 
Impaired originated loans with
no
related allowance recorded were as follows as of
December 31,
201
7:
 
 
   
Unpaid
Contractual
Principal
Balance
   
Recorded
Principal
Balance
   
Related
Allowance
   
Year-To-
Date
Average
Recorded
Principal
Balance
 
With no related allowance recorded:
                               
Commercial:
                               
Commercial and industrial
  $
765,000
    $
178,000
            $
694,000
 
Vacant land, land development and residential
construction
   
454,000
     
35,000
             
65,000
 
Real estate
– owner occupied
   
1,528,000
     
1,452,000
             
442,000
 
Real estate
– non-owner occupied
   
0
     
0
             
36,000
 
Real estate
– multi-family and residential rental
   
349,000
     
349,000
             
221,000
 
Total commercial
   
3,096,000
     
2,014,000
             
1,458,000
 
Retail:
                               
Home equity and other
   
693,000
     
680,000
             
526,000
 
1-4 family mortgages
   
1,126,000
     
456,000
             
596,000
 
Total retail
   
1,819,000
     
1,136,000
             
1,122,000
 
                                 
Total with no related allowance recorded
  $
4,915,000
    $
3,150,000
            $
2,580,000
 
Impaired originated loans with an allowance recorded and total impaired
originated loans were as follows as of
December 31, 2017:
 
   
Unpaid
Contractual
Principal
Balance
   
Recorded
Principal
Balance
   
Related
Allowance
   
Year-To-
Date
Average
Recorded
Principal
Balance
 
With an allowance recorded:
                               
Commercial:
                               
Commercial and industrial
  $
3,038,000
    $
2,989,000
    $
963,000
    $
3,314,000
 
Vacant
land, land development and residential construction
   
0
     
0
     
0
     
449,000
 
Real estate
– owner occupied
   
1,409,000
     
1,391,000
     
239,000
     
1,663,000
 
Real estate
– non-owner occupied
   
0
     
0
     
0
     
2,055,000
 
Real estate
– multi-family and residential rental
   
0
     
0
     
0
     
429,000
 
Total commercial
   
4,447,000
     
4,380,000
     
1,202,000
     
7,910,000
 
Retail:
                               
Home equity and other
   
1,225,000
     
1,147,000
     
652,000
     
922,000
 
1-4 family
mortgages
   
165,000
     
110,000
     
13,000
     
122,000
 
Total retail
   
1,390,000
     
1,257,000
     
665,000
     
1,044,000
 
                                 
Total with an allowance recorded
  $
5,837,000
    $
5,637,000
    $
1,867,000
    $
8,954,000
 
                                 
Total impaired loans:
                               
Commercial
  $
7,543,000
    $
6,394,000
    $
1,202,000
    $
9,368,000
 
Retail
   
3,209,000
     
2,393,000
     
665,000
     
2,166,000
 
Total impaired
originated loans
  $
10,752,000
    $
8,787,000
    $
1,867,000
    $
11,534,000
 
Impaired acquired loans with
no
related allowance recorded were as follows as of
December 31,
201
7:
 
   
Unpaid
Contractual
Principal
Balance
   
Recorded
Principal
Balance
   
Related
Allowance
   
Year-To-
Date
Average
Recorded
Principal
Balance
 
With no related allowance recorded:
                               
Commercial:
                               
Commercial and industrial
  $
1,039,000
    $
1,021,000
            $
1,039,000
 
Vacant
land, land development and residential construction
   
0
     
0
             
12,000
 
Real estate
– owner occupied
   
1,027,000
     
659,000
             
1,005,000
 
Real estate
– non-owner occupied
   
238,000
     
237,000
             
738,000
 
Real estate
– multi-family and residential rental
   
237,000
     
218,000
             
408,000
 
Total commercial
   
2,541,000
     
2,135,000
             
3,202,000
 
Retail:
                               
Home equity and other
   
694,000
     
507,000
             
417,000
 
1-4 family mortgages
   
2,703,000
     
2,153,000
             
1,885,000
 
Total retail
   
3,397,000
     
2,660,000
             
2,302,000
 
                                 
Total with no related allowance recorded
  $
5,938,000
    $
4,795,000
            $
5,504,000
 
Impaired acquired loans with an allowance recorded and total impaired
acquired loans were as follows as of
December 31, 2017:
 
  
   
Unpaid
Contractual
Principal
Balance
   
Recorded
Principal
Balance
   
Related
Allowance
   
Year-To-
Date
Average
Recorded
Principal
Balance
 
With an allowance recorded:
                               
Commercial:
                               
Commercial and industrial
  $
0
    $
0
    $
0
    $
10,000
 
Vacant
land, land development and residential construction
   
0
     
0
     
0
     
0
 
Real estate
– owner occupied
   
0
     
0
     
0
     
38,000
 
Real est
ate – non-owner occupied
   
0
     
0
     
0
     
0
 
Real est
ate – multi-family and residential rental
   
0
     
0
     
0
     
0
 
Total commercial
   
0
     
0
     
0
     
48,000
 
Retail:
                               
Home equity and other
   
0
     
0
     
0
     
0
 
1-4 fami
ly mortgages
   
0
     
0
     
0
     
137,000
 
Total retail
   
0
     
0
     
0
     
137,000
 
                                 
Total with an allowance recorded
  $
0
    $
0
    $
0
    $
185,000
 
                                 
Total impaired loans:
                               
Commercial
  $
2,541,000
    $
2,135,000
    $
0
    $
3,250,000
 
Retail
   
3,397,000
     
2,660,000
     
0
     
2,439,000
 
Total impaired
acquired loans
  $
5,938,000
    $
4,795,000
    $
0
    $
5,689,000
 
Impaired originated loans with
no
related allowance recorded were as follows as of
December 31,
201
6:
 
 
   
Unpaid
Contractual
Principal
Balance
   
Recorded
Principal
Balance
   
Related
Allowance
   
Year-To-
Date
Average
Recorded
Principal
Balance
 
With no related allowance recorded:
                               
Commercial:
                               
Commercial and industrial
  $
1,498,000
    $
1,498,000
            $
1,574,000
 
Vacant
land, land development and residential construction
   
487,000
     
95,000
             
32,000
 
Real estate
– owner occupied
   
0
     
0
             
270,000
 
Real estate
– non-owner occupied
   
0
     
0
             
3,752,000
 
Real estate
– multi-family and residential rental
   
130,000
     
130,000
             
43,000
 
Total commercial
   
2,115,000
     
1,723,000
             
5,671,000
 
Retail:
                               
Home equity
and other
   
114,000
     
114,000
             
99,000
 
1-4 family mortgages
   
1,270,000
     
630,000
             
813,000
 
Total retail
   
1,384,000
     
744,000
             
912,000
 
                                 
Total with no related allowance recorded
  $
3,499,000
    $
2,467,000
            $
6,583,000
 
 
 
Impaired originated loans with an allowance recorded and total impaired
originated loans were as follows as of
December 31, 2016:
 
   
Unpaid
Contractual
Principal
Balance
   
Recorded
Principal
Balance
   
Related
Allowance
   
Year-To-
Date
Average
Recorded
Principal
Balance
 
With an allowance recorded:
                               
Commercial:
                               
Commercial and industrial
  $
2,405,000
    $
2,382,000
    $
673,000
    $
717,000
 
Vacant
land, land development and residential construction
   
999,000
     
999,000
     
28,000
     
1,011,000
 
Real estate
– owner occupied
   
906,000
     
906,000
     
97,000
     
2,095,000
 
Real estate
– non-owner occupied
   
5,020,000
     
5,020,000
     
247,000
     
3,641,000
 
Real estate
– multi-family and residential rental
   
1,040,000
     
1,040,000
     
258,000
     
812,000
 
Total commercial
   
10,370,000
     
10,347,000
     
1,303,000
     
8,276,000
 
Retail:
                               
Home equity and other
   
434,000
     
412,000
     
203,000
     
449,000
 
1-4 family
mortgages
   
204,000
     
157,000
     
66,000
     
144,000
 
Total retail
   
638,000
     
569,000
     
269,000
     
593,000
 
                                 
Total with an allowance recorded
  $
11,008,000
    $
10,916,000
    $
1,572,000
    $
8,869,000
 
                                 
Total impaired loans:
                               
Commercial
  $
12,485,000
    $
12,070,000
    $
1,303,000
    $
13,947,000
 
Retail
   
2,022,000
     
1,313,000
     
269,000
     
1,505,000
 
Total impaired originated loans
  $
14,507,000
    $
13,383,000
    $
1,572,000
    $
15,452,000
 
 
Impaired acquired loans with
no
related allowance recorded were as follows as of
December 31,
201
6:
 
  
   
Unpaid
Contractual
Principal
Balance
   
Recorded
Principal
Balance
   
Related
Allowance
   
Year-To-
Date
Average
Recorded
Principal
Balance
 
With no related allowance recorded:
                               
Commercial:
                               
Commercial and industrial
  $
853,000
    $
826,000
            $
1,074,000
 
Vacant
land, land development and residential construction
   
0
     
0
             
0
 
Real estate
– owner occupied
   
1,281,000
     
1,210,000
             
1,145,000
 
Real estate
– non-owner occupied
   
928,000
     
789,000
             
932,000
 
Real estate
– multi-family and residential rental
   
152,000
     
89,000
             
303,000
 
Total commercial
   
3,214,000
     
2,914,000
             
3,454,000
 
Retail:
                               
Home equity and other
   
531,000
     
351,000
             
389,000
 
1-4 family mortgages
   
2,081,000
     
1,629,000
             
1,562,000
 
Total retail
   
2,612,000
     
1,980,000
             
1,951,000
 
                                 
Total with no related allowance recorded
  $
5,826,000
    $
4,894,000
            $
5,405,000
 
Impaired acquired loans with an allowance recorded and total impaired
acquired loans were as follows as of
December 31, 2016:
 
   
Unpaid
Contractual
Principal
Balance
   
Recorded
Principal
Balance
   
Related
Allowance
   
Year-To-
Date
Average
Recorded
Principal
Balance
 
With an allowance recorded:
                               
Commercial:
                               
Commercial and industrial
  $
19,000
    $
19,000
    $
2,000
    $
207,000
 
Vacant
land, land development and residential construction
   
0
     
0
     
0
     
0
 
Real estate
– owner occupied
   
48,000
     
48,000
     
3,000
     
38,000
 
Real est
ate – non-owner occupied
   
0
     
0
     
0
     
0
 
Real est
ate – multi-family and residential rental
   
0
     
0
     
0
     
5,000
 
Total commercial
   
67,000
     
67,000
     
5,000
     
250,000
 
Retail:
                               
Home equity and other
   
0
     
0
     
0
     
0
 
1-4 fami
ly mortgages
   
172,000
     
172,000
     
4,000
     
120,000
 
Total retail
   
172,000
     
172,000
     
4,000
     
120,000
 
                                 
Total with an allowance recorded
  $
239,000
    $
239,000
    $
9,000
    $
370,000
 
                                 
Total impaired loans:
                               
Commercial
  $
3,281,000
    $
2,981,000
    $
5,000
    $
3,704,000
 
Retail
   
2,784,000
     
2,152,000
     
4,000
     
2,071,000
 
Total impaired acquired loans
  $
6,065,000
    $
5,133,000
    $
9,000
    $
5,775,000
 
 
 
Impaired loans for which
no
allocation of the allowance for loan losses has been made generally reflect situations whereby the loans have been charged-down to estimated
collateral value. Interest income recognized on accruing troubled debt restructurings totaled
$0.4
million,
$1.2
million and
$2.4
million during
2017,
2016
and
2015,
respectively. Interest income recognized on nonaccrual loans totaled
$0.5
million, less than
$0.1
million, and
$1.7
million during
2017,
2016
and
2015,
respectively, reflecting the collection of interest at the time of principal pay-off. Lost interest income on nonaccrual loans totaled
$0.3
million,
$0.1
million and
$0.3
million during
2017,
2016
and
2015,
respectively.
 
Credit Quality Indicators.
We utilize a comprehensive grading system for our commercial loans. All commercial loans are graded on a
ten
grade rating system. The rating system utilizes standardized grade paradigms that analyze several critical factors such as cash flow, operating performance, financial condition, collateral, industry condition and management. All commercial loans are graded at inception and reviewed and, if appropriate, re-graded at various intervals thereafter. The risk assessment for retail loans is primarily based on the type of collateral
.
 
Loans by credit quality indicators were as follows as of
December 31,
201
7:
 
Originated Loans
 
Commercial credit exposure
– credit risk profiled by internal credit risk grades:
 
   
 
Commercial
and
Industrial
   
Commercial
Vacant Land,
Land
Development,
and Residential
Construction
   
Commercial
Real Estate -
Owner
Occupied
   
Commercial
Real Estate -
Non-Owner
Occupied
   
Commercial
Real Estate -
Multi-Family
and Residential
Rental
 
                                         
Internal credit risk grade groupings:
                                       
Grades 1
– 4
  $
469,537,000
    $
15,090,000
    $
326,700,000
    $
559,388,000
    $
42,951,000
 
Grades 5
– 7
   
189,851,000
     
8,557,000
     
123,024,000
     
149,135,000
     
21,552,000
 
Grades 8
– 9
   
21,417,000
     
35,000
     
6,341,000
     
301,000
     
349,000
 
Total commercial
  $
680,805,000
    $
23,682,000
    $
456,065,000
    $
708,824,000
    $
64,852,000
 
 
Retail credit exposure
– credit risk profiled by collateral type:
 
   
Retail
   
Retail
 
   
Home Equity
   
1-4 Family
 
   
and Other
   
Mortgages
 
                 
Total retail
  $
69,675,000
    $
166,054,000
 
 
Acquired Loans
 
Commercial credit exposure
– credit risk profiled by internal credit risk grades:
 
   
 
Commercial
and
Industrial
   
Commercial
Vacant Land,
Land
Development,
and Residential
Construction
   
Commercial
Real Estate -
Owner
Occupied
   
Commercial
Real Estate -
Non-Owner
Occupied
   
Commercial
Real Estate -
Multi-Family
and Residential
Rental
 
                                         
Internal credit risk grade groupings:
                                       
Grades 1
– 4
  $
46,263,000
    $
1,446,000
    $
28,706,000
    $
52,674,000
    $
17,499,000
 
Grades 5
– 7
   
25,654,000
     
4,745,000
     
39,565,000
     
30,102,000
     
19,212,000
 
Grades 8
– 9
   
1,042,000
     
0
     
1,992,000
     
85,000
     
355,000
 
Total commercial
  $
72,959,000
    $
6,191,000
    $
70,263,000
    $
82,861,000
    $
37,066,000
 
 
Retail credit exposure
– credit risk profiled by collateral type:
 
   
Retail
   
Retail
 
   
Home Equity
   
1-4 Family
 
   
and Other
   
Mortgages
 
                 
Total retail
  $
30,750,000
    $
88,505,000
 
 
Loans by credit quality indicators were as follows as of
December 31,
201
6:
 
Originated Loans
 
Commercial credit exposure
– credit risk profiled by internal credit risk grades:
 
   
 
Commercial
and
Industrial
   
Commercial
Vacant Land,
Land
Development,
and Residential
Construction
   
Commercial
Real Estate -
Owner
Occupied
   
Commercial
Real Estate -
Non-Owner
Occupied
   
Commercial
Real Estate -
Multi-Family
and Residential
Rental
 
                                         
Internal credit risk grade groupings:
                                       
Grades 1
– 4
  $
440,219,000
    $
16,378,000
    $
238,890,000
    $
542,294,000
    $
29,793,000
 
Grades 5
– 7
   
190,170,000
     
10,046,000
     
123,517,000
     
109,304,000
     
19,082,000
 
Grades 8
– 9
   
6,382,000
     
95,000
     
1,102,000
     
456,000
     
1,170,000
 
Total commercial
  $
636,771,000
    $
26,519,000
    $
363,509,000
    $
652,054,000
    $
50,045,000
 
 
 
Retail credit exposure
– credit risk profiled by collateral type:
 
   
Retail
   
Retail
 
   
Home Equity
   
1-4 Family
 
   
and Other
   
Mortgages
 
                 
Total retail
  $
69,831,000
    $
85,819,000
 
Acquired Loans
 
Commercial credit exposure
– credit risk profiled by internal credit risk grades:
 
   
 
Commercial
and
Industrial
   
Commercial
Vacant Land,
Land
Development,
and Residential
Construction
   
Commercial
Real Estate -
Owner
Occupied
   
Commercial
Real Estate -
Non-Owner
Occupied
   
Commercial
Real Estate -
Multi-Family
and Residential
Rental
 
                                         
Internal credit risk grade groupings:
                                       
Grades 1
– 4
  $
40,911,000
    $
1,887,000
    $
36,246,000
    $
57,671,000
    $
39,574,000
 
Grades 5
– 7
   
35,233,000
     
6,164,000
     
49,255,000
     
37,040,000
     
28,015,000
 
Grades 8
– 9
   
988,000
     
258,000
     
1,454,000
     
1,504,000
     
249,000
 
Total commercial
  $
77,132,000
    $
8,309,000
    $
86,955,000
    $
96,215,000
    $
67,838,000
 
 
 
Retail credit exposure
– credit risk profiled by collateral type:
 
   
Retail
   
Retail
 
   
Home Equity
   
1-4 Family
 
   
and Other
   
Mortgages
 
                 
Total retail
  $
48,216,000
    $
109,407,000
 
All commercial loans are graded using the following number system:
 
Grade
1.
    Excellent credit rating that contain very little, if any, risk of loss.
 
Grade
2.
    Strong sources of repayment and have low repayment risk.
 
Grade
3.
    Good sources of repayment and have limited repayment risk.
 
Grade
4.
    Adequate sources of repayment and acceptable repayment risk; however, characteristics are present that render the credit more vulnerable to a negative event.
 
Grade
5.
    Marginally acceptable sources of repayment and exhibit defined weaknesses and negative characteristics.
 
Grade
6.
    Well defined weaknesses which
may
include negative current cash flow, high leverage, or operating losses. Generally, if the credit does
not
stabilize or if further deterioration is observed in the near term, the loan will likely be downgraded and placed on the Watch List (i.e., list of lending relationships that receive increased scrutiny and review by the Board of Directors and senior management).
 
Grade
7.
    Defined weaknesses or negative trends that merit close monitoring through Watch List status.
 
Grade
8.
    Inadequately protected by current sound net worth, paying capacity of the obligor, or pledged collateral, resulting in a distinct possibility of loss requiring close monitoring through Watch List status.
 
Grade
9.
    Vital weaknesses exist where collection of principal is highly questionable.
 
Grade
10.
  Considered uncollectable and of such little value that their continuance as an asset is
not
warranted.
 
The primary risk elements with respect to commercial loans are the financial condition of the borrower, the sufficiency of collateral, and timeliness of scheduled payments. We have a policy of requesting a
nd reviewing periodic financial statements from commercial loan customers and employ a disciplined and formalized review of the existence of collateral and its value. The primary risk element with respect to each residential real estate loan and consumer loan is the timeliness of scheduled payments. We have a reporting system that monitors past due loans and have adopted policies to pursue creditor’s rights in order to preserve our collateral position.
The allowance for originated loan losses and recorded investments in originated loans for the year-ended
December 31,
201
7
are as follows:
 
 
   
Commercial
Loans
   
Retail
Loans
   
Unallocated
   
Total
 
Allowance for loan losses:
                               
Beginning balance
  $
16,026,000
    $
1,882,000
    $
(40,000
)
  $
17,868,000
 
Provision for loan losses
   
1,148,000
     
1,360,000
     
133,000
     
2,641,000
 
Charge-offs
   
(2,292,000
)
   
(891,000
)
   
0
     
(3,183,000
)
Recoveries
   
1,574,000
     
233,000
     
0
     
1,807,000
 
Ending balance
  $
16,456,000
    $
2,584,000
    $
93,000
    $
19,133,000
 
                                 
Ending balance: individually evaluated for impairment
  $
1,202,000
    $
665,000
    $
0
    $
1,867,000
 
                                 
Ending balance: collectively evaluated for impairment
  $
15,254,000
    $
1,919,000
    $
93,000
    $
17,266,000
 
                                 
Total loans:
                               
Ending balance
  $
1,934,228,000
    $
235,729,000
     
 
    $
2,169,957,000
 
                                 
Ending balance: individually evaluated for impairment
  $
6,394,000
    $
2,393,000
     
 
    $
8,787,000
 
                                 
Ending balance: collectively evaluated for impairment
  $
1,927,834,000
    $
233,336,000
     
 
    $
2,161,170,000
 
 
 
The allowance for
acquired loan losses for the year-ended
December 31, 2017
is as follows:
 
 
   
Commercial
Loans
   
Retail
Loans
   
Unallocated
   
Total
 
Allowance for loan losses:
                               
Beginning balance
  $
75,000
    $
18,000
    $
0
    $
93,000
 
Provision for loan losses
   
210,000
     
99,000
     
0
     
309,000
 
Charge-offs
   
(12,000
)
   
(40,000
)
   
0
     
(52,000
)
Recoveries
   
18,000
     
0
     
0
     
18,000
 
Ending balance
  $
291,000
    $
77,000
    $
0
    $
368,000
 
The
allowance for originated loan losses and recorded investments in originated loans for the year-ended
December 31, 2016
are as follows:
 
   
Commercial
Loans
   
Retail
Loans
   
Unallocated
   
Total
 
Allowance for loan losses:
                               
Beginning balance
  $
13,672,000
    $
1,421,000
    $
140,000
    $
15,233,000
 
Provision for loan losses
   
2,247,000
     
1,031,000
     
(180,000
)
   
3,098,000
 
Charge-offs
   
(980,000
)
   
(1,153,000
)
   
0
     
(2,133,000
)
Recoveries
   
1,087,000
     
583,000
     
0
     
1,670,000
 
Ending balance
  $
16,026,000
    $
1,882,000
    $
(40,000
)
  $
17,868,000
 
                                 
Ending balance: individually evaluated for impairment
  $
1,303,000
    $
269,000
    $
0
    $
1,572,000
 
                                 
Ending balance: collectively evaluated for impairment
  $
14,723,000
    $
1,613,000
    $
(40,000
)
  $
16,296,000
 
                                 
Total loans:
                               
Ending balance
  $
1,728,898,000
    $
155,650,000
     
 
    $
1,884,548,000
 
                                 
Ending balance: individually evaluated for impairment
  $
12,070,000
    $
1,313,000
     
 
    $
13,383,000
 
                                 
Ending balance: collectively evaluated for impairment
  $
1,716,828,000
    $
154,337,000
     
 
    $
1,871,165,000
 
 
 
The allowance for acquired loan losses for the year-ended
December 31,
201
6
is as follows:
 
   
Commercial
Loans
   
Retail
Loans
   
Unallocated
   
Total
 
Allowance for loan losses:
                               
Beginning balance
  $
420,000
    $
28,000
    $
0
    $
448,000
 
Provi
sion for loan losses
   
(303,000
)
   
105,000
     
0
     
(198,000
)
Charg
e-offs
   
0
     
(72,000
)
   
0
     
(72,000
)
Recov
eries
   
(42,000
)
   
(43,000
)
   
0
     
(85,000
)
Ending balance
  $
75,000
    $
18,000
    $
0
    $
93,000
 
 
The negative loan recoveries reflected for acquired loans during
2016
resulted from reversals of prior period recoveries associated with certain purchased credit impair
ed loans that were subject to pre-acquisition charge-offs. Post-acquisition payments received on these loans were previously reported as loan loss recoveries in prior periods; during
2016
these recoveries were reversed and reported as recovery income if associated with specifically reviewed purchase credit impaired loans or retained gains if associated with purchase credit impaired pooled loans.
The allowance for originated loan losses and recorded investments in originated loans for the year-ended
December 31,
201
5
are as follows:
 
   
Commercial
Loans
   
Retail
Loans
   
Unallocated
   
Total
 
Allowance for loan losses:
                               
Beginning balance
  $
17,736,000
    $
1,487,000
    $
76,000
    $
19,299,000
 
Provision for loan losses
   
(1,771,000
)
   
1,006,000
     
64,000
     
(701,000
)
Charge-offs
   
(4,915,000
)
   
(1,280,000
)
   
0
     
(6,195,000
)
Recoveries
   
2,622,000
     
208,000
     
0
     
2,830,000
 
Ending balance
  $
13,672,000
    $
1,421,000
    $
140,000
    $
15,233,000
 
                                 
Ending balance: individually evaluated for impairment
  $
1,218,000
    $
256,000
    $
0
    $
1,474,000
 
                                 
Ending balance: collectively evaluated for impairment
  $
12,454,000
    $
1,165,000
    $
140,000
    $
13,759,000
 
                                 
Total loans:
                               
Ending balance
  $
1,493,516,000
    $
123,071,000
     
 
    $
1,616,587,000
 
                                 
Ending balance: individually evaluated for impairment
  $
16,845,000
    $
1,352,000
     
 
    $
18,197,000
 
                                 
Ending balance: collectively evaluated for impairment
  $
1,476,671,000
    $
121,719,000
     
 
    $
1,598,390,000
 
 
 
 
The allowance for acquired loan losses for the year-ended
December 31,
201
5
is as follows:
 
   
Commercial
Loans
   
Retail
Loans
   
Unallocated
   
Total
 
Allowance for loan losses:
                               
Beginning balance
  $
738,000
    $
4,000
    $
0
    $
742,000
 
Provision f
or loan losses
   
(286,000
)
   
(13,000
)
   
0
     
(299,000
)
Charge-offs
   
(77,000
)
   
(7,000
)
   
0
     
(84,000
)
Recoveries
   
45,000
     
44,000
     
0
     
89,000
 
Ending balance
  $
420,000
    $
28,000
    $
0
    $
448,000
 
Loans modified as troubled debt restructurings during
the year-ended
December 31, 2017
were as follows:
 
           
Pre-
   
Post-
 
           
Modification
   
Modification
 
           
Recorded
   
Recorded
 
   
Number of
   
Principal
   
Principal
 
   
Contracts
   
Balance
   
Balance
 
Originated Loans
 
 
 
 
 
 
 
 
 
 
 
 
                         
Commercial:
                       
Commercial and industrial
   
8
    $
3,771,000
    $
3,831,000
 
Vacant land, land development
and residential construction
   
0
     
0
     
0
 
Real estate
– owner occupied
   
4
     
1,195,000
     
1,195,000
 
Real estate
– non-owner occupied
   
0
     
0
     
0
 
Real estate
– multi-family and residential rental
   
0
     
0
     
0
 
Total
commercial
   
12
     
4,966,000
     
5,026,000
 
                         
Retail:
                       
Home equity and other
   
8
     
670,000
     
671,000
 
1-4 family mortgages
   
0
     
0
     
0
 
Total
retail
   
8
     
670,000
     
671,000
 
                         
Total
   
20
    $
5,636,000
    $
5,697,000
 
                         
Acquired Loans
 
 
 
 
 
 
 
 
 
 
 
 
                         
Commercial:
                       
Commercial and industrial
   
2
    $
399,000
    $
399,000
 
Vacant land, land development and residential
construction
   
0
     
0
     
0
 
Real estate
– owner occupied
   
1
     
33,000
     
33,000
 
Real estate
– non-owner occupied
   
0
     
0
     
0
 
Real estate
– multi-family and residential rental
   
0
     
0
     
0
 
Total c
ommercial
   
3
     
432,000
     
432,000
 
                         
Retail:
                       
Home equity and other
   
7
     
192,000
     
195,000
 
1-4 family mortgages
   
4
     
200,000
     
200,000
 
Total r
etail
   
11
     
392,000
     
395,000
 
                         
Total
   
14
    $
824,000
    $
827,000
 
Loans modified as troubled debt restructurings during
the year-ended
December 31, 2016
were as follows:
 
           
Pre-
   
Post-
 
           
Modification
   
Modification
 
           
Recorded
   
Recorded
 
   
Number of
   
Principal
   
Principal
 
   
Contracts
   
Balance
   
Balance
 
Originated Loans
 
 
 
 
 
 
 
 
 
 
 
 
                         
Commercial:
                       
Commercial and industrial
   
8
    $
1,445,000
    $
2,103,000
 
Vacant land, land development and residential construction
   
0
     
0
     
0
 
Real estate
– owner occupied
   
1
     
167,000
     
167,000
 
Real estate
– non-owner occupied
   
1
     
462,000
     
462,000
 
Real estate
– multi-family and residential rental
   
4
     
165,000
     
276,000
 
Total c
ommercial
   
14
     
2,239,000
     
3,008,000
 
                         
Retail:
                       
Home equity and other
   
3
     
240,000
     
240,000
 
1-4 family mortgages
   
1
     
33,000
     
40,000
 
Total r
etail
   
4
     
273,000
     
280,000
 
                         
Total
   
18
    $
2,512,000
    $
3,288,000
 
                         
Acquired Loans
 
 
 
 
 
 
 
 
 
 
 
 
                         
Commercial:
                       
Commercial and industrial
   
0
    $
0
    $
0
 
Vacant land, land development and residential construction
   
0
     
0
     
0
 
Real estate
– owner occupied
   
3
     
739,000
     
739,000
 
Real estate
– non-owner occupied
   
2
     
209,000
     
209,000
 
Real estate
– multi-family and residential rental
   
1
     
7,000
     
7,000
 
Total c
ommercial
   
6
     
955,000
     
955,000
 
                         
Retail:
                       
Home equity and other
   
4
     
93,000
     
94,000
 
1-4 family mortgages
   
1
     
19,000
     
19,000
 
Total r
etail
   
5
     
112,000
     
113,000
 
                         
Total
   
11
    $
1,067,000
    $
1,068,000
 
The following originated loans, modified as troubled debt restructurings within the previous
twelve
months, became over
30
days past due during the
year-ended
December 31, 2017 (
amounts as of period end):
 
   
Number of
Contracts
   
Recorded
Principal
Balance
 
Commercial:
               
Commercial and industrial
   
0
    $
0
 
Vacant land, land development and residential construction
   
0
     
0
 
Real estate
– owner occupied
   
0
     
0
 
Real estate
– non-owner occupied
   
0
     
0
 
Real estate
– multi-family and residential rental
   
0
     
0
 
Total commercial
   
0
     
0
 
Retail:
               
Home equity and other
   
0
     
0
 
1-4 family mortgages
   
0
     
0
 
Total retail
   
0
     
0
 
                 
Total
   
0
    $
0
 
 
 
 
The following acquired loans, modified as troubled debt restructurings within the previous
twelve
months, became over
30
days past due during the
year-ended
December 31, 2017 (
amounts as of period end):
 
   
Number of
Contracts
   
Recorded
Principal
Balance
 
Commercial:
               
Commercial and industrial
   
1
    $
114,000
 
Vacant land, land development and residential construction
   
0
     
0
 
Real estate
– owner occupied
   
0
     
0
 
Real estate
– non-owner occupied
   
0
     
0
 
Real estate
– multi-family and residential rental
   
0
     
0
 
Total commercial
   
1
     
114,000
 
                 
Retail:
               
Home equity and other
   
2
     
102,000
 
1-4 family mortgages
   
0
     
0
 
Total retail
   
2
     
102,000
 
                 
Total
   
3
    $
216,000
 
The following originated loans, modified as troubled debt restructurings within the previous
twelve
months, became over
30
days past due during the
year-ended
December 31, 2016 (
amounts as of period end):
 
   
Number of
Contracts
   
Recorded
Principal
Balance
 
Commercial:
               
Commercial and industrial
   
0
    $
0
 
Vacant land, land development and residential construction
   
0
     
0
 
Real estate
– owner occupied
   
0
     
0
 
Real estate
– non-owner occupied
   
0
     
0
 
Real estate
– multi-family and residential rental
   
0
     
0
 
Total commercial
   
0
     
0
 
Retail:
               
Home equity and other
   
0
     
0
 
1-4 family mortgages
   
0
     
0
 
Total retail
   
0
     
0
 
                 
Total
   
0
    $
0
 
 
 
 
The following acquired loans, modified as troubled debt restructurings within the previous
twelve
months, became over
30
days past due during the year-ended
December 31, 2016 (
amounts as of period end):
 
   
Number of
Contracts
   
Recorded
Principal
Balance
 
Commercial:
               
Commercial and industrial
   
0
    $
0
 
Vacant land, land development and residential construction
   
0
     
0
 
Real estate
– owner occupied
   
0
     
0
 
Real
estate – non-owner occupied
   
0
     
0
 
Real estate
– multi-family and residential rental
   
0
     
0
 
Total commercial
   
0
     
0
 
                 
Retail:
               
Home equity and other
   
0
     
0
 
1-4 family mortgages
   
0
     
0
 
Total retail
   
0
     
0
 
                 
Total
   
0
    $
0
 
Activity for originated loans categorized as troubled debt restructurings during
the year-ended
December 31, 2017
is as follows:
 
 
   
Commercial
and
   
Commercial
Vacant Land,
Land
Development,
and
Residential
   
Commercial
Real Estate -
Owner
   
Commercial
Real Estate -
Non-Owner
   
Commercial
Real Estate -
Multi-Family
and
Residential
 
   
Industrial
   
Construction
   
Occupied
   
Occupied
   
Rental
 
                                         
Commercial Loan Portfolio:
                                       
Beginning Balance
  $
1,503,000
    $
1,488,000
    $
906,000
    $
5,110,000
    $
716,000
 
Charge-Offs
   
0
     
0
     
0
     
0
     
0
 
Payments
   
(2,021,000
)
   
(1,105,000
)
   
(242,000
)
   
(232,000
)
   
(405,000
)
Transfers to ORE
   
0
     
0
     
0
     
0
     
0
 
Net Additions/Deletions
   
3,507,000
     
0
     
935,000
     
(4,878,000
)
   
(311,000
)
Ending Balance
  $
2,989,000
    $
383,000
    $
1,599,000
    $
0
    $
0
 
 
 
 
   
Retail
Home Equity
and Other
   
Retail
1-4 Family
Mortgages
 
                 
Retail Loan Portfolio:
               
Beginning Balance
  $
385,000
    $
157,000
 
Charge-Offs
   
0
     
0
 
Payments
   
(57,000
)
   
(11,000
)
Transfers to ORE
   
0
     
0
 
Net Additions/Deletions
   
799,000
     
0
 
Ending Balance
  $
1,127,000
    $
146,000
 
Activity for acquired loans categorized as troubled debt restructurings during
the year-ended
December 31, 2017
is as follows:
 
         
   
Commercial
and
Industrial
   
Commercial
Vacant Land,
Land Development,
and Residential
Construction
   
Commercial
Real Estate -
Owner
Occupied
   
Commercial
Real Estate -
Non-Owner
Occupied
   
Commercial
Real Estate -
Multi-Family
and Residential
Rental
 
                                         
Comme
rcial Loan Portfolio:
                                       
Be
ginning Balance
  $
1,125,000
    $
0
    $
900,000
    $
728,000
    $
60,000
 
Charge-Offs
   
0
     
0
     
(249,000
)
   
0
     
0
 
Payments
   
(550,000
)
   
(33,000
)
   
(257,000
)
   
(922,000
)
   
(1,084,000
)
Transfers to ORE
   
0
     
0
     
0
     
(291,000
)
   
0
 
Net Additions/Deletions
   
426,000
     
33,000
     
33,000
     
722,000
     
1,065,000
 
Ending Balance
  $
1,001,000
    $
0
    $
427,000
    $
237,000
    $
41,000
 
 
 
  
   
Retail
Home Equity
and
Other
   
Retail
1-4 Family
Mortgages
 
                 
Retail Loan Portfolio:
               
Beginning Balance
  $
208,000
    $
326,000
 
Charge-Offs
   
(25,000
)
   
0
 
Payments
   
(121,000
)
   
(188,000
)
Transfers to ORE
   
0
     
0
 
Net Additions/Deletions
   
157,000
     
255,000
 
Ending Balance
  $
219,000
    $
393,000
 
Activity for originated loans categorized as troubled debt restructurings during
the year-ended
December 31, 2016
is as follows:
 
 
   
Commercial
and
   
Commercial
Vacant Land,
Land Development,
and
Residential
   
Commercial
Real Estate -
Owner
   
Commercial
Real Estate -
Non-Owner
   
Commercial
Real Estate -
Multi-Family
and
Residential
 
   
Industrial
   
Construction
   
Occupied
   
Occupied
   
Rental
 
                                         
Commercial Loan Portfolio:
                                       
Beginning Balance
  $
2,028,000
    $
2,086,000
    $
1,400,000
    $
10,657,000
    $
476,000
 
Charge-Offs
   
0
     
0
     
0
     
0
     
0
 
Payments
   
(555,000
)
   
(598,000
)
   
(591,000
)
   
(6,004,000
)
   
(30,000
)
Transfers to ORE
   
0
     
0
     
0
     
0
     
0
 
Net Additions/Deletions
   
30,000
     
0
     
97,000
     
457,000
     
270,000
 
Ending Balance
  $
1,503,000
    $
1,488,000
    $
906,000
    $
5,110,000
    $
716,000
 
 
 
  
   
Retail
Home Equity
and Other
   
Retail
1-4 Family
Mortgages
 
                 
Retail Loan Portfolio:
               
Beginning Balance
  $
146,000
    $
128,000
 
Charge-Offs
   
0
     
0
 
Payments
   
(1,000
)
   
(11,000
)
Transfers to ORE
   
0
     
0
 
Net Additions/Deletions
   
240,000
     
40,000
 
Ending Balance
  $
385,000
    $
157,000
 
Activity for acquired loans categorized as troubled debt restructurings during
the year-ended
December 31, 2016
is as follows:
 
  
   
Commercial
and
Industrial
   
Commercial
Vacant Land,
Land
Development,
and
Residential
Construction
   
Commercial
Real Estate -
Owner
Occupied
   
Commercial
Real Estate -
Non-Owner
Occupied
   
Commercial
Real Estate -
Multi-Family
and
Residential
Rental
 
                                         
Commerci
al Loan Portfolio:
                                       
Begin
ning Balance
  $
1,686,000
    $
0
    $
1,652,000
    $
647,000
    $
331,000
 
Charge-Offs
   
(48,000
)
   
0
     
0
     
0
     
0
 
Payments
   
(513,000
)
   
0
     
(1,514,000
)
   
(110,000
)
   
(278,000
)
Transfers to ORE
   
0
     
0
     
0
     
0
     
0
 
Net Additions/Deletions
   
0
     
0
     
762,000
     
191,000
     
7,000
 
Ending Balance
  $
1,125,000
    $
0
    $
900,000
    $
728,000
    $
60,000
 
 
 
   
Retail
Home Equity
and
Other
   
Retail
1-4 Family
Mortgages
 
                 
Retail Loan Portfolio:
               
Beginning Balance
  $
141,000
    $
316,000
 
Charge-Offs
   
0
     
0
 
Payments
   
(30,000
)
   
(9,000
)
Transfers to ORE
   
0
     
0
 
Net Additions/Deletions
   
97,000
     
19,000
 
Ending Balance
  $
208,000
    $
326,000
 
 
 
Activity for originated loans categorized as troubled debt restructurings during
the year-ended
December 31, 2015
is as follows:
 
  
   
Commercial
and
   
Commercial
Vacant Land,
Land Development,
and
Residential
   
Commercial
Real Estate -
Owner
   
Commercial
Real Estate -
Non-Owner
   
Commercial
Real Estate -
Multi-Family
and
Residential
 
   
Industrial
   
Construction
   
Occupied
   
Occupied
   
Rental
 
                                         
Commercial Loan Portfolio:
                                       
Beginning Balance
  $
7,026,000
    $
2,680,000
    $
17,160,000
    $
17,439,000
    $
505,000
 
Charge-Offs
   
0
     
0
     
(4,198,000
)
   
0
     
0
 
Payments
   
(6,648,000
)
   
(594,000
)
   
(11,562,000
)
   
(6,782,000
)
   
(29,000
)
Transfers to ORE
   
0
     
0
     
0
     
0
     
0
 
Net Additions/Deletions
   
1,650,000
     
0
     
0
     
0
     
0
 
Ending Balance
  $
2,028,000
    $
2,086,000
    $
1,400,000
    $
10,657,000
    $
476,000
 
 
 
   
Retail
Home Equity
and Other
   
Retail
1-4 Family
Mortgages
 
                 
Retail Loan Portfolio:
               
Beginning Balance
  $
0
    $
1,967,000
 
Charge-Offs
   
0
     
(148,000
)
Payments
   
0
     
(1,691,000
)
Transfers to ORE
   
0
     
0
 
Net Additions/Deletions
   
146,000
     
0
 
Ending Balance
  $
146,000
    $
128,000
 
 
Activity for acquired loans categorized as troubled debt restructurings during the year-ended
December 31, 2015
is as follows:
 
   
Commercial
and
Industrial
   
Commercial
Vacant Land,
Land
Development,
and
Residential
Construction
   
Commercial
Real Estate -
Owner
Occupied
   
Commercial
Real Estate -
Non-Owner
Occupied
   
Commercial
Real Estate -
Multi-Family
and
Residential
Rental
 
                                         
Commercial Loan Portfolio:
                                       
Beginning
Balance
  $
1,439,000
    $
0
    $
1,569,000
    $
64,000
    $
381,000
 
Charge-Offs
   
0
     
0
     
(31,000
)
   
0
     
(42,000
)
Payments
   
(444,000
)
   
0
     
(590,000
)
   
(9,000
)
   
(342,000
)
Transfers to ORE
   
0
     
0
     
0
     
0
     
0
 
Net Additions/Deletions
   
691,000
     
0
     
704,000
     
592,000
     
334,000
 
Ending Balance
  $
1,686,000
    $
0
    $
1,652,000
    $
647,000
    $
331,000
 
 
 
   
Retail
Home Equity
and
Other
   
Retail
1-4 Family
Mortgages
 
                 
Retail Loan Portfolio:
               
Beginning Balance
  $
26,000
    $
178,000
 
Charge-Offs
   
0
     
0
 
Payments
   
(39,000
)
   
(3,000
)
Transfers to ORE
   
0
     
0
 
Net Additions/Deletions
   
154,000
     
141,000
 
Ending Balance
  $
141,000
    $
316,000
 
The allowance related to loans categorized as troubled debt restructurings was as follows:
 
 
   
December 31,
201
7
   
December 31,
201
6
 
Commercial:
               
Commercial and industrial
  $
107,000
    $
9,000
 
Vacant land, land development, and residential construction
   
0
     
28,000
 
Real estate
– owner occupied
   
141,000
     
100,000
 
Real estate
– non-owner occupied
   
0
     
247,000
 
Real estate
– multi-family and residential rental
   
0
     
258,000
 
Total commercial
   
248,000
     
642,000
 
                 
Retail:
               
Home equity and other
   
196,000
     
48,000
 
1-4 family mortgages
   
0
     
4,000
 
Total retail
   
196,000
     
52,000
 
                 
Total related allowance
  $
444,000
    $
694,000
 
 
In general, our policy dictates that a renewal or modification of an
8
- or
9
-rated commercial loan meets the criteria of a troubled debt restructuring, although we review and consider all renewed and modified loans as part of our troubled debt restructuring assessment procedures. Loan relationships rated
8
contain significant financial weaknesses, resulting in a distinct possibility of loss, while relationships rated
9
reflect vital financial weaknesses, resulting in a highly questionable ability on our part to collect principal; we believe borrowers warranting such ratings would have difficulty obtaining financing from other market participants. Thus, due to the lack of comparable market rates for loans with similar risk characteristics, we believe
8
- or
9
-rated loans renewed or modified were done so at below market rates. Loans that are identified as troubled debt restructurings are considered impaired and are individually evaluated for impairment when assessing these credits in our allowance for loan losses calculation.