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Loans And Allowance For Loan Losses
12 Months Ended
Dec. 31, 2013
Allowance for Loan and Lease Losses, Adjustments, Net [Abstract]  
Loans And Allowance For Loan Losses
Note 6 - Loans and Allowance for Loan Losses
Loans outstanding, by classification, at December 31, 2013 and 2012 are summarized below.
 
 
December 31,
(in thousands)
 
2013
 
2012
Investment properties
 
$
4,566,679

 
4,416,481

1-4 family properties
 
1,163,253

 
1,286,042

Land acquisition
 
707,820

 
795,341

Total commercial real estate
 
6,437,752

 
6,497,864

Commercial, financial and agricultural
 
5,498,739

 
5,291,078

Owner-occupied
 
3,814,720

 
3,762,024

Small business
 
687,216

 
516,349

Total commercial and industrial
 
10,000,675

 
9,569,451

Home equity lines
 
1,587,541

 
1,542,397

Consumer mortgages
 
1,519,068

 
1,411,561

Credit cards
 
256,846

 
263,561

Other retail loans
 
284,778

 
277,229

Total retail
 
3,648,233

 
3,494,748

Total loans
 
20,086,660

 
19,562,063

Deferred fees and costs, net
 
(28,862
)
 
(20,373
)
Total loans, net of deferred fees and costs
 
$
20,057,798

 
19,541,690

 
 
 
 
 

A substantial portion of the loan portfolio is secured by real estate in markets located throughout Georgia, Alabama, Tennessee, South Carolina, and Florida. Accordingly, the ultimate collectability of a substantial portion of the loan portfolio is susceptible to changes in market conditions in these areas.
As previously announced, in January 2014, Synovus Bank completed a transaction in which certain assets, including selected loans, associated with the Memphis, Tennessee, operations of Trust One Bank, a division of Synovus Bank, were sold to IBERIABANK ("IBERIABANK"). Total loans, net of deferred fees and costs of $88.2 million were sold and are included in the table above. See "Part II - Item 8. Financial Statements and Supplementary Data - Note 26 - Subsequent Events" of this Report for further information.

The following is a summary of current, accruing past due, and non-accrual loans by class as of December 31, 2013 and 2012.
Current, Accruing Past Due, and Non-accrual Loans
 
 
December 31, 2013
 
( in thousands)
Current
 
Accruing 30-89 Days Past Due
 
Accruing 90 Days or Greater Past Due
 
Total Accruing Past Due
 
Non-accrual
 
 Total
 
Investment properties
$
4,496,633

 
3,552

 
40

 
3,592

 
66,454

 
4,566,679

 
1-4 family properties
1,122,640

 
6,267

 
527

 
6,794

 
33,819

 
1,163,253

 
Land acquisition
552,325

 
1,100

 
300

 
1,400

 
154,095

 
707,820

 
Total commercial real estate
6,171,598

 
10,919

 
867

 
11,786

 
254,368

 
6,437,752

 
Commercial, financial and agricultural
5,422,139

 
16,251

 
721

 
16,972

 
59,628

 
5,498,739

 
Owner-occupied
3,768,333

 
9,341

 
66

 
9,407

 
36,980

 
3,814,720

 
Small business
676,947

 
4,506

 
155

 
4,661

 
5,608

 
687,216

 
Total commercial and industrial
9,867,419

 
30,098

 
942

 
31,040

 
102,216

 
10,000,675

 
Home equity lines
1,564,578

 
4,919

 
136

 
5,055

 
17,908

 
1,587,541

 
Consumer mortgages
1,460,219

 
18,068

 
1,011

 
19,079

 
39,770

 
1,519,068

 
Credit cards
253,422

 
1,917

 
1,507

 
3,424

 

 
256,846

 
Other retail loans
280,524

 
2,190

 
26

 
2,216

 
2,038

 
284,778

 
Total retail
3,558,743

 
27,094

 
2,680

 
29,774

 
59,716

 
3,648,233

 
Total loans
$
19,597,760

 
68,111

 
4,489

 
72,600

 
416,300

 
20,086,660

(1) 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
December 31, 2012
 
( in thousands)
Current
 
Accruing 30-89 Days Past Due
 
Accruing 90 Days or Greater Past Due
 
Total Accruing Past Due
 
Non-accrual
 
 Total
 
Investment properties
$
4,318,379

 
5,436

 
798

 
6,234

 
91,868

 
4,416,481

 
1-4 family properties
1,200,370

 
13,053

 
41

 
13,094

 
72,578

 
1,286,042

 
Land acquisition
600,146

 
3,422

 
298

 
3,720

 
191,475

 
795,341

 
Total commercial real estate
6,118,895

 
21,911

 
1,137

 
23,048

 
355,921

 
6,497,864

 
Commercial, financial and agricultural
5,194,916

 
15,742

 
845

 
16,587

 
79,575

 
5,291,078

 
Owner-occupied
3,700,793

 
17,784

 
61

 
17,845

 
43,386

 
3,762,024

 
Small business
505,526

 
4,935

 
338

 
5,273

 
5,550

 
516,349

 
Total commercial and industrial
9,401,235

 
38,461

 
1,244

 
39,705

 
128,511

 
9,569,451

 
Home equity lines
1,515,396

 
9,555

 
705

 
10,260

 
16,741

 
1,542,397

 
Consumer mortgages
1,348,506

 
22,502

 
1,288

 
23,790

 
39,265

 
1,411,561

 
Credit cards
258,698

 
2,450

 
2,413

 
4,863

 

 
263,561

 
Other retail loans
271,175

 
3,135

 
24

 
3,159

 
2,895

 
277,229

 
Total retail
3,393,775

 
37,642

 
4,430

 
42,072

 
58,901

 
3,494,748

 
Total loans
$
18,913,905

 
98,014

 
6,811

 
104,825

 
543,333

 
19,562,063

(2) 
 
 
 
 
 
 
 
 
 
 
 
 
 

(1) Total before net deferred fees and costs of $28.9 million.
(2) Total before net deferred fees and costs of $20.4 million.
Non-accrual loans as of December 31, 2013 and 2012 were $416.3 million and $543.3 million, respectively. Interest income on non-accrual loans outstanding at December 31, 2013 and 2012 that would have been recorded if the loans had been current and performed in accordance with their original terms was $27.7 million and $30.2 million, respectively. Interest income recorded on these loans for the years ended December 31, 2013 and 2012 was $5.8 million and $7.7 million, respectively.
The credit quality of the loan portfolio is summarized no less frequently than quarterly using the standard asset classification system utilized by the federal banking agencies. These classifications are divided into three groups – Not Classified (Pass), Special Mention, and Classified or Adverse rating (Substandard, Doubtful, and Loss) and are defined as follows:
Pass - loans which are well protected by the current net worth and paying capacity of the obligor (or guarantors, if any) or by the fair value, less cost to acquire and sell, of any underlying collateral in a timely manner.
Special Mention - loans which have potential weaknesses that deserve management's close attention. These loans are not adversely classified and do not expose an institution to sufficient risk to warrant an adverse classification.
Substandard - loans which are inadequately protected by the current net worth and paying capacity of the obligor or by the collateral pledged, if any. Loans with this classification are characterized by the distinct possibility that the institution will sustain some loss if the deficiencies are not corrected.
Doubtful - loans which have all the weaknesses inherent in loans classified as substandard with the added characteristic that the weaknesses make collection or liquidation in full highly questionable and improbable on the basis of currently known facts, conditions, and values.
Loss - loans which are considered by management to be uncollectible and of such little value that its continuance on the institution's books as an asset, without establishment of a specific valuation allowance or charge-off is not warranted.
In the following tables, retail loans and small business loans are classified as Pass except when they reach 90 days past due or are downgraded to substandard, and upon reaching 120 days past due, they are downgraded to loss and charged off, in accordance with the FFIEC Uniform Retail Credit Classification and Account Management Policy. The risk grade classifications of retail loans secured by junior liens on 1-4 family residential properties also consider available information on the payment status of the associated senior lien with other financial institutions.
Loan Portfolio Credit Exposure by Risk Grade
 
 
 
December 31, 2013
 
(in thousands)
 
Pass
 
Special
Mention
 
Substandard(1)
 
Doubtful(2)
 
Loss
 
Total
 
Investment properties
 
$
4,150,790

 
249,890

 
164,275

 
1,724

 

 
4,566,679

 
1-4 family properties
 
898,409

 
126,715

 
129,775

 
8,062

 
292

(2) (3) 
1,163,253

 
Land acquisition
 
424,444

 
94,316

 
186,513

 
2,547

 

 
707,820

 
  Total commercial real
   estate    
 
5,473,643

 
470,921

 
480,563

 
12,333

 
292

(2) (3) 
6,437,752

 
Commercial, financial and agricultural
 
5,062,333

 
224,620

 
201,410

 
10,286

 
90

(2) (3) 
5,498,739

 
Owner-occupied
 
3,495,407

 
155,097

 
162,406

 
1,810

 

 
3,814,720

 
Small business
 
674,200

 

 
12,219

 

 
797

(2) (4) 
687,216

 
  Total commercial and
   industrial    
 
9,231,940

 
379,717

 
376,035

 
12,096

 
887


10,000,675

 
Home equity lines
 
1,559,272

 

 
24,931

 

 
3,338

(2) (4) 
1,587,541

 
Consumer mortgages
 
1,475,928

 

 
40,935

 

 
2,205

(2) (4) 
1,519,068

 
Credit cards
 
255,339

 

 
541

 

 
966

(4) 
256,846

 
Other retail loans
 
281,179

 

 
3,400

 

 
199

(2) (4) 
284,778

 
Total retail
 
3,571,718

 

 
69,807

 

 
6,708

 
3,648,233

 
Total loans
 
$
18,277,301

 
850,638

 
926,405

 
24,429

 
7,887

 
20,086,660

(5) 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
December 31, 2012
 
(in thousands)
 
Pass
 
Special
Mention
 
Substandard(1)
 
Doubtful(2)
 
Loss
 
Total
 
Investment properties
 
$
3,699,465

 
463,532

 
253,484

 

 

 
4,416,481

 
1-4 family properties
 
910,149

 
197,149

 
176,672

 
1,953

 
119

(2) (3) 
1,286,042

 
Land acquisition
 
417,935

 
143,684

 
227,761

 
5,961

 

 
795,341

 
  Total commercial real
   estate    
 
5,027,549

 
804,365

 
657,917

 
7,914

 
119

(2) (3) 
6,497,864

 
Commercial, financial and agricultural
 
4,719,417

 
311,475

 
249,122

 
10,964

 
100

 
5,291,078

 
Owner-occupied
 
3,301,220

 
261,116

 
198,833

 
855

 

 
3,762,024

 
Small business
 
504,491

 

 
10,563

 

 
1,295

(2) (4) 
516,349

 
  Total commercial and
   industrial    
 
8,525,128

 
572,591

 
458,518

 
11,819

 
1,395

 
9,569,451

 
Home equity lines
 
1,511,729

 

 
29,094

 

 
1,574

(2)(4) 
1,542,397

 
Consumer mortgages
 
1,371,659

 

 
39,321

 

 
581

(2)(4) 
1,411,561

 
Credit cards
 
260,194

 

 
1,776

 

 
1,591

(4) 
263,561

 
Other retail loans
 
272,917

 

 
4,093

 

 
219

(2)(4) 
277,229

 
Total retail
 
3,416,499

 

 
74,284

 

 
3,965

 
3,494,748

 
Total loans
 
$
16,969,176

 
1,376,956

 
1,190,719

 
19,733

 
5,479

 
19,562,063

(6) 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
(1) 
Includes $384.0 million and $518.1 million of non-accrual substandard loans at December 31, 2013 and December 31, 2012, respectively.
(2) The loans within these risk grades are on non-accrual status.
(3) Amount was fully reserved and charged-off in the subsequent quarter.
(4) Represent amounts that were 120 days past due. These credits are downgraded to the loss category with an allowance for loan losses equal to the full loan amount and are charged off in the subsequent quarter.
(5) Total before net deferred fees and costs of $28.9 million.
(6) Total before net deferred fees and costs of $20.4 million.
     
The following table details the change in the allowance for loan losses by loan segment for the years ended December 31, 2013, 2012 and 2011.
Allowance for Loan Losses and Recorded Investment in Loans
 
 
As Of and For The Year Ended December 31, 2013
(in thousands)
 
Commercial Real Estate
 
Commercial & Industrial
 
Retail
 
Unallocated
 
Total
Allowance for loan losses
 
 
 
 
 
 
 
 
 
 
Beginning balance
 
$
167,926

 
138,495

 
38,984

 
28,000

 
373,405

Charge-offs
 
(86,990
)
 
(58,977
)
 
(33,986
)
 

 
(179,953
)
Recoveries
 
17,068

 
19,918

 
7,524

 

 
44,510

Provision for loan losses
 
29,008

 
16,633

 
28,957

 
(5,000
)
 
69,598

Ending balance
 
$
127,012

 
116,069

 
41,479

 
23,000

 
307,560

  Ending balance: individually evaluated for impairment
 
46,737

 
20,068

 
1,192

 

 
67,997

  Ending balance: collectively evaluated for impairment
 
$
80,275

 
96,001

 
40,287

 
23,000

 
239,563

Loans
 
 
 
 
 
 
 
 
 
 
Ending balance: total loans (1)
 
$
6,437,752

 
10,000,675

 
3,648,233

 

 
20,086,660

Ending balance: individually evaluated for impairment
 
537,736

 
243,856

 
54,962

 

 
836,554

  Ending balance: collectively evaluated for impairment
 
$
5,900,016

 
9,756,819

 
3,593,271

 

 
19,250,106

 
 
 
 
 
 
 
 
 
 
 
 
 
As Of and For The Year Ended December 31, 2012
(in thousands)
 
Commercial Real Estate
 
Commercial & Industrial
 
Retail
 
Unallocated
 
Total
Allowance for loan losses
 
 
 
 
 
 
 
 
 
 
Beginning balance
 
$
249,094

 
187,409

 
51,993

 
47,998

 
536,494

Charge-offs
 
(316,699
)
 
(184,811
)
 
(55,265
)
 

 
(556,775
)
Recoveries
 
36,576

 
27,745

 
8,996

 

 
73,317

Provision for loan losses
 
198,955

 
108,152

 
33,260

 
(19,998
)
 
320,369

Ending balance
 
$
167,926

 
138,495

 
38,984

 
28,000

 
373,405

  Ending balance: individually evaluated for impairment
 
58,948

 
24,678

 
1,149

 

 
84,775

  Ending balance: collectively evaluated for impairment
 
$
108,978

 
$
113,817

 
$
37,835

 
$
28,000

 
288,630

Loans
 
 
 
 
 
 
 
 
 
 
Ending balance: total loans(2)
 
$
6,497,864

 
9,569,451

 
3,494,748

 

 
19,562,063

Ending balance: individually evaluated for impairment
 
685,078

 
313,876

 
63,566

 

 
1,062,520

Ending balance: collectively evaluated for impairment
 
$
5,812,786

 
9,255,575

 
3,431,182

 

 
18,499,543

 
 
 
 
 
 
 
 
 
 
 
 
 
As Of and For The Year Ended December 31, 2011
(in thousands)
 
Commercial Real Estate
 
Commercial & Industrial
 
Retail
 
Unallocated
 
Total
Allowance for loan losses
 
 
 
 
 
 
 
 
 
 
Beginning balance
 
$
353,923

 
223,981

 
41,555

 
84,088

 
703,547

Charge-offs
 
(384,297
)
 
(179,717
)
 
(75,700
)
 

 
(639,714
)
Recoveries
 
25,604

 
19,768

 
8,494

 

 
53,866

Provision for loan losses
 
253,864

 
123,377

 
77,644

 
(36,090
)
 
418,795

Ending balance
 
$
249,094

 
187,409

 
51,993

 
47,998

 
536,494

  Ending balance: individually evaluated for impairment
 
64,447

 
42,600

 
2,437

 

 
109,484

  Ending balance: collectively evaluated for impairment
 
$
184,647

 
144,809

 
49,556

 
47,998

 
427,010

Loans
 
 
 
 
 
 
 
 
 
 
Ending balance: total loans(3)
 
$
7,282,420

 
9,229,805

 
3,579,574

 

 
20,091,799

Ending balance: individually evaluated for impairment
 
870,157

 
384,455

 
52,960

 

 
1,307,572

Ending balance: collectively evaluated for impairment
 
$
6,412,263

 
8,845,350

 
3,526,614

 

 
18,784,227

 
 
 
 
 
 
 
 
 
 
 
(1) Total before net deferred fees and costs of $28.9 million.
(2) Total before net deferred fees and costs of $20.4 million.
(3) Total before net deferred fees and costs of $12.0 million.
Below is a detailed summary of impaired loans (including accruing TDRs) by class as of December 31, 2013 and 2012.
Impaired Loans (including accruing TDRs)
 
December 31, 2013
(in thousands)
 
Recorded Investment
 
Unpaid Principal Balance
 
Related Allowance
 
Average Recorded Investment
 
Interest Income Recognized
With no related allowance recorded
 
 
 
 
 
 
 
 
 
 
Investment properties
 
$
14,218

 
15,820

 

 
18,046

 

1-4 family properties
 
9,679

 
29,741

 

 
23,879

 

Land acquisition
 
30,595

 
78,470

 

 
41,007

 

Total commercial real estate
 
54,492

 
124,031

 

 
82,932

 

Commercial, financial and agricultural
 
13,490

 
22,312

 

 
15,355

 

Owner-occupied
 
24,839

 
32,626

 

 
22,556

 

Small business
 

 

 

 

 

Total commercial and industrial
 
38,329

 
54,938

 

 
37,911

 

Home equity lines
 

 

 

 
33

 

Consumer mortgages
 
1,180

 
2,840

 

 
1,487

 

Credit cards
 

 

 

 

 

Other retail loans
 

 

 

 
4

 

Total retail
 
1,180

 
2,840

 

 
1,524

 

Total
 
94,001

 
181,809

 

 
122,367

 

With allowance recorded
 
 
 
 
 
 
 
 
 
 
Investment properties
 
185,152

 
192,859

 
8,822

 
226,308

 
5,043

1-4 family properties
 
115,063

 
117,410

 
11,126

 
115,614

 
3,464

Land acquisition
 
183,029

 
202,048

 
26,789

 
191,807

 
2,931

Total commercial real estate
 
483,244

 
512,317

 
46,737

 
533,729

 
11,438

Commercial, financial and agricultural
 
112,291

 
117,049

 
15,364

 
126,242

 
3,534

Owner-occupied
 
87,567

 
93,435

 
4,368

 
106,865

 
3,609

Small business
 
5,669

 
5,669

 
336

 
4,132

 
162

Total commercial and industrial
 
205,527

 
216,153

 
20,068

 
237,239

 
7,305

Home equity lines
 
2,750

 
2,750

 
116

 
4,668

 
176

Consumer mortgages
 
44,019

 
44,019

 
967

 
48,674

 
1,910

Credit card
 

 

 

 

 

Other retail loans
 
7,013

 
7,013

 
109

 
5,555

 
285

Total retail
 
53,782

 
53,782

 
1,192

 
58,897

 
2,371

Total
 
742,553

 
782,252

 
67,997

 
829,865

 
21,114

Total
 
 
 
 
 
 
 
 
 
 
Investment properties
 
199,370

 
208,679


8,822


244,354


5,043

1-4 family properties
 
124,742

 
147,151


11,126


139,493


3,464

Land acquisition
 
213,624

 
280,518


26,789


232,814


2,931

Total commercial real estate
 
537,736

 
636,348


46,737


616,661


11,438

Commercial, financial and agricultural
 
125,781

 
139,361

 
15,364

 
141,597

 
3,534

Owner-occupied
 
112,406

 
126,061

 
4,368

 
129,421

 
3,609

Small business
 
5,669

 
5,669

 
336

 
4,132

 
162

Total commercial and industrial
 
243,856

 
271,091


20,068


275,150


7,305

Home equity lines
 
2,750

 
2,750


116


4,701


176

Consumer mortgages
 
45,199

 
46,859


967


50,161


1,910

Credit cards
 

 







Other retail loans
 
7,013

 
7,013


109


5,559


285

Total retail
 
54,962

 
56,622


1,192


60,421


2,371

Total impaired loans
 
$
836,554

 
964,061


67,997


952,232


21,114

 
 
 
 








 
 
December 31, 2012
(in thousands)
 
Recorded Investment
 
Unpaid Principal Balance
 
Related Allowance
 
Average Recorded Investment
 
Interest Income Recognized
With no related allowance recorded
 
 
 
 
 
 
 
 
 
 
Investment properties
 
$
10,939

 
14,130

 

 
42,947

 

1-4 family properties
 
40,793

 
117,869

 

 
97,434

 

Land acquisition
 
59,697

 
125,023

 

 
158,015

 

Total commercial real estate
 
111,429

 
257,022

 

 
298,396

 

Commercial, financial and agricultural
 
18,618

 
34,753

 

 
40,947

 

Owner-occupied
 
12,563

 
16,680

 

 
27,763

 

Small business
 

 

 

 

 

Total commercial and industrial
 
31,181

 
51,433

 

 
68,710

 

Home equity lines
 
51

 
51

 

 
2,811

 

Consumer mortgages
 
1,247

 
2,263

 

 
3,706

 

Credit cards
 

 

 

 

 

Other retail loans
 
7

 
15

 

 
127

 

Total retail
 
1,305

 
2,329

 

 
6,644

 

Total
 
143,915

 
310,784

 

 
373,750

 

With allowance recorded
 
 
 
 
 
 
 
 
 
 
Investment properties
 
253,851

 
254,339

 
20,209

 
230,848

 
6,144

1-4 family properties
 
114,207

 
117,505

 
11,414

 
141,529

 
4,347

Land acquisition
 
205,591

 
205,601

 
27,325

 
97,173

 
2,018

Total commercial real estate
 
573,649

 
577,445

 
58,948

 
469,550

 
12,509

Commercial, financial and agricultural
 
161,711

 
163,472

 
17,186

 
164,905

 
3,974

Owner-occupied
 
117,651

 
126,106

 
7,308

 
134,960

 
4,602

Small business
 
3,333

 
3,333

 
184

 
1,950

 
76

Total commercial and industrial
 
282,695

 
292,911

 
24,678

 
301,815

 
8,652

Home equity lines
 
8,696

 
8,696

 
195

 
7,071

 
237

Consumer mortgages
 
50,261

 
50,261

 
880

 
38,912

 
1,300

Credit cards
 

 

 

 

 

Other retail loans
 
3,304

 
3,304

 
74

 
2,543

 
167

Total retail
 
62,261

 
62,261

 
1,149

 
48,526

 
1,704

Total
 
918,605

 
932,617

 
84,775

 
819,891

 
22,865

Total
 
 
 
 
 
 
 
 
 
 
Investment properties
 
264,790

 
268,469

 
20,209

 
273,795

 
6,144

1-4 family properties
 
155,000

 
235,374

 
11,414

 
238,963

 
4,347

Land acquisition
 
265,288

 
330,624

 
27,325

 
255,188

 
2,018

Total commercial real estate
 
685,078

 
834,467

 
58,948

 
767,946

 
12,509

Commercial, financial and agricultural
 
180,329

 
198,225

 
17,186

 
205,852

 
3,974

Owner-occupied
 
130,214

 
142,786

 
7,308

 
162,723

 
4,602

Small business
 
3,333

 
3,333

 
184

 
1,950

 
76

Total commercial and industrial
 
313,876

 
344,344

 
24,678

 
370,525

 
8,652

Home equity lines
 
8,747

 
8,747

 
195

 
9,882

 
237

Consumer mortgages
 
51,508

 
52,524

 
880

 
42,618

 
1,300

Credit cards
 

 

 

 

 

Other retail loans
 
3,311

 
3,319

 
74

 
2,670

 
167

Total retail
 
63,566

 
64,590

 
1,149

 
55,170

 
1,704

Total impaired loans
 
$
1,062,520

 
1,243,401

 
84,775

 
1,193,641

 
22,865

 
 
 
 
 
 
 
 
 
 
 

The average recorded investment in impaired loans was $1.21 billion for the year ended December 31, 2011. Excluding accruing TDRs, there was no interest income recognized for the investment in impaired loans for the years ended December 31, 2013 , 2012, and 2011. Interest income recognized for accruing TDRs was $18.4 million for the year ended December 31, 2011. At December 31, 2013, 2012, and 2011, all impaired loans, other than $556.4 million, $673.4 million, and $668.5 million, respectively, of accruing TDRs, were on nonaccrual status.
Concessions provided in a TDR are primarily in the form of providing a below market interest rate given the borrower's credit risk, a period of time generally less than one year with a reduction of required principal and/or interest payments (e.g., interest only for a period of time), or extension of the maturity of the loan generally for less than one year. Insignificant periods of reduction of principal and/or interest payments, or one time deferrals of three months or less, are generally not considered to be financial concessions.
The following tables represent the post-modification balance, shown by type of concession, for loans modified or renewed during the years ended December 31, 2013 and 2012 that were reported as accruing or non-accruing TDRs.
TDRs by Concession Type
 
 
Year Ended December 31, 2013
 
(in thousands, except contract data)
Number of Contracts
 
Principal Forgiveness
 
Below Market Interest Rate
 
Term Extensions and/or Other Concessions
 
Total
 
Investment properties
47

 
$
19,993

 
121,263

 
4,372

 
145,628

 
1-4 family properties
131

 
424

 
37,180

 
9,583

 
47,187

 
Land acquisition
28

 
74

 
113,726

 
10,175

 
123,975

 
Total commercial real estate
206

 
20,491

 
272,169

 
24,130

 
316,790

 
Commercial, financial and agricultural
78

 
2,283

 
22,399

 
19,529

 
44,211

 
Owner-occupied
40

 

 
28,988

 
22,801

 
51,789

 
Small business
52

 

 
1,553

 
3,497

 
5,050

 
Total commercial and industrial
170

 
2,283

 
52,940

 
45,827

 
101,050

 
Home equity lines
1

 

 

 
80

 
80

 
Consumer mortgages
141

 

 
11,513

 
4,196

 
15,709

 
Credit cards

 

 

 

 

 
Other retail loans
65

 

 
1,118

 
1,598

 
2,716

 
Total retail
207

 

 
12,631

 
5,874

 
18,505

 
Total loans
583

 
$
22,774

 
337,740

 
75,831

 
436,345

(1) 
 
 
 
 
 
 
 
 
 
 
 
(1) As a result of these loans being reported as TDRs, there were net charge-offs of approximately $4 million recorded during 2013.
TDRs by Concession Type
 
 
Year Ended December 31, 2012
 
(in thousands, except contract data)
Number of Contracts
 
Principal Forgiveness
 
Below Market Interest Rate
 
Term Extensions and/or Other Concessions
 
Total
 
Investment properties
74

 
$
77

 
93,732

 
47,184

 
140,993

 
1-4 family properties
130

 
404

 
60,735

 
15,061

 
76,200

 
Land acquisition
78

 

 
62,585

 
21,394

 
83,979

 
Total commercial real estate
282

 
481

 
217,052

 
83,639

 
301,172

 
Commercial, financial and agricultural
116

 
35,058

 
45,712

 
26,810

 
107,580

 
Owner-occupied
70

 

 
38,285

 
9,655

 
47,940

 
Small business
40

 

 
1,055

 
3,470

 
4,525

 
Total commercial and industrial
226

 
35,058

 
85,052

 
39,935

 
160,045

 
Home equity lines
22

 

 
985

 
2,330

 
3,315

 
Consumer mortgages
326

 

 
10,202

 
21,794

 
31,996

 
Credit cards

 

 

 

 

 
Other retail loans
87

 

 
1,359

 
3,957

 
5,316

 
Total retail
435

 

 
12,546

 
28,081

 
40,627

 
Total loans
943

 
$
35,539

 
314,650

 
151,655

 
501,844

(1) 
 
 
 
 
 
 
 
 
 
 
 

(1) As a result of these loans being reported as TDRs, there were net charge-offs of approximately $16 million recorded during 2012.
The following table presents TDRs that defaulted in the years indicated and which were modified or renewed in a TDR within 12 months of the default date:
Troubled Debt Restructurings Entered Into That Subsequently Defaulted(1) During
 
Year Ended December 31, 2013
 
Year Ended December 31, 2012(2)
(in thousands, except contract data)
Number of
Contracts
 
Recorded
Investment
 
Number of
Contracts
 
Recorded
Investment
Investment properties
3

 
$
4,722

 
8

 
$
7,418

1-4 family properties
10

 
12,576

 
12

 
8,098

Land acquisition
1

 
125

 
10

 
9,925

Total commercial real estate
14

 
17,423

 
30

 
25,441

Commercial, financial and agricultural
4

 
776

 
6

 
2,973

Owner-occupied
2

 
924

 
7

 
4,968

Small business
2

 
24

 
3

 
322

Total commercial and industrial
8

 
1,724

 
16

 
8,263

Home equity lines
1

 
98

 

 

Consumer mortgages
18

 
1,496

 
9

 
2,788

Credit cards

 

 

 

Other retail loans
1

 
195

 
2

 
53

Total retail
20

 
1,789

 
11

 
2,841

Total loans
42

 
$
20,936

 
57

 
$
36,545

 
 
 
 
 
 
 
 
(1) Defaulted is defined as the earlier of the troubled debt restructuring being placed on non-accrual status or reaching 90 days past due with respect to principal and/or interest payments.
(2) Amounts related to loans modified or renewed into TDRs within 12 months of the default date that subsequently defaulted during the year ended December 31, 2012 were previously disclosed as 80 contracts with recorded investment totaling $68.9 million. These amounts were revised in the table above due to a re-evaluation of the defaulted status of certain loans during this period.
If at the time that a loan was designated as a TDR the loan was not already impaired, the measurement of impairment resulting from the TDR designation changes from a general pool-level reserve to a specific loan measurement of impairment in accordance with ASC 310-10-35, Accounting By Creditors for Impairment of a Loan—an amendment of FASB Statements No. 5, ASC 450-20, and No. 15, ASC 310-40. Generally, the change in the allowance for loan losses resulting from such a TDR is not significant. At December 31, 2013, the allowance for loan losses allocated to accruing TDRs totaling $556.4 million was $27.7 million compared to accruing TDR's of $673.4 million with a related allowance for loan losses $41.4 million at December 31, 2012. Nonaccrual non-homogeneous loans (commercial-type impaired loan relationships greater than $1 million) that are designated as TDRs are individually measured for the amount of impairment, if any, both before and after the TDR designation.
In the ordinary course of business, Synovus Bank has made loans to certain Synovus and Synovus Bank executive officers and directors (including their associates and affiliates). Management believes that such loans are made substantially on the same terms, including interest rate and collateral, as those prevailing at the time for comparable transactions with unaffiliated customers.
The following is a summary of such loans and the activity in these loans for the year ended December 31, 2013.
(in thousands)
 
 
Balance at December 31, 2012
 
$
80,518

New loans
 
361,179

Repayments
 
(330,409
)
Loans charged-off
 

Balance at December 31, 2013
 
$
111,288

 
 
 

At December 31, 2013, there were no loans to executive officers and directors that were classified as nonaccrual, greater than 90 days past due and still accruing, or potential problem loans.