Mortgage and other loans receivable include commercial mortgages, residential mortgages, life insurance policy loans, commercial loans, and other loans and notes receivable. Commercial mortgages, residential mortgages, commercial loans, and other loans and notes receivable are carried at unpaid principal balances less allowance for credit losses and plus or minus adjustments for the accretion or amortization of discount or premium. Interest income on such loans is accrued as earned.

Direct costs of originating commercial mortgages, commercial loans, and other loans and notes receivable, net of nonrefundable points and fees, are deferred and included in the carrying amount of the related receivables. The amount deferred is amortized to income as an adjustment to earnings using the interest method. Premiums and discounts on purchased residential mortgages are also amortized to income as an adjustment to earnings using the interest method.

Life insurance policy loans are carried at unpaid principal balances. There is no allowance for policy loans because these loans serve to reduce the death benefit paid when the death claim is made and the balances are effectively collateralized by the cash surrender value of the policy.


(in millions)		December 31, 2022		December 31, 2021
Commercial mortgages(a)	$	37,128	$	35,665
Residential mortgages		6,130		5,492
Life insurance policy loans		1,758		1,843
Commercial loans, other loans and notes receivable(b)		5,305		3,677
Total mortgage and other loans receivable(c)		50,321		46,677
Allowance for credit losses(c)(d)		(716)		(629)
Mortgage and other loans receivable, net(c)	$	49,605	$	46,048

(a)Commercial mortgages primarily represent loans for apartments, offices and retail properties, with exposures in New York and California representing the largest geographic concentrations (aggregating approximately 19 percent and 11 percent, respectively, at December 31, 2022 and 21 percent and 10 percent, respectively, at December 31, 2021).

(b)Includes loans held for sale which are carried at lower of cost or market and are collateralized primarily by apartments. As of December 31, 2022 and 2021, the net carrying value of these loans were $170 million and $15 million, respectively.

(d)Does not include allowance for credit losses of $69 million and $71 million, respectively, at December 31, 2022 and 2021, in relation to off-balance-sheet commitments to fund commercial mortgage loans, which is recorded in Other liabilities.

Interest income is not accrued when payment of contractual principal and interest is not expected. Any cash received on impaired loans is generally recorded as a reduction of the current carrying amount of the loan. Accrual of interest income is generally resumed when delinquent contractual principal and interest is repaid or when a portion of the delinquent contractual payments are made and the ongoing required contractual payments have been made for an appropriate period. As of December 31, 2022, $5 million and $703 million of residential mortgage loans and commercial mortgage loans, respectively, were placed on nonaccrual status. As of December 31, 2021, $7 million and $226 million of residential mortgage loans and commercial mortgage loans, respectively, were placed on nonaccrual status.

Accrued interest is presented separately and is included in Accrued investment income on the Consolidated Balance Sheets. As of December 31, 2022, accrued interest receivable was $15 million and $147 million associated with residential mortgage loans and commercial mortgage loans, respectively. As of December 31, 2021, accrued interest receivable was $12 million and $126 million associated with residential mortgage loans and commercial mortgage loans, respectively.

A significant majority of commercial mortgages in the portfolio are non-recourse loans and, accordingly, the only guarantees are for specific items that are exceptions to the non-recourse provisions. It is therefore extremely rare for us to have cause to enforce the provisions of a guarantee on a commercial real estate or mortgage loan.


December 31, 2022		2022		2021		2020		2019		2018		Prior		Total
(in millions)
>1.2X	$	5,518	$	2,457	$	1,710	$	4,985	$	4,120	$	11,663	$	30,453
1.00 - 1.20X		910		898		473		416		567		1,353		4,617
<1.00X		45		—		23		52		744		1,194		2,058
Total commercial mortgages	$	6,473	$	3,355	$	2,206	$	5,453	$	5,431	$	14,210	$	37,128

December 31, 2021		2021		2020		2019		2018		2017		Prior		Total
(in millions)
>1.2X	$	2,245	$	1,662	$	5,126	$	3,926	$	3,557	$	10,796	$	27,312
1.00 - 1.20X		574		1,019		700		1,138		136		1,929		5,496
<1.00X		1		27		71		925		41		1,792		2,857
Total commercial mortgages	$	2,820	$	2,708	$	5,897	$	5,989	$	3,734	$	14,517	$	35,665


December 31, 2022		2022		2021		2020		2019		2018		Prior		Total
(in millions)
Less than 65%	$	5,425	$	2,548	$	1,775	$	3,958	$	3,016	$	10,739	$	27,461
65% to 75%		998		517		405		1,445		1,487		1,393		6,245
76% to 80%		50		52		—		—		168		229		499
Greater than 80%		—		238		26		50		760		1,849		2,923
Total commercial mortgages	$	6,473	$	3,355	$	2,206	$	5,453	$	5,431	$	14,210	$	37,128

December 31, 2021		2021		2020		2019		2018		2017		Prior		Total
(in millions)
Less than 65%	$	2,286	$	2,272	$	4,149	$	4,815	$	2,892	$	9,902	$	26,316
65% to 75%		372		410		1,748		1,174		406		3,490		7,600
76% to 80%		—		—		—		—		188		274		462
Greater than 80%		162		26		—		—		248		851		1,287
Total commercial mortgages	$	2,820	$	2,708	$	5,897	$	5,989	$	3,734	$	14,517	$	35,665

(a)The debt service coverage ratio compares a property’s net operating income to its debt service payments, including principal and interest. Our weighted average debt service coverage ratio was 1.9x at period ended December 31, 2022 and 1.9x at period ended December 31, 2021. The debt service coverage ratios have been updated within the last three months. The debt service coverage ratios are updated when additional relevant information becomes available.

(b)The loan-to-value ratio compares the current unpaid principal balance of the loan to the estimated fair value of the underlying property collateralizing the loan. Our weighted average loan-to-value ratio was 59 percent at December 31, 2022 and was 57 percent at December 31, 2021. The loan-to-value ratios have been updated within the last three months.


	Number of Loans		Class													Percent of Total
(dollars in millions)			Apartments		Offices		Retail		Industrial		Hotel		Others		Total
December 31, 2022
Past Due Status:
In good standing	615	$	14,597	$	9,652	$	3,634	$	6,006	$	1,935	$	407	$	36,231	97	%
Restructured(a)	10		—		450		140		—		92		—		682	2
90 days or less delinquent	—		—		—		—		—		—		—		—	—
>90 days delinquent or in process of foreclosure	4		—		173		42		—		—		—		215	1
Total(b)	629	$	14,597	$	10,275	$	3,816	$	6,006	$	2,027	$	407	$	37,128	100	%
Allowance for credit losses		$	100	$	351		81		71		29		8	$	640	2	%


December 31, 2021
Past Due Status:
In good standing	636	$	14,267	$	9,695	$	4,778	$	3,858	$	1,985	$	432	$	35,015	98	%
Restructured(a)	8		—		354		25		—		136		—		515	2
90 days or less delinquent	—		—		—		—		—		—		—		—	—
>90 days delinquent or in process of foreclosure	5		—		81		54		—		—		—		135	—
Total(b)	649	$	14,267	$	10,130	$	4,857	$	3,858	$	2,121	$	432	$	35,665	100	%
Allowance for credit losses		$	109	$	247	$	103	$	47	$	31	$	8	$	545	2	%

(a)Loans that have been modified in troubled debt restructurings and are performing according to their restructured terms. For additional discussion of troubled debt restructurings, see – Troubled Debt Restructurings.


December 31, 2022		2022		2021		2020		2019		2018		Prior		Total
(in millions)
FICO*:
780 and greater	$	296	$	2,204	$	654	$	232	$	77	$	567	$	4,030
720 - 779		536		728		168		76		32		169		1,709
660 - 719		163		80		28		16		9		62		358
600 - 659		2		4		2		2		2		14		26
Less than 600		—		—		—		1		—		6		7
Total residential mortgages	$	997	$	3,016	$	852	$	327	$	120	$	818	$	6,130

December 31, 2021		2021		2020		2019		2018		2017		Prior		Total
(in millions)
FICO*:
780 and greater	$	1,601	$	691	$	297	$	107	$	192	$	501	$	3,389
720 - 779		1,306		230		86		44		58		154		1,878
660 - 719		48		42		22		12		20		49		193
600 - 659		1		1		2		3		2		12		21
Less than 600		—		—		1		1		2		7		11
Total residential mortgages	$	2,956	$	964	$	408	$	167	$	274	$	723	$	5,492

At the time of origination or purchase, an allowance for credit losses is established for mortgage and other loan receivables and is updated each reporting period. Changes in the allowance for credit losses are recorded in realized losses. This allowance reflects the risk of loss, even when that risk is remote, that is expected over the remaining contractual life of the loan. The allowance for credit losses considers available relevant information about the collectability of cash flows, including information about past events, current conditions, and reasonable and supportable forecasts of future economic conditions. We revert to historical information when we determine that we can no longer reliably forecast future economic assumptions.

The allowances for the commercial mortgage loans and residential mortgage loans are estimated utilizing a probability of default and loss given default model. Loss rate factors are determined based on historical data and adjusted for current and forecasted information. The loss rates are applied based on individual loan attributes and considering such data points as loan-to-value ratios, FICO scores, and debt service coverage.

The estimate of credit losses also reflects management’s assumptions on certain macroeconomic factors that include, but are not limited to, gross domestic product growth, employment, inflation, housing price index, interest rates and credit spreads.


Years Ended December 31,		2022						2021						2020
(in millions)		Commercial Mortgages		Other Loans		Total		Commercial Mortgages		Other Loans		Total		Commercial Mortgages		Other Loans		Total
Allowance, beginning of year	$	545	$	84	$	629	$	685	$	129	$	814	$	336	$	102	$	438

Initial allowance upon CECL adoption		—		—		—		—		—		—		311		7		318
Loans charged off		(17)		—		(17)		(2)		—		(2)		(12)		(5)		(17)

Net charge-offs		(17)		—		(17)		(2)		—		(2)		(12)		(5)		(17)
Addition to (release of) allowance for loan losses		112		(8)		104		(138)		(26)		(164)		50		25		75
Divestitures		—		—		—		—		(19)		(19)		—		—		—

Allowance, end of year(b)	$	640	$	76	$	716	$	545	$	84	$	629	$	685	$	129	$	814

(a)Does not include allowance for credit losses of $69 million and $71 million, respectively, at December 31, 2022 and 2021 in relation to off-balance-sheet commitments to fund commercial mortgage loans, which is recorded in Other liabilities.

Our expectations and models used to estimate the allowance for losses on commercial and residential mortgage loans are regularly updated to reflect the current economic environment. The full impact of COVID-19 on real estate valuations remains uncertain and we will continue to review our valuations as further information becomes available.

We modify loans to optimize their returns and improve their collectability, among other things. When we undertake such a modification with a borrower that is experiencing financial difficulty and the modification involves us granting a concession to the troubled debtor, the modification is a troubled debt restructuring (TDR). We assess whether a borrower is experiencing financial difficulty based on a variety of factors, including the borrower’s current default on any of its outstanding debt, the probability of a default on any of its debt in the foreseeable future without the modification, the insufficiency of the borrower’s forecasted cash flows to service any of its outstanding debt (including both principal and interest), and the borrower’s inability to access alternative third-party financing at an interest rate that would be reflective of current market conditions for a non-troubled debtor. Concessions granted may include extended maturity dates, interest rate changes, principal or interest forgiveness, payment deferrals and easing of loan covenants.