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Loans and Allowance
9 Months Ended
Sep. 30, 2019
Receivables [Abstract]  
Loans and Allowance
LOANS AND ALLOWANCE
 
The Corporation’s primary lending focus is small business and middle market commercial, commercial real estate and residential real estate, which results in portfolio diversification. The following tables show the composition of the loan portfolio, the allowance for loan losses and credit quality characteristics by collateral classification, excluding loans held for sale. Loans held for sale as of September 30, 2019, and December 31, 2018, were $7,910,000 and $4,778,000, respectively.

The following table illustrates the composition of the Corporation’s loan portfolio by loan class for the periods indicated:

September 30, 2019

December 31, 2018
Commercial and industrial loans
$
2,034,311


$
1,726,664

Agricultural production financing and other loans to farmers
90,462


92,404

Real estate loans:



Construction
670,138


545,729

Commercial and farmland
3,144,649


2,832,102

Residential
1,155,403


966,421

Home equity
601,335


528,157

Individuals' loans for household and other personal expenditures
131,246


99,788

Public finance and other commercial loans
471,716


433,202

  Loans
8,299,260


7,224,467

Allowance for loan losses
(80,571
)

(80,552
)
             Net Loans
$
8,218,689


$
7,143,915




Allowance, Credit Quality and Loan Portfolio

The Corporation maintains an allowance for loan losses to cover probable credit losses identified during its loan review process. Management believes the allowance for loan losses is adequate to cover probable losses inherent in the loan portfolio at September 30, 2019. The process for determining the adequacy of the allowance for loan losses is critical to the Corporation’s financial results. It requires management to make difficult, subjective and complex judgments to estimate the effect of uncertain matters. The allowance for loan losses considers current factors, including economic conditions and ongoing internal and external examinations, and will increase or decrease as deemed necessary to ensure it remains adequate. In addition, the allowance as a percentage of charge-offs and nonperforming loans will change at different points in time based on credit performance, portfolio mix and collateral values.


The allowance for loan losses is maintained through the provision for loan losses, which is a charge against earnings. The allowance is increased by provision expense and decreased by charge-offs less recoveries. All charge-offs are approved by the Bank's senior credit officers and in accordance with established policies. The Bank charges off a loan when a determination is made that all or a portion of the loan is uncollectable. The amount provided for loan losses in a given period may be greater than or less than net loan losses experienced during the period, and is based on management’s judgment as to the appropriate level of the allowance for loan losses. The determination of the provision amount is based on management’s ongoing review and evaluation of the loan portfolio, including an internally administered loan "watch" list and independent loan reviews. The evaluation takes into consideration identified credit problems, the possibility of losses inherent in the loan portfolio that are not specifically identified and management’s judgment as to the impact of the current environment and economic conditions on the portfolio.

The allowance consists of specific impairment reserves as required by ASC 310-10-35, a component for historical losses in accordance with ASC 450 and the consideration of current environmental factors in accordance with ASC 450. A loan is deemed impaired when, based on current information or events, it is probable that all amounts due of principal and interest according to the contractual terms of the loan agreement will not be collected.

The historical loss allocation for loans not deemed impaired according to ASC 450 is the product of the volume of loans within the non-impaired criticized and non-criticized risk grade classifications, each segmented by call code, and the historical loss factor for each respective classification and call code segment. The historical loss factors are based upon actual loss experience within each risk and call code classification. The historical look back period for non-criticized loans looks to the most recent rolling-four-quarter average and aligns with the look back period for non-impaired criticized loans. Each of the rolling four quarter periods used to obtain the average, include all charge-offs for the previous twelve-month period, therefore the historical look back period includes seven quarters. The resulting allocation is reflective of current conditions. Criticized loans are grouped based on the risk grade assigned to the loan. Loans with a special mention grade but not impaired are assigned a loss factor, and loans with a classified grade but not impaired are assigned a separate loss factor. The loss factor computation for this allocation includes a segmented historical loss migration analysis of risk grades to charge-off.

In addition to the specific reserves and historical loss components of the allowance, consideration is given to various environmental factors to ensure that losses inherent in the portfolio are reflected in the allowance for loan losses. The environmental component adjusts the historical loss allocations for non-impaired loans to reflect relevant current conditions that, in management's opinion, have an impact on loss recognition. Environmental factors that management reviews in the analysis include: national and local economic trends and conditions; trends in growth in the loan portfolio and growth in higher risk areas; levels of, and trends in, delinquencies and non-accruals; experience and depth of lending management and staff; adequacy of, and adherence to, lending policies and procedures including those for underwriting; industry concentrations of credit; and adequacy of risk identification systems and controls through the internal loan review and internal audit processes.

In conformance with ASC 805 and ASC 820, purchased loans are recorded at the acquisition date fair value. Such loans are included in the allowance to the extent a specific impairment is identified that exceeds the fair value adjustment on an impaired loan or the historical loss and environmental factor analysis indicates losses inherent in a purchased portfolio exceeds the fair value adjustment on the portion of the purchased portfolio not deemed impaired.

The following tables summarize changes in the allowance for loan losses by loan segment for the three and nine months ended September 30, 2019 and September 30, 2018:
 
Three Months Ended September 30, 2019
 
Commercial

Commercial
Real Estate

Consumer

Residential

Total
Allowance for loan losses:
 

 

 

 

 
Balances, June 30, 2019
$
33,202


$
29,531


$
4,070


$
14,471


$
81,274

Provision for losses
130


370


40


60


600

Recoveries on loans
149


143


105


199


596

Loans charged off
(480
)

(1,078
)

(109
)

(232
)

(1,899
)
Balances, September 30, 2019
$
33,001


$
28,966


$
4,106


$
14,498


$
80,571


Nine Months Ended September 30, 2019
 
Commercial

Commercial
Real Estate

Consumer

Residential

Total
Allowance for loan losses:
 

 

 

 

 
Balances, December 31, 2018
$
32,657


$
29,609


$
3,964


$
14,322


$
80,552

Provision for losses
466


1,459


181


194


2,300

Recoveries on loans
1,035


1,166


323


511


3,035

Loans charged off
(1,157
)

(3,268
)

(362
)

(529
)

(5,316
)
Balances, September 30, 2019
$
33,001


$
28,966


$
4,106


$
14,498


$
80,571



Three Months Ended September 30, 2018
 
Commercial

Commercial
Real Estate

Consumer

Residential

Total
Allowance for loan losses:
 

 

 

 

 
Balances, June 30, 2018
$
31,467


$
27,731


$
3,921


$
14,424


$
77,543

Provision for losses
256


410


159


575


1,400

Recoveries on loans
658


306


46


165


1,175

Loans charged off
(313
)

(501
)

(194
)

(704
)

(1,712
)
Balances, September 30, 2018
$
32,068


$
27,946


$
3,932


$
14,460


$
78,406

 
Nine Months Ended September 30, 2018
 
Commercial

Commercial
Real Estate

Consumer

Residential

Total
Allowance for loan losses:
 

 

 

 

 
Balances, December 31, 2017
$
30,420


$
27,343


$
3,732


$
13,537


$
75,032

Provision for losses
1,567


1,448


493


2,055


5,563

Recoveries on loans
2,060


1,858


233


915


5,066

Loans charged off
(1,979
)

(2,703
)

(526
)

(2,047
)

(7,255
)
Balances, September 30, 2018
$
32,068


$
27,946


$
3,932


$
14,460


$
78,406




The tables below show the Corporation’s allowance for loan losses and loan portfolio by loan segment as of the periods indicated.
 
September 30, 2019
 
Commercial

Commercial
Real Estate

Consumer

Residential

Total
Allowance Balances:
 

 

 

 

 
Individually evaluated for impairment
$
1,680


$
124


$


$
457


$
2,261

Collectively evaluated for impairment
31,321


28,842


4,106


14,041


78,310

Total Allowance for Loan Losses
$
33,001


$
28,966


$
4,106


$
14,498


$
80,571

Loan Balances:








 
Individually evaluated for impairment
$
4,310


$
9,371


$
4


$
2,589


$
16,274

Collectively evaluated for impairment
2,590,318


3,792,239


131,242


1,752,443


8,266,242

Loans acquired with deteriorated credit quality
1,861


13,177




1,706


16,744

Loans
$
2,596,489


$
3,814,787


$
131,246


$
1,756,738


$
8,299,260


 
December 31, 2018
 
Commercial

Commercial
Real Estate

Consumer

Residential

Total
Allowance Balances:
 

 

 

 

 
Individually evaluated for impairment
$


$
1,435


$
1


$
436


$
1,872

Collectively evaluated for impairment
32,657


28,174


3,963


13,886


78,680

Total Allowance for Loan Losses
$
32,657


$
29,609


$
3,964


$
14,322


$
80,552

Loan Balances:
 

 

 

 

 
Individually evaluated for impairment
$
1,838


$
17,756


$
18


$
2,413


$
22,025

Collectively evaluated for impairment
2,248,330


3,347,686


99,770


1,490,872


7,186,658

Loans acquired with deteriorated credit quality
2,102


12,389




1,293


15,784

Loans
$
2,252,270


$
3,377,831


$
99,788


$
1,494,578


$
7,224,467



Loans individually evaluated for impairment are comprised of commercial and consumer loans deemed impaired in accordance with ASC 310-10. This includes loans acquired with deteriorated credit quality totaling $1,798,000 with $453,000 of related allowance for loan losses at September 30, 2019 and $1,541,000 with no related allowance for loan losses at December 31, 2018.

The risk characteristics of the Corporation’s material portfolio segments are as follows:

Commercial

Commercial lending is primarily based on the identified cash flows of the borrower and secondarily on the underlying collateral provided by the borrower. The cash flows of borrowers, however, may not be as expected and the collateral securing these loans may fluctuate in value. Most commercial loans are secured by the tangible assets being financed such as equipment or real estate or other business assets such as accounts receivable or inventory and may incorporate a personal guarantee. Other loans may be unsecured, secured but under-collateralized or otherwise made on the basis of the enterprise value of an organization. In the case of loans secured by accounts receivable, the availability of funds for the repayment of these loans may be substantially dependent on the ability of the borrower to collect amounts due from its customers.

Commercial real estate

These loans are viewed primarily as cash flow loans and secondarily as loans secured by real estate. Commercial real estate lending typically involves higher loan principal amounts and the repayment of these loans is generally dependent on the successful operation of the property securing the loan or the business conducted on the property securing the loan. Commercial real estate loans may be more adversely affected by conditions in the real estate markets or in the general economy. Management monitors and evaluates commercial real estate loans based on collateral and risk grade criteria. In addition, management tracks the level of owner-occupied commercial real estate loans versus non-owner occupied loans.

Consumer and Residential

With respect to residential loans that are secured by 1-4 family residences and are typically owner occupied, the Corporation generally establishes a maximum loan-to-value ratio and requires private mortgage insurance if that ratio is exceeded. Home equity loans are secured by a subordinate interest in 1-4 family residences, and consumer loans are secured by consumer assets such as automobiles or recreational vehicles. Some consumer loans are unsecured such as small installment loans and certain lines of credit. Repayment of these loans is primarily dependent on the personal income and credit rating of the borrowers, which can be impacted by economic conditions in their market areas such as unemployment levels. Repayment on loans secured by 1-4 family residences can be impacted by changes in property values. Risk is mitigated by the fact that the loans are of smaller individual amounts and spread over a large number of borrowers.

Loans are reclassified to a non-accruing status when, in management’s judgment, the collateral value and financial condition of the borrower do not justify accruing interest. When the interest accrual is discontinued, all unpaid accrued interest is reversed against earnings when considered uncollectable. Payments subsequently received on non-accrual loans are applied to principal. A loan is returned to accrual status when principal and interest are no longer past due and collectability is probable, typically after a minimum of six consecutive months of performance. Payments received on impaired accruing or delinquent loans are applied to interest income as accrued.

The following table summarizes the Corporation’s non-accrual loans by loan class as of the periods indicated:

September 30, 2019

December 31, 2018
Commercial and industrial loans
$
2,065


$
1,803

Agriculture production financing and other loans to farmers
3,150


679

Real estate loans:


 
Construction
1,027


8,667

Commercial and farmland
9,265


8,156

Residential
5,381


4,966

Home equity
1,737


1,481

Individuals' loans for household and other personal expenditures
103


42

Public finance and other commercial loans


354

Total
$
22,728


$
26,148




Impaired loans include loans deemed impaired according to the guidance set forth in ASC 310-10. Commercial loans under $500,000 and consumer loans, with the exception of troubled debt restructures, are not individually evaluated for impairment.

Allowable methods for determining the amount of impairment include estimating fair value using the fair value of the collateral for collateral dependent loans. If the impaired loan is identified as collateral dependent, then the fair value method for measuring the amount of impairment is utilized. This method requires obtaining a current independent appraisal of the collateral and applying a discount factor, which includes selling costs if applicable, to the value. The fair value of real estate is generally based on appraisals by qualified licensed appraisers. The appraisers typically determine the value of the real estate by utilizing an income or market valuation approach. If an appraisal is not available, the fair value may be determined by using a cash flow analysis. Fair value on other collateral such as business assets is typically ascertained by assessing, either singularly or some combination of, asset appraisals, accounts receivable aging reports, inventory listings and or customer financial statements. Both appraised values and values based on borrower’s financial information are discounted as considered appropriate based on age and quality of the information and current market conditions.

The following tables show the composition of the Corporation’s impaired loans, related allowance and interest income recognized while impaired by loan class as of the periods indicated:
 
September 30, 2019
 
Unpaid
Principal
Balance

Recorded
Investment

Related
Allowance
Impaired loans with no related allowance:
 

 


Commercial and industrial loans
$
897


$
877


$

Agriculture production financing and other loans to farmers
1,023


1,012



Real estate Loans:





Commercial and farmland
10,118


8,047



Residential
207


189



Total
$
12,245


$
10,125


$

Impaired loans with related allowance:


 


Commercial and industrial loans
$
563


$
329


$
329

Agriculture production financing and other loans to farmers
2,144


2,092


1,351

Real estate Loans:





Commercial and farmland
2,061


1,324


124

Residential
2,079


2,055


389

Home equity
362

 
345


68

Individuals' loans for household and other personal expenditures
4

 
4



Total
$
7,213


$
6,149


$
2,261

Total Impaired Loans
$
19,458


$
16,274


$
2,261


 
December 31, 2018
 
Unpaid
Principal
Balance
 
Recorded
Investment
 
Related
Allowance
Impaired loans with no related allowance:
 
 
 
 
 
Commercial and industrial loans
$
828

 
$
806

 
$

Agriculture production financing and other loans to farmers
679

 
679

 

Real estate Loans:
 
 
 
 
 
Construction
1,352

 
614

 

Commercial and farmland
11,176

 
8,994

 

Residential
118

 
100

 

Home equity
49

 
48

 

Public finance and other commercial loans
353

 
353

 

Total
$
14,555

 
$
11,594

 
$

Impaired loans with related allowance:
 
 
 
 
 
Real estate Loans:
 
 
 
 
 
Construction
$
7,978

 
$
7,977

 
$
1,429

Commercial and farmland
171

 
171

 
6

Residential
1,958

 
1,907

 
362

       Home equity
376


358


74

Individuals' loans for household and other personal expenditures
18


18


1

Total
$
10,501

 
$
10,431

 
$
1,872

Total Impaired Loans
$
25,056

 
$
22,025

 
$
1,872


 
Three Months Ended September 30, 2019

Nine Months Ended September 30, 2019
 
Average
Recorded Investment

Interest
Income Recognized

Average
Recorded Investment

Interest
Income Recognized
Impaired loans with no related allowance:
 

 


 

 
Commercial and industrial loans
$
877


$


$
881


$

Agriculture production financing and other loans to farmers
1,012




1,014



Real estate Loans:







Construction




339



Commercial and farmland
8,075


39


8,651


117

Residential
189




190


2

Total
$
10,153


$
39


$
11,075


$
119

Impaired loans with related allowance:


 

 

 
Commercial and industrial loans
$
329


$


$
329


$

Agriculture production financing and other loans to farmers
2,100




2,123



Real estate Loans:







Commercial and farmland
1,324




1,324



Residential
2,072


15


2,095


47

Home equity
346


3


350


9

Individuals' loans for household and other personal expenditures
4




5



Total
$
6,175


$
18


$
6,226


$
56

Total Impaired Loans
$
16,328


$
57


$
17,301


$
175


 
Three Months Ended September 30, 2018

Nine Months Ended September 30, 2018
 
Average
Recorded Investment

Interest
Income Recognized

Average
Recorded Investment

Interest
Income Recognized
Impaired loans with no related allowance:
 

 


 

 
Commercial and industrial loans
$
979


$


$
994


$

Agriculture production financing and other loans to farmers
640




640



Real estate Loans:







Construction
614




930



Commercial and farmland
12,098


40


12,733


128

Residential
62


1


63


2

Individuals' loans for household and other personal expenditures
9




10



Total
$
14,402


$
41


$
15,370


$
130

Impaired loans with related allowance:







Real estate Loans:







Residential
1,797


13


1,812


37

Home equity
364


3


367


8

Total
$
2,161


$
16


$
2,179


$
45

Total Impaired Loans
$
16,563


$
57


$
17,549


$
175




Impaired loans in the above tables do not include loans accounted for under ASC 310-30, or any other loan, unless deemed impaired in accordance with ASC 310-10.


As part of the ongoing monitoring of the credit quality of the Corporation's loan portfolio, management tracks certain credit quality indicators including trends related to: (i) the level of criticized commercial loans, (ii) net charge-offs, (iii) non-performing loans, (iv) covenant failures and (v) the general national and local economic conditions.
 
The Corporation utilizes a risk grading of pass, special mention, substandard, doubtful and loss to assess the overall credit quality of large commercial loans. All large commercial credit grades are reviewed at a minimum of once a year for pass grade loans. Loans with grades below pass are reviewed more frequently depending on the grade. A description of the general characteristics of these grades is as follows:

Pass - Loans that are considered to be of acceptable credit quality.
Special Mention - Loans which possess some credit deficiency or potential weakness, which deserves close attention. If left uncorrected, these potential weaknesses may result in deterioration of the repayment prospects for the asset or in the Corporation's credit position at some future date. Special mention assets are not adversely classified and do not expose the Corporation to sufficient risk to warrant adverse classification. The key distinctions of this category's classification are that it is indicative of an unwarranted level of risk; and weaknesses are considered “potential”, not “defined”, impairments to the primary source of repayment. Examples include businesses that may be suffering from inadequate management, loss of key personnel or significant customer or litigation.
Substandard - A substandard loan is inadequately protected by the current net worth and paying capacity of the obligor or of the collateral pledged, if any. Assets so classified have a well-defined weakness that jeopardizes the liquidation of the debt. They are characterized by the distinct possibility that the Corporation will sustain some loss if the deficiencies are not corrected. Other characteristics may include:
 
o
the likelihood that a loan will be paid from the primary source of repayment is uncertain or financial deterioration is underway and very close attention is warranted to ensure that the loan is collected without loss,
 
o
the primary source of repayment is gone, and the Corporation is forced to rely on a secondary source of repayment, such as collateral liquidation or guarantees,
 
o
loans have a distinct possibility that the Corporation will sustain some loss if deficiencies are not corrected,
 
o
unusual courses of action are needed to maintain a high probability of repayment,
 
o
the borrower is not generating enough cash flow to repay loan principal; however, it continues to make interest payments,
 
o
the Corporation is forced into a subordinated or unsecured position due to flaws in documentation,
 
o
loans have been restructured so that payment schedules, terms and collateral represent concessions to the borrower when compared to the normal loan terms,
 
o
the Corporation is seriously contemplating foreclosure or legal action due to the apparent deterioration of the loan, and
 
o
there is significant deterioration in market conditions to which the borrower is highly vulnerable.

Doubtful - Loans that have all of the weaknesses of those classified as Substandard. However, based on currently existing facts, conditions and values, these weaknesses make full collection of principal highly questionable and improbable. Other credit characteristics may include considerable doubt as to the quality of the secondary sources of repayment. The possibility of loss is high, but because of certain important pending factors that may strengthen the loan, loss classification is deferred until the exact status of repayment is known.

Loss – Loans that are considered uncollectable and of such little value that continuing to carry them as an asset is not warranted. Loans will be classified as Loss when it is neither practical not desirable to defer writing off or reserving all or a portion of a basically worthless asset, even though partial recovery may be possible at some time in the future.


The following tables summarize the credit quality of the Corporation’s loan portfolio, by loan class for the periods indicated. Consumer non-performing loans include accruing consumer loans 90-days or more delinquent and consumer non-accrual loans. The entire balance of a loan is considered delinquent if the minimum payment contractually required to be made is not received by the specified date. Loans that evidenced deterioration of credit quality since origination and it was probable, at acquisition, that all contractually required payments would not be collected are included in the applicable categories below.
 
September 30, 2019
 
Commercial
Pass

Commercial
Special
Mention

Commercial Substandard

Commercial
Doubtful

Commercial Loss

Consumer Performing

Consumer
Non-Performing

Total
Commercial and industrial loans
$
1,923,043


$
62,219


$
48,719


$
329


$
1


$


$


$
2,034,311

Agriculture production financing and other loans to farmers
70,715


5,681


13,867






199




90,462

Real estate Loans:














 
Construction
638,040


288


1,818






29,992




670,138

Commercial and farmland
2,963,113


73,429


101,025






7,082




3,144,649

Residential
198,986


3,492


7,195






940,613


5,117


1,155,403

Home equity
30,813


121


872






567,865


1,664


601,335

Individuals' loans for household and other personal expenditures










131,143


103


131,246

Public finance and other commercial loans
471,716














471,716

Loans
$
6,296,426


$
145,230


$
173,496


$
329


$
1


$
1,676,894


$
6,884


$
8,299,260


 
December 31, 2018
 
Commercial
Pass

Commercial
Special
Mention

Commercial Substandard

Commercial
Doubtful

Commercial Loss

Consumer Performing

Consumer
Non-Performing

Total
Commercial and industrial loans
$
1,660,879


$
23,246


$
42,539


$


$


$


$


$
1,726,664

Agriculture production financing and other loans to farmers
78,446


5,966


7,992










92,404

Real estate Loans:


 







 

 

 
Construction
492,358


2,185


24,224






25,419


1,543


545,729

Commercial and farmland
2,669,491


76,037


84,288






2,285


1


2,832,102

Residential
170,075


7,373


2,076






782,080


4,817


966,421

Home equity
24,653


535


457






500,996


1,516


528,157

Individuals' loans for household and other personal expenditures










99,741


47


99,788

Public finance and other commercial loans
432,849




353










433,202

Loans
$
5,528,751


$
115,342


$
161,929


$


$


$
1,410,521


$
7,924


$
7,224,467




The tables below show a past due aging of the Corporation’s loan portfolio, by loan class, as of September 30, 2019, and December 31, 2018:
 
September 30, 2019
 
Current

30-59 Days
Past Due

60-89 Days
Past Due

Loans 90 Days or More Past Due And Accruing

Non-Accrual

Total Past Due
& Non-Accrual

Total
Commercial and industrial loans
$
2,026,547


$
5,468


$
231


$


$
2,065


$
7,764


$
2,034,311

Agriculture production financing and other loans to farmers
87,274




38




3,150


3,188


90,462

Real estate loans:










 


Construction
669,111








1,027


1,027


670,138

Commercial and farmland
3,132,460


2,219


705




9,265


12,189


3,144,649

Residential
1,145,240


4,238


526


18


5,381


10,163


1,155,403

Home equity
596,472


2,547


515


64


1,737


4,863


601,335

Individuals' loans for household and other personal expenditures
130,641


319


183




103


605


131,246

Public finance and other commercial loans
471,716












471,716

Loans
$
8,259,461


$
14,791


$
2,198


$
82


$
22,728


$
39,799


$
8,299,260


 
December 31, 2018
 
Current

30-59 Days
Past Due

60-89 Days
Past Due

Loans 90 Days or More Past Due And Accruing

Non-Accrual

Total Past Due
& Non-Accrual

Total
Commercial and industrial loans
$
1,723,337


$
1,093


$
182


$
249


$
1,803


$
3,327


$
1,726,664

Agriculture production financing and other loans to farmers
89,440


2,285






679


2,964


92,404

Real estate loans:
 

 

 

 

 



 
Construction
535,520


64




1,478


8,667


10,209


545,729

Commercial and farmland
2,822,515


1,253


178




8,156


9,587


2,832,102

Residential
959,252


1,756


430


17


4,966


7,169


966,421

Home equity
524,198


2,164


207


107


1,481


3,959


528,157

Individuals' loans for household and other personal expenditures
99,499


179


64


4


42


289


99,788

Public finance and other commercial loans
432,848








354


354


433,202

Loans
$
7,186,609


$
8,794


$
1,061


$
1,855


$
26,148


$
37,858


$
7,224,467



On occasion, borrowers experience declines in income and cash flow. As a result, these borrowers seek to reduce contractual cash outlays including debt payments. Concurrently, in an effort to preserve and protect its earning assets, specifically troubled loans, the Corporation works to maintain its relationship with certain customers who are experiencing financial difficulty by contractually modifying the borrower's debt agreement with the Corporation. In certain loan restructuring situations, the Corporation may grant a concession to a debtor experiencing financial difficulty, resulting in a trouble debt restructuring. A concession is deemed to be granted when, as a result of the restructuring, the Corporation does not expect to collect all original amounts due, including interest accrued at the original contract rate. If the payment of principal at original maturity is primarily dependent on the value of collateral, the current value of the collateral is considered in determining whether the principal will be paid.

The following tables summarize troubled debt restructures in the Corporation's loan portfolio that occurred during the periods indicated:

Three Months Ended September 30, 2019

Nine Months Ended September 30, 2019

Pre-Modification
Recorded Balance

Post-Modification
Recorded Balance

Number
of Loans

Pre-Modification
Recorded Balance

Post-Modification
Recorded Balance

Number
of Loans
Real estate loans:
 

 

 

 

 

 
Residential
$
195


$
185


3


$
456


$
439


8

Total
$
195


$
185


3


$
456


$
439


8


Three Months Ended September 30, 2018

Nine Months Ended September 30, 2018

Pre-Modification
Recorded Balance

Post-Modification
Recorded Balance

Number
of Loans

Pre-Modification
Recorded Balance

Post-Modification
Recorded Balance

Number
of Loans
Real estate loans:
 
 
 
 
 

 

 

 
Residential
$
154

 
$
140

 
4


$
490


$
487


11

Home equity
65

 
65

 
1

 
81

 
81

 
3

Individuals' loans for household and other personal expenditures

 

 


7


8


1

Total
$
219

 
$
205

 
5


$
578


$
576


15




The following tables summarize the recorded investment of troubled debt restructures as of September 30, 2019 and 2018, by modification type, that occurred during the periods indicated:

Three Months Ended September 30, 2019

Term
Modification

Rate
Modification

Combination

Total
Modification
Real estate loans:
 

 

 


Residential
$


$


$
184


$
184

Total
$


$


$
184


$
184


Nine Months Ended September 30, 2019

Term
Modification

Rate
Modification

Combination

Total
Modification
Real estate loans:
 

 

 


Residential
$


$
88


$
345


$
433

Total
$


$
88


$
345


$
433



Three Months Ended September 30, 2018

Term
Modification

Rate
Modification

Combination

Total
Modification
Real estate loans:
 

 

 


Residential
$


$
47


$
93


$
140

Home equity


65




65

Total
$


$
112


$
93


$
205



Nine Months Ended September 30, 2018

Term
Modification

Rate
Modification

Combination

Total
Modification
Real estate loans:


 

 

 
Residential
$


$
208


$
239


$
447

Home equity
77


76




153

Individuals' loans for household and other personal expenditures


6




6

Total
$
77


$
290


$
239


$
606




Loans secured by residential real estate made up 100 percent of the post-modification balance of troubled debt restructured loans made in the three and nine months ended September 30, 2019. The same loan classification made up 100 percent and 99 percent of the post-modification balance of troubled debt restructured loans made in the three and nine months ended September 30, 2018, respectively.

The following tables summarize troubled debt restructures that occurred during the twelve months ended September 30, 2019 and 2018, that subsequently defaulted during the period indicated and remained in default at period end. A loan is considered in default if it is 30-days or more past due.

Three Months Ended September 30, 2019

Nine Months Ended September 30, 2019

Number of Loans

Recorded Balance

Number of Loans

Recorded Balance
Real estate loans:
 

 

 

 
Commercial and farmland
1


$
85


1


$
85

Total
1


$
85


1


$
85


Three Months Ended September 30, 2018

Nine Months Ended September 30, 2018

Number of Loans

Recorded Balance

Number of Loans

Recorded Balance
Real estate loans:
 

 

 


 
Commercial and farmland
1

 
$
262


1


$
262

Residential
2

 
83


4


152

Individuals' loans for household and other personal expenditures
1

 
11

 
1


11

Total
4

 
$
356


6


$
425




For potential consumer loan restructures, impairment evaluation occurs prior to modification. Any subsequent impairment is typically addressed through the charge-off process, or may be addressed through a specific reserve. Consumer troubled debt loan restructures are generally included in the general historical allowance for loan loss at the post modification balance. Consumer non-accrual and delinquent troubled debt loan restructures are also considered in the calculation of the non-accrual and delinquency trend environmental allowance allocation. Consumer mortgage loans secured by residential real estate properties for which formal foreclosure proceedings are in process totaled $683,000 and $800,000 at September 30, 2019 and December 31, 2018, respectively.

Commercial troubled debt restructured loans risk graded special mention, substandard, doubtful and loss are individually evaluated for impairment under ASC 310. Any resulting specific reserves are included in the allowance for loan losses. Commercial troubled debt loan restructures 30-89 days delinquent are included in the calculation of the delinquency trend environmental allocation in the allowance for loan losses. With the exception of the acquired loans excluded from the allowance for loan losses, all commercial non-impaired loans, including non-accrual and 90-days or more delinquent, are included in the ASC 450 loss estimate.