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LOAN SERVICING
 12 Months Ended
Dec. 31, 2016
Transfers and Servicing [Abstract]  
LOAN SERVICING
LOAN SERVICING

Mortgage Loan Servicing

The Company retains the servicing rights on mortgage loans sold to its investors. The unpaid principal balance of loans serviced for investors was $782,134 and $563,802 as of December 31, 2016 and 2015, respectively. Mortgage servicing rights ("MSRs") are initially recognized at fair value in other assets on the consolidated balance sheets and are subsequently accounted for at the lower of cost or market. MSRs are amortized in proportion to, and over the estimated period, that net servicing income is expected to be received based on estimates of net cash flows on the loans serviced. The amount and timing of estimated future net cash flows are updated based on actual results and updated projections. Mortgage servicing fees, which are recorded in mortgage banking income in the consolidated statements of operations, totaled $1,630, $1,272 and $538 for the years ended December 31, 2016, 2015 and 2014, respectively.

The table below summarizes MSR activity for the periods presented.
 
 
Year ended December 31,
 
 
2016
 
2015
 
2014
 
 
 
 
 
 
 
Balance at beginning of period
 
$
5,037

 
$
4,284

 
$
—

Fair value of acquired MSRs
 
—

 
—

 
4,025

Additions
 
3,216

 
1,881

 
688

Payoffs
 
(455
)
 
(402
)
 
(126
)
Amortization
 
(873
)
 
(726
)
 
(303
)
Balance at end of period before valuation allowance
 
6,925

 
5,037

 
4,284

Valuation allowance
 
(9
)
 
(10
)
 
(157
)
Balance at end of period after valuation allowance
 
$
6,916

 
$
5,027

 
$
4,127

 
 
 
 
 
 
 


MSRs are separated into pools based on common risk characteristics of the underlying loans, and impairment is evaluated at least quarterly at the pool level. If impairment exists at the pool level, the MSR is written down through a valuation allowance and is charged against mortgage income. Valuation allowances at period end are summarized in the preceding table.

The fair value of MSRs is highly sensitive to changes in assumptions and is determined by estimating the present value of the asset's future cash flows utilizing market-based prepayment rates, discount rates and other assumptions validated through comparison to trade information, industry surveys and with the use of independent third party appraisals. Changes in prepayment speed assumptions have the most significant impact on the fair value of MSRs. Generally, as interest rates decline, mortgage loan prepayments accelerate due to increased refinance activity, which results in a decrease in the fair value of the MSR. Measurement of fair value is limited to the conditions existing and the assumptions utilized as of a particular point in time, and those assumptions may not be appropriate if they are applied at a different time.

The characteristics and sensitivity of the fair value of MSRs to changes in key assumptions is included in the accompanying table.
 
December 31, 2016
 
December 31, 2015
 
 
 
 
Composition of mortgage loans serviced for others:
 
 
 
Fixed rate loans
99.94
%
 
99.90
%
Adjustable rate loans
0.06
%
 
0.10
%
Total
100.00
%
 
100.00
%
 
 
 
 
Weighted average life (years)
7.30

 
6.60

Prepayment speed
8.5
%
 
9.98
%
Discount rate
10.27
%
 
9.66
%
Effect on fair value due to change in interest rates:
 
 
 
+ 0.25%
$
185

 
$
421

+ 0.50%
312

 
660

- 0.25%
(266
)
 
(599
)
- 0.50%
(614
)
 
(1,104
)


The sensitivity calculations above are hypothetical and should not be considered to be predictive of future performance. Changes in fair value based on adverse changes in assumptions generally cannot be extrapolated because the relationship of the changes in assumptions to fair value may not be linear. Also, in this table, the effects of an adverse variation in a particular assumption on the fair value of the MSRs is calculated without changing any other assumptions, while in reality, changes in one factor may result in changing another, which may magnify or contract the effect of the change.

SBA-Guaranteed Loan Servicing

The Company retains the servicing rights on SBA-guaranteed loans sold to investors. The standard sale structure under the SBA Secondary Participation Guaranty Agreement provides for the Company to retain a portion of the cash flow from the interest payment received on the loan, which is commonly known as a servicing spread. The unpaid principal balance of SBA-guaranteed loans serviced for investors was $250,946 and $205,879 as of December 31, 2016 and 2015, respectively. SBA-guaranteed loan servicing assets are initially recognized at fair value in other assets on the consolidated balance sheets and are subsequently accounted for at the lower of cost or market. SBA servicing assets are amortized over the expected life of the related loans serviced as a reduction to the servicing income recognized from the servicing spread. SBA servicing fees, which are recorded in government-guaranteed lending income in the consolidated statements of operations, totaled $2,218, $1,758 and $1,063 for the years ended December 31, 2016, 2015 and 2014, respectively.

The table below summarizes the activity in the SBA-guaranteed loan servicing asset for the periods presented.
 
 
Year ended December 31,
 
 
2016
 
2015
 
2014
 
 
 
 
 
 
 
Balance at beginning of period
 
$
4,485

 
$
3,081

 
$
1,759

Additions
 
1,992

 
2,148

 
1,628

Amortization
 
(1,055
)
 
(744
)
 
(306
)
Balance at end of period before valuation allowance
 
5,422

 
4,485

 
3,081

Valuation allowance
 
(181
)
 
—

 
—

Balance at end of period after valuation allowance
 
$
5,241

 
$
4,485

 
$
3,081

 
 
 
 
 
 
 


The fair value of the servicing asset is compared to the amortized basis when certain triggering events occur. If the amortized basis exceeds the fair value, the asset is considered impaired and is written down to fair value through a valuation allowance on the asset and a charge against SBA income. Valuation allowances at period end are summarized in the preceding table.