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Loans and Allowance for Loan Losses
9 Months Ended
Sep. 30, 2015
Loans and Allowance for Loan Losses [Abstract]  
Loans and Allowance for Loan Losses
(5)
Loans and Allowance for Loan Losses
 
The following table presents the recorded investment in loans by loan class:

 September 30, 2015 
(dollars in thousands)
 
New York and
     
 
other states*
  
Florida
  
Total
 
Commercial:      
Commercial real estate
 
$
170,185
   
15,734
   
185,919
 
Other
  
22,776
   
99
   
22,875
 
Real estate mortgage - 1 to 4 family:
            
First mortgages
  
2,093,433
   
554,788
   
2,648,221
 
Home equity loans
  
51,852
   
7,871
   
59,723
 
Home equity lines of credit
  
308,239
   
48,098
   
356,337
 
Installment
  
7,666
   
1,264
   
8,930
 
Total loans, net
 
$
2,654,151
   
627,854
   
3,282,005
 
Less: Allowance for loan losses
          
45,149
 
Net loans
         
$
3,236,856
 
 
 
 December 31, 2014 
(dollars in thousands) 
New York and
         
 
 
other states*
  
Florida
  
Total
 
Commercial:            
Commercial real estate
 
$
174,788
   
19,336
   
194,124
 
Other
  
29,200
   
58
   
29,258
 
Real estate mortgage - 1 to 4 family:
            
First mortgages
  
2,041,140
   
476,427
   
2,517,567
 
Home equity loans
  
51,713
   
5,942
   
57,655
 
Home equity lines of credit
  
308,764
   
43,370
   
352,134
 
Installment
  
6,774
   
820
   
7,594
 
Total loans, net
 
$
2,612,379
   
545,953
   
3,158,332
 
Less: Allowance for loan losses
          
46,327
 
Net loans
         
$
3,112,005
 

*Includes New York, New Jersey, Vermont and Massachusetts

At September 30, 2015 and December 31, 2014, the Company had approximately $28.3 million and $38.5 million of real estate construction loans, respectively. Of the $28.3 million in real estate construction loans at September 30, 2015, approximately $12.0 million are secured by first mortgages to residential borrowers while approximately $16.3 million were to commercial borrowers for residential construction projects. Of the $38.5 million in real estate construction loans at December 31, 2014, approximately $17.6 million are secured by first mortgages to residential borrowers while approximately $20.9 million were to commercial borrowers for residential construction projects. The vast majority of construction loans are in the Company’s New York market.

TrustCo lends in the geographic territory of its branch locations in New York, Florida, Massachusetts, New Jersey and Vermont. Although the loan portfolio is diversified, a portion of its debtors’ ability to repay depends significantly on the economic conditions prevailing in the respective geographic territory.
 
The following table presents the recorded investment in non-accrual loans by loan class:

 September 30, 2015 
(dollars in thousands)
 
New York and     
Loans in non-accrual status:
 
other states  
Florida
  
Total
 
       
Commercial:
      
Commercial real estate
 
$
3,699
   
-
   
3,699
 
Other
  
-
   
-
   
-
 
Real estate mortgage - 1 to 4 family:
            
First mortgages
  
22,637
   
1,723
   
24,360
 
Home equity loans
  
154
   
-
   
154
 
Home equity lines of credit
  
3,268
   
331
   
3,599
 
Installment
  
69
   
9
   
78
 
Total non-accrual loans
  
29,827
   
2,063
   
31,890
 
Restructured real estate mortgages - 1 to 4 family
  
50
   
-
   
50
 
Total nonperforming loans
 
$
29,877
   
2,063
   
31,940
 
 
(dollars in thousands)
 December 31, 2014 
 
 
New York and         
Loans in non-accrual status:
 
other states  
Florida
  
Total
 
             
Commercial:
            
Commercial real estate
 
$
3,835
   
-
   
3,835
 
Other
  
-
   
-
   
-
 
Real estate mortgage - 1 to 4 family:
            
First mortgages
  
23,643
   
2,488
   
26,131
 
Home equity loans
  
349
   
-
   
349
 
Home equity lines of credit
  
3,229
   
252
   
3,481
 
Installment
  
77
   
13
   
90
 
Total non-accrual loans
  
31,133
   
2,753
   
33,886
 
Restructured real estate mortgages - 1 to 4 family
  
125
   
-
   
125
 
Total nonperforming loans
 
$
31,258
   
2,753
   
34,011
 
 
The Company transfers loans to other real estate owned, at fair value less cost to sell, in the period the Company obtains physical possession of the property (through legal title or through a deed in lieu). As of September 30, 2015 and December 31, 2014, other real estate owned included $3.6 million and $4.2 million, respectively, of residential foreclosed properties. In addition, non‐accrual residential mortgage loans that are in the process of foreclosure had a recorded investment of $16.3 million and $17.5 million as of September 30, 2015 and December 31, 2014, respectively.

The following tables present the aging of the recorded investment in past due loans by loan class and by region as of September 30, 2015 and December 31, 2014:
 
New York and other states:
            
 
 September 30, 2015 
(dollars in thousands) 30-59  60-89  90+
 
 
Total
     
  
Days
  
Days
  
Days
  
30+ days
    
Total
 
  
Past Due
  
Past Due
  
Past Due
  
Past Due
  
Current
  
Loans
 
Commercial:
                  
Commercial real estate
 
$
109
   
-
   
2,790
   
2,899
   
167,286
   
170,185
 
Other
  
-
   
-
   
-
   
-
   
22,776
   
22,776
 
Real estate mortgage - 1 to 4 family:
                        
First mortgages
  
2,878
   
1,467
   
15,378
   
19,723
   
2,073,710
   
2,093,433
 
Home equity loans
  
103
   
-
   
149
   
252
   
51,600
   
51,852
 
Home equity lines of credit
  
271
   
225
   
1,453
   
1,949
   
306,290
   
308,239
 
Installment
  
113
   
20
   
37
   
170
   
7,496
   
7,666
 
Total
 
$
3,474
   
1,712
   
19,807
   
24,993
   
2,629,158
   
2,654,151
 
                         
Florida:
                        
                        
(dollars in thousands)
 30-59  60-89  90+
 
 
Total
         
  
Days
  
Days
  
Days
  
30+ days
      
Total
 
  
Past Due
  
Past Due
  
Past Due
  
Past Due
  
Current
  
Loans
 
Commercial:
                        
Commercial real estate
 
$
-
   
-
   
-
   
-
   
15,734
   
15,734
 
Other
  
-
   
-
   
-
   
-
   
99
   
99
 
Real estate mortgage - 1 to 4 family:
                        
First mortgages
  
376
   
-
   
1,197
   
1,573
   
553,215
   
554,788
 
Home equity loans
  
-
   
-
   
-
   
-
   
7,871
   
7,871
 
Home equity lines of credit
  
59
   
94
   
88
   
241
   
47,857
   
48,098
 
Installment
  
13
   
6
   
-
   
19
   
1,245
   
1,264
 
Total
 
$
448
   
100
   
1,285
   
1,833
   
626,021
   
627,854
 
                         
Total:
                        
                        
(dollars in thousands)
  
30-59
   
60-89
   
90+
 
 
Total
         
  
Days
  
Days
  
Days
  
30+ days
      
Total
 
  
Past Due
  
Past Due
  
Past Due
  
Past Due
  
Current
  
Loans
 
Commercial:
                        
Commercial real estate
 
$
109
   
-
   
2,790
   
2,899
   
183,020
   
185,919
 
Other
  
-
   
-
   
-
   
-
   
22,875
   
22,875
 
Real estate mortgage - 1 to 4 family:
                        
First mortgages
  
3,254
   
1,467
   
16,575
   
21,296
   
2,626,925
   
2,648,221
 
Home equity loans
  
103
   
-
   
149
   
252
   
59,471
   
59,723
 
Home equity lines of credit
  
330
   
319
   
1,541
   
2,190
   
354,147
   
356,337
 
Installment
  
126
   
26
   
37
   
189
   
8,741
   
8,930
 
Total
 
$
3,922
   
1,812
   
21,092
   
26,826
   
3,255,179
   
3,282,005
 
 
New York and other states:
        
 
 December 31, 2014 
(dollars in thousands)  
30-59
   
60-89
   
90
+
 
Total
     
  
Days
  
Days
  
Days
  
30+ days
    
Total
 
  
Past Due
  
Past Due
  
Past Due
  
Past Due
  
Current
  
Loans
 
Commercial:
                  
Commercial real estate
 
$
618
   
52
   
2,627
   
3,297
   
171,491
   
174,788
 
Other
  
-
   
-
   
-
   
-
   
29,200
   
29,200
 
Real estate mortgage - 1 to 4 family:
                        
First mortgages
  
3,340
   
3,874
   
16,782
   
23,996
   
2,017,144
   
2,041,140
 
Home equity loans
  
141
   
59
   
337
   
537
   
51,176
   
51,713
 
Home equity lines of credit
  
568
   
342
   
1,198
   
2,108
   
306,656
   
308,764
 
Installment
  
79
   
10
   
58
   
147
   
6,627
   
6,774
 
Total
 
$
4,746
   
4,337
   
21,002
   
30,085
   
2,582,294
   
2,612,379
 
                         
Florida:
                        
                        
(dollars in thousands)
  
30-59
   
60-89
   
90
+
 
Total
         
  
Days
  
Days
  
Days
  
30+ days
      
Total
 
  
Past Due
  
Past Due
  
Past Due
  
Past Due
  
Current
  
Loans
 
Commercial:
                        
Commercial real estate
 
$
-
   
-
   
-
   
-
   
19,336
   
19,336
 
Other
  
-
   
-
   
-
   
-
   
58
   
58
 
Real estate mortgage - 1 to 4 family:
                        
First mortgages
  
801
   
283
   
1,225
   
2,309
   
474,118
   
476,427
 
Home equity loans
  
-
   
-
   
-
   
-
   
5,942
   
5,942
 
Home equity lines of credit
  
173
   
-
   
116
   
289
   
43,081
   
43,370
 
Installment
  
17
   
-
   
-
   
17
   
803
   
820
 
Total
 
$
991
   
283
   
1,341
   
2,615
   
543,338
   
545,953
 
                         
Total:
                        
                        
(dollars in thousands)
  
30-59
   
60-89
   
90
+
 
Total
         
  
Days
  
Days
  
Days
  
30+ days
      
Total
 
  
Past Due
  
Past Due
  
Past Due
  
Past Due
  
Current
  
Loans
 
Commercial:
                        
Commercial real estate
 
$
618
   
52
   
2,627
   
3,297
   
190,827
   
194,124
 
Other
  
-
   
-
   
-
   
-
   
29,258
   
29,258
 
Real estate mortgage - 1 to 4 family:
                        
First mortgages
  
4,141
   
4,157
   
18,007
   
26,305
   
2,491,262
   
2,517,567
 
Home equity loans
  
141
   
59
   
337
   
537
   
57,118
   
57,655
 
Home equity lines of credit
  
741
   
342
   
1,314
   
2,397
   
349,737
   
352,134
 
Installment
  
96
   
10
   
58
   
164
   
7,430
   
7,594
 
Total
 
$
5,737
   
4,620
   
22,343
   
32,700
   
3,125,632
   
3,158,332
 
 
At September 30, 2015 and December 31, 2014, there were no loans that were 90 days past due and still accruing interest. As a result, non‐accrual loans includes all loans 90 days or more past due as well as certain loans less than 90 days past due that were placed on non‐accrual status for reasons other than delinquent status. There are no commitments to extend further credit on non‐accrual or restructured loans.
 
Activity in the allowance for loan losses by portfolio segment is summarized as follows:
(dollars in thousands)
 
For the three months ended September 30, 2015
 
  
Commercial
  
Real Estate
Mortgage-
1 to 4 Family
  
Installment
  
Total
 
Balance at beginning of period
 
$
4,022
   
41,087
   
462
   
45,571
 
Loans charged off:
                
New York and other states*
  
3
   
1,300
   
50
   
1,353
 
Florida
  
-
   
35
   
4
   
39
 
Total loan chargeoffs
  
3
   
1,335
   
54
   
1,392
 
                 
Recoveries of loans previously charged off:
                
New York and other states*
  
-
   
141
   
24
   
165
 
Florida
  
3
   
2
   
-
   
5
 
Total recoveries
  
3
   
143
   
24
   
170
 
Net loans charged off
  
-
   
1,192
   
30
   
1,222
 
Provision for loan losses
  
34
   
752
   
14
   
800
 
Balance at end of period
 
$
4,056
   
40,647
   
446
   
45,149
 
                 
(dollars in thousands)
 
For the three months ended September 30, 2014
 
  
Commercial
  
Real Estate
Mortgage-
1 to 4 Family
  
Installment
  
Total
 
Balance at beginning of period
 
$
4,073
   
42,752
   
110
   
46,935
 
Loans charged off:
                
New York and other states*
  
124
   
1,187
   
67
   
1,378
 
Florida
  
-
   
278
   
-
   
278
 
Total loan chargeoffs
  
124
   
1,465
   
67
   
1,656
 
                 
Recoveries of loans previously charged off:
                
New York and other states*
  
-
   
82
   
10
   
92
 
Florida
  
1
   
36
   
4
   
41
 
Total recoveries
  
1
   
118
   
14
   
133
 
Net loans charged off
  
123
   
1,347
   
53
   
1,523
 
Provision for loan losses
  
95
   
935
   
70
   
1,100
 
Balance at end of period
 
$
4,045
   
42,340
   
127
   
46,512
 
                 
(dollars in thousands)
 
For the nine months ended September 30, 2015
 
  
Commercial
  
Real Estate
Mortgage-
1 to 4 Family
  
Installment
  
Total
 
Balance at beginning of period
 
$
4,071
   
42,088
   
168
   
46,327
 
Loans charged off:
                
New York and other states*
  
103
   
3,480
   
126
   
3,709
 
Florida
  
-
   
313
   
4
   
317
 
Total loan chargeoffs
  
103
   
3,793
   
130
   
4,026
 
                 
Recoveries of loans previously charged off:
                
New York and other states*
  
16
   
384
   
39
   
439
 
Florida
  
5
   
4
   
-
   
9
 
Total recoveries
  
21
   
388
   
39
   
448
 
Net loans charged off
  
82
   
3,405
   
91
   
3,578
 
Provision for loan losses
  
67
   
1,964
   
369
   
2,400
 
Balance at end of period
 
$
4,056
   
40,647
   
446
   
45,149
 
                 
(dollars in thousands)
 
For the nine months ended September 30, 2014
 
  
Commercial
  
Real Estate
Mortgage-
1 to 4 Family
  
Installment
  
Total
 
Balance at beginning of period
 
$
4,019
   
43,597
   
98
   
47,714
 
Loans charged off:
                
New York and other states*
  
397
   
3,804
   
148
   
4,349
 
Florida
  
613
   
820
   
12
   
1,445
 
Total loan chargeoffs
  
1,010
   
4,624
   
160
   
5,794
 
                 
Recoveries of loans previously charged off:
                
New York and other states*
  
18
   
352
   
23
   
393
 
Florida
  
4
   
91
   
4
   
99
 
Total recoveries
  
22
   
443
   
27
   
492
 
Net loans charged off
  
988
   
4,181
   
133
   
5,302
 
Provision for loan losses
  
1,014
   
2,924
   
162
   
4,100
 
Balance at end of period
 
$
4,045
   
42,340
   
127
   
46,512
 
 
The Company has identified non‐accrual commercial and commercial real estate loans, as well as all loans restructured under a troubled debt restructuring (“TDR”), as impaired loans. A loan is considered impaired when it is probable that the borrower will be unable to repay the loan according to the original contractual terms of the loan agreement or the loan is restructured as a TDR.

The following tables present the balance in the allowance for loan losses and the recorded investment in loans by portfolio segment and based on impairment method as of September 30, 2015 and December 31, 2014:

  
September 30, 2015
 
(dollars in thousands)
   
1-to-4 Family
     
  
Commercial Loans
  
Residential Real Estate
  
Installment Loans
  
Total
 
Allowance for loan losses:
        
Ending allowance balance attributable to loans:
        
Individually evaluated for impairment
 
$
-
   
-
   
-
   
-
 
Collectively evaluated for impairment
  
4,056
   
40,647
   
446
   
45,149
 
                 
Total ending allowance balance
 
$
4,056
   
40,647
   
446
   
45,149
 
                 
                 
Loans:
                
Individually evaluated for impairment
 
$
3,984
   
23,136
   
-
   
27,120
 
Collectively evaluated for impairment
  
204,810
   
3,041,145
   
8,930
   
3,254,885
 
                 
Total ending loans balance
 
$
208,794
   
3,064,281
   
8,930
   
3,282,005
 
                 
                 
  
December 31, 2014
 
(dollars in thousands)
     
1-to-4 Family
         
  
Commercial Loans
  
Residential Real Estate
  
Installment Loans
  
Total
 
Allowance for loan losses:
                
Ending allowance balance attributable to loans:
                
Individually evaluated for impairment
 
$
-
   
-
   
-
   
-
 
Collectively evaluated for impairment
  
4,071
   
42,088
   
168
   
46,327
 
                 
Total ending allowance balance
 
$
4,071
   
42,088
   
168
   
46,327
 
                 
                 
Loans:
                
Individually evaluated for impairment
 
$
4,129
   
22,406
   
-
   
26,535
 
Collectively evaluated for impairment
  
219,253
   
2,904,950
   
7,594
   
3,131,797
 
                 
Total ending loans balance
 
$
223,382
   
2,927,356
   
7,594
   
3,158,332
 
 
A loan for which the terms have been modified, and for which the borrower is experiencing financial difficulties, is considered a TDR and is classified as impaired. TDR’s at September 30, 2015 and December 31, 2014 are measured at the present value of estimated future cash flows using the loan’s effective rate at inception or the fair value of the underlying collateral if the loan is considered collateral dependent.

The following tables present impaired loans by loan class as of September 30, 2015 and December 31, 2014:
 
New York and other states:
        
 
 September 30, 2015 
(dollars in thousands)   
Unpaid
    
Average
 
 
 
Recorded  
Principal
  
Related
  
Recorded
 
 
 
Investment  
Balance
  
Allowance
  
Investment
 
Commercial:
        
Commercial real estate
 
$
3,984
   
4,162
   
-
   
3,612
 
Other
  
-
   
-
   
-
   
-
 
Real estate mortgage - 1 to 4 family:
                
First mortgages
  
18,130
   
19,069
   
-
   
19,708
 
Home equity loans
  
418
   
445
   
-
   
438
 
Home equity lines of credit
  
2,120
   
2,314
   
-
   
2,896
 
Total
 
$
24,652
   
25,990
   
-
   
26,654
 
                 
Florida:
                
               
(dollars in thousands)
     
Unpaid
      
Average
 
 
 
Recorded  
Principal
  
Related
  
Recorded
 
 
 
Investment  
Balance
  
Allowance
  
Investment
 
Commercial:
                
Commercial real estate
 
$
-
   
-
   
-
   
-
 
Other
  
-
   
-
   
-
   
-
 
Real estate mortgage - 1 to 4 family:
                
First mortgages
  
1,772
   
1,864
   
-
   
1,397
 
Home equity loans
  
53
   
53
   
-
   
54
 
Home equity lines of credit
  
643
   
727
   
-
   
675
 
Total
 
$
2,468
   
2,644
   
-
   
2,126
 
                 
Total:
                
                 
(dollars in thousands)
     Unpaid      Average 
 
Recorded  Principal  Related  Recorded 
 
 
  Investment  Balance  Allowance  Investment 
Commercial:
  
 
             
Commercial real estate
 
$
3,984
   
4,162
   
-
   
3,612
 
Other
  
-
   
-
   
-
   
-
 
Real estate mortgage - 1 to 4 family:
                
First mortgages
  
19,902
   
20,933
   
-
   
21,105
 
Home equity loans
  
471
   
498
   
-
   
492
 
Home equity lines of credit
  
2,763
   
3,041
   
-
   
3,571
 
Total
 
$
27,120
   
28,634
   
-
   
28,780
 
 
New York and other states:
 
  December 31, 2014          
(dollars in thousands)
   
Unpaid
    
Average
 
 
 
Recorded  
Principal
  
Related
  
Recorded
 
 
 
Investment  
Balance
  
Allowance
  
Investment
 
Commercial:
        
Commercial real estate
 
$
4,129
   
5,499
   
-
   
4,798
 
Other
  
-
   
-
   
-
   
61
 
Real estate mortgage - 1 to 4 family:
                
First mortgages
  
17,579
   
18,689
   
-
   
17,261
 
Home equity loans
  
366
   
410
   
-
   
454
 
Home equity lines of credit
  
2,492
   
2,778
   
-
   
2,578
 
Total
 
$
24,566
   
27,376
   
-
   
25,152
 
                 
Florida:
                
               
(dollars in thousands)
     
Unpaid
      
Average
 
 
 
Recorded  
Principal
  
Related
  
Recorded
 
 
 
Investment  
Balance
  
Allowance
  
Investment
 
Commercial:
                
Commercial real estate
 
$
-
   
-
   
-
   
577
 
Other
  
-
   
-
   
-
   
-
 
Real estate mortgage - 1 to 4 family:
                
First mortgages
  
1,289
   
1,380
   
-
   
1,422
 
Home equity loans
  
56
   
56
   
-
   
5
 
Home equity lines of credit
  
624
   
773
   
-
   
581
 
Total
 
$
1,969
   
2,209
   
-
   
2,585
 
                 
Total:
                
               
(dollars in thousands)
     
Unpaid
      
Average
 
 
 
Recorded  
Principal
  
Related
  
Recorded
 
 
 
Investment  
Balance
  
Allowance
  
Investment
 
Commercial:
                
Commercial real estate
 
$
4,129
   
5,499
   
-
   
5,375
 
Other
  
-
   
-
   
-
   
61
 
Real estate mortgage - 1 to 4 family:
                
First mortgages
  
18,868
   
20,069
   
-
   
18,683
 
Home equity loans
  
422
   
466
   
-
   
459
 
Home equity lines of credit
  
3,116
   
3,551
   
-
   
3,159
 
Total
 
$
26,535
   
29,585
   
-
   
27,737
 

The Company has not committed to lend additional amounts to customers with outstanding loans that are classified as impaired. Interest income recognized on impaired loans was not material during the three and nine months ended September 30, 2015 and 2014.

As of September 30, 2015 and December 31, 2014 impaired loans included approximately $11.2 million and $9.9 million of 1 to 4 family residential real estate loans in accruing status that were identified as TDR’s in accordance with regulatory guidance related to Chapter 7 bankruptcy loans.
 
Management evaluates impairment on impaired loans on a quarterly basis. If, during this evaluation, impairment of the loan is identified, a charge off is taken at that time. As a result, as of September 30, 2015 and December 31, 2014, based upon management’s evaluation and due to the sufficiency of chargeoffs taken, none of the allowance for loan losses has been allocated to a specific impaired loan(s).

The following table presents, by class, loans that were modified as TDR’s:

 
Three months ended 9/30/2015
  
Three months ended 9/30/2014
 
New York and other states*:
  
 
Pre-Modification 
 
Post-Modification   
 
Pre-Modification 
 
Post-Modification 
(dollars in thousands)
 
Number of
Contracts
  
Outstanding
Recorded
 Investment
  
Outstanding
Recorded
 Investment
  
Number of
Contracts
  
Outstanding
 Recorded
 Investment
  
Outstanding
Recorded
 Investment
 
Real estate mortgage - 1 to 4 family:
            
First mortgages
  
8
   
1,055
   
1,055
   
13
   
1,830
   
1,830
 
Home equity loans
  
-
   
-
   
-
   
2
   
12
   
12
 
Home equity lines of credit
  
3
   
115
   
115
   
-
   
-
   
-
 
Total
  
11
  
$
1,170
  
$
1,170
   
15
  
$
1,842
  
$
1,842
 
                 
Florida:
    
 
Pre-Modification 
 
Post-Modification     
 
Pre-Modification 
 
Post-Modification 
(dollars in thousands)
 
Number of
Contracts
  
Outstanding
 Recorded
Investment
  
Outstanding
 Recorded
 Investment
  
Number of
Contracts
  
Outstanding
Recorded
Investment
  
Outstanding
Recorded
 Investment
 
Real estate mortgage - 1 to 4 family:
                        
First mortgages
  
4
  
$
524
  
$
524
   
1
  
$
60
  
$
60
 
Home equity lines of credit
  
2
   
57
   
57
   
1
   
14
   
14
 
Total
  
6
  
$
581
  
$
581
   
2
  
$
74
  
$
74
 
 
 
 
  
 
 
 Nine months ended 9/30/2015  Nine months ended 9/30/2014 
New York and other states*:    Pre-Modification  Post-Modification     Pre-Modification  Post-Modification 
(dollars in thousands)
 
Number of
Contracts
  
Outstanding
Recorded
Investment
  
Outstanding
 Recorded
 Investment
  
Number of
Contracts
  
Outstanding
 Recorded
 Investment
  
Outstanding
 Recorded
 Investment
 
Commercial:
                        
Commercial real estate
  
-
  
$
-
  
$
-
   
1
  
$
300
  
$
300
 
Real estate mortgage - 1 to 4 family:
                        
First mortgages
  
28
   
4,042
   
4,042
   
31
   
4,523
   
4,523
 
Home equity loans
  
1
   
139
   
139
   
4
   
63
   
63
 
Home equity lines of credit
  
5
   
159
   
159
   
3
   
565
   
565
 
Total
  
34
  
$
4,340
  
$
4,340
   
39
  
$
5,451
  
$
5,451
 
                 
 
    
 
 
 
     
 
 
 
 
Florida:    Pre-Modification  Post-Modification     Pre-Modification  Post-Modification 
(dollars in thousands)
 
Number of
Contracts
  
Outstanding
 Recorded
Investment
  
Outstanding
Recorded
Investment
  
Number of
Contracts
  
Outstanding
 Recorded
 Investment
  
Outstanding
Recorded
Investment
 
Real estate mortgage - 1 to 4 family:
                        
First mortgages
  
5
  
$
681
  
$
681
   
5
  
$
423
  
$
423
 
Home equity lines of credit
  
4
   
107
   
107
   
3
   
368
   
368
 
Total
  
9
  
$
788
  
$
788
   
8
  
$
791
  
$
791
 

The addition of these TDR’s did not have a significant impact on the allowance for loan losses.

In situations where the Bank considers a loan modification, management determines whether the borrower is experiencing financial difficulty by performing an evaluation of the probability that the borrower will be in payment default on any of its debt in the foreseeable future without the modification. This evaluation is performed under the Company’s underwriting policy.

Generally, the modification of the terms of loans was the result of the borrower filing for bankruptcy protection. Chapter 13 bankruptcies generally include the deferral of all past due amounts for a period of generally 60 months in accordance with the bankruptcy court order. In the case of Chapter 7 bankruptcies, as previously noted, even though there is no modification of terms, the borrowers’ debt to the Company was discharged and they did not reaffirm the debt.

A loan is considered to be in payment default once it is 90 days contractually past due under the modified terms. In situations involving a borrower filing for Chapter 13 bankruptcy protection, however, a loan is considered to be in payment default once it is 30 days contractually past due, consistent with the treatment by the bankruptcy court.

 
The following table presents, by class, TDR’s that defaulted during the three and nine months ended September 30, 2015 and 2014 which had been modified within the last twelve months:
 
  
Three months ended 9/30/2015
  
Three months ended 9/30/2014
 
New York and other states*:
  
Number of
Contracts
    
Recorded
Investment
    
Number of
Contracts
    
Recorded
Investment
  
(dollars in thousands)
         
Real estate mortgage - 1 to 4 family:
        
First mortgages
  
1
  
$
121
   
2
  
$
203
 
                 
Total
  
1
  
$
121
   
2
  
$
203
 
                 
Florida:
                
   
Number of
Contracts
    
Recorded
Investment
    
Number of
Contracts
    
Recorded
Investment
  
(dollars in thousands)
                 
Real estate mortgage - 1 to 4 family:
                
First mortgages
  
-
  
$
-
   
1
  
$
60
 
                 
Total
  
-
  
$
-
   
1
  
$
60
 
 
  
Nine months ended 9/30/2015
  
Nine months ended 9/30/2014
 
New York and other states*:
  
Number of
Contracts
    
Recorded
Investment
    
Number of
Contracts
    
Recorded
Investment
  
(dollars in thousands)
                 
Real estate mortgage - 1 to 4 family:
                
First mortgages
  
1
  
$
121
   
6
  
$
509
 
                 
Total
  
1
  
$
121
   
6
  
$
509
 
                 
Florida:
                
   
Number of
Contracts
    
Recorded
Investment
    
Number of
Contracts
    
Recorded
Investment
  
(dollars in thousands)
                 
Real estate mortgage - 1 to 4 family:
                
First mortgages
  
-
  
$
-
   
1
  
$
60
 
Home equity lines of credit
  
1
  
$
50
   
1
  
$
279
 
                 
Total
  
1
  
$
50
   
2
  
$
339
 

The TDR’s that subsequently defaulted described above did not have a material impact on the allowance for loan losses.

The Company categorizes loans into risk categories based on relevant information about the ability of borrowers to service their debt, such as: current financial information, historical payment experience, credit documentation, public information, and current economic trends, among other factors. On at least an annual basis, the Company’s loan grading process analyzes non‐homogeneous loans, such as commercial and commercial real estate loans, individually by grading the loans based on credit risk. Homogeneous loans, such as residential 1‐to‐4 family loans and installment loans, are also assigned loan grades based primarily on the delinquent status of the loan. The loan grades assigned to all loan types are tested by the Company’s internal loan review department in accordance with the Company’s internal loan review policy.

The Company uses the following definitions for classified loans:

Special Mention: Loans classified as special mention have a potential weakness that deserves management’s close attention. If left uncorrected, these potential weaknesses may result in deterioration of the repayment prospects for the loan or of the Company’s credit position at some future date.

Substandard: Loans classified as substandard are inadequately protected by the current net worth and paying capacity of the obligor or of the collateral pledged, if any. Loans classified as such have a well‐ defined weakness or weaknesses that jeopardize the liquidation of the debt. They are characterized by the distinct possibility that the Company will sustain some loss if the deficiencies are not corrected.

Doubtful: Loans classified as doubtful have all the weaknesses inherent in those loans classified as substandard, with the added characteristic that the weaknesses make collection or liquidation in full, on the basis of currently existing facts, conditions, and values, highly questionable and improbable. All doubtful loans are considered impaired.

Loans not meeting the criteria above that are analyzed individually as part of the above described process are considered to be “satisfactory” or “pass” rated loans.

As of September 30, 2015 and December 31, 2014, and based on the most recent analysis performed, the risk category of loans by class of loans is as follows:
 
  
September 30, 2015
 
New York and other states:
      
          
(dollars in thousands)
      
  
Pass
  
Classified
  
Total
 
Commercial:
      
Commercial real estate
 
$
155,836
   
14,349
   
170,185
 
Other
  
22,036
   
740
   
22,776
 
  
$
177,872
   
15,089
   
192,961
 
Florida:
            
             
(dollars in thousands)
            
  
Pass
  
Classified
  
Total
 
Commercial:
            
Commercial real estate
 
$
15,734
   
-
   
15,734
 
Other
  
99
   
-
   
99
 
  
$
15,833
   
-
   
15,833
 
Total:
            
             
(dollars in thousands)
            
  
Pass
  
Classified
  
Total
 
Commercial:
            
Commercial real estate
 
$
171,570
   
14,349
   
185,919
 
Other
  
22,135
   
740
   
22,875
 
  
$
193,705
   
15,089
   
208,794
 
        
 
 
December 31, 2014
 
New York and other states:            
             
(dollars in thousands)
            
  
Pass
  
Classified
  
Total
 
Commercial:
            
Commercial real estate
 
$
162,589
   
12,199
   
174,788
 
Other
  
28,677
   
523
   
29,200
 
  
$
191,266
   
12,722
   
203,988
 
Florida:
            
             
(dollars in thousands)
            
  
Pass
  
Classified
  
Total
 
Commercial:
            
Commercial real estate
 
$
19,336
   
-
   
19,336
 
Other
  
58
   
-
   
58
 
  
$
19,394
   
-
   
19,394
 
Total:
            
             
(dollars in thousands)
            
  
Pass
  
Classified
  
Total
 
Commercial:
            
Commercial real estate
 
$
181,925
   
12,199
   
194,124
 
Other
  
28,735
   
523
   
29,258
 
  
$
210,660
   
12,722
   
223,382
 
 
Included in classified loans in the above tables are impaired loans of $3.7 million and $4.1 million at September 30, 2015 and December 31, 2014, respectively.

For homogeneous loan pools, such as residential mortgages, home equity lines of credit, and installment loans, the Company uses payment status to identify the credit risk in these loan portfolios. Payment status is reviewed on a daily basis by the Bank’s collection area and on a monthly basis with respect to determining the adequacy of the allowance for loan losses. The payment status of these homogeneous pools as of September 30, 2015 and December 31, 2014 is included in the aging of the recorded investment of past due loans table. In addition, the total nonperforming portion of these homogeneous loan pools as of September 30, 2015 and December 31, 2014 is presented in the non‐accrual loans table.