7. Lending Activities

The following table presents the composition of Mortgage and other loans receivable, net:

	June 30,			December 31,
(in millions)		2017		2016
Commercial mortgages^*	$	26,749	$	25,042
Residential mortgages		4,691		3,828
Life insurance policy loans		2,309		2,367
Commercial loans, other loans and notes receivable		1,200		2,300
Total mortgage and other loans receivable		34,949		33,537
Allowance for credit losses		(307)		(297)
Mortgage and other loans receivable, net	$	34,642	$	33,240

* Commercial mortgages primarily represent loans for offices, apartments and retail properties, with exposures in New York and California representing the largest geographic concentrations (aggregating approximately 23 percent and 12 percent, respectively, at June 30, 2017, and 24 percent and 12 percent, respectively, at December 31, 2016).

Credit Quality of Commercial Mortgages

The following table presents debt service coverage ratios and loan-to-value ratios for commercial mortgages:

	Debt Service Coverage Ratios^(a)
(in millions)		>1.20X		1.00X - 1.20X		<1.00X		Total
June 30, 2017
Loan-to-Value Ratios^(b)
Less than 65%	$	16,662	$	1,372	$	247	$	18,281
65% to 75%		5,813		554		62		6,429
76% to 80%		1,078		119		60		1,257
Greater than 80%		320		362		100		782
Total commercial mortgages	$	23,873	$	2,407	$	469	$	26,749

December 31, 2016
Loan-to-Value Ratios^(b)
Less than 65%	$	13,998	$	1,694	$	232	$	15,924
65% to 75%		5,946		575		62		6,583
76% to 80%		1,246		174		47		1,467
Greater than 80%		471		392		205		1,068
Total commercial mortgages	$	21,661	$	2,835	$	546	$	25,042

(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 2.0X and 1.9X at June 30, 2017 and December 31, 2016, respectively.

(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 58 percent at both June 30, 2017, and December 31, 2016.

	Number															Percent
	of	Class														of
(dollars in millions)	Loans	Apartments			Offices		Retail	Industrial			Hotel		Others		Total^(c)	Total $
June 30, 2017
Credit Quality Performance Indicator:
In good standing	781	$	6,717	$	8,272	$	5,149	$	2,167	$	2,378	$	1,977	$	26,660	100	%
Restructured^(a)	3		-		15		18		-		16		-		49	-
90 days or less delinquent	-		-		-		-		-		-		-		-	-
>90 days delinquent or in
process of foreclosure	2		-		40		-		-		-		-		40	-
Total^(b)	786	$	6,717	$	8,327	$	5,167	$	2,167	$	2,394	$	1,977	$	26,749	100	%
Allowance for credit losses:
Specific		$	-	$	3	$	31	$	-	$	1	$	-	$	35	-	%
General			49		71		35		9		12		15		191	1
Total allowance for credit losses		$	49	$	74	$	66	$	9	$	13	$	15	$	226	1	%

December 31, 2016
Credit Quality Performance Indicator:
In good standing	784	$	6,005	$	7,830	$	5,179	$	1,898	$	2,373	$	1,589	$	24,874	99	%
Restructured^(a)	4		-		134		18		-		16		-		168	1
90 days or less delinquent	-		-		-		-		-		-		-		-	-
>90 days delinquent or in
process of foreclosure	-		-		-		-		-		-		-		-	-
Total^(b)	788	$	6,005	$	7,964	$	5,197	$	1,898	$	2,389	$	1,589	$	25,042	100	%
Allowance for credit losses:
Specific		$	-	$	3	$	1	$	6	$	1	$	-	$	11	-	%
General			35		72		41		7		13		15		183	1
Total allowance for credit losses		$	35	$	75	$	42	$	13	$	14	$	15	$	194	1	%

(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 Note 7 to the Consolidated Financial Statements in the 2016 Annual Report.

(b) Does not reflect allowance for credit losses.

(c) 99.7 percent of the commercial mortgages held at such respective dates were current as to payments of principal and interest. There were no significant amounts of nonperforming commercial mortgages (defined as those loans where payment of contractual principal or interest is more than 90 days past due) during any of the periods presented.

Allowance for Credit Losses

For a discussion of our accounting policy for evaluating Mortgage and other loans receivable for impairment see Note 7 to the Consolidated Financial Statements in the 2016 Annual Report

The following table presents a rollforward of the changes in the allowance for losses on Mortgage and other loans receivable:

	2017						2016
Six Months Ended June 30,		Commercial		Other				Commercial		Other
(in millions)		Mortgages		Loans		Total		Mortgages		Loans		Total
Allowance, beginning of year	$	194	$	103	$	297	$	171	$	137	$	308
Loans charged off		(5)		(2)		(7)		(13)		-		(13)
Recoveries of loans previously charged off		-		-		-		11		-		11
Net charge-offs		(5)		(2)		(7)		(2)		-		(2)
Provision for loan losses		37		(20)		17		29		(27)		2
Other		-		-		-		-		-		-
Allowance, end of period	$	226 ^*	$	81	$	307	$	198 ^*	$	110	$	308

* Of the total allowance, $35 million and $12 million relate to individually assessed credit losses on $289 million and $352 million of commercial mortgages at June 30, 2017 and 2016, respectively.

During the six-month periods ended June 30, 2017 and 2016, loans with a carrying value of $21 million and $84 million, respectively, were modified in troubled debt restructurings.