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Note 5 - Loans
12 Months Ended
Dec. 31, 2016
Notes to Financial Statements  
Loans, Notes, Trade and Other Receivables Disclosure [Text Block]
NOTE
5.
LOANS
 
Outstanding loan balances consist of the following at
December
31,
2016,
and
December
31,
2015.
 
 
 
As of
 
(Amounts in thousands)
 
December 31,
 
Loan Portfolio
 
2016
 
 
2015
 
Commercial
  $
153,844
    $
132,805
 
Commercial real estate:
               
Real estate – construction and land development
   
57,771
     
28,319
 
Real estate – commercial non-owner occupied
   
287,455
     
243,374
 
Real estate – commercial owner occupied
   
151,516
     
156,299
 
Residential real estate:
               
Real estate – residential - Individual Tax Identification Number ("ITIN")
   
45,566
     
49,106
 
Real estate – residential - 1-4 family mortgage
   
12,866
     
13,640
 
Real estate – residential - equity lines
   
43,512
     
43,223
 
Consumer and other
   
51,681
     
49,873
 
Gross loans
   
804,211
     
716,639
 
Deferred fees and costs
   
1,324
     
870
 
Loans, net of deferred fees and costs
   
805,535
     
717,509
 
Allowance for loan and lease losses
   
(11,544
)    
(11,180
)
Net loans
  $
793,991
    $
706,329
 
 
 
Gross loan balances in the table above include net purchase discounts of
$2.9
million and
$2.3
million as of
December
31,
2016,
and
December
31,
2015,
respectively.
 
Loans are reported as past due when any portion of the principal and interest are not received by the due date. The days past due will continue to increase for each day until full principal and interest are received (i.e. if payment is not received within
30
days of the due date, the loan will be considered
30
days past due; if payment is not received within
60
days of the due date, the loan will be considered
60
days past due, etc.). Loans that become
90
days past due will be placed in nonaccrual status unless well secured and in the process of collection.
 
Age analysis of gross loan balances, segregated by loan class, as of
December
31,
2016,
and
December
31,
2015,
was as follows.
 
 
 
 
 
 
 
 
 
 
 
Greater
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Recorded
 
(Amounts in thousands)
 
30-59
 
 
60-89
 
 
Than 90
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Investment >
 
Past Due Loans at
 
Days Past
 
 
Days Past
 
 
Days Past
 
 
Total Past
 
 
 
 
 
 
 
 
 
 
90 Days and
 
December 31, 2016
 
Due
 
 
Due
 
 
Due
 
 
Due
 
 
Current
 
 
Total
 
 
Accruing
 
Commercial
  $
51
    $
    $
    $
51
    $
153,793
    $
153,844
    $
 
Commercial real estate:
                                                       
Real estate - construction and land development
   
     
     
     
     
57,771
     
57,771
     
 
Real estate - commercial non-owner occupied
   
     
     
1,196
     
1,196
     
286,259
     
287,455
     
 
Real estate - commercial owner occupied
   
     
     
114
     
114
     
151,402
     
151,516
     
 
Residential real estate:
                                                       
Real estate - residential - ITIN
   
567
     
80
     
1,149
     
1,796
     
43,770
     
45,566
     
 
Real estate - residential - 1-4 family mortgage
   
147
     
     
856
     
1,003
     
11,863
     
12,866
     
 
Real estate - residential - equity lines
   
68
     
36
     
48
     
152
     
43,360
     
43,512
     
 
Consumer and other
   
166
     
70
     
11
     
247
     
51,434
     
51,681
     
 
Total
  $
999
    $
186
    $
3,374
    $
4,559
    $
799,652
    $
804,211
    $
 
 
 
 
 
 
 
 
 
 
 
 
 
Greater
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Recorded
 
(Amounts in thousands)
 
30-59
 
 
60-89
 
 
Than 90
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Investment >
 
Past Due Loans at
 
Days Past
 
 
Days Past
 
 
Days Past
 
 
Total Past
 
 
 
 
 
 
 
 
 
 
90 Days and
 
December 31, 2015
 
Due
 
 
Due
 
 
Due
 
 
Due
 
 
Current
 
 
Total
 
 
Accruing
 
Commercial
  $
    $
30
    $
634
    $
664
    $
132,141
    $
132,805
    $
 
Commercial real estate:
                                                       
Real estate - construction and land development
   
     
     
     
     
28,319
     
28,319
     
 
Real estate - commercial non-owner occupied
   
64
     
     
5,665
     
5,729
     
237,645
     
243,374
     
 
Real estate - commercial owner occupied
   
     
     
1,071
     
1,071
     
155,228
     
156,299
     
 
Residential real estate:
                                                       
Real estate - residential - ITIN
   
1,018
     
118
     
850
     
1,986
     
47,120
     
49,106
     
 
Real estate - residential - 1-4 family mortgage
   
     
404
     
871
     
1,275
     
12,365
     
13,640
     
 
Real estate - residential - equity lines
   
137
     
97
     
     
234
     
42,989
     
43,223
     
 
Consumer and other
   
150
     
50
     
88
     
288
     
49,585
     
49,873
     
88
 
Total
  $
1,369
    $
699
    $
9,179
    $
11,247
    $
705,392
    $
716,639
    $
88
 
 
 
A loan is considered impaired when, based on current information and events we determine it is probable that we will not be able to collect all amounts due according to the original loan contract, including scheduled interest payments. Generally, when we identify a loan as impaired, we measure the loan for potential impairment using discounted cash flows, except when the sole remaining source of the repayment for the loan is the liquidation of the collateral. In these cases, the current fair value of collateral, less selling costs is used.
 
The starting point for determining the fair value of collateral is through obtaining external appraisals. Generally, external appraisals are updated every
twelve
months. We obtain appraisals from a pre-approved list of independent,
third
party, local appraisal firms. Approval and addition to the list is based on experience, reputation, character, consistency and knowledge of the respective real estate market. At a minimum, it is ascertained that the appraiser is:
(1)
currently licensed in the state in which the property is located,
(2)
is experienced in the appraisal of properties similar to the property being appraised,
(3)
is actively engaged in the appraisal work,
(4)
has knowledge of current real estate market conditions and financing trends,
(5)
is reputable, and
(6)
is not on Freddie Mac’s nor our Exclusionary List of appraisers and brokers. In most cases appraisals will be reviewed by another independent
third
party to ensure the quality of the appraisal and the expertise and independence of the appraiser.
 
Upon receipt and review, an external appraisal is utilized to measure a loan for potential impairment. Our impairment analysis documents the date of the appraisal used in the analysis, whether the officer preparing the report deems it current, and, if not, allows for internal valuation adjustments with justification. Typical justified adjustments might include discounts for continued market deterioration subsequent to appraisal date, adjustments for the release of collateral contemplated in the appraisal, or the value of other collateral or consideration not contemplated in the appraisal. An appraisal over
one
year old in most cases will be considered stale dated and an updated or new appraisal will be required. Any adjustments from appraised value to net realizable value are detailed and justified in the impairment analysis, which is reviewed and approved by our Chief Credit Officer.
 
Although an external appraisal is the primary source to value collateral dependent loans, we
may
also utilize values obtained through purchase and sale agreements, negotiated short sales, broker price opinions, or the sales price of the note. These alternative sources of value are used only if deemed to be more representative of value based on updated information regarding collateral resolution. Impairment analyses are updated, reviewed and approved on a quarterly basis at or near the end of each reporting period. Based on these processes, we do not believe there are significant time lapses for the recognition of additional losses on collateral dependent loans.
 
The following tables summarize impaired loans by loan class as of
December
31,
2016,
and
December
31,
2015.
 
 
 
As of December 31, 2016
 
 
 
 
 
 
 
Unpaid
 
 
 
 
 
(Amounts in thousands)
 
Recorded
 
 
Principal
 
 
Related
 
Impaired Loans
 
Investment
 
 
Balance
 
 
Allowance
 
With no related allowance recorded:
                       
Commercial
  $
1,573
    $
2,438
    $
 
Commercial real estate:
                       
Real estate - commercial non-owner occupied
   
1,196
     
1,196
     
 
Real estate - commercial owner-occupied
   
784
     
841
     
 
Residential real estate:
                       
Real estate - residential - ITIN
   
6,047
     
7,685
     
 
Real estate - residential - 1-4 family mortgage
   
1,914
     
2,722
     
 
Real estate - residential - equity lines
   
917
     
1,342
     
 
Consumer and other
   
210
     
216
     
 
Total with no related allowance recorded
  $
12,641
    $
16,440
    $
 
                         
With an allowance recorded:
                       
Commercial
  $
1,952
    $
1,957
    $
641
 
Commercial real estate:
                       
Real estate - commercial non-owner occupied
   
808
     
808
     
21
 
Real estate - commercial owner-occupied
   
337
     
337
     
64
 
Residential real estate:
                       
Real estate - residential - ITIN
   
2,562
     
2,617
     
494
 
Real estate - residential - equity lines
   
454
     
454
     
227
 
Consumer and other
   
40
     
40
     
14
 
Total with an allowance recorded
  $
6,153
    $
6,213
    $
1,461
 
                         
By loan class:
                       
Commercial
  $
3,525
    $
4,395
    $
641
 
Commercial real estate
   
3,125
     
3,182
     
85
 
Residential real estate
   
11,894
     
14,820
     
721
 
Consumer and other
   
250
     
256
     
14
 
Total impaired loans
  $
18,794
    $
22,653
    $
1,461
 
 
 
 
 
As of December 31, 2015
 
 
 
 
 
 
 
Unpaid
 
 
 
 
 
(Amounts in thousands)
 
Recorded
 
 
Principal
 
 
Related
 
Impaired Loans
 
Investment
 
 
Balance
 
 
Allowance
 
With no related allowance recorded:
                       
Commercial
  $
1,282
    $
1,519
    $
 
Commercial real estate:
                       
Real estate - commercial non-owner occupied
   
5,488
     
6,226
     
 
Real estate - commercial owner-occupied
   
1,071
    $
1,794
     
 
Residential real estate:
                       
Real estate - residential - ITIN
   
7,063
     
8,662
     
 
Real estate - residential - 1-4 family mortgage
   
1,775
     
2,775
     
 
Real estate - residential - equity lines
   
142
     
142
     
 
Total with no related allowance recorded
  $
16,821
    $
21,118
    $
 
                         
With an allowance recorded:
                       
Commercial
  $
761
    $
820
    $
122
 
Commercial real estate:
                       
Real estate - commercial non-owner occupied
   
824
     
824
     
35
 
Real estate - commercial owner-occupied
   
350
     
350
     
62
 
Residential real estate:
                       
Real estate - residential - ITIN
   
2,044
     
2,089
     
321
 
Real estate - residential - equity lines
   
558
     
558
     
279
 
Consumer and other
   
32
     
32
     
13
 
Total with an allowance recorded
  $
4,569
    $
4,673
    $
832
 
                         
By loan class:
                       
Commercial
  $
2,043
    $
2,339
    $
122
 
Commercial real estate
   
7,733
     
9,194
     
97
 
Residential real estate
   
11,582
     
14,226
     
600
 
Consumer and other
   
32
     
32
     
13
 
Total impaired loans
  $
21,390
    $
25,791
    $
832
 
 
Had nonaccrual loans performed in accordance with their contractual terms, we would have recognized additional interest income, net of tax, of approximately
$353
thousand,
$228
thousand, and
$649
thousand for the years ended
December
31,
2016,
2015,
and
2014,
respectively.
 
Nonaccrual loans, segregated by loan class, were as follows as of
December
31,
2016,
and
December
31,
2015.
 
 
 
As of
 
(Amounts in thousands)
 
December 31,
 
Nonaccrual Loans
 
2016
 
 
2015
 
Commercial
  $
2,749
    $
1,994
 
Commercial real estate:
               
Real estate - commercial non-owner occupied
   
1,196
     
5,488
 
Real estate - commercial owner occupied
   
784
     
1,071
 
Residential real estate:
               
Real estate - residential - ITIN
   
3,576
     
3,649
 
Real estate - residential - 1-4 family mortgage
   
1,914
     
1,775
 
Real estate - residential - equity lines
   
917
     
 
Consumer and other
   
250
     
32
 
Total
  $
11,386
    $
14,009
 
 
The following table summarizes average recorded investment and interest income recognized on impaired loans by loan class for the years ended
December
31,
2016,
2015
and
2014.
 
 
 
2016
 
 
2015
 
 
2014
 
 
 
Average
 
 
Interest
 
 
Average
 
 
Interest
 
 
Average
 
 
Interest
 
(Amounts in thousands)
 
Recorded
 
 
Income
 
 
Recorded
 
 
Income
 
 
Recorded
 
 
Income
 
Average Recorded Investment and Interest Income
 
Investment
 
 
Recognized
 
 
Investment
 
 
Recognized
 
 
Investment
 
 
Recognized
 
Commercial
  $
2,605
    $
23
    $
3,533
    $
22
    $
6,222
    $
33
 
Commercial real estate:
                                               
Real estate - commercial non-owner occupied
   
2,013
     
47
     
7,306
     
49
     
11,277
     
165
 
Real estate - commercial owner- occupied
   
1,281
     
25
     
2,212
     
59
     
5,233
     
78
 
Residential real estate:
                                               
Real estate - residential - ITIN
   
8,939
     
165
     
9,679
     
141
     
10,668
     
114
 
Real estate - residential - 1-4 family mortgage
   
1,788
     
     
1,786
     
     
1,561
     
 
Real estate - residential - equity lines
   
1,535
     
26
     
750
     
27
     
1,141
     
33
 
Consumer and other
   
162
     
     
33
     
     
17
     
 
Total
  $
18,323
    $
286
    $
25,299
    $
298
    $
36,119
    $
423
 
 
 
The impaired loans for which these interest income amounts were recognized primarily relate to accruing troubled debt restructured loans.
Loans are reported as troubled debt restructurings when we grant a concession(s) to a borrower experiencing financial difficulties that we would not otherwise consider. Examples of such concessions include a reduction in the loan rate, forgiveness of principal or accrued interest, extending the maturity date(s) significantly, or providing a lower interest rate than would be normally available for a transaction of similar risk. As a result of these concessions, restructured loans are impaired as we will not collect all amounts due, either principal or interest, in accordance with the terms of the original loan agreement.
 
At
December
31,
2016
and
December
31,
2015,
impaired loans of
$7.1
million and
$6.9
million were classified as performing restructured loans, respectively.
 
In order for a restructured loan to be on accrual status, the loan’s collateral coverage must generally be greater than or equal to
100%
of the loan balance, the loan payments must be current, and the borrower must demonstrate the ability to make payments from a verified source of cash flow. We had
no
obligation to lend additional funds on any troubled debt restructured loans as of
December
31,
2016
or
December
31,
2015.
 
As of
December
31,
2016,
we had
$12.1
million in troubled debt restructurings compared to
$15.9
million as of
December
31,
2015.
As of
December
31,
2016,
we had
121
loans that qualified as troubled debt restructurings, of which
112
loans were performing according to their restructured terms. Troubled debt restructurings represented
1.50%
of gross loans as of
December
31,
2016,
compared with
2.22%
at
December
31,
2015.
 
The types of modifications offered can generally be described in the following categories:
 
Rate
– A modification in which the interest rate is modified.
 
Maturity
– A modification in which the maturity date, timing of payments or frequency of payments is modified.
 
Payment deferral
– A modification in which a portion of the principal is deferred.
 
Principal
r
eduction
– A modification in which a portion of the owing principal is deceased.
 
The following tables present the period ended balances of newly restructured loans and the types of modifications that occurred during the years ended
December
31,
2016,
2015
and
2014.
 
 
 
For The Year Ended December 31, 2016
 
(Amounts in thousands)
 
Rate &
 
 
Principal
 
 
Rate &
Payment
 
 
 
 
 
 
Payment
 
 
 
 
 
Troubled Debt Restructuring Modification
Types
 
Maturity
 
 
Reduction
 
 
Deferral
 
 
Maturity
 
 
Deferral
 
 
Total
 
Commercial
  $
905
    $
    $
    $
1,120
    $
    $
2,025
 
Residential real estate:
                                               
Real estate - residential - ITIN
   
     
81
     
     
 
     
197
     
278
 
Real estate - residential - 1-4 family mortgage
   
144
     
     
     
     
     
144
 
Total
  $
1,049
    $
81
    $
    $
1,120
    $
197
    $
2,447
 
 
 
 
 
For The Year Ended December 31, 2015
 
(Amounts in thousands)
 
 
 
 
 
Rate &
 
 
Rate &
Payment
 
 
 
 
 
 
Payment
 
 
 
 
 
Troubled Debt Restructuring Modification
Types
 
Rate
 
 
Maturity
 
 
Deferral
 
 
Maturity
 
 
Deferral
 
 
Total
 
Commercial
  $
    $
39
    $
    $
    $
708
    $
747
 
Residential real estate:
                                               
Real estate - residential - ITIN
   
115
     
     
264
     
     
379
     
758
 
Total
  $
115
    $
39
    $
264
    $
    $
1,087
    $
1,505
 
 
 
 
 
For The Year Ended December 31, 2014
 
(Amounts in thousands)
 
 
 
 
 
Rate &
 
 
Rate &
Payment
 
 
 
 
 
 
Payment
 
 
 
 
 
Troubled Debt Restructuring Modification
Types
 
Rate
 
 
Maturity
 
 
Deferral
 
 
Maturity
 
 
Deferral
 
 
Total
 
Commercial
  $
    $
3,396
    $
    $
    $
    $
3,396
 
Residential real estate:
                                               
Real estate - residential - ITIN
   
207
     
     
39
     
     
     
246
 
Consumer and other
   
     
35
     
     
     
     
35
 
Total
  $
207
    $
3,431
    $
39
    $
    $
    $
3,677
 
 
The tables below provide information regarding the number of loans where the contractual terms have been restructured in a manner which grants a concession to a borrower experiencing financial difficulties for the years ended
December
31,
2016,
2015,
and
2014.
 
 
 
2016
 
 
 
 
 
 
 
Pre-Modification
 
 
Post-Modification
 
(Amounts in thousands)
 
Number of
 
 
Outstanding Recorded
 
 
Outstanding Recorded
 
Troubled Debt Restructurings
 
Contracts
 
 
Investment
 
 
Investment
 
Commercial
   
4
     
2,244
    $
2,266
 
Residential real estate:
                       
Real estate - residential - ITIN
   
3
     
372
     
342
 
Real estate - residential - 1-4 family mortgage
   
1
     
144
     
144
 
Total
   
8
    $
2,760
    $
2,752
 
 
 
 
2015
 
 
 
 
 
 
 
Pre-Modification
 
 
Post-Modification
 
(Amounts in thousands)
 
Number of
 
 
Outstanding Recorded
 
 
Outstanding Recorded
 
Troubled Debt Restructurings
 
Contracts
 
 
Investment
 
 
Investment
 
Commercial
   
2
    $
872
    $
872
 
Residential real estate:
                       
Real estate - residential - ITIN
   
11
     
1,237
     
1,023
 
Total
   
13
    $
2,109
    $
1,895
 
 
 
 
2014
 
 
 
 
 
 
 
Pre-Modification
 
 
Post-Modification
 
(Amounts in thousands)
 
Number of
 
 
Outstanding Recorded
 
 
Outstanding Recorded
 
Troubled Debt Restructurings
 
Contracts
 
 
Investment
 
 
Investment
 
Commercial
   
2
    $
9,070
    $
9,070
 
Residential real estate:
                       
Real estate - residential - ITIN
   
4
     
263
     
267
 
Consumer and other
   
1
     
35
     
35
 
Total
   
7
    $
9,368
    $
9,372
 
 
The following table presents loans modified as troubled debt restructurings within the previous
12
months for which there was a payment default during the
twelve
months ended
December
31,
2016,
2015
and
2014,
respectively.
 
 
 
2016
 
 
2015
 
 
2014
 
(Amounts in thousands)
 
Number of
 
 
Recorded
 
 
Number of
 
 
Recorded
 
 
Number of
 
 
Recorded
 
Troubled Debt Restructurings That Subsequently
Defaulted
 
Contracts
 
 
Investment
 
 
Contracts
 
 
Investment
 
 
Contracts
 
 
Investment
 
Commercial
   
    $
     
    $
     
1
    $
1,923
 
Residential real estate:
                                               
Real estate - residential - ITIN
   
     
     
     
     
2
     
109
 
Total
   
    $
     
    $
     
3
    $
2,032
 
 
We define a performing loan as a loan where any installment of principal or interest is not
90
days or more past due, and management believes the ultimate collection of original contractual principal and interest is likely. We define a nonperforming loan as an impaired loan, which
may
be on nonaccrual,
90
days past due and still accruing, or has been restructured and is not in compliance with its modified terms, and our ultimate collection of original contractual principal and interest is uncertain.
 
Performing and nonperforming loans, segregated by loan class, are as follows at
December
31,
2016
and
2015.
 
(Amounts in thousands)
 
December 31, 2016
 
Performing and Nonperforming Loans
 
Performing
 
 
Nonperforming
 
 
Total
 
Commercial
  $
151,095
    $
2,749
    $
153,844
 
Commercial real estate:
                       
Real estate - construction and land development
   
57,771
     
     
57,771
 
Real estate - commercial non-owner occupied
   
286,259
     
1,196
     
287,455
 
Real estate - commercial owner occupied
   
150,732
     
784
     
151,516
 
Residential real estate:
                       
Real estate - residential - ITIN
   
41,990
     
3,576
     
45,566
 
Real estate - residential - 1-4 family mortgage
   
10,952
     
1,914
     
12,866
 
Real estate - residential - equity lines
   
42,595
     
917
     
43,512
 
Consumer and other
   
51,431
     
250
     
51,681
 
Total
  $
792,825
    $
11,386
    $
804,211
 
 
 
 
(Amounts in thousands)
 
December 31, 2015
 
Performing and Nonperforming Loans
 
Performing
 
 
Nonperforming
 
 
Total
 
Commercial
  $
130,811
    $
1,994
    $
132,805
 
Commercial real estate:
                       
Real estate - construction and land development
   
28,319
     
     
28,319
 
Real estate - commercial non-owner occupied
   
237,886
     
5,488
     
243,374
 
Real estate - commercial owner occupied
   
155,228
     
1,071
     
156,299
 
Residential real estate:
                       
Real estate - residential - ITIN
   
45,457
     
3,649
     
49,106
 
Real estate - residential - 1-4 family mortgage
   
11,865
     
1,775
     
13,640
 
Real estate - residential - equity lines
   
43,223
     
     
43,223
 
Consumer and other
   
49,753
     
120
     
49,873
 
Total
  $
702,542
    $
14,097
    $
716,639
 
 
 
The foundation or primary factor in determining the appropriate credit quality indicators is the degree of a debtor’s willingness and ability to perform as agreed. In conjunction with evaluating the performing versus nonperforming nature of our loan portfolio, management evaluates the following credit risk and other relevant factors in determining the appropriate credit quality indicator (rating) for each loan class:
 
Pass Grade:
A Pass loan is a strong credit with no existing or known weaknesses that
may
require management’s close attention. Some pass loans require short term enhanced monitoring to determine when the credit relationship would merit either an upgrade or a downgrade. Loans classified as Pass Grade specifically demonstrate:
 
 
Strong Cash Flows – borrower’s cash flows must meet or exceed our minimum debt service coverage ratio.
 
Collateral Margin – generally, the borrower must have pledged an acceptable collateral class with an adequate collateral margin.
 
Qualitative Factors – in addition to meeting our minimum cash flow and collateral requirements, a number of other qualitative factors are also factored into assigning a Pass Grade including the borrower’s level of leverage (debt to equity), prospects, history and experience in their industry, credit history, and any other relevant factors including a borrower’s character.
 
Those borrowers who qualify for unsecured loans must fully demonstrate above average cash flows and strong
secondary
sources of repayment to mitigate the lack of unpledged collateral.
 
Watch Grade:
The credit is acceptable but the borrower has experienced a temporary setback or adverse information has been received, and
may
exhibit
one
or more of the characteristics shown in the list below. This risk grade could apply to credits on a temporary basis pending a full review. Credits with this risk grade will require more handling time and increased management. The list below contains characteristics of this risk grade, but individually do not automatically cause the loan to be assigned a Watch Grade.
 
 
The primary source of repayment
may
be weakening causing greater reliance on the
secondary
source of repayment or
 
The primary source of repayment is adequate, but the
secondary
source of repayment is insufficient
 
In-depth financial analysis would compare to the lower quartile in
two
or more of the major components of the Risk Management Association Annual Statement Studies
 
Volatile or deteriorating collateral
 
Management decisions
may
be called into question
 
Delinquencies in bank credits or other financial/trade creditors
 
Frequent overdrafts
 
Significant change in management/ownership
 
Special Mention Grade:
Credits in this grade are potentially weak and deserve management's close attention. If left uncorrected, these potential weaknesses
may
result in deterioration of the repayment prospects of the credit. Special Mention credits are not adversely classified and do not expose the Bank to sufficient risk to warrant adverse classification. The list below exhibits the characteristics of this grade, but individually do not automatically cause the borrower to be assigned a grade of Special Mention:
 
 
Inadequate or incomplete loan documentation or perfection of collateral, or any other deviation from prudent lending practices
 
Credit is structured in a manner in which the timing of the repayment source does not match the payment schedule or maturity, materially jeopardizing repayment
 
Current economic or market conditions exist which
may
affect the borrower's ability to perform or affect the Bank's collateral position
 
Adverse trends in the borrower's operations or continued deterioration in the borrower’s financial condition that has not yet reached a point where the retirement of debt is jeopardized. A credit in this grade should have favorable prospects of the deteriorating financial trends reversing within a reasonable timeframe.
 
The borrower is less than cooperative or unable to produce current and adequate financial information
 
Substandard Grade:
A Substandard credit is inadequately protected by the current net worth and paying capacity of the borrower or of the collateral pledged, if any. Substandard credits have a well-defined weakness or weaknesses that jeopardize the liquidation or timely collection of the debt. Substandard credits are characterized by the distinct possibility that we will sustain some loss if the deficiencies are not corrected. However, a potential loss does not have to be recognizable in an individual credit for it to be considered a substandard credit. As such, substandard credits
may
or
may
not be graded as impaired.
 
The following represents, but is not limited to, the potential characteristics of a Substandard Grade and do not necessarily generate automatic reclassification into this loan grade:
 
 
Sustained or substantial deteriorating financial trends,
 
Unresolved management problems,
 
Collateral is insufficient to repay debt; collateral is not sufficiently supported by independent sources, such as asset-based financial audits, appraisals, or equipment evaluations,
 
Improper perfection of lien position, which is not readily correctable,
 
Unanticipated and severe decline in market values,
 
High reliance on
secondary
source of repayment,
 
Legal proceedings, such as bankruptcy or a divorce, which has substantially decreased the borrower’s capacity to repay the debt,
 
Fraud committed by the borrower,
 
IRS liens that take precedence,
 
Forfeiture statutes for assets involved in criminal activities,
 
 
Protracted repayment terms outside of policy that are for longer than the same type of credit in our portfolio,
 
Any other relevant quantitative or qualitative factor that negatively affects the current net worth and paying capacity of the borrower or of the collateral pledged, if any.
 
Doubtful Grade: A Doubtful loan has all the weaknesses inherent in
one
classified 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. The possibility of loss is extremely high, but because of certain pending factors that
may
work to the advantage and strengthening of the credit, its classification as an estimated loss is deferred until its more exact status
may
be determined. Pending factors
may
include, but are not limited to:
 
 
Proposed merger(s),
 
Acquisition or liquidation procedures,
 
Capital injection,
 
Perfecting liens on additional collateral,
 
Refinancing plans.
 
Generally, a Doubtful Grade does not remain outstanding for a period greater than
six
months. After
six
months, the pending events should have either occurred or not occurred. The credit grade should have improved or the principal balance charged against the ALLL.
 
The following table summarizes internal risk grades by loan class as of
December
31,
2016,
and
December
31,
2015.
 
 
 
December 31, 2016
 
 
 
 
 
 
 
 
 
 
 
Special
 
 
 
 
 
 
 
 
 
 
 
 
 
(Amounts in thousands)
 
Pass
 
 
Watch
 
 
Mention
 
 
Substandard
 
 
Doubtful
 
 
Total
 
Commercial
  $
124,089
    $
21,684
    $
4,570
    $
3,501
    $
    $
153,844
 
Commercial real estate:
                                               
Real estate - construction and land development
   
57,761
     
10
     
     
     
     
57,771
 
Real estate - commercial non-owner occupied
   
277,765
     
5,398
     
1,321
     
2,971
     
 
     
287,455
 
Real estate - commercial owner occupied
   
142,419
     
7,301
     
496
     
1,300
     
     
151,516
 
Residential real estate:
                                               
Real estate - residential - ITIN
   
38,279
     
     
     
7,287
     
     
45,566
 
Real estate - residential - 1-4 family mortgage
   
10,442
     
510
     
     
1,914
     
 
     
12,866
 
Real estate - residential - equity lines
   
41,082
     
1,163
     
     
1,267
     
     
43,512
 
Consumer and other
   
51,398
     
2
     
     
281
     
     
51,681
 
Total
  $
743,235
    $
36,068
    $
6,387
    $
18,521
    $
    $
804,211
 
 
 
 
 
December 31, 2015
 
 
 
 
 
 
 
 
 
 
 
Special
 
 
 
 
 
 
 
 
 
 
 
 
 
(Amounts in thousands)
 
Pass
 
 
Watch
 
 
Mention
 
 
Substandard
 
 
Doubtful
 
 
Total
 
Commercial
  $
108,696
    $
10,240
    $
9,587
    $
4,282
    $
    $
132,805
 
Commercial real estate:
                                               
Real estate - construction and land development
   
28,291
     
28
     
     
     
     
28,319
 
Real estate - commercial non-owner occupied
   
234,177
     
917
     
1,588
     
6,692
     
 
     
243,374
 
Real estate - commercial owner occupied
   
149,327
     
3,864
     
1,687
     
1,421
     
     
156,299
 
Residential real estate:
                                               
Real estate - residential - ITIN
   
41,480
     
     
     
7,626
     
     
49,106
 
Real estate - residential - 1-4 family mortgage
   
11,291
     
     
575
     
1,774
     
 
     
13,640
 
Real estate - residential - equity lines
   
38,899
     
1,760
     
1,682
     
882
     
     
43,223
 
Consumer and other
   
49,551
     
     
256
     
66
     
     
49,873
 
Total
  $
661,712
    $
16,809
    $
15,375
    $
22,743
    $
    $
716,639
 
 
 
The following tables below summarize the ALLL by loan class for the years ended
December
31,
2016,
and
December
31,
2015.
 
 
 
As of December 31, 2016
 
(Amounts in thousands)
 
 
 
 
 
Commercial
 
 
Residential
 
 
 
 
 
 
 
 
 
 
 
 
 
ALLL by Loan Class
 
Commercial
 
 
Real Estate
 
 
Real Estate
 
 
Consumer
 
 
Unallocated
 
 
Total
 
Beginning balance
  $
2,493
    $
5,784
    $
1,577
    $
770
    $
556
    $
11,180
 
Charge-offs
   
(1,106
)    
(37
)    
(829
)    
(812
)    
     
(2,784
)
Recoveries
   
427
     
2,480
     
114
     
127
     
     
3,148
 
Provision
   
1,035
     
(2,649
)    
854
     
870
     
(110
)    
 
Ending balance
  $
2,849
    $
5,578
    $
1,716
    $
955
    $
446
    $
11,544
 
 
 
 
 
 
As of December 31, 2015
 
(Amounts in thousands)
 
 
 
 
 
Commercial
 
 
Residential
 
 
 
 
 
 
 
 
 
 
 
 
 
ALLL by Loan Class
 
Commercial
 
 
Real Estate
 
 
Real Estate
 
 
Consumer
 
 
Unallocated
 
 
Total
 
Beginning balance
  $
3,503
    $
4,875
    $
1,670
    $
450
    $
322
    $
10,820
 
Charge-offs
   
(700
)    
(428
)    
(749
)    
(499
)    
     
(2,376
)
Recoveries
   
1,692
     
771
     
273
     
     
     
2,736
 
Provision
   
(2,002
)    
566
     
383
     
819
     
234
     
 
Ending balance
  $
2,493
    $
5,784
    $
1,577
    $
770
    $
556
    $
11,180
 
 
The following tables summarize the ALLL and the recorded investment in loans and leases as of
December
31,
2016
and
December
31,
2015.
 
 
 
 
As of December 31, 2016
 
 
 
 
 
 
 
Commercial
 
 
Residential
 
 
 
 
 
 
 
 
 
 
 
 
 
(Amounts in thousands)
 
Commercial
 
 
Real Estate
 
 
Real Estate
 
 
Consumer
 
 
Unallocated
 
 
Total
 
ALLL:
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Individually evaluated for impairment
  $
641
    $
85
    $
721
    $
14
    $
    $
1,461
 
Collectively evaluated for impairment
   
2,208
     
5,493
     
995
     
941
     
446
     
10,083
 
Total
   
2,849
     
5,578
     
1,716
     
955
     
446
     
11,544
 
Gross loans:
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Individually evaluated for impairment
  $
3,525
    $
3,125
    $
11,894
    $
250
    $
    $
18,794
 
Collectively evaluated for impairment
   
150,319
     
493,617
     
90,050
     
51,431
     
     
785,417
 
Total gross loans
  $
153,844
    $
496,742
    $
101,944
    $
51,681
    $
    $
804,211
 
 
 
 
 
 
As of December 31, 2015
 
 
 
 
 
 
 
Commercial
 
 
Residential
 
 
 
 
 
 
 
 
 
 
 
 
 
(Amounts in thousands)
 
Commercial
 
 
Real Estate
 
 
Real Estate
 
 
Consumer
 
 
Unallocated
 
 
Total
 
ALLL:
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Individually evaluated for impairment
  $
122
    $
97
    $
600
    $
13
    $
    $
832
 
Collectively evaluated for impairment
   
2,371
     
5,687
     
977
     
757
     
556
     
10,348
 
Total
   
2,493
     
5,784
     
1,577
     
770
     
556
     
11,180
 
Gross loans:
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Individually evaluated for impairment
  $
2,043
    $
7,733
    $
11,582
    $
32
    $
    $
21,390
 
Collectively evaluated for impairment
   
130,762
     
420,259
     
94,387
     
49,841
     
     
695,249
 
Total gross loans
  $
132,805
    $
427,992
    $
105,969
    $
49,873
    $
    $
716,639
 
 
 
The ALLL totaled
$11.5
million or
1.44%
of total gross loans at
December
31,
2016
and
$11.2
million or
1.56%
at
December
31,
2015.
As of
December
31,
2016
and
December
31,
2015,
we had
$229.4
million and
$230.6
million in commitments to extend credit, respectively. The reserve for unfunded commitments recorded in
Other Liabilities
in the
Consolidated Balance Sheets
at
December
31,
2016
and
2015
was
$
695
thousand.
 
The ALLL is based upon estimates of loan and lease losses and is maintained at a level considered adequate to provide for probable losses inherent in the outstanding loan portfolio. Our ALLL methodology significantly incorporates management’s current judgments, and reflects the reserve amount that is necessary for estimated loan and lease losses and risks inherent in the loan portfolio in accordance with ASC Topic
450
Contingencies
and ASC Topic
310
Receivables.
 
The allowance is increased by provisions charged to expense and reduced by net charge-offs. In periodic evaluations of the adequacy of the allowance balance, management considers past loan and lease loss experience by type of credit, known and inherent risks in the portfolio, adverse situations that
may
affect a borrower’s ability to repay, the estimated value of any underlying collateral, current economic conditions and other factors. We formally assess the adequacy of the ALLL on a monthly basis. These assessments include the periodic re-grading of classified loans based on changes in their individual credit characteristics including delinquency, seasoning, recent financial performance of the borrower, economic factors, changes in the interest rate environment and other factors as warranted. Loans are initially rated when originated. They are reviewed as they are renewed, when there is a new loan to the same borrower and/or when identified facts demonstrate heightened risk of default. Confirmation of the quality of our grading process is obtained by independent reviews conducted by outside consultants specifically hired for this purpose and by periodic examination by various bank regulatory agencies.
 
Management monitors delinquent loans continuously and identifies problem loans to be evaluated individually for impairment testing. For loans that are determined impaired, a formal impairment measurement is performed at least quarterly on a loan-by-loan basis.
 
Our method for assessing the appropriateness of the allowance includes specific allowances for identified problem loans, an allowance factor for categories of credits and allowances for changing environmental factors (e.g., portfolio trends, concentration of credit, growth, economic factors). Allowances for identified problem loans are based on specific analysis of individual credits. Loss estimation factors for unimpaired loan categories are based on analysis of historical losses adjusted for changing environmental factors applicable to each loan category. Allowances for changing environmental factors are management’s best estimate of the probable impact these changes have had on the loan portfolio as a whole.
 
We believe that the ALLL was adequate as of
December
31,
2016.
There is, however, no assurance that future loan and lease losses will not exceed the levels provided for in the ALLL and could possibly result in additional charges to the provision for loan and lease losses. In addition, bank regulatory authorities, as part of their periodic examination of the Company,
may
require additional charges to the provision for loan and lease losses in future periods if warranted as a result of their review.
 
As of
December
31,
2016,
75%
of our gross loan portfolio is secured by real estate, and a significant decline in real estate market values
may
require an increase in the ALLL.
 
All impaired loans are individually evaluated for impairment. If the measurement of each impaired loans’ value is less than the recorded investment in the loan, we recognize this impairment and adjust the carrying value of the loan to fair value through the ALLL. For collateral dependent loans, this is accomplished by charging off the impaired portion of the loan based on the underlying value of the collateral. For non-collateral dependent loans, we establish a specific component within the ALLL based on the present value of the future cash flows. For collateral dependent loan, if we determine the sources of repayment will not result in a reasonable probability that the carrying value of a loan can be recovered, the amount of a loan’s specific impairment is charged off against the ALLL. Impairment reserves on non-collateral dependent restructured loans are measured by comparing the present value of expected future cash flows on the restructured loans discounted at the interest rate of the original loan agreement to the loan’s carrying value. These impairment reserves are recognized as a specific component to be provided for in the ALLL.
 
The unallocated portion of ALLL provides for coverage of credit losses inherent in the loan portfolio but not captured in the credit loss factors that are utilized in the risk rating-based component, or in the specific impairment reserve component of the ALLL, and acknowledges the inherent imprecision of all loss prediction models. As of
December
31,
2016,
the unallocated allowance amount represented
4%
of the ALLL, compared to
5%
at
December
31,
2015.
 
While the ALLL composition is an indication of specific amounts or loan categories in which future charge-offs
may
occur, actual amounts
may
differ.
 
We have lending policies and procedures in place with the objective of optimizing loan income within an accepted risk tolerance level. We review and approve these policies and procedures annually. Monitoring and reporting systems supplement the review process with regular frequency as related to loan production, loan quality, concentrations of credit, potential problem loans, loan delinquencies, and nonperforming loans.
 
The following is a brief summary, by loan type, of management’s evaluation of the general risk characteristics and underwriting standards:
 
Commercial Loans –
Commercial loans are underwritten after evaluating the borrower’s financial ability to maintain profitability including future expansion objectives. In addition, the borrower’s qualitative qualities are evaluated, such as management skills and experience, ethical traits, and overall business acumen. Commercial loans are primarily extended based on the cash flows of the borrower and
secondarily
on the underlying collateral provided by the borrower. The borrower’s cash flow
may
deviate from initial projections, and the value of collateral securing these loans
may
vary.
 
Most commercial loans are secured by the assets being financed and other business assets such as accounts receivable or inventory. However, some short term loans
may
be extended on an unsecured basis. We generally require personal guarantees from business owners. Repayment of commercial loans secured by accounts receivable
may
be substantially dependent on the ability of the borrower to collect amounts due from its customers.
 
Commercial Real Estate (“CRE”) Loans –
CRE loans are subject to similar underwriting standards and processes as commercial loans. CRE loans are viewed predominantly as cash flow loans and
secondarily
as loans collateralized by real estate. Generally, CRE lending involves larger principal amounts with repayment largely dependent on the successful operation of the property securing the loan or the business conducted on the collateralized property. CRE loans
tend
to be more adversely affected by conditions in the real estate markets or by general economic conditions.
 
The properties securing the CRE portfolio are diverse in terms of type and primary source of repayment. This diversity helps reduce our exposure to adverse economic events that affect any single industry. We monitor and evaluate CRE loans based on occupancy status (investor versus owner occupied), collateral, geography, and risk grade criteria.
 
Generally, CRE loans to developers and builders that are secured by non-owner occupied properties require the borrower to have had an existing relationship with the Company and a proven record of success. Construction loans are underwritten utilizing feasibility studies, sensitivity analysis of absorption and lease rates, and financial analysis of the developers and property owners. Construction loans are generally based upon estimates of cost and value associated with the complete project (as-is value). These estimates
may
be inaccurate. Construction loans often involve the disbursement of substantial funds with repayment largely dependent on the success of the ultimate project. Sources of repayment for these types of loans
may
be pre-committed permanent loans from approved long term lenders, sales of developed property, or an interim loan commitment from the Company until permanent financing is secured. These loans are closely monitored by on-site inspections, and are considered to have higher inherent risks than other CRE loans due to their ultimate repayment sensitivity to interest rate changes, governmental regulation of real property, general economic conditions, and the availability of long term financing.
 
Consumer Loans –
Our consumer loan originations are generally limited to home equity loans with nominal originations in unsecured personal loans. The portfolio also includes unsecured consumer home improvement loans and residential solar panel loans secured by UCC filings. We are highly dependent on
third
party credit scoring analysis to supplement the internal underwriting process. To monitor and manage consumer loan risk, policies and procedures are developed and modified, as needed, jointly by management and staff personnel. This activity, coupled with relatively small loan amounts that are spread across many individual borrowers, minimizes risk. Additionally, trend and outlook reports are reviewed by management on a regular basis. Underwriting standards for home equity loans are heavily influenced by statutory requirements, which include, but are not limited to, a maximum loan-to-value percentage of
80%,
collection remedies, the number of such loans a borrower can have at
one
time, and documentation requirements.
 
We maintain an independent loan review program that reviews and validates the credit risk program on a periodic basis. Results of these reviews are presented to the Board of Directors and Audit Committee. The loan review process complements and reinforces the risk identification and assessment decisions made by lenders and credit personnel, as well as our policies and procedures.
 
Management’s continuing evaluation of all known relevant quantitative and qualitative internal and external risk factors provides the foundation for the
three
major components of the ALLL:
(1)
historical valuation allowances established in accordance with ASC
450,
Contingencies (“ASC
450”)
for groups of similarly situated loan pools;
(2)
general valuation allowances established in accordance with ASC
450
and based on qualitative credit risk factors; and
(3)
specific valuation allowances established in accordance with ASC
310,
Receivables (“ASC
310”)
and based on estimated probable losses on specific impaired loans. All
three
components are aggregated and constitute the ALLL; while portions of the allowance
may
be allocated to specific credits, the allowance net of specific reserves is available for the remaining credits that management deems as “loss.” It is our policy to classify a credit as loss with a concurrent charge-off when management considers the credit uncollectible and of such little value that its continuance as a bankable asset is not warranted. A loss classification does not mean that the loan has absolutely no recovery or salvage value, but rather it is not practical or desirable to defer recognizing the likely credit loss of a valueless asset even though partial recovery
may
occur in the future.
 
Our loan portfolio is evaluated by general loan class including commercial, commercial real estate (which includes construction and other real estate), residential real estate (which includes
1
-
4
family and home equity loans), consumer and other loans. In accordance with ASC
450,
historical valuation allowances are established for loan pools with similar risk characteristics common to each loan grouping. These loan pools are similarly risk-graded and each portfolio is evaluated by identifying all relevant risk characteristics that are common to these segmented groups of loans. These characteristics include a significant emphasis on historical losses within each loan group, inherent risks for each, and specific loan class characteristics such as trends related to nonaccrual loans, past due loans, criticized loans, net charge-offs or recoveries, among other relevant credit risk factors. We periodically review and update our historical loss ratios based on net charge-off experience for each loan and lease class. Other credit risk factors are also reviewed periodically and adjusted as necessary to account for any changes in potential loss exposure.
 
General valuation allowances, as prescribed by ASC
450,
are based on qualitative factors such as changes in asset quality trends, concentrations of credit or changes in concentrations of credit, changes in underwriting standards, changes in experience or depth of lending staff or management, the effectiveness of loan grading and the internal loan review function, and any other relevant factors. Management evaluates each qualitative component quarterly to determine the associated risks to the quality of our loan portfolio.