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Goodwill and Mortgage Servicing Rights
 12 Months Ended
Dec. 31, 2020
Goodwill and Intangible Assets Disclosure [Abstract]  
Goodwill and Mortgage Servicing Rights GOODWILL AND MORTGAGE SERVICING RIGHTSAssets and liabilities of acquired entities are recorded at estimated fair value as of the acquisition date.
Goodwill

Allocations of Goodwill by business segment during 2020, 2019 and 2018 follow:

Table 59: Goodwill by Business Segment
In millionsRetail BankingCorporate & Institutional BankingAsset Management GroupTotal
December 31, 2020$5,795 $3,374 $64 $9,233 
December 31, 2019$5,795 $3,374 $64 $9,233 
December 31, 2018$5,795 $3,359 $64 $9,218 

We review goodwill in each of our reporting units for impairment at least annually, in the fourth quarter, or more frequently if events occur or circumstances have changed significantly from the annual test date. Based on the results of our analysis, there were no impairment charges related to goodwill in 2020, 2019 or 2018.

See Note 1 Accounting Policies for additional information related to the adoption of ASU 2017-04, which simplified the goodwill impairment test.

Mortgage Servicing Rights
We recognize the right to service mortgage loans for others as an intangible asset when the servicing income we receive is more than adequate compensation. MSRs are purchased or originated when loans are sold with servicing retained. MSRs totaled $1.2 billion at December 31, 2020 and $1.6 billion at December 31, 2019, and consisted of loan servicing contracts for commercial and residential mortgages measured at fair value.
Commercial Mortgage Servicing Rights
We recognize gains/(losses) on changes in the fair value of commercial MSRs. Commercial MSRs are subject to changes in value from actual or expected prepayment of the underlying loans and defaults as well as market driven changes in interest rates. We manage this risk by economically hedging the fair value of commercial MSRs with securities, derivative instruments and resale agreements which are expected to increase (or decrease) in value when the value of commercial MSRs decreases (or increases).

The fair value of commercial MSRs is estimated by using a discounted cash flow model incorporating inputs for assumptions as to constant prepayment rates, discount rates and other factors determined based on current market conditions and expectations.
Changes in the commercial MSRs follow:

Table 60: Commercial Mortgage Servicing Rights
In millions202020192018
January 1$649 $726 $668 
Additions:
From loans sold with servicing retained100 53 57 
Purchases44 103 93 
Changes in fair value due to:
Time and payoffs (a)(115)(146)(143)
Other (b)(109)(87)51 
December 31$569 $649 $726 
Related unpaid principal balance at December 31$243,960 $216,992 $180,496 
Servicing advances at December 31$437 $157 $220 
(a)Represents decrease in MSR value due to passage of time, including the impact from both regularly scheduled loan principal payments and loans that were paid down or paid off during the period.
(b)Represents MSR value changes resulting primarily from market-driven changes in interest rates.
Residential Mortgage Servicing Rights
Residential MSRs are subject to changes in value from actual or expected prepayment of the underlying loans and defaults as well as market driven changes in interest rates. We manage this risk by economically hedging the fair value of residential MSRs with securities and derivative instruments which are expected to increase (or decrease) in value when the value of residential MSRs decreases (or increases).

The fair value of residential MSRs is estimated by using a discounted cash flow valuation model which calculates the present value of estimated future net servicing cash flows, taking into consideration actual and expected mortgage loan prepayment rates, discount rates, servicing costs, and other factors which are determined based on current market conditions.

Changes in the residential MSRs follow:
Table 61: Residential Mortgage Servicing Rights
In millions202020192018
January 1$995 $1,257 $1,164 
Additions:
From loans sold with servicing retained45 36 44 
Purchases208 114 129 
Changes in fair value due to:
Time and payoffs (a)(198)(162)(170)
Other (b)(377)(250)90 
December 31$673 $995 $1,257 
Unpaid principal balance of loans serviced for others at December 31$120,778 $120,464 $125,388 
Servicing advances at December 31$143 $111 $156 
(a)Represents decrease in MSR value due to passage of time, including the impact from both regularly scheduled loan principal payments and loans that were paid down or paid off during the period.
(b)Represents MSR value changes resulting from market-driven changes in interest rates.
Sensitivity Analysis
The fair value of commercial and residential MSRs and significant inputs to the valuation models as of December 31, 2020 are shown in Tables 62 and 63. The expected and actual rates of mortgage loan prepayments are significant factors driving the fair value. Management uses both internal proprietary models and a third-party model to estimate future commercial mortgage loan prepayments and a third-party model to estimate future residential mortgage loan prepayments. These models have been refined based on current market conditions and management judgment. Future interest rates are another important factor in the valuation of MSRs. Management utilizes market implied forward interest rates to estimate the future direction of mortgage and discount rates. The forward rates utilized are derived from the current yield curve for U.S. dollar interest rate swaps and are consistent with pricing of capital markets instruments. Changes in the shape and slope of the forward curve in future periods may result in volatility in the fair value estimate.
A sensitivity analysis of the hypothetical effect on the fair value of MSRs to adverse changes in key assumptions is presented in Tables 62 and 63. These sensitivities do not include the impact of the related hedging activities. Changes in fair value generally cannot be extrapolated because the relationship of the change in the assumption to the change in fair value may not be linear. Also, the effect of a variation in a particular assumption on the fair value of the MSRs is calculated independently without changing any other assumption. In reality, changes in one factor may result in changes in another (e.g., changes in mortgage interest rates, which drive changes in prepayment rate estimates, could result in changes in the interest rate spread), which could either magnify or counteract the sensitivities.
The following tables set forth the fair value of commercial and residential MSRs and the sensitivity analysis of the hypothetical effect on the fair value of MSRs to immediate adverse changes of 10% and 20% in those assumptions:
Table 62: Commercial Mortgage Servicing Rights – Key Valuation Assumptions
Dollars in millionsDecember 31
2020		December 31
2019
Fair value$569 $649 
Weighted-average life (years)4.44.1
Weighted-average constant prepayment rate4.87 %4.56 %
Decline in fair value from 10% adverse change$9 $9 
Decline in fair value from 20% adverse change$18 $17 
Effective discount rate7.33 %7.91 %
Decline in fair value from 10% adverse change$15 $17 
Decline in fair value from 20% adverse change$31 $34 
Table 63: Residential Mortgage Servicing Rights – Key Valuation Assumptions
Dollars in millionsDecember 31
2020		December 31
2019		 
Fair value$673  $995  
Weighted-average life (years)3.8 5.2 
Weighted-average constant prepayment rate21.13 %13.51 %
Decline in fair value from 10% adverse change$41  $46  
Decline in fair value from 20% adverse change$82  $89  
Weighted-average option adjusted spread922 bps769 bps
Decline in fair value from 10% adverse change$20  $27  
Decline in fair value from 20% adverse change$38  $52  

Fees from mortgage loan servicing, which includes contractually specified servicing fees, late fees and ancillary fees were $0.5 billion for each of 2020, 2019 and 2018. We also generate servicing fees from fee-based activities provided to others for which we do not have an associated servicing asset. Fees from commercial and residential MSRs are reported within Noninterest income on our Consolidated Income Statement in Corporate services and Residential mortgage, respectively.