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Loans, Allowance for Credit Losses, and Asset Quality Information
 9 Months Ended
Sep. 30, 2023
Receivables [Abstract]  
Loans, Allowance for Credit Losses, and Asset Quality Information Loans, Allowance for Credit Losses, and Asset Quality Information
The following is a summary of the major categories of total loans outstanding:
($ in thousands)September 30, 2023December 31, 2022
 AmountPercentageAmountPercentage
Commercial and industrial$893,910 11 %$641,941 9 %
Construction, development & other land loans1,008,289 13 %934,176 14 %
Commercial real estate - owner occupied1,252,259 16 %1,036,270 16 %
Commercial real estate - non owner occupied2,509,317 31 %2,123,811 32 %
Multi-family real estate405,161 5 %350,180 5 %
Residential 1-4 family real estate1,560,140 19 %1,195,785 18 %
Home equity loans/lines of credit331,108 4 %323,726 5 %
Consumer loans67,169 1 %60,659 1 %
Subtotal8,027,353 100 %6,666,548 100 %
Unamortized net deferred loan fees(316)(1,403)
Total loans$8,027,037 $6,665,145 

Also included in the table above are various SBA loans, generally originated under the SBA 7A program, with additional information on these loans presented in the table below.
($ in thousands)September 30, 2023December 31, 2022
Guaranteed portions of SBA loans included in table above$40,849 31,893 
Unguaranteed portions of SBA loans included in table above113,081 116,910 
Total SBA loans included in the table above$153,930 148,803 
Sold portions of SBA loans with servicing retained - not included in tables above$364,859 392,370 

At September 30, 2023 and December 31, 2022, there were remaining unaccreted discounts on the retained portion of sold SBA loans amounting to $3.6 million and $4.3 milion, respectively.

At September 30, 2023 and December 31, 2022, loans in the amount of $6.4 billion and $5.3 billion, respectively, were pledged as collateral for certain borrowings.

At September 30, 2023 and December 31, 2022, total loans included loans to executive officers and directors of the Company, and their associates, totaling approximately $5.5 million and $6.0 million, respectively. There were two new loans and advances on existing loans totaling approximately $45,000 for the nine months ended September 30, 2023 and repayments amounted to $0.5 million for that period. Available credit on related party loans totaled $1.3 million and $1.2 million at September 30, 2023 and December 31, 2022, respectively. Management does not believe these loans involve more than the normal risk of collectability or present other unfavorable features.
As of September 30, 2023 and December 31, 2022, unamortized discounts on all acquired loans totaled $26.5 million and $11.6 million, respectively. Loan discounts are generally amortized as yield adjustments over the respective lives of the loans, so long as the loans perform.
Nonperforming assets ("NPA") are defined as nonaccrual loans, modifications to borrowers in financial distress, loans past due 90 or more days and still accruing interest, foreclosed real estate, and prior to the adoption of ASU 2022-02 on January 1, 2023, TDRs.
The following table summarizes the NPAs for each period presented.
($ in thousands)September 30,
2023		December 31,
2022
Nonaccrual loans$26,884 28,514 
Modifications to borrowers in financial distress10,723 — 
TDRs - accruing— 9,121 
Total nonperforming loans37,607 37,635 
Foreclosed real estate1,235 658 
Total nonperforming assets$38,842 38,293 
At September 30, 2023 and December 31, 2022, the Company had $3.2 million and $0.8 million, respectively, in residential mortgage loans in the process of foreclosure.
At September 30, 2023, there were two loans with a commitment to lend additional funds of $0.1 million to borrowers whose loans were nonperforming. As of December 31, 2022, there was one such loan for an immaterial commitment to lend additional funds to the borrower whose loan was nonperforming.
The following table is a summary of the Company’s nonaccrual loans by major categories as of September 30, 2023:
($ in thousands)Nonaccrual Loans with No AllowanceNonaccrual Loans with an AllowanceTotal Nonaccrual Loans
Commercial and industrial$1,485 8,303 9,788 
Construction, development & other land loans— 115 115 
Commercial real estate - owner occupied879 7,110 7,989 
Commercial real estate - non owner occupied1,941 1,127 3,068 
Multi-family real estate— — — 
Residential 1-4 family real estate— 2,979 2,979 
Home equity loans/lines of credit538 2,242 2,780 
Consumer loans— 165 165 
Total$4,843 22,041 26,884 

The following table is a summary of the Company’s nonaccrual loans by major categories as of December 31, 2022:
($ in thousands)Nonaccrual Loans with No AllowanceNonaccrual Loans with an AllowanceTotal Nonaccrual Loans
Commercial and industrial$3,855 6,374 10,229 
Construction, development & other land loans— 1,009 1,009 
Commercial real estate - owner occupied3,903 5,770 9,673 
Commercial real estate - non owner occupied1,107 1,725 2,832 
Multi-family real estate— — — 
Residential 1-4 family real estate157 3,132 3,289 
Home equity loans/lines of credit— 1,397 1,397 
Consumer loans— 85 85 
Total$9,022 19,492 28,514 

There was no interest income recognized during the periods presented on nonaccrual loans. The Company follows its nonaccrual policy of reversing contractual interest income in the income statement when the Company places a loan on nonaccrual status.
The following table represents the accrued interest receivables written off by reversing interest income during each period indicated:
($ in thousands)Nine Months Ended September 30, 2023For the Year Ended December 31, 2022Nine Months Ended September 30, 2022
Commercial and industrial$182 102 56 
Construction, development & other land loans2 16 16 
Commercial real estate - owner occupied105 123 106 
Commercial real estate - non owner occupied8 15 2 
Multi-family real estate— 1 — 
Residential 1-4 family real estate29 45 32 
Home equity loans/lines of credit39 20 17 
Consumer loans2 2 2 
Total$367 324 231 

The following table presents an analysis of the payment status of the Company’s loans as of September 30, 2023:
($ in thousands)Accruing
30-59
Days Past
Due		Accruing
60-89
Days
Past
Due		Accruing
90 Days
or More
Past
Due		Nonaccrual
Loans		Accruing
Current		Total Loans
Receivable
Commercial and industrial$1,326 155 — 9,788 882,641 893,910 
Construction, development & other land loans693 339 — 115 1,007,142 1,008,289 
Commercial real estate - owner occupied1,864 — — 7,989 1,242,406 1,252,259 
Commercial real estate - non owner occupied76 — — 3,068 2,506,173 2,509,317 
Multi-family real estate— — — — 405,161 405,161 
Residential 1-4 family real estate2,200 1,349 — 2,979 1,553,612 1,560,140 
Home equity loans/lines of credit720 111 — 2,780 327,497 331,108 
Consumer loans270 136 — 165 66,598 67,169 
Total$7,149 2,090 — 26,884 7,991,230 8,027,353 
Unamortized net deferred loan fees(316)
Total loans8,027,037 
The following table presents an analysis of the payment status of the Company’s loans as of December 31, 2022:
($ in thousands)Accruing
30-59
Days
Past
Due		Accruing
60-89
Days
Past
Due		Accruing
90 Days
or More
Past
Due		Nonaccrual
Loans		Accruing
Current		Total Loans
Receivable
Commercial and industrial$438 565 — 10,229 630,709 641,941 
Construction, development & other land loans238 1,687 — 1,009 931,242 934,176 
Commercial real estate - owner occupied124 48 — 9,673 1,026,425 1,036,270 
Commercial real estate - non owner occupied496 49 — 2,832 2,120,434 2,123,811 
Multi-family real estate— — — — 350,180 350,180 
Residential 1-4 family real estate3,415 25 — 3,289 1,189,056 1,195,785 
Home equity loans/lines of credit457 371 — 1,397 321,501 323,726 
Consumer loans249 66 — 85 60,259 60,659 
Total$5,417 2,811 — 28,514 6,629,806 6,666,548 
Unamortized net deferred loan fees(1,403)
Total loans6,665,145 
Collateral dependent loans are loans for which the repayment is expected to be provided substantially through the operation or sale of the collateral and the borrower is experiencing financial difficulty. The Company reviews individually evaluated loans on nonaccrual with a net book balance of $500,000 or greater for designation as collateral dependent loans, as well as certain other loans that may still be accruing interest and/or are less than $500,000 in size that management of the Company designates as having higher risk. These loans do not share common risk characteristics and are not included within the collectively evaluated loans for determining the ACL.
The following table presents an analysis of collateral dependent loans of the Company as of September 30, 2023:
($ in thousands)Residential PropertyBusiness AssetsLandCommercial PropertyTotal Collateral-Dependent Loans
Commercial and industrial$— 2,542 — — 2,542 
Commercial real estate - owner occupied— — — 1,228 1,228 
Commercial real estate - non owner occupied— — — 1,941 1,941 
Home equity loans/lines of credit538 — — — 538 
Total$538 2,542 — 3,169 6,249 

The following table presents an analysis of collateral dependent loans of the Company as of December 31, 2022:
($ in thousands)Residential PropertyBusiness AssetsLandCommercial PropertyTotal Collateral-Dependent Loans
Commercial and industrial$— 6,394 — — 6,394 
Commercial real estate - owner occupied— — — 4,578 4,578 
Commercial real estate - non owner occupied— — — 2,145 2,145 
Residential 1-4 family real estate157 — — — 157 
Total$157 6,394 — 6,723 13,274 

Under CECL, for collateral dependent loans, the Company has adopted the practical expedient to measure the ACL based on the fair value of collateral. The ACL is calculated on an individual loan basis based on the shortfall between the fair value of the loan's collateral, which is adjusted for liquidation costs/discounts, and amortized cost. If the fair value of the collateral exceeds the amortized cost, no allowance is required.

The Company's policy is to obtain third-party appraisals on any significant pieces of collateral. For loans secured by real estate, the Company's policy is to write nonaccrual loans down to 90% of the appraised value, which considers estimated selling costs that are usually incurred when disposing of real estate collateral. For real estate collateral that is in industries which may be undergoing heightened stress due to economic or other external factors, the Company may reduce the collateral values by an additional 10-25% of appraised value to recognize additional
discounts that are estimated to be incurred in a near-term sale. For non real estate collateral secured loans, the Company generally writes nonaccrual loans down to 75% of the appraised value, which provides for selling costs and liquidity discounts that are usually incurred when disposing of non real estate collateral. For reviewed loans that are not on nonaccrual basis, the Company assigns a specific allowance based on the parameters noted above.

The Company does not believe that there is significant excess collateral for any of the loan types noted above.

The following tables presents the activity in the ACL on loans for each of the periods indicated. Fluctuations in the ACL each period are based on loan mix and growth, changes in the levels of nonperforming loans, economic forecasts impacting loss drivers, other assumptions and inputs to the CECL model, and as occurred in 2023, adjustments for acquired loan portfolios. Much of the change to the level of ACL during the nine months ended September 30, 2023 is attributed to the acquisition of GrandSouth. In addition to the "Day 1" allowance recorded for PCD loans of $5.6 million, the Company recorded a "Day 2" initial provision of $12.2 million related to the non-PCD loans in the GrandSouth portfolio. The balance of the change was a result of loan growth during the period and updated prepayment speed estimates in the CECL model. The higher rate environment has resulted in slower prepayments, thus increasing the projected ACL required.

($ in thousands)Beginning balance"Day 1" ACL for acquired PCD loansCharge-offsRecoveriesProvisions / (Reversals)Ending balance
As of and for the three months ended September 30, 2023
Commercial and industrial$23,442 — (2,650)450 1,202 22,444 
Construction, development & other land loans18,477 — (120)54 (4,761)13,650 
Commercial real estate - owner occupied16,381 — (24)34 1,873 18,264 
Commercial real estate - non owner occupied26,274 — — 302 (1,240)25,336 
Multi-family real estate3,946 — — 3 (481)3,468 
Residential 1-4 family real estate14,305 — — 50 4,374 18,729 
Home equity loans/lines of credit3,717 — — 11 (431)3,297 
Consumer loans2,688 — (409)67 664 3,010 
Total$109,230 — (3,203)971 1,200 108,198 
As of and for the nine months ended September 30, 2023
Commercial and industrial$17,718 5,197 (6,361)1,216 4,674 22,444 
Construction, development & other land loans15,128 49 (120)277 (1,684)13,650 
Commercial real estate - owner occupied14,972 191 (24)104 3,021 18,264 
Commercial real estate - non owner occupied22,780 51 (235)734 2,006 25,336 
Multi-family real estate2,957 — — 10 501 3,468 
Residential 1-4 family real estate11,354 113 — 275 6,987 18,729 
Home equity loans/lines of credit3,158 8 (2)85 48 3,297 
Consumer loans2,900 1 (833)144 798 3,010 
Total$90,967 5,610 (7,575)2,845 16,351 108,198 
($ in thousands)Beginning balanceCharge-offsRecoveriesProvisions / (Reversals)Ending balance
As of and for the year ended December 31, 2022
Commercial and industrial$16,249 (2,519)756 3,232 17,718 
Construction, development & other land loans16,519 — 480 (1,871)15,128 
Commercial real estate - owner occupied12,317 (214)691 2,178 14,972 
Commercial real estate - non owner occupied16,789 (849)1,281 5,559 22,780 
Multi-family real estate1,236 — 11 1,710 2,957 
Residential 1-4 family real estate8,686 — 17 2,651 11,354 
Home equity loans/lines of credit4,337 (43)600 (1,736)3,158 
Consumer loans2,656 (840)207 877 2,900 
Total$78,789 (4,465)4,043 12,600 90,967 

($ in thousands)Beginning balanceCharge-offsRecoveriesProvisions / (Reversals)Ending balance
As of and for the three months ended September 30, 2022
Commercial and industrial$15,450 (512)166 2,482 17,586 
Construction, development & other land loans16,171 — 109 (1,352)14,928 
Commercial real estate - owner occupied14,921 (52)25 (436)14,458 
Commercial real estate - non owner occupied20,124 (418)85 991 20,782 
Multi-family real estate2,149 — 2 383 2,534 
Residential 1-4 family real estate8,650 — 1 2,064 10,715 
Home equity loans/lines of credit2,086 (2)85 597 2,766 
Consumer loans2,630 (221)38 371 2,818 
Total$82,181 (1,205)511 5,100 86,587 
As of and for the nine months ended September 30, 2022
Commercial and industrial$16,249 (2,030)636 2,731 17,586 
Construction, development & other land loans16,519 — 376 (1,967)14,928 
Commercial real estate - owner occupied12,317 (70)585 1,626 14,458 
Commercial real estate - non owner occupied16,789 (1,263)974 4,282 20,782 
Multi-family real estate1,236 — 8 1,290 2,534 
Residential 1-4 family real estate8,686 — 16 2,013 10,715 
Home equity loans/lines of credit4,337 (43)446 (1,974)2,766 
Consumer loans2,656 (602)165 599 2,818 
Total$78,789 (4,008)3,206 8,600 86,587 
Credit Quality Indicators
The Company tracks credit quality based on its internal risk ratings. Upon origination, a loan is assigned an initial risk grade, which is generally based on several factors such as the borrower’s credit score, the loan-to-value ratio, the debt-to-income ratio, etc. Loans that are risk-graded as substandard during the origination process are declined. After loans are initially graded, they are monitored regularly for credit quality based on many factors, such as payment history, the borrower’s financial status, and changes in collateral value. Loans can be downgraded or upgraded depending on management’s evaluation of these factors. Internal risk-grading policies are consistent throughout each loan type.
The following describes the Company’s internal risk grades in ascending order of likelihood of loss:
Risk GradeDescription
Pass:
1Loans with virtually no risk, including cash secured loans.
2Loans with documented significant overall financial strength.  These loans have minimum chance of loss due to the presence of multiple sources of repayment – each clearly sufficient to satisfy the obligation.
3Loans with documented satisfactory overall financial strength.  These loans have a low loss potential due to presence of at least two clearly identified sources of repayment – each of which is sufficient to satisfy the obligation under the present circumstances.
4Loans to borrowers with acceptable financial condition.  These loans could have signs of minor operational weaknesses, lack of adequate financial information, or loans supported by collateral with questionable value or marketability.  
5Loans that represent above average risk due to minor weaknesses and warrant closer scrutiny by management.  Collateral is generally required and felt to provide reasonable coverage with realizable liquidation values in normal circumstances.  Repayment performance is satisfactory.
P
(Pass)		Consumer loans that are of satisfactory credit quality with borrowers who exhibit good personal credit history, average personal financial strength and moderate debt levels.  These loans generally conform to Bank policy, but may include approved mitigated exceptions to the guidelines.  
Special Mention:
6Existing loans with defined weaknesses in primary source of repayment that, if not corrected, could cause a loss to the Bank.
Classified:
7An existing loan inadequately protected by the current sound net worth and paying capacity of the obligor or the collateral pledged, if any.  These loans have a well-defined weakness or weaknesses that jeopardize the liquidation of the debt.
8Loans that have a well-defined weakness that make the collection or liquidation in full highly questionable and improbable.  Loss appears imminent, but the exact amount and timing is uncertain.
9Loans that are considered uncollectible and are in the process of being charged-off.  This grade is a temporary grade assigned for administrative purposes until the charge-off is completed.
F
(Fail)		Consumer loans with a well-defined weakness, such as exceptions of any kind with no mitigating factors, history of paying outside the terms of the note, insufficient income to support the current level of debt, etc.

In the tables that follow, substantially all of the "Classified" loans have grades of 7 or Fail, with those categories having similar levels of risk.

The tables below present the Company’s recorded investment in loans by credit quality indicators by year of origination or renewal as of the periods indicated. Acquired loans are presented in the year originated, not in the year of acquisition.
Term Loans by Year of Origination
($ in thousands)20232022202120202019PriorRevolvingTotal
As of September 30, 2023
Commercial and industrial
Pass$112,558 176,542 117,495 79,161 42,202 64,829 284,368 877,155 
Special Mention550 171 115 206 968 864 2,867 5,741 
Classified1,507 482 620 1,606 1,354 4,695 750 11,014 
Total commercial and industrial114,615 177,195 118,230 80,973 44,524 70,388 287,985 893,910 
Gross charge-offs, YTD— 1,036 691 249 672 1,196 2,517 6,361 
Construction, development & other land loans
Pass414,163 335,922 146,919 18,035 12,146 7,942 70,770 1,005,897 
Special Mention693 368 60 — — 97 22 1,240 
Classified204 717 77 8 13 133 — 1,152 
Total construction, development & other land loans415,060 337,007 147,056 18,043 12,159 8,172 70,792 1,008,289 
Gross charge-offs, YTD— — — — — 120 — 120 
Commercial real estate - owner occupied
Pass161,535 322,115 310,113 204,501 97,149 110,290 17,842 1,223,545 
Special Mention710 2,550 471 1,057 5,778 2,525 344 13,435 
Classified4,545 1,514 1,624 261 2,299 4,952 84 15,279 
Total commercial real estate - owner occupied166,790 326,179 312,208 205,819 105,226 117,767 18,270 1,252,259 
Gross charge-offs, YTD— — 22 — — 2 — 24 
Commercial real estate - non owner occupied
Pass372,435 765,188 776,052 316,590 141,693 96,404 25,430 2,493,792 
Special Mention295 199 38 4,617 1,190 6,069 — 12,408 
Classified883 390 15 — 634 1,195 — 3,117 
Total commercial real estate - non owner occupied373,613 765,777 776,105 321,207 143,517 103,668 25,430 2,509,317 
Gross charge-offs, YTD— — 235 — — — — 235 
Multi-family real estate
Pass36,999 150,089 137,123 44,428 12,425 10,847 13,138 405,049 
Special Mention— — — — — — — — 
Classified— 112 — — — — — 112 
Total multi-family real estate36,999 150,201 137,123 44,428 12,425 10,847 13,138 405,161 
Gross charge-offs, YTD— — — — — — — — 
Residential 1-4 family real estate
Pass224,015 438,604 321,353 193,916 96,780 269,201 2,273 1,546,142 
Special Mention689 42 190 71 597 2,007 18 3,614 
Classified535 258 352 505 520 8,214 — 10,384 
Total residential 1-4 family real estate225,239 438,904 321,895 194,492 97,897 279,422 2,291 1,560,140 
Gross charge-offs, YTD— — — — — — — — 
Home equity loans/lines of credit
Pass1,891 1,507 1,341 228 584 1,427 313,746 320,724 
Special Mention167 — 121 — — — 73 361 
Classified252 7 148 92 104 123 9,297 10,023 
Total home equity loans/lines of credit2,310 1,514 1,610 320 688 1,550 323,116 331,108 
Gross charge-offs, YTD— — — — — — 2 2 
Consumer loans
Pass13,809 14,457 5,781 2,595 575 669 28,963 66,849 
Special Mention— — — — — — — — 
Classified87 112 49 20 3 1 48 320 
Total consumer loans13,896 14,569 5,830 2,615 578 670 29,011 67,169 
Gross charge-offs, YTD184 38 59 4 — — 548 833 
Total loans$1,348,522 2,211,346 1,820,057 867,897 417,014 592,484 770,033 8,027,353 
Unamortized net deferred loan fees(316)
Total loans, net of deferred loan fees8,027,037 
Total gross charge-offs, year to date$184 1,074 1,007 253 672 1,318 3,067 7,575 
Term Loans by Year of Origination
($ in thousands)20222021202020192018PriorRevolvingTotal
As of December 31, 2022
Commercial and industrial
Pass$185,167 107,747 85,110 51,274 590 76,588 120,590 627,066 
Special Mention342 166 648 1,312 — 990 332 3,790 
Classified734 1,909 808 1,384 — 5,762 488 11,085 
Total commercial and industrial186,243 109,822 86,566 53,970 590 83,340 121,410 641,941 
Construction, development & other land loans
Pass550,752 267,096 42,421 30,973 — 12,722 19,519 923,483 
Special Mention5,128 5 3,679 — — 100 13 8,925 
Classified656 107 38 899 — 44 24 1,768 
Total construction, development & other land loans556,536 267,208 46,138 31,872 — 12,866 19,556 934,176 
Commercial real estate - owner occupied
Pass258,025 305,324 190,464 96,495 179 141,053 15,499 1,007,039 
Special Mention1,170 1,070 4,042 6,926 — 3,277 665 17,150 
Classified3,060 208 84 1,572 — 6,790 367 12,081 
Total commercial real estate - owner occupied262,255 306,602 194,590 104,993 179 151,120 16,531 1,036,270 
Commercial real estate - non owner occupied
Pass718,696 747,653 319,708 141,284 — 168,096 21,159 2,116,596 
Special Mention545 44 394 1,363 — 1,180 — 3,526 
Classified420 1,057 — 884 — 1,328 — 3,689 
Total commercial real estate - non owner occupied719,661 748,754 320,102 143,531 — 170,604 21,159 2,123,811 
Multi-family real estate
Pass119,922 133,701 59,452 9,669 — 15,212 12,224 350,180 
Special Mention— — — — — — — — 
Classified— — — — — — — — 
Total multi-family real estate119,922 133,701 59,452 9,669 — 15,212 12,224 350,180 
Residential 1-4 family real estate
Pass317,282 274,756 186,102 98,559 185 301,885 1,379 1,180,148 
Special Mention1,189 127 110 470 — 2,416 — 4,312 
Classified763 251 221 359 — 9,072 659 11,325 
Total residential 1-4 family real estate319,234 275,134 186,433 99,388 185 313,373 2,038 1,195,785 
Home equity loans/lines of credit
Pass869 1,091 349 237 — 2,020 309,786 314,352 
Special Mention175 — — — — 18 1,072 1,265 
Classified106 156 94 87 — 213 7,453 8,109 
Total home equity loans/lines of credit1,150 1,247 443 324 — 2,251 318,311 323,726 
Consumer loans
Pass35,406 7,946 3,610 1,056 3 1,250 10,953 60,224 
Special Mention— — — — — — — — 
Classified320 31 3 1 — 25 55 435 
Total consumer loans35,726 7,977 3,613 1,057 3 1,275 11,008 60,659 
Total loans$2,200,727 1,850,445 897,337 444,804 957 750,041 522,237 6,666,548 
Unamortized net deferred loan fees(1,403)
Total loans, net of deferred loan fees6,665,145 
Loan Modifications to Borrowers Experiencing Financial Difficulty
Effective January 1, 2023, we adopted ASU 2022-02 which eliminated the accounting guidance for TDRs and requires disclosures for certain loan modifications when a borrower is experiencing financial difficulty.
Occasionally, the Company modifies loans to borrowers in financial distress as a part of our loss mitigation activities. Various types of modification may be offered including principal forgiveness, term extension, payment delays, or interest rate reductions. In some cases, the Company will modify a certain loan by providing multiple types of concessions. Typically, one type of concession, such as a term extension, is granted initially. If the borrower continues to experience financial difficulty, another concession may be granted. For loans included in the “combination” columns below, multiple types of modifications have been made on the same loan within the current reporting period.

The followings tables present the amortized cost basis at September 30, 2023 of the loans modified during the three and nine months then ended for borrowers experiencing financial difficulty, by loan category and type of concession granted.

($ in thousands)Payment DelayTerm ExtensionCombination - Interest Rate Reduction and Term ExtensionTotalPercent of Total Class of Loans
As of and for the three months ended September 30, 2023
Commercial and industrial$1,142 117 — 1,259 0.14 %
Construction, development & other land loans— 594 — 594 0.06 %
Commercial real estate - owner occupied— 4,023 — 4,023 0.32 %
Commercial real estate - non owner occupied— 131 — 131 0.01 %
Residential 1-4 family real estate— 245 — 245 0.02 %
Home equity loans/lines of credit24 401 99 524 0.16 %
Consumer loans— 9 — 9 0.01 %
Total$1,166 5,520 99 6,785 0.08 %
As of and for the nine months ended September 30, 2023
Commercial and industrial$2,589 216 — 2,805 0.31 %
Construction, development & other land loans— 594 10 604 0.06 %
Commercial real estate - owner occupied185 4,302 — 4,487 0.36 %
Commercial real estate - non owner occupied— 219 — 219 0.01 %
Residential 1-4 family real estate— 750 — 750 0.05 %
Home equity loans/lines of credit24 1,669 99 1,792 0.54 %
Consumer loans— 66 — 66 0.10 %
Total$2,798 7,816 109 10,723 0.13 %
For the three and nine months ended September 30, 2023, there were no modifications for borrowers experiencing financial difficulty with principal forgiveness concessions.
The following tables describes the financial effect for the three and nine months ended September 30, 2023 of the modifications made for borrowers experiencing financial difficulty:
Financial Effect of Modification to Borrowers Experiencing Financial Difficulty
Weighted Average Interest Rate ReductionWeighted Average Payment Delay
(in months)		Weighted Average Term Extension
(in months)
For the three months ended September 30, 2023
Commercial and industrial—%626
Construction, development & other land loans—%08
Commercial real estate - owner occupied—%032
Commercial real estate - non owner occupied—%011
Residential 1-4 family real estate—%023
Home equity loans/lines of credit2.61%2484
Consumer loans—%024
For the nine months ended September 30, 2023
Commercial and industrial—%420
Construction, development & other land loans1.53%09
Commercial real estate - owner occupied—%1234
Commercial real estate - non owner occupied—%013
Residential 1-4 family real estate—%024
Home equity loans/lines of credit2.61%2455
Consumer loans—%09
The Company closely monitors the performance of the loans that are modified for borrowers experiencing financial difficulty to understand the effectiveness of its modification efforts. The following table depicts the performance of loans that have been modified in the last 12 months as of September 30, 2023:
Payment Status (Amortized Cost Basis)
($ in thousands)Current30-59 Days Past Due60-89 Days Past Due90+ Days Past Due
Commercial and industrial$2,805 — — — 
Construction, development & other land loans604 — — — 
Commercial real estate - owner occupied4,487 — — — 
Commercial real estate - non owner occupied219 — — — 
Residential 1-4 family real estate670 80 — — 
Home equity loans/lines of credit1,792 — — — 
Consumer loans66 — — — 
$10,643 80 — — 
None of the modifications made for borrowers experiencing financial difficulty during the three and nine months ended September 30, 2023 are considered to have had a payment default.
Upon the Company’s determination that a modified loan (or portion of a loan) has subsequently been deemed uncollectible, the loan (or a portion of the loan) is written off. Therefore, the amortized cost basis of the loan is reduced by the uncollectible amount and the ACL is adjusted by the same amount.
TDR Disclosures Prior to the Adoption of ASU 2022-02
The restructuring of a loan was considered a TDR if both (i) the borrower was experiencing financial difficulties and (ii) the creditor had granted a concession. Concessions may have included interest rate reductions or below market interest rates, principal forgiveness, extension of terms and other actions intended to minimize potential losses.
The vast majority of the Company’s TDRs modified during the three and nine months ended September 30, 2022 related to interest rate reductions combined with extension of terms. The Company does not generally grant principal forgiveness.
The Company’s TDRs are classified as either nonaccrual or accruing based on the loan’s payment status. The TDRs that were nonaccrual were reported within the nonaccrual loan totals presented previously.
The following table presents information related to loans modified in a TDR during the three and nine months ended September 30, 2022.
For the three months ended
September 30, 2022		For the nine months ended
September 30, 2022
($ in thousands)Number of ContractsPre-Modification Restructured BalancesPost-Modification Restructured BalancesNumber of ContractsPre-Modification Restructured BalancesPost-Modification Restructured Balances
TDRs - Accruing
Commercial and industrial— $— — 1 $161 161 
Construction, development & other land loans— — — 1 131 131 
Residential 1-4 family real estate— — — 1 36 36 
Home equity loans/lines of credit1 176 176 3 379 379 
TDRs - Nonaccrual
Commercial and industrial1 327 327 4 627 627 
Commercial real estate - owner occupied— — — 2 784 784 
Residential 1-4 family real estate— — — 1 36 36 
Total TDRs arising during period2 $503 503 13 $2,154 2,154 
The Company considered a TDR loan to have defaulted when it became 90 or more days delinquent under the modified terms, had been transferred to nonaccrual status, or had been transferred to foreclosed real estate. There were no accruing TDRs that were modified in the twelve months preceding September 30, 2022 and that defaulted during the three and nine months ended September 30, 2022.
Concentration of Credit Risk
Most of the Company's business activity is with customers located within the markets where it has banking operations. Therefore, the Company’s exposure to credit risk is significantly affected by changes in the economy within its markets. Approximately 88% of the Company's loan portfolio is secured by real estate and is therefore susceptible to changes in real estate valuations.
Allowance for Unfunded Loan Commitments
In addition to the ACL on loans, the Company maintains an allowance for lending-related commitments such as unfunded loan commitments and letters of credit. The Company estimates expected credit losses over the contractual period in which the Company is exposed to credit risk via a contractual obligation to extend credit, unless that obligation is unconditionally cancellable by the Company. The allowance for lending-related commitments on off-balance sheet credit exposures is adjusted as a provision for unfunded commitments expense. The estimate includes consideration of the likelihood that funding will occur, which is based on a historical funding study derived from internal information, and an estimate of expected credit losses on commitments expected to be funded over its estimated life, which are the same loss rates that are used in computing the ACL on loans. The allowance for unfunded loan commitments of $11.8 million and $13.3 million at September 30, 2023 and December 31, 2022, respectively, were separately classified on the Consolidated Balance Sheets within "Other liabilities."
The following table presents the balance and activity in the allowance for unfunded loan commitments for the nine months ended September 30, 2023 and 2022 and for the twelve months ended December 31, 2022:
($ in thousands)September 30, 2023December 31, 2022September 30, 2022
Beginning balance$13,306 13,506 13,506 
"Day 2" provision for credit losses on unfunded commitments acquired from GrandSouth1,921 — — 
Charge-offs— — — 
Recoveries— — — 
Reversal of provision for unfunded commitments(3,408)(200)(1,200)
Ending balance$11,819 13,306 12,306 

Allowance for Credit Losses - Securities Held to Maturity
The ACL for securities held to maturity was insignificant at September 30, 2023 and December 31, 2022.