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Operator
Good morning, and welcome to the Independent Bank Corp. second quarter 2014 earnings conference call. All participants will be in listen-only mode. (Operator Instructions). This call may contain forward-looking statements with respect to the financial condition, results of operations and business of Independent Bank Corp. Actual results may be different. Factors that may cause actual results to differ from those identified in our Annual Report on Form 10-K in our earnings press release. Independent Bank Corp. cautions you against unduly relying upon any forward-looking statements and disclaims any intent to update publicly any forward-looking statements, whether in response to new information, future events, or otherwise. Please note this event is being recorded. I would now like to turn the conference over to Chris Oddleifson. Please go ahead, sir.
Chris Oddleifson - President, CEO
Good morning everyone, and thank you for joining us today. I am accompanied by Chief Financial Officer, Rob Cozzone, who will walk you through our financial results following my comments. While the strength of our franchise really came through in an across the board fashion in our second quarter performance, and operating earnings came in at $15.1 million, or $0.63 per share, well above prior quarter and prior year results. Our fundamentals once again led the way in the quarter as evidenced by our revenues, strong loan and core deposit growth, excellent credit trends and rising capital levels. More specifically commercial loans continue to rise at a very healthy rate, our team is simply doing a great job at generating new business in a competitive environment. We continue to fill the ranks with talented lenders, we are also seeing modest growth in our consumer related portfolios. Core deposits increased yet again at a double-digit annualized rate with growth coming from both the commercial and retail sectors. Core deposits are now approaching upwards of 90% of total deposits.
Our fee based services are steadily growing. The investment banking business in particular is proving to be a true winner for us. Our growth initiatives here are really paying off as we have now nearly double managed assets in the last four years. Our large cap fund has recently recorded a five-star rating by Morningstar. Our net interest margin is proving resilient against prevailing pressure from the low interest rate environment. Credit trends are stellar with sharply lowering non-performing asset levels coupled with a low loss rate, and good cost control in place with another quarter of flat expense levels resulting in improved efficiency ratio. One of the factors we take great pride in is the steady build-up in tangible book value per share, which rose over 3% in the second quarter alone and then by 9% over the last year. So in summary a very encouraging quarter.
But of course our sights remain firmly on the future, we are determined to sustain and enhance our standing as one of the best-positioned regional community banks in New England. As I have said before there's no magic formula here, just a relentless focus on discipline, talent, execution, and innovation. Our customer ranks continue to swell. Our growth in household about 3% annualized thus far this year, continues to outstrip out of the state by a wide margin. There is no precedent that our block and brand is really resonating across our footprint. Our sustained marketing efforts are proving quite effective, spreading word of mouth being an important catalyst as well.
On the economic health side, the economy appears to be strengthening. Massachusetts real gross domestic project grew at an estimated annual rate of 2.6% in the first quarter of 2014, according to the NAS Benchmark's current Economic Index. This compares to a national GNP quarter of about negative 2.9%. The seasonally adjusted unemployment rate in the metro Boston area is 4.9%, residential housing prices are trending upwards, and the average days on market for a home was the lowest in years. Anecdotally there are a lot of construction cranes in Boston, all good, and this trend is reflected in our credit performance.
I said many times, my colleagues make all the difference, and my walk-in lobbies are as good as they come in that store, they're incredibly determined to go above and beyond to ensure a high-quality customer experience. We are especially encouraged by the progress in the coveted greater Boston market. We continue to make solid inroads with customer bases of recently-acquired entities, we are also enjoying early success in denovo initiatives, such as our new office in downtown Boston. Competition does continue to heat up across our geography, and the overall operating environment remains certainly less than ideal, yet we see no need to change course from what has worked so well for us. It's all about consistency and focus. Slow and steady wins the race. We are confident as ever about achieving long-term success and in our ability to continue building franchise value. Thanks. Rob.
Rob Cozzone - CFO, Treasurer
Thank you Chris. And good morning. I will now review second quarter earnings in more detail. Independent Bank Corp. reported net income of $14.7 million, and GAAP diluted earnings per share of $0.61 in the second quarter of 2014. This compared to net income of $13.3 million in GAAP diluted earnings per share of $0.56 in the prior quarter. Both quarters included items that the Company considers to be non-core, including a penny in life insurance gains, and $0.03 in losses on termination of derivatives in the second quarter, and $0.07 in life insurance gains and a penny of impairment on acquired facilities in the prior quarter.
When excluding these and other minor non-core items, operating earnings per share were $0.63 for the second quarter, a 24% increase over the first quarter. As described previously, in addition to the typical seasonal decline, the first quarter of 2014 was negatively impacted by a relatively large CRE charge-off. On an operating basis our returns on average assets and equity for the second quarter were a healthy 0.96% and 9.87% respectively. Chris highlighted a number of areas of strength for the quarter that I will now expand upon. Annualized loan growth was 6.5% for the quarter, as continued strength on the commercial book across all categories led the way.
Growth was particularly strong in the C&I and construction portfolios, as gradual improvement in economic activity has led to increased demand for credit. As previously communicated, the growth in commercial is not the result of sacrificing credit or pricing discipline, and our new volume continues to exhibit the favorable interest rate risk characteristics we value. With a pipeline of $176 million at June 30th, we expect solid commercial growth to continue into the third quarter. Also noteworthy is the second consecutive quarter of growth in the consumer real estate portfolio, with loan closings rising substantially versus the first quarter. Pipelines for residential and home equity were near year-to-date highs as of June 30th. Annualized deposit growth was 14.4% for the second quarter, as all core categories continued to experience healthy increases. Demand deposits were up 18% on an annualized basis.
As mentioned in the first quarter, some of the upside's growth continues to be associated with large isolated inflows, such as 1031 exchange deposits. Yet even when excluding those, core deposit activity was robust in both quarters. A strong growth in core deposits helped us maintain the cost of deposits which measured 22 basis points for the second quarter. Our net interest margin declined 1 basis point to 3.48% for the quarter, and benefited from the core deposit growth just described in stable earning asset yields. Which were enhanced by about 2 basis points due to the reclassification of non-accretable difference to accretable yield on a previously classified credit impaired loan.
The net interest margin also benefited slightly from the decision late in the quarter to use excess liquidity to repay $75 million of costlier FHLB borrowings and exit the associated hedge which fixed the rate on those borrowings. As represented in the financial statements, the pre-tax cost of this decision in the current quarter was $1.1 million. Over the last 12 months, we have been able to reduce outstanding FHLB advances by more than 75%. This repayment is expected to help counteract pressure on the margin over the next few quarters.
As expected core noninterest expense of $41.9 million was up slightly from the first quarter, as seasonal increases in advertising activity led to an additional $425,000 of spend in that category. Good overall expense control resulted in a further decrease in the Company's efficiency ratio, which measured 63.83% on an operating basis for the second quarter. We continued to expect the full year operating efficiency ratio to be 1% to 2% lower than the 66% realized in 2013, despite continued investment in strategic priorities. Tangible book value per share increased $0.59 during the quarter, and now stands at $18.20. Although a portion of this increase was the result of an improvement in the value of available for sale portfolio and its corresponding impact on other comprehensive income, the majority was attributable to retained earnings growth.
During the last 12 months, tangible book value per share has increased by $1.50, even with absorbing the increase in goodwill due to the Mayflower acquisition. In addition, tangible capital to tangible assets exceeded 7% at June 30th. Our investment management business continues to post strong results, with revenues up 12% quarter-over-quarter, partially due to seasonal tax prep fees and 18% year-over-year. The addition of the Boston office and other productive hires has helped us to further leverage an already strong base. Total assets under administration reached $2.4 billion at June 30th. On a core basis total noninterest income was up 4%. Interchange and ATM fees increased 12%, as seasonal increases in activity were further bolstered by continued growth in core checking accounts and debit card activation campaigns. Mortgage banking income which we think reached a cyclical trough in the first quarter, increased 80% in the second quarter, and total mortgage production including those retained in the portfolio increased more than 60%.
Almost 70% of the residential volume in the quarter was for the purpose of financing the purchase of a home. Lastly, loan level derivative income decrease approximately $400,000 in the quarter, as commercial closing volume during the quarter was concentrated in the variable rate categories. Moving on to credit, as noted in the press release credit metrics improved meaningfully during the quarter. Net charge-offs of 11 basis points, non-performing loans of 56 basis points, and delinquency of 70 basis points were all at multi-year lows. We believe this performance is reflective of the continued yet gradual improvement in the local economy, as well as our active loan workout culture. Although we believe this improvement is generally sustainable and our outlook for the year is unchanged, net charge-offs quarter-to-quarter are likely to continue to exhibit the lumpiness they have in the past.
I will now shift to 2014 guidance. During our last conference call, we reaffirmed our original 2014 operating diluted earnings per share guidance of between $2.42 and $2.52. With the first half of the year behind us we remain comfortable with that range. We are modifying our 2014 guidance in the following areas. First, with the year-to-date loan growth of 3.5%, we expect to be at the upper end of the 4% to 5% range originally provided for the full year. Second, with year-to-date deposit growth of 6.3%, we are increasing our full-year guidance to a range of 5% to 7%. Third, as a result of additional core deposit growth and our ability to reduce higher cost wholesale borrowings, we believe our 2014 net interest margin will conservatively be at the upper end of the range previously provided of mid to lower-340s. Lastly, although mortgage banking income has rebounded somewhat, we think it will continue to be challenged, and as a result we are lowering our total noninterest income growth estimates from 3% to 4% to 1% to 2%. The remainder of the full-year guidance is unchanged. That concludes my comments. Chris.
Chris Oddleifson - President, CEO
Thanks, Rob. Okay, we are ready to open it up to questions.
Operator
Certainly. We will now begin the question-and-answer session. (Operator Instructions). At this time, we will pause momentarily to assemble our roster. Our first question comes today from Mark Fitzgibbon of Sandler O'Neill & Partners.
Mark Fitzgibbon - Analyst
Hey gentlemen, good morning. You saw some really good C&I growth this quarter. I'm wondering if that was from increasing line utilization with existing customers, or was it from new business?
Rob Cozzone - CFO, Treasurer
Good morning. Primarily from new business, Mark. We did see a slight increase in utilization, which also bodes well, but not to the level that it would suggest that the significant improvement in working capital usage. Most of the growth was from new production.
Mark Fitzgibbon - Analyst
Okay. And then secondly on the swap fees, those obviously ticked down a bit this quarter despite the fact that you had such strong commercial loan growth. I'm just curious why that was? I think the release you mentioned something about the mix of commercial loans, but if you could give us more color on that, that would be great?
Rob Cozzone - CFO, Treasurer
Sure. So the swap volume as is typically associated with a borrower that wants fixed rate financing, and we in turn swap that loan to floating rate. Most of our production this quarter, which was concentrated in C&I and construction, was variable rate in nature, so no swap witness be required. In addition, some of the commercial real estate volume that we had this quarter, the borrowers preferred to have a variable rate versus a fixed rate. So it was simply a mix of the production.
Mark Fitzgibbon - Analyst
Okay. And I know what you had said about sort of the margin for the full year, and your comments about the Federal Home Loan Bank repayment counteracting the NIM compression, but it sounds like we still could see a little bit more NIM compression in the last two quarters of the year. Is that accurate?
Rob Cozzone - CFO, Treasurer
Yes, that's accurate, Mark. I don't know if you picked up in my comments, that this quarter did benefit, loan yields did benefit by a couple of basis points, due to a credit impaired loan where we received a full recovery, and so we reclassed that nonaccretible difference to accretable yield. And that was about a 2 basis point improvement to our loan yields this quarter. And a little less than 2 basis points on the margin. So we would expect the loan yield to gradually decline throughout the rest of the year. If we're not able to further deploy the excess liquidity on the balance sheet, then I would expect further NIM compression. We expect to be better at least at the upper end of the range we originally provided.
Mark Fitzgibbon - Analyst
Okay. And lastly, I guess I would just be curious on your macro comments about the deal environment what you're seeing out there, is the number of conversations going on out in the marketplace increasing, decreasing? And what impact do you think all of this new capital coming into the eastern Massachusetts market from several conversions is having, if any?
Chris Oddleifson - President, CEO
Mark, this is Chris. I'll address those two. I will stick to my general comments, which the roll-out strategies of the metro area, has for the most part taken place, and now we're looking at random events, because they are so relatively few publicly traded banks left. And now if any of those teams were ever to want to surrender their hands, we would be at the table to talk about it. On the capital side, it hasn't escaped our attention that an awful lot of capital is being raised in the marketplace, and certainly there are some scenarios that you can think that could wreck havoc in the competitive marketplace. We have not seen anything since one of those has happened right, just recently. Yes, we haven't seen anything as a result of the brand new capital in the marketplace yet, but we're certainly monitoring that. And the overall sort of environment in general we would say is highly competitive. The additional capital perhaps will make it more so. But we're going to remain very disciplined, and we're not following folks down the path of lower rates and looser terms as we did pre-recession.
Mark Fitzgibbon - Analyst
Are you seeing that in general in the marketplace, that people are, I know pricing is very competitive, but are you seeing people really loosening up on terms and covenants?
Chris Oddleifson - President, CEO
Yes some, I think we're seeing some of that. We are letting, we look at a lot of deals, probably twice as many deals go into our pipeline than come out. And a lot of the deals we sort of let go because we're not comfortable with some of the terms we see out there.
Mark Fitzgibbon - Analyst
Thank you.
Chris Oddleifson - President, CEO
Thanks, Mark.
Operator
Our next question comes from David Bishop of Drexel Hamilton. Go ahead, David. Perhaps your line is muted, Mr. Bishop.
David Bishop - Analyst
Yes, good morning, sorry about that. I was wondering, good morning, gentlemen if you could give us an update in terms of asset sensitivity in terms of how you're penciling out in terms of a rising rate environment, has that changed much interquarter?
Rob Cozzone - CFO, Treasurer
Didn't change much interquarter, David. We're actually awaiting the ALCO results, we use a third party to run those models, so we're awaiting the results you would have seen the results in the first quarter in our 10-Q. But as we said, the majority of the loan production during the quarter was floating rate in nature, and as such the percentage of our loan portfolio that is tied to one month LIBOR or prime has increased, and now exceeds $2.1 billion in total loans tied to one month LIBOR or prime, total assets indexed to one month LIBOR or prime is about $2.3 billion. So we do expect to see at least a marginal improvement quarter-over-quarter and our sensitivity to rising rates.
David Bishop - Analyst
Got it. And then in terms of circling back to the advanced repayment, any sense what the cost benefit will be there going forward, either in terms of dollars or the margin impact?
Rob Cozzone - CFO, Treasurer
It will be about 5 basis points to our cost of wholesale funding. And so that probably translates to a little less than 2 basis points on the margin.
David Bishop - Analyst
Got it. And finally just in terms of I think you mentioned about $176 million commercial loan pipeline, any detail or granularity you can give us that, in terms of where that breaks down via market?
Rob Cozzone - CFO, Treasurer
Yes, I will tell you the majority of our, well not the majority but the highest percentage of our geographic production continues to be in the Boston and Providence markets. And that is consistent with the pipeline at the end of the quarter as well, although it is very well-diversified throughout our footprint, but those are the two largest markets, and have been and continue to be, and diversified in terms of industry type. That's right, yes.
David Bishop - Analyst
Thanks gentlemen.
Rob Cozzone - CFO, Treasurer
Thanks, David.
Operator
Our next question is from Collyn Gilbert of KBW.
Collyn Gilbert - Analyst
Thanks, good morning guys.
Chris Oddleifson - President, CEO
Good morning, Collyn.
Collyn Gilbert - Analyst
Just to follow-up on your comment about the loan growth that was put on this quarter tended to be more variable in nature, can you update us on your outlook for construction? I know you have had a lot of success in that business over the last few quarters or so. And tell me what your outlook is for future growth on the construction side from here?
Rob Cozzone - CFO, Treasurer
Yes, activity continues to be very good, Collyn. And we don't see any reason that aside from seasonal fluctuations that it should slow at all. There are some chunky deals in that growth each quarter. If we go a quarter without one of those $15 million-plus deals, then we could see growth slide a little bit. But activity in general on the construction side continues to be strong.
Collyn Gilbert - Analyst
Okay. Okay. That's helpful. And just what about your outlook for wealth? I know there were some sort of seasonal items this quarter that maybe drove some of that growth, but just in general, I think you guys have talked about growth rates in the 11% to 12% within that business, do you think that could start to accelerate some?
Chris Oddleifson - President, CEO
We certainly, this is Chris, would like it to accelerate. I think what we find is that we just, our core source of business is from our retail network and our commercial network. And that's steady. That is just a steady business, and as we expand it into new regions north of Boston, we're able to sort of increase that sort of proportionally, it takes a little while to ramp up. Our Boston office is incremental to our traditional sources, and we do not have the out branched network in Boston per se, but the folks we have hired have a great network, so we'll see some modest increase there. I wouldn't anticipate accelerating growth, but good solid double-digit growth going forward.
Collyn Gilbert - Analyst
Okay. Okay. That's helpful. And just Rob, what is the duration now on those FHLB borrowings that are costing about 263? What's the average duration on those?
Rob Cozzone - CFO, Treasurer
I think it's a couple of years. I don't have that right in front of me. If I recall it is a couple of years. A couple of large pieces in that remaining in the mix, two at $25 million each, I can get you that Collyn.
Collyn Gilbert - Analyst
Okay. Just one final question. Was it surprising at all to you, do you think this is indicative of any kind of market trend that you had borrowers opting to not do fixed rate products this quarter and go more variable? What do you think maybe was driving that, or is it just kind of one-off randomness?
Rob Cozzone - CFO, Treasurer
Yes, just to clarify, the majority of the production was in deals that would not be fixed rate. We would not do a fixed rate. It is asset based lending, or other C&I lending that is always floating rate. Or construction, which is always floating rate until the construction period is complete.
Collyn Gilbert - Analyst
Okay.
Rob Cozzone - CFO, Treasurer
So that's the primary reason. There were a couple of deals that remain floating rates for various reasons, but sometimes due to a borrower's preference, and the borrowers that have chosen to do that, our senior lender likes to say, have been right so far.
Collyn Gilbert - Analyst
That's why I'm asking the question.
Rob Cozzone - CFO, Treasurer
We may question why they wouldn't want to fix the rate in this low rate environment, but it's been the right thing to do to date. We do have a couple of those borrowers that do that.
Collyn Gilbert - Analyst
Okay. Great. That's all I had. Thanks, guys.
Rob Cozzone - CFO, Treasurer
Thanks Collyn.
Operator
Next question is from Taylor Brodarick with Guggenheim Securities.
Taylor Brodarick - Analyst
I guess we talked in the past about weather in the last quarter, kind of the impact possibly on occupancy expense, and just kind of curious what your thoughts were, any business that may have been delayed from first quarter to second quarter because of weather, any additional color or sense of what was pushed into the second quarter?
Rob Cozzone - CFO, Treasurer
I'm not sure I understood your question completely.
Taylor Brodarick - Analyst
I don't know if any business that you had in the past quarter you felt like was just sort of demand delayed from the first quarter. I didn't know how you--?
Rob Cozzone - CFO, Treasurer
Certainly I would say on the consumer real estate side that was likely the case. As I mentioned in my comments, we certainly think the first quarter was a trough in the cycle for consumer real estate, and that was reflected in our mortgage closings and our home equity closings in the first quarter. And our pipeline and our closings in the second quarter were very healthy in both of those categories. And so we do believe that some of the reason for that was because people delayed activity from the first quarter into the second quarter. I don't think that was so much the case in the commercial book, we had strong closings in commercial in the first quarter and that continued into the second quarter.
Taylor Brodarick - Analyst
Okay. And so yes, the trough in the first quarter, is this mortgage banking rebound, again is it geographically disbursed? Or is it again a metro Providence/Boston?
Rob Cozzone - CFO, Treasurer
No, no, the consumer real estate book is geographically disbursed. Certainly minimal in Rhode Island, since we don't have ideal locations there.
Taylor Brodarick - Analyst
Last question on the wealth management side. Looking at transaction based revenues and asset base sort of trends there that are dominant revenue?
Chris Oddleifson - President, CEO
Of course the asset based, they are sort of dominant, transaction based we are seeing some increased activity there as a result of some annuity providers providing some very attractive rates that could come in the market and come back out. We're seeing some uptick there, but I would say we were primarily focused on the asset management number.
Taylor Brodarick - Analyst
Great, thank you both.
Rob Cozzone - CFO, Treasurer
Thanks Taylor.
Operator
The next question is from Bernard Horn of Polaris Capital.
Bernard Horn - Analyst
Good morning. A question on the expense line. So I notice that in like occupancy, salaries, they were down quarter-on-quarter, but obviously still up from last year. And I'm wondering if there was anything like in the salary number relating to where people may have been there that have left after kind of any of your acquisitions, and if that number is a good number kind of on a roll forward basis? I'm assuming that the first quarter was just seasonal increases in payroll taxes, but maybe some profit sharing or other expenses in the first quarter. Is that correct?
Rob Cozzone - CFO, Treasurer
Yes, that's generally correct the first quarter was impacted by higher payroll taxes. The second quarter obviously between last year and this year, we had an acquisition, so that would have increased all else being equal would have increased the salary line item, but we do feel that the second quarter number is a pretty good guide for the remainder of the year. And there were no unusual severance type numbers in the second quarter.
Bernard Horn - Analyst
Okay. And then similar question, just on occupancy, I'm not sure how much of the snow removal was in the second quarter, is the second quarter still a good run rate, or do you still have facilities that you may be closing after the mergers?
Rob Cozzone - CFO, Treasurer
No, the second quarter is a good number. And virtually all of the snow removal was in the first quarter.
Bernard Horn - Analyst
Okay. And the derivative contracts, what do you have remaining out against any of the other borrowings? Is there anything still left on the derivatives?
Rob Cozzone - CFO, Treasurer
Yes, we do have, I think we have $25 million, actually $50 million left on the remainder of our borrowing.
Bernard Horn - Analyst
Okay. On so we should still expect to see some of the mark to markets as we go forward?
Rob Cozzone - CFO, Treasurer
Yes, and what I had just described was the derivatives on our home loan bank advances, we also have derivatives associated with our trust preferred securities, and that is an additional $50 million.
Bernard Horn - Analyst
So about $100 million altogether then?
Rob Cozzone - CFO, Treasurer
That's right.
Bernard Horn - Analyst
Okay. That's all I had. Thanks. Good quarter.
Operator
(Operator Instructions). Our next question is a follow-up from David Bishop of Drexel Hamilton.
David Bishop - Analyst
Yes, thank you. Following Bernie's question regarding operating expenses, I have noted the increase in advertising of $400,000 and some other losses and charge-offs close to $300,000. Are those good run rates at least in terms of the form of the advertising? Is that a campaign that we should continue to see throughout the summer and the fall months, or does that sort of taper off a bit here as we move in the later half of the year?
Rob Cozzone - CFO, Treasurer
Yes, we should continue to see that into the third quarter, but that will likely taper off at the end of the year.
David Bishop - Analyst
Okay. And then obviously first quarter was impacted by the one credit loss there, but as we think about the credit losses, moving into latter half of the year and 2015, any sense of a normalized outlook is for credit losses at this point?
Rob Cozzone - CFO, Treasurer
Yes, we think that low 20 basis point range is about right. We may drop slightly below that as the economy improves, but we think generally 20 basis points, plus or minus, is about the right level for us in a normal environment.
David Bishop - Analyst
Thank you.
Rob Cozzone - CFO, Treasurer
Thank you.
Operator
This concludes our question-and-answer session. I would like the turn the conference back over to Mr. Oddleifson and Mr. Cozzone for any closing remarks.
Chris Oddleifson - President, CEO
Thank you everybody for joining us for the second quarter call, we look forward to talking with you on the third quarter call in three months. Have a good weekend.
Rob Cozzone - CFO, Treasurer
Thank you.
Operator
The conference has now concluded. Thank you for attending today's presentation. You may now disconnect. Take care.