East West Bancorp Inc Q1 FY2020 Earnings Call

Good day, and welcome to East West Bancorp's First Quarter 2020 Earnings Call. All participants will be in listen-only mode. After today's presentation, there will be an opportunity to ask questions. Please note, today's event is being recorded. I would now like to turn the conference over to Julianna Balicka, Director of Strategy and Corporate Development. Please go ahead.

Thank you, Eric. Good morning, and thank you everyone for joining us to review the financial results of East West Bancorp for the first quarter of 2020. With me on this conference call today are Dominic Ng, our Chairman and Chief Executive Officer; and Irene H. Oh, our Chief Financial Officer. We would like to caution you that during the course of the call, management may make projections or other forward-looking statements regarding events or future financial performance of the company within the meaning of the Safe Harbor Provision of the Private Securities Litigation Reform Act of 1995. These forward-looking statements may differ materially from the actual results due to a number of risks and uncertainties. For a more detailed description of risk factors that could affect the company's operating results, please refer to our filings with the Securities and Exchange Commission, including our annual report on Form 10-K for the year ended December 31, 2019. In addition, some of the numbers referenced on this call pertain to adjusted numbers. Please refer to our first quarter earnings release for a reconciliation of GAAP to non-GAAP financial measures. During the course of this call, we will be referencing a slide deck that is available as part of the webcast and on the Investor Relations site. As a reminder, today's call is being recorded, and we will also be available in replay format on our Investor Relations website. I will now turn the call over to Dominic.

Thank you, Julianna. Good morning. Thank you, everyone, for joining us for our first quarter 2020 earnings call. Before we go into our financial results, let me take a moment to express that our thoughts are with those who are affected by COVID-19, and thank all the frontline and essential workers for their resilience and perseverance through this difficult time. We at East West recognize that banking is an essential service, and we have been laser focused on supporting our customers and the communities that we serve through these volatile and unprecedented situations. As an organization, we quickly mobilized to ensure continuity of operations and to maintain the level of customer service and responsiveness that our customers have come to rely on. Our associates have stepped up to the challenge impressively, and I'm proud of their entrepreneurial spirit and engagement in helping businesses in need navigate these difficult times. To ensure the health and safety of our associates and customers, we implement enhanced safety measures and protocols, and social distancing, first, in Greater China, and then in our domestic locations. About 60% of our 3,200 associates have jobs that can be performed remotely, and they are currently working from home. Meanwhile, our frontline branch staff and operation support teams have been placed on rotation schedules or in split team arrangements, as appropriate. We've reduced branch hours, temporarily closed geographically proximate locations, and are providing personal protection equipment, such as masks, gloves, hand sanitizer, and wipes for our associates. For certain employees with jobs that cannot be performed remotely, we added premium pay and enhanced benefits to help them with any additional costs stemming from the pandemic, such as childcare or transportation. While everyone is pitching in, for example, for the Paycheck Protection Program, we pulled in associates from teams throughout the bank to increase our ability to underwrite and process as many applications as possible before initial program funding is running out. We funded more than $1.5 billion in loans for over 4,500 small to medium-sized business and nonprofit organizations. By the way, it took East West Bank a full decade to originate $1.5 billion in SBA loans. In comparison, we funded over $1.5 billion of PPP SBA loans in just two weeks. We had to because funding these new loans so quickly will help save hundreds of thousands of jobs across the communities where we work and live. My inbox is full of stories from these customers thanking East West for helping them keep their employees on the job. This extensive monetary and fiscal support from the government is encouraging. In addition to PPP, we plan to participate in the Main Street Lending Program and other government support programs that may be implemented. At East West, we have also taken all the proactive actions to help our customers manage through the current crisis and reduce cash flows due to the stay-at-home order. We are providing payment accommodations for impacted commercial and consumer customers. Our customers were thriving before this crisis, and we will help them thrive again when the pandemic is over. Now, I will move on to review our financial condition and the results of the first quarter. Let's go to Slide 4. In the first quarter, we earned net income of $145 million or $1 per share, compared to fourth quarter net income of $188 million or $1.29 per share. The quarter-over-quarter decrease largely reflects an increased provision for credit losses in light of deteriorating macroeconomic conditions and outlook as a result of the COVID-19 pandemic. We generated total revenue of $417 million and earned pre-tax pre-provision income of $256 million, equivalent to a pre-tax pre-provision profitability ratio of 2.3% in the first quarter. An important variable helping us consistently generate attractive profitability is our industry-leading low efficiency ratio. In the first quarter, our adjusted operating efficiency ratio was 38.5%. Our first quarter 2020 return on assets was 1.3%. Return on equity was 11.6%. And return on tangible equity was 12.9%. Moving onto Slide 5. From the enterprise risk management perspective, we're entering the crisis from a position of strength. Our balance sheet is strong. We have high levels of liquidity and capital, and our loan and deposit portfolios are well diversified. In the first quarter, we grew total loans by 13% annualized, and deposits by 15% annualized. Our loan to deposit ratio as of March 31, 2020 was 92.8%, stable relative to the past several quarters. As we have said before, we consider a range of 90% to 95% to be a comfortable operating range, balancing considerations of on-balance sheet liquidity with profitability. The allowance coverage of our loans is strong, and additionally, this quarter, we increased it to 1.55%. Furthermore, we have ample liquidity and available borrowing capacity to fund loans for our customers if needed. As of March 31, our unused available borrowing capacity was $13 billion, which is sizable compared to our balance sheet size of only $46 billion. You can see on Slide 6 that East West's capital ratios are strong. In fact, we have some of the highest capital ratios among regional banks. This quarter, we took some actions to return capital to our shareholders. Since our announcement of a stock repurchase program in early March through March 16, we repurchased $145.9 million or 4.5 million shares of common stock. In addition, East West's Board of Directors has declared second quarter 2020 dividends for the company's common stock cash dividends of $0.275 payable on May 15, 2020 to stockholders of record on May 4, 2020. Our strong pre-tax pre-provision income and capital levels allow us to maintain our dividend, even in light of the challenging economic conditions. Moving onto Slide 7. As of March 31, total loans reached a record $35.9 billion, an increase of $1.1 billion or 13% late quarter annualized. Average loan of $35.2 billion grew by 9% late quarter annualized. End of period loan growth was driven by all three of our major loan portfolios, C&I, commercial real estate, and residential mortgage. Average loan growth in the quarter was driven by CRE, which grew 17% late quarter annualized, and residential mortgage, which grew 12% late quarter annualized. Both of these portfolios grew evenly throughout the quarter, and growth has continued into April as loans previously in the pipeline continued to close. On the other hand, average C&I loans decreased by 2% late quarter annualized, as C&I loan growth was backend loaded in March. We saw increased line utilization in our C&I portfolio this quarter. As of March 31, 2020 our C&I line utilization was 75%, which increased from 71% as of December 31, 2019. Our Greater China portfolio was $1.4 billion as of March 31 and it decreased by $104 million from year-end. So far, credit concerns resulting from the COVID-19 pandemic, as well as requests for long-term forbearance, have been very limited. Credit quality in that portfolio remains stable, and we are being prudent about loan growth at this point. Continuing onto Slide 8. We added a more detailed breakdown about C&I loans. The largest segments within C&I are general manufacturing and wholesale, oil and gas, and private equity, all of which are equivalent to 4% of total loans, followed by entertainment, which is equivalent to 3% of total loans. Our C&I exposure to travel and leisure, hospitality, restaurants, and restaurant supply all combined together represents less than 1.5% of our total loan portfolio. We don't believe there are material credit concerns in these segments. Our oil and gas exposure, as of March 31, was $1.4 billion of loans outstanding and $1.8 billion of total commitments. Based on commitments, 64% of our exposure is to customers in exploration and production, 27% to midstream and downstream clients, and 9% to oilfield services and others. The composition of our clients' E&P production is 61% oil, 29% gas, and 10% natural gas liquids. The majority of the E&P production loans are hedged for 2020, and some of them are hedged even through 2021. In light of the volatile market conditions for oil and gas, we increased our reserve coverage against the portfolio to approximately 8%. On Slide 9, 10, and 11, we have added additional details about our commercial real estate portfolio. Our CRE portfolio of $14.2 billion is well balanced across the major property types of retail, multifamily, office, industrial, and hospitality. Construction and land exposure for us is very small. The geographic distribution of our portfolio generally reflects our financial footprint. You can see on Slide 10 that the weighted average LTV of a portfolio is 51%. And that loans with an LTV of over 70% make up only 5% of the total portfolio. In the chart on the right-hand side, you can see that the weighted average LTV of our loans are consistent by property type. We have a long history of low credit losses in our multifamily and income-producing CRE portfolios through many credit cycles over the decades, and the consistency of our low LTV underwriting is an important contributing factor. On Slide 11, we have included additional information about our hospitality, retail, and construction and land portfolios. Again, the geographic distribution of these portfolios generally follows the geographic footprint of our branches, with the largest concentrations in southern and northern California. A high percentage of our borrowers have substantial net worth, provide us with personal guarantees, and put substantial equity into their buildings or projects. The weighted average loan to value on our hospitality portfolio is a low 49%, 57% of full-service hotels and 37% on limited service hotels. A great majority of our hotels are in primary markets. Many have flags or franchises. The weighted average LTV on our retail portfolio is also a low 49%. 52% is in small strip centers under 30,000 square feet in size. This is also reflected in the low average loan size of $2.0 million for our retail CRE. Restaurants make up 6% of retail CRE and have an average loan size of little under $1 million and an average LTV of 53%. The vast majority of our retail CRE borrowers also provide personal guarantees to help support these credits. Construction and land exposure for us is very small and it's well diversified by property type with a weighted average LTV being a low 54% based on commitment. Moving onto Slide 12. You can see the geographic distribution of our residential mortgage portfolio, which, similar to CRE, follows our branch footprint. Our residential mortgages are primarily originated via our branches and their local networks of real estate professionals. The average loan size in our portfolio is only $380,000, and only 6% of our loans have an LTV over 60%. For our four low LTV single-family multi portfolio, we have a long history of low credit losses. In the first quarter, we originated $640 million of residential mortgage loans, which is on par with the origination volume in the fourth quarter of last year. The origination mix in the first quarter was evenly split between fixed and variable rate loans, consistent with recent quarters. We saw an increase in refinance transactions, which increased to 62% of origination volume in the first quarter, up from a recent run rate of 50%. For your information, we recently migrated our process so that over 90% of our mortgage originations are now received digitally, allowing loan production to continue in April, despite the impact of stay-at-home orders. I will now turn the call over to Irene for a more detailed discussion about allowances and asset quality, deposit, and income statements.

Thank you, Dominic. Turning to Slide 13 for review of our allowance for credit losses, and Slide 14 for a review of our other asset quality metrics. At March 31, our allowance for credit losses totaled $557 million, or 1.55% of loans held for investment, compared to $358 million, 1.03% as of December 31, 2019. Quarter-over-quarter, the loan reserve increased by $199 million, including $125 million from the adoption of the new current expected credit loss model, or CECL accounting standard on January 1, which increased the reserve coverage on loans to 137, up from 103. During the first quarter of 2020, we booked a $74 million provision for credit losses, which increased reserve coverage to $155 million reflecting the deteriorating macroeconomic conditions and outlook as a result of the COVID-19 pandemic. We attribute 77% of sufficient expense in the first quarter reserve belt, and 23% to the $1.1 billion net loan growth in the quarter. The Moody's economic scenarios inform the three models we used to calculate our CECL reserves, and as of March 31, our reserve reflects our best estimate of the future economic environment and our expected losses for remaining loans. Furthermore, given the strength of our capital and pre-tax pre-provision earnings levels, we have the capacity to manage any losses that might be above the level of allowance as of March 31, 2020. Turning to Slide 14, you can see that outside from the increase to the reserve in the first quarter, the impact of the pandemic crisis is not yet evident in our other asset quality metrics as of March 31, 2020, and they remain strong. Net charge-offs in the first quarter were a low $900,000, resulting in a net charge-off ratio of 1 basis point of average loans annualized. During the quarter, gross charge-offs of $13 million, primarily from C&I loans were almost entirely offset by recoveries. C&I charge-offs in the first quarter were primarily from our oil and gas portfolio on loans previously identified as substandard, which had been reserved for in full as of December 31, 2019. The criticized to total loans ratio was 278 as of March 31, ticking down by 3 basis points from 281 as of December 31, 2019. The classified loan ratio decreased to 125 of total loans as of March 31, down by 7 basis points from 132 as of year-end. Non-performing assets as of March 31, 2020 were $151 million or 33 basis points of total assets, compared to 27 basis points of total assets as of December 31, 2019. During the quarter, REO assets increased by $19 million as we took possession of a retail commercial real estate property located in Southern California after over a decade of litigation. Now moving to Slide 15, for discussion of deposits. Total deposits grew to a record $38.7 billion as of March 31, 2020, an increase of $1.4 billion or 15% linked-quarter annualized. Average deposits of $37.5 billion grew $64 million, a 1% linked-quarter annualized. Average deposit growth for the first quarter primarily came from money market and interest-bearing demand accounts, offset by a decrease in interest-bearing checking. In the second quarter, our funding costs will continue to benefit from the repricing of maturing time deposits. As of March 31, 2020, we have $3.6 billion in time deposits maturing in the second quarter at a weighted average rate of 1.53. The third quarter of 2020, we have another $2 billion maturing at a weighted average rate of 1.57, followed by $1.4 billion maturing in the fourth quarter at a weighted average rate of 1.44. For context, we originated and renewed $700 million of time deposits month-to-date in April at a rate of 40 basis points compared to $1.6 billion in March at a rate of 83 basis points, and $1.5 billion in February at a rate of 121 basis points. The month-over-month decline in time deposits reflects the changes we have made to our deposit pricing resulting from the 150 basis points of Fed funds rate cuts in March. And now moving on to a discussion of our income statement, starting with Slide 16. We will review the components of the income statement in subsequent slides as well. The effective tax rate was 12% in the first quarter, compared to 14% in the fourth quarter. Weighted average diluted shares decreased by 1% due to share repurchase activities during the first quarter. Given the current volatility and uncertainty about the length of time that the COVID-19 crisis will last, and the consequent widespread and sustained impact to the economy, we will be suspending the publishing of our 2020 full year management outlook. With that said, with our strong capital position, strong allowance for credit losses, combined with proactive management to minimize credit exposures and to control operating expenses, we are confident that we will emerge from this crisis stronger than ever. Once we have more visibility, we will resume guidance. On Slides 17 and 18, we will review our net interest income and net interest margin. First quarter 2020 net interest income of $363 million decreased by 1% linked-quarter. The first quarter net interest margin was $344 million, a contraction of 3 basis points from the prior quarter. Against the backdrop of materially lower interest rates during the first quarter, declines in earning asset yields were largely offset by decreases in the cost of funds. The quarter-over-quarter change in our net interest margin is as follows: 11 basis points decrease from lower loan yields, including fees, recoveries, and discounts; 1 basis point decrease from lower yields on other earning assets; a 3 basis point decrease from balance sheet mix shift, all of which were partially offset by a 12 basis points increase from lower funding costs. Continuing to Slide 18, the average loan yield in the first quarter was 4.71, down 20 basis points from the prior quarter. Month-over-month between March and February 2020, the monthly average single-family residential loan yield was essentially unchanged, while the monthly average commercial and industrial loan yield compressed by about 30 basis points, and commercial real estate by about 50 basis points. As of March 31, fixed-rate loans and hybrid loans, still in their fixed period, accounted for 31% of our total loans. 34% of our loans were linked to one month and three month LIBOR rates, and 29% were tied to the prime rate. The average cost of deposits for the first quarter of 2020 decreased by 12 basis points quarter-over-quarter to 82 basis points, and the average cost of interest-bearing deposits decreased by 17 basis points to 117 basis points. As of March 31, 2020, our end of period cost of total deposits was 58 basis points, down 28 basis points from February 29. Month-to-date, as of April 21, our cost of total deposits decreased another 7 basis points to 51 basis points. As of March 31, 2020, our end of period cost of interest-bearing deposits was 84 basis points, down 39 basis points from February 29. Month-to-date, as of April 21, our cost of interest-bearing deposits further decreased by 6 basis points to 78 basis points. Now turning to Slide 19; total non-interest income in the first quarter was $54 million, a decrease of 14% compared to $63 million in the fourth quarter. The driver of the quarter-over-quarter decrease was a negative $7 million credit valuation adjustment largely related to customer interest rate swaps, resulting from the movement of rates as of March 31, 2020, compared to December 31, 2019. Fee income and net gains on sales of loans of $54.4 million in the first quarter were up $2 million or 4% from the fourth quarter. Customer-driven interest rate contract revenue was stable quarter-over-quarter at $14 million. In other fee income categories, quarter-over-quarter foreign exchange income of $8 million increased by $2 million, wealth management fees of $5 million increased by $1 million, and lending fees of $16 million decreased by $1.5 million. Moving on to Slide 20; first quarter non-interest expense was $179 million, a decrease of 7% linked-quarter and 4% year-over-year. Excluding the amortization of tax credit and investments and CDI, our adjusted non-interest expense was $161 million in the first quarter, a decrease of 3% quarter-over-quarter and flat year-over-year. The largest linked-quarter change was a decrease in other operating expense resulting from lower travel expenses, advertising, and promotions. First quarter compensation and employee benefits expense was $102 million, an increase of 1% quarter-over-quarter due to seasonally high payroll expenses in the first quarter, and essentially flat year-over-year. Our first quarter adjusted efficiency ratio was 38.5%. With that, I will now turn the call back over to Dominic for closing remarks.

Thank you, Irene. For more than four decades, East West has weathered various credit cycles and macroeconomic environments, emerging stronger on the other side every single time. I believe that with our strong capital, liquidity position, and our loyal customer base, we're entering this cycle from a position of strength. During these unprecedented times, we continue to be focused on the most important task at hand for us: helping our customers navigate the challenges ahead so that they can thrive when this crisis is resolved. I've never been more proud of our associates for going above and beyond in demonstrating our East West culture and values, and I wish to thank all of them for their dedication and commitment. I will now open the call to questions.

Thank you. We will now begin the question-and-answer session. Our first question today will come from Ebrahim Poonawala. Please, go ahead with your question.

Good morning.

Good morning.

I wanted to discuss credit regarding capital expense and earnings power. At the end of the quarter, the loan loss reserves were at 1.55, and I would like to know more about that figure. I believe you mentioned Moody's scenarios were significant in updating the CECL reserves. What assumptions are reflected in the 1.55 reserve regarding the shape of the recovery and your loss rates? Additionally, Dominic, I would appreciate some insights on the energy and entertainment books, as there seems to be a higher level of concern about potential losses in those areas.

So Ebrahim, I'll start with our allowance methodology for East West. We utilized Moody's for our stress test, which evolved with CECL. The scenarios and models we used to develop our 331 CECL reserve were based on Moody's publication from 327. The shape of that reserve is somewhat U-shaped. We'll continue to monitor this, and as I mentioned earlier, we have three different models for CRE, C&I, and single-family. With the Moody's scenarios as a basis, we've also incorporated our loss experience and other factors to ensure we have adequately reserved for any risks we observe.

So on the question of which portfolio you would like me to highlight again?

So it's two things. With the C&I book, I mentioned energy and entertainment. If there is anything else that you're particularly concerned about, Dominic, that would be great.

Okay, so energy and entertainment, double E. Okay. What I will start with, just with the energy. We shared with you earlier about we have $1.4 billion of our energy loans outstanding. The vast majority of them are the EMP reserve lending, which obviously we were very much focused on doing more reserve lending because if you look back several years ago, reserve lending was high collateral value, tended not to have as much losses and the losses that happened a few years ago, mainly in oil services and some of the downstream and so forth. But in this cycle, things are a little bit different. Obviously, we see what the price tag looks like now, what's happening on a weekly basis, we checked out on the oil and gas prices, they obviously do not look very good, even for the EMP production loans. But yes, I said earlier, the majority of our customers do have hedges in place, and for 2020, some of them even extend beyond 2021. We'll see how much of this price depression will continue. I mean, it has lingered on well beyond 2020. Obviously, many oil and gas loans, like many other banks will have these challenges, which is temporary for a few months, and then somehow it comes back stronger again or for whatever reason, there are any kind of government stimulus program that potentially can support it, that would change the dynamic. We don't know at this point. So all we can do is that, with the best estimate and being a little bit more conservative and provide as much reserve as we feel is necessary, and that's why we set aside 8% for this portfolio. Moving on to entertainment; I feel very comfortable with the entertainment portfolio today. When we first started, eight, nine years ago, many of our entertainment loans were for theatrical release production financing, well collateralized by foreign distribution rights, tax credits and so forth. Today, most of our lending, when it comes to content development production or for streaming goes to Netflix, to Amazon, Apple, etc. In fact, our entertainment lending in China are predominantly to streaming; television production, and internet streaming companies, contracts and so forth. So we do not have much exposure at all, we have no exposure to theaters, we have very, very few exposure with movies, and even with the movies, they are fully collateralized and already have completed with distribution rights and tax credits and so forth all available. So we feel that currently we're in a pretty good shape when it comes to entertainment business. So, anything else that you would have any concerns that you would like to ask in terms of the C&I portfolio?

Irene, could you provide an update on the expected level of reserve bill from here? Thank you for addressing the questions.

Yes. Ebrahim, I believe that this is the key question of the earnings season for us and for other banks. At this moment, we don't have sufficient clarity to provide any guidance or range. Our priority is to ensure that we are reserving the correct amounts based on the risks in our portfolio, and we will assess this as we move forward. As the quarter progresses, we will continue to review our portfolio to determine what is appropriate and account for the amounts we believe are necessary.

Thank you. Our next question will come from Ken Zerbe of Morgan Stanley. Please, go ahead with your question.

Great, thanks. Good morning. I certainly appreciate all the new information that you've given us, especially on Slide 18, in terms of what's sort of your current rates. But is there a way you can just sort of combine all this for us? I know you're not giving guidance necessarily. But if we kind of strip out the PPP program and just really look at the core portfolio, how do you envision sort of the net impact of all the deposit and asset changes in terms of your net interest margin going into the second quarter?

Well, I want to clarify the impact of PPP wasn't in for the first quarter. So that will be now really a new development for the second quarter. Certainly, with kind of where the fed funds rates are and also longer-term rates, we do expect that the margin and the loan yields will come down. We're doing our best to make sure, on the funding side and on the deposit side, we're lowering rates. That's why we've provided all that transparency, Ken, about the CDs as well, and we're pricing downward of that.

The second quarter also will be an unusual quarter because we already booked $1.5 billion of C&I loans through the PPP program. So it is not usually a normal quarter. I mean, once the second program started, we start booking some again. And so clearly, I wouldn't count that as our normal way of originating C&I loans.

I don't think we had in our prepared remarks, so I'll just share that the processing fee income that we expect from the $1.5 billion that we booked is about $40 million.

Our next question will come from Michael Young of SunTrust. Please go ahead with your question.

Hey, thanks for taking the question. Wanted to just ask on the expense side, obviously good operating efficiency again. But as revenue maybe falls, depending on the PPP program, should we expect that same level of efficiency going forward? And were there any kind of one-time expenses or true-ups this quarter that may not repeat going forward?

Yes, so the efficiency ratio will certainly be a function of the revenue number. When we look at the actual expense during the quarter, I would say there isn't anything that unusual. We are doing our jobs as a management team to ensure that we're looking at all the expenses very carefully. In any environment, we do that, but certainly now. First quarter, there's always some seasonality with payroll costs. So that's a probably about $3 million increase in first quarter. But year-over-year, pretty comparable.

Our next question will come from Jared Shaw of Wells Fargo Securities. Please go ahead with your question.

Hi, good morning.

Good morning, Jared. Regarding growth, we saw strong growth in Commercial and Industrial this quarter, along with the addition of PPP loans and solid Single-Family Residential growth. Can we assume that this growth in Commercial and Industrial is more sustainable? This seems different from recent quarters, where there was a shift away from Commercial and Industrial. Is this increase due to higher utilization resulting from COVID, or do you believe it represents sustainable growth at this point?

The PPP is expected to impact the second quarter positively, contributing to strong growth in C&I. In the first quarter, higher utilization played a significant role in our C&I growth. We've also acquired new customers from other banks and worked on new deals in January and February. However, for March, most of the growth can be attributed to increased utilization from our customers, particularly private equity funds looking to draw more from their commitments. These trends are consistent with what other banks are experiencing.

Our next question will come from Chris McGratty of KBW. Please go ahead with your question.

All right, great. Thanks. Good morning.

Good morning, Chris.

How you doing? I want to come back to the prior question on the margin, just to make sure I'm conceptually thinking about it. If we exclude the impact of PPP, my memory serves me, and correct me if I'm wrong, that each cut by the fed was around 10 basis points to 15 basis points. So with six cuts, some pretty meaningful potential offsets. And I know you guys are being aggressive on the deposits. But is that the right way to think? I'm just trying to get a sense of how much of the loan yields have yet to re-price, given the dynamic with fed funds and floors. And so maybe if you could just open up about that, that'd be great.

Yes. Normally, we provide a breakdown of our loan book by index and the amount that is fixed as part of our investor relations materials, and we can share that with you later. This information is not included in our earnings release deck this quarter, but the composition hasn't really changed. A significant majority of our C&I loans and also our CRE loans have re-priced at the end of the quarter. When we consider where the opportunities lie, there is a slight change. Additionally, due to the market volatility and the interest rates, we've taken advantage by entering into some lower-cost fixed-rate swaps to help reduce our funding costs. We've implemented strategies to capitalize on the market dislocation, particularly regarding funding. To build on my earlier remarks, I believe our main opportunity lies in our ability to lower costs more quickly. Looking at the numbers, excluding PPP, we believe our margin can exceed 3% due to our ability to decrease deposit costs, and we expect to outperform by roughly 10 basis points over 25 rate cuts.

Our next question will come from Brock Vandervliet. Please go ahead with your question.

Thank you very much. Good morning. I just want to follow up on an earlier question regarding expenses. Do you see this situation as just a temporary issue, or do you think it might be more permanent and require a deeper examination of expenses?

Well, I think that no one really knows the outcome of this pandemic. That's why most banks are not providing guidance, as we are unclear about how it will evolve. Will we be at home for another month, or could it stretch to three months? When the economy does recover, will it be a V-shaped or U-shaped rebound? Some industries may struggle to recover due to changes in lifestyle and there are numerous questions that need to be addressed. Additionally, we don’t know how the economy will return post-pandemic. We have insights from China since our Greater China team began addressing the pandemic in late January, when the entire country was essentially in lockdown for an extended period. We observed that factory workers are returning to work and banking is more or less resuming normal operations, but some sectors are still faring worse than others. Therefore, we need to carefully watch what unfolds in the U.S. since conditions here will differ from those in China. At this point, I believe you can be confident that East West has always taken proactive steps in managing our business. We feel it is necessary to implement a more aggressive reduction of expenses. We will be actively monitoring the situation. If we determine that the current conditions are uncertain, whether temporary or permanent, it would be prudent to start reducing infrastructure that could harm our long-term growth opportunities. While we remain agile and able to respond quickly, our focus is on sustainable, profitable growth over the long term rather than seeking short-term quarterly results. That's the approach we will continue to take, closely observing the situation daily and weekly to decide on our actions.

Our next question will come from Lana Chan of BMO. Please go ahead with your question.

Hi, good morning. I wanted to see if you could give us how much of your loans have had payment deferral so far.

Sure, Lana. If I look at the numbers here, I’ll start with commercial and industrial loans, as well as commercial real estate loans. As of March 31, the actual modifications and forbearances were relatively low, around $80 million. As of today, that amount has likely doubled to $160 million. Additionally, beyond the $160 million, there is probably another $400 million in loans where we’re having discussions with borrowers seeking modifications. In March, we aimed to support our business customers, especially small businesses affected by the shutdowns and the chaotic environment at that time. We provided accommodations primarily to assist them during that tumultuous period rather than out of concern about cash flow. Therefore, those numbers are somewhat higher, but it was a short-term measure. On the single-family side, we have been operating in states with various programs from governors regarding modifications. As of March 31, the total amount of deferred payments was about $7 million on a balance of approximately $400 million. I don’t have the specific figure today, but those numbers have certainly increased since then.

Our next question comes from Gary Tennor of D.A. Davidson. Please go ahead with your question.

Thanks, good morning. I'm just wondering if you could just talk about how you're planning to fund the PPP loans. Will it be through balance sheet liquidity or through one of the programs?

Yes. Currently, we have strong deposits and are funding the PPP program with our available liquidity. We expect that we will file the necessary paperwork and plan to pledge those loans to utilize the PPPL program for part of the funding.

Our next question comes from David Chiaverini of Wedbush. Please go ahead with your question.

Hi, thanks. So I had a follow up on Slide 18, where you provided the spot rates on deposits. I was wondering if you could provide the spot rate on loans. And then I had a follow up on the loan modifications and deferrals. How far out are you going? Are you doing three months? And are you willing to go further if the lockdowns persist?

So I'll start with the forbearances and the modifications for single family. Most of the ones that we have done are three, and we'll roll that forward to another three if the borrowers need it. On the commercial side, it varies much more so. But at this point in time, I don't think we've done any modifications or have any plans to that are beyond six months. Certainly, if the customer needs it, if the environment is very different, we will extend that out. And we're very flexible as far as from the perspective of what we need to do to limit our lost content. On the spot rate of the loans as of April 21, I don't believe I have that information in front of me, David. Julianna and I can get that for you after the call.

I want to add also for these single-family mortgages, because the LTV is so low, as I highlighted earlier, that we actually only have 6% of our customers in the single-family mortgage portfolios that have more than 60% LTV. So it's actually quite comfortable to make any kind of payment deferral arrangement because if we tack on these additional deferrals, and the LTV would still be extraordinarily low, so the loss likelihood is zero. And we have very, very similar situations for our commercial real estate, obviously, with a very, very low LTV again, all across the board. Again, any kind of deferral, if we need to make, it really doesn't make any difference in terms of potential losses going forward. So we are very, very comfortable about working with these customers to help them on this temporary transition. And frankly, many of our commercial customers, let's say in the hotels, hospitality, and restaurant business, do get PPP so that they will be able to get by with the PPP funding for the next two months or so. So hopefully, they will not even need to get much help from us. We'll see.

Our next question comes from Dave Rochester of Compass Point. Please go ahead with your question.

Hey. Good morning, guys.

Good morning, Dave.

I appreciated all the color on some of the social distancing exposures in the deck. Was just wondering if you had your total for leveraged loans as well. And just to follow up on energy credit, how far along are you guys in that spring redetermination process, and how much are you seeing those lines come in as a part of that, and where's your price deck now? Thanks.

So, Dave, I'll start with the leveraged lending exposure. As of March 31, we had about $1 billion in leveraged lending. And historically, and kind of related to that, we've had a Term B portfolio, and that, as of March 31, was $960 million. Obviously, the leverage lending of the Term B portfolio correlate quite a bit together. On the energy loans and kind of the spring redetermination, we've started that process, from our conversations and the feedback we're getting from the team and the evaluation that we're doing, about 20% in. Some of those lines certainly have been cut, and we expect that that will continue.

Our final question today comes from Lana Chan, as a follow-up, with BMO. Please go ahead with your question.

Hi, thank you. Just wanted to follow up with the follow-up plans for continuing with the stock buyback, given the COVID situation.

Well, we obviously have plenty of capital, in fact. And so finally, I think in early March, we made the announcement of the buyback program. Didn't last long because by the time we got through less than two weeks, this earnings period coming soon, so we were in the dark period and then wasn't able to execute. But in the meantime, right around the same time, we all get locked down and sit at home. So from that perspective, I think that we will continue to evaluate with our Board. I mean, we already got the authorization of $500 million. We have only used up hundreds of millions. We still have plenty of capital. But at this stage right now, we will continue to evaluate. And then as feel that the stock price is at the level that warrants for us to potentially do more buyback, we will definitely consider that. And so we'll just take it week-by-week, and then look at the market conditions, and then go from there. I think the beauty is that we have the ability to do it, and we have plenty of capital to do it. But we also don't have to do it because our profitability is still pretty strong right now.

This concludes our question-and-answer session. I would now like to turn the conference back over to Dominic for any closing remarks.

Once again, I want to thank every one of you for getting on the call. It's really a challenging time for a lot of people, due to the pandemic that's going on and affecting people's lives. And we hope that in July, when we have our calls, everything gets back a little bit more normal. Hopefully, at that time, we'll have a much more positive conversation we can talk about. Looking forward to talking to all of you in July. Thank you.

The conference has now concluded. Thank you very much for attending today's presentation. You may now disconnect.