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CHAPTER 17
Accounting for Leases
LEARNING OBJECTIVES
17-1. Apply the criteria for lessors for classifying leases as finance (capital) or operating
leases, and apply the appropriate accounting method.
17-2. Analyze a lease to determine the present value of lease payments, the interest rate
implicit in the lease, and the lease payments required from the lessee.
17-3. Apply the appropriate accounting method for lessees’ right-of-use assets.
17-4. Analyze a lease to determine whether practical expedients are available to lessees and,
if available, apply the appropriate accounting methods.
17-5. Apply the presentation and disclosure requirements applicable to leases.
17-6. Describe the nature of sale and leaseback transactions and account for these
transactions.
OVERALL APPROACH
IAS 17 – Leases, the predecessor standard for leasing, was for entities to report the
economic substance of lease transactions rather than their legal form on their financial
statements. There was a concern that lessees could classify leases as operating leases,
thereby keeping a considerable portion of their assets and corresponding liabilities off-
balance-sheet. The IASB addressed this concern and substantively revised the leasing
This chapter begins with the underlying economics of leasing—the costs and benefits of
leasing arrangements. This foundation is important for two reasons. First, the costs and
benefits of leasing vary with the extent of the transfer of risks and rewards, which is the
main criterion for the classification of leases for accounting purposes. Second, it helps
students to see the larger picture rather than focus narrowly on the short-term financial
statement outcomes. They will then be able to make better decisions when they move into
the business world. This approach necessarily requires integrated discussions of the lessor
and lessee. It is detrimental to students’ understanding to treat each side of the lease in
completely separate discussions because a lease is a negotiated agreement between two
parties.
KEY POINTS
Economics of leasing: From the lessee’s perspective, leases offer a number of benefits
(separate from the accounting outcomes), but these benefits are significantly offset by the
agency cost of leasing, which relates to the threshold concept of information asymmetry
introduced in Chapter 1. The separation of ownership and control of the leased asset
creates a moral hazard, a cost that must ultimately be factored into the lease payments by
the lessor.
Relating to the last factor, the shorter is the lease relative to the asset’s total useful life,
the greater is this cost. Students must, therefore, bear in mind that shortening the lease
term (e.g., to obtain operating lease treatment) will have real cash flow consequences in
the form of higher lease payments.
It is important to demonstrate how a lessor would go about pricing a lease. The lessor
must determine the stream of lease payments that would allow it to obtain its required
rate of return on the cost of the asset. This exercise can be turned around to show how
one can determine the interest rate implicit in the lease. The “Solver” tool in Excel is
useful for this purpose (see Exhibit 17-3, p. 845). Without this demonstration, students
will not know what is meant to “infer” the implicit rate, which is the “discount rate at
which the sum of discounted cash flows from the lease expected by the lessor (including
any residual value) equals the fair value of the leased asset plus any indirect costs of the
lessor” (p. 844).
Additional indicators of whether there is such a transfer also use general terms with no
quantitative guideline in IFRS 16, while ASPE uses specific quantitative guidelines.
These indicators include whether: there is transfer of ownership or bargain purchase
option (BPO); the lease covers a “major part” of the asset’s economic life; the present
value of minimum lease payments (MLP) comprises “substantially all” of the fair value
of the leased asset. Land leases consider only the first of these three criteria. ASPE
provides quantitative guidelines for the latter two criteria: 75% of the asset’s life and 90%
of MLP. There are a number of other indicators of the transfer of risks and rewards
enumerated in IFRS 16. However, it is important to bear in mind that these indicators are
only support for the overall judgment as to whether there is a transfer of substantially all
the risks and rewards of ownership.
Exhibit 17-4 (p. 846) summarizes the accounting required at each of the three stages of a
lease (at the start, during, and at the end) from the lessor’s perspective.
Accounting for the lease payments for the lease receivable requires a lease amortization
schedule, such as that shown in Exhibit 17-14a (p. 861).
In the earlier discussion of lease classification, some students may have wondered why
the accounting standards use guidelines that are substantially lower than 100% and terms
such as “major part” (i.e., why do the standards try to classify more leases as finance
leases?). The answer relates to economic consequences of accounting choice from
Chapter 1 and the quality of earnings from Chapter 3. Since lessees generally prefer
operating lease treatment, they will use their discretion to try to obtain that treatment. At
management’s discretion are judgments about the expected useful life and fair value of
the leased asset; overstatements of these two variables will result in a lease having lower
percentages of the useful life and MLP. Furthermore, useful lives involve estimates about
the future, which is inherently uncertain, while fair values are estimates about the asset
today, so the difference in management’s ability to exaggerate useful lives and MLPs
helps to explain why the former uses “major part” and 75% while the latter uses
“substantially all” and 90%.
Presentation and disclosure of leases – lessor: The lessor needs to determine the current
and non-current portions of its lease receivables as the two parts must be reported
separately on the company’s statement of financial position.
Accounting for leases – lessee: IFRS 16 requires the lessee to account for the lease
contract in the same manner irrespective of whether the lessor accounts for the lease as an
operating lease or finance lease. Lessees must employ a capitalization approach in which
they recognize a right-of-use asset and a lease liability for virtually all leases. The IASB
did provide limited exceptions referred to as practical expedients, which permit lessees
to adopt simplified rules of accounting for leases.
Presentation and disclosure of leases – lessee: The presentation of leases requires some
attention because the lessee must split the lease between current and non-current
liabilities. For a finance lease, the current amount is the amount of principal due within a
year, and past interest accrued but not yet paid.
Accounting for sale and leaseback transactions: A sale-leaseback looks like two separate
transactions but the same two parties are involved in the sale-purchase and subsequent
lease contract. Substance over form and the prevention of earning management result in
sale-leasebacks being essentially treated as a single composite transaction and the
deferral of any gains on sale because those gains could be artificial.
Regarding sale-leasebacks, note that the chapter has deliberately left out some details that
are contained in IFRS. In particular, according to IFRS 16, in a sale-leasebacks that is an
operating lease, if the sale price can be established to be at fair value (or less), any gains
or losses shall be recognized immediately. This treatment is sensible to the extent that the
transfer of ownership in the sale is more than the reverse transfer of risks and rewards in
the operating lease. However, allowing the recognition of gains in such cases creates
strong incentives for earnings management and managerial myopia achieved by selling
assets for accounting gains and leasing those assets back using operating leases.
Substantive differences between relevant IFRS and ASPE: One of the more confusing
issues for students is the treatment of residual values, because it surfaces in three
different places: (i) pricing of the lease or the calculation of the implicit rate; (ii) lease
classification; and (iii) lease amortization schedule. When a lessee guarantees the residual
value, it is clear that the residual value should be included in all three places. It is the
unguaranteed residual value (URV) that creates the problems for students. Lessors
include unguaranteed residuals values in (i) and (iii) but not (ii). Lessees include
unguaranteed residuals values only in (i).
The lessor must include both cash flows expected from the current lessee and any cash
flows from later rentals or the sale of the asset after the end of the current lease.
Therefore, the lessor must include the URV in setting the price. The example of a hotel
room is useful here: if the hotel owner excludes the URV, then the hotel room price
would be astronomically high to cover the cost of the room in a single rental. The pricing
of the lease involves contracting/negotiation between the lessor and lessee, so both sides
use the same figures.
Lease amortization schedules will differ for the lessor and lessee when the leased asset
has an unguaranteed residual value. The rationale is that the lessor will have the asset at
the end of the lease, so the amortization schedule needs to arrive at that expected value at
the end of the lease; in contrast, the lessee has no further obligations at the end of the
lease, so the lease amortization schedule needs to arrive a zero at the end.
Case 1 is a simulated company whose bank has expressed concerns about DLI’s financial
position. In an effort to alleviate these concerns, the president of DLI is considering a
sale-leaseback transaction to improve the financial statements. Students must analyze the
financial statement consequences of the proposed transaction and recommend whether
DLI should undertake the transactions.
Case 2 is broader in scope than Case 1. PDQ is considering two alternative leasing
arrangements to increase the size of its truck fleet. Management is concerned (perhaps
unjustifiably) about investors’ perception of the company’s leverage. In their analyses
and recommendations, students should consider not only the financial statement
implications, but also the net present value (NPV) of the two options and the likelihood
that investors will be able to see the substance of the transactions regardless of the form
of presentation on the financial statements.
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