Advanced Leasing Concepts ACCTG 305 LEARNING OBJECTIVES 1. 2. 3. 4. 5. 6. 7. Understand the key terms in lease accounting guidance Understand the accounting issues faced by the asset owner (lessor) and the asset user (lessee) in recording a lease transaction. Outline the types of contractual provisions typically included in lease agreements. Apply the lease classification criteria in order to distinguish between capital and operating leases. Properly account for both capital and operating leases from the standpoint of the lessee (asset user). Properly account for both capital and operating leases from the standpoint of the lessor (asset owner). Prepare and interpret the lease disclosures required of both lessors and lessees. 15-2 Introduction • A lease is a contract specifying the terms under which the owner of property, the lessor, transfers the right to use the property to a lessee. • A major challenge for the accounting profession has been to establish standards that prevent companies from using the legal form of a lease to avoid recognizing future payment obligations as a liability. 15-3 Economic Advantages to Leasing Over Purchasing For the Lessee 1. No down payment 2. Avoid risks of ownership 3. Flexibility For the Lessor 1. Increased sales 2. Ongoing business relationship with lessee 3. Residual value retained 15-4 Simple Example • • • Owner Company owns a piece of equipment with a market value of $10,000 and an estimated useful life of five years. User Company wishes to acquire the equipment. User Company can borrow $10,000 from the bank at 10% interest. Payments for principal and interest would be five equal annual installments of $2,638. (continued) 15-5 Simple Example • Alternatively, User Company can lease the equipment from Owner Company for five years and make five annual “rental” payments of $2,638. • User will still use the equipment for five years and will still make payments of $2,638 per year. • The primary difference is that now Owner is not just selling the equipment but is also substituting for the bank in providing financing. (continued) 15-6 Simple Example On the date the lease is signed, should Owner Company recognize an equipment sale? The key accounting issues for the lessor are: • Has effective ownership of the equipment been passed from Owner to User? • Is the transaction complete, meaning does Owner have any significant responsibilities remaining in regard to the equipment? • Is Owner Company reasonably certain the five annual payments can be collected from User Company? (continued) 15-7 Simple Example • • Question: On the date the lease is signed, should User recognize the lease equipment as an asset and the obligation to make the lease payment as a liability? Answer: The answer hinges on whether effective ownership, as opposed to legal ownership, of the equipment changes hands when Owner and User sign the lease agreement. (continued) 15-8 Simple Example • The economic substance of the lease is that the lease signing is equivalent to the transfer of effective ownership, and the fact that Owner retains legal title of the equipment during the lease period is a mere technicality. 15-9 Capital vs. Operating Lease • • Capital leases are accounted for as if the lease agreement transfers ownership of the asset from the lessor to lessee. Operating leases are accounted for as rental agreements, with no transfer of effective ownership associated with the lease. 15-10 Why Leasing Over Purchasing? • Keeping the asset off the balance sheet improves financial ratio measures of efficiency. • Keeping the liability off the balance sheet improves measures of leverage. • For companies that lease a large portion of the assets they use, the accounting standards associated with leasing are the most critical standards that they apply. 15-11 Key Lease Provisions Cancellation Provisions • Some leases are noncancelable, meaning that these lease contracts are cancelable only on the outcome of some remote contingency or that the cancellation provisions and penalties of these leases are so costly to the lessee that cancellation will not occur. • All cancelable leases are accounting for as operating leases. • Some, but not all noncancelable leases are accounted for as capital leases. 15-13 Bargain Purchase Option • • • If the specified purchase option price is expected to be considerably less than the fair value at the date the purchase option may be exercised, the option is called a bargain purchase option. By definition, a bargain purchase option is one that is expected to be exercised. Noncancelable leases with BPO are accounted for as capital leases. 15-14 Lease Term • • • The lease term is the time period from the beginning to the end of the lease. The beginning of the lease term occurs when the leased property is transferred to the lessee. The end of the lease term is more flexible because many leases include provisions allowing the lessee to extend the lease period. (continued) 15-15 Lease Term • • The end of the lease term is at the end of the fixed noncancelable lease period plus all renewal option periods that are likely to be exercised. A bargain renewal option is one with such an attractive lease rate, or other favorable provision, that at the inception of the lease, it is likely that the lease will be renewed beyond the fixed lease period. 15-16 Residual Value • • The market value of the leased property at the end of the lease term is referred to as its residual value. Some lease contracts require the lessee to guarantee a minimum residual value. If the market value falls below the guaranteed residual value, the lessee must pay the difference. (continued) 15-17 Residual Value • • If there is no bargain purchase option or guarantee of the residual value, the lessor reacquires the property. If the actual amount of the residual value is unknown until the end of the lease term, it must be estimated at the inception of the lease. The residual value under these circumstances is referred to as an unguaranteed residual value. 15-18 Minimum Lease Payments • The rental payments required over the lease term plus any amount to be paid for the residual value are referred to as the minimum lease payments. • Lease payments sometimes include charges for items such as insurance, maintenance, and taxes on the leased property. These are referred to as executory costs and they are not included as part of the minimum lease payment. (continued) 15-19 Minimum Lease Paymentsexample Dorney Leasing Co. owns and leases road equipment for three years at $3,000 per month. Included in the lease payment is $500 per month for executory costs to insure and maintain the equipment. At the end of the 3-year period, Dorney is guaranteed a residual value of $10,000 by the lessee. Question What are the total lease payments 15-20 Minimum Lease Paymentsexample (cont) Minimum lease payments: Rental payments exclusive of executory costs ($2,500 × 36) Guaranteed residual value Total minimum lease payments $ 90,000 10,000 $100,000 How did Dorney decide that a $2,500 monthly lease payment would be sufficient if 12% is the interest rate? 15-21 Implicit Interest Rate • The implicit interest rate is the rate used by the lessor in calculating the desired lease payment. • For purposes of computing the present value of the minimum lease payments, the lessee uses the lower of (i) the implicit interest rate used by the lessor and (ii) the lessee’s own incremental borrowing (continued) rate. 15-22 15-23 15-23 General Classification Criteria— Lessee and Lessor The four general criteria that apply to all leases for both the lessee and lessor relate to transfer of ownership, bargain purchase option, economic life, and fair value. 1. The lease transfers ownership of the leased asset to the lessee by the end of the lease term. 2. The lease contains a bargain purchase option making it reasonably assured that the property will be purchased by the lessee at a future date. (continued) 15-24 General Classification Criteria— Lessee and Lessor 3. The lease term is equal to 75% or more of the estimated economic life of the leased property. 4. The present value of the minimum lease payments at the beginning of the lease equals or exceeds 90% or more of the fair market value of the leased asset. 15-25 Revenue Recognition Criteria—Lessor In addition to meeting one of the four general criteria, a lease must meet two additional revenue recognition criteria to be classified by the lessor as a capital lease: 1. Collection of the minimum lease payments must be reasonably predictable. 2. Any unreimbursable costs yet to be incurred by the lessor under the terms of the lease are known or can be reasonably estimated at the lease inception date. 15-26 15-27 15-27 Accounting for Leases—Lessee • All leases as viewed by the lessee may be divided into two types: operating leases and capital leases. • If the lease meets any one of the four criteria, it is treated as a capital lease. Otherwise, it is an operating lease. (continued) 15-28 Accounting for Leases—Lessee • • Accounting for operating leases involves the recognition of rent expense over the term of the lease. Accounting for a capital lease essentially requires the lessee to report on the balance sheet the present value of the future lease payments, both as an asset and a liability. • The asset is amortized as though it had been purchased by the lessee. • The liability is reduced by payments, and accreted to present value 15-29 Accounting for Operating Lease—Lessee The lease terms for manufacturing equipment are $40,000 a year on a year-to-year basis. The entry to record the lease payment for the year would be as follows: Rent Expense Cash 40,000 40,000 15-30 Operating Leases with Varying Lease Payments • • The terms of the lease for an aircraft by International Airlines provide for payments of $150,000 a year for the first two years of the lease and $250,000 for each of the next three years. The total lease payments would be $1,050,000, or $210,000 a year on a straight-line basis. (continued) 15-31 Operating Leases with Varying Lease Payments The required entries in the first two years would be as follows: Rent Expense Cash Rent Payable 210,000 current liability 150,000 60,000 The entries for each of the last three years are as follows: Rent Expense Rent Payable Cash 210,000 40,000 250,000 15-32 Accounting for Capital Leases—Lessee Marshall Corporation—Lessee • Lease period: 5 years, beginning January 1, 2013. Noncancelable. • Rental amount: $65,000 per year payable annually in advance; includes $5,000 to cover executory costs. • Estimated economic life of equipment: 5 years. • Expected residual value of equipment at end of lease period: None. (continued) 15-33 Accounting for Capital Leases—Lessee Marshall Corp. Entries on January 1, 2013 Leased Equipment Obligations under Capital Leases To record the lease. Lease Expense Obligations under Capital Leases Cash To record the first lease payment (including executory costs of $5,000). 250,192 250,192 PMT = $60,000; N 5,000 = 5; I = 10% 60,000 65,000 (continued) 15-34 Accounting for Capital Leases—Lessee • The term lease expense is used to record the executory costs related to the leased equipment, such as insurance and taxes. • When a lease is capitalized, the asset is included on the balance sheet and written off over time. The word amortization, instead of depreciation, is typically used when describing the systematic expensing of the cost of a leased asset. (continued) 15-35 Accounting for Capital Leases—Lessee Marshall Corp. Entries on December 31, 2013 If normal company depreciation policy for this type of equipment is used, the amortization entry for 2013 is shown below: Amortization Expense on Leased Equipment Accumulated Amortization on Leased Equipment 50,038 $250,192/5 50,038 (continued) 15-36 (continued) 15-37 15-37 Accounting for Capital Leases—Lessee Entries on December 31, 2013 Prepaid Executory Costs Obligations under Capital Leases Interest Expense Cash 5,000 40,981 19,019 65,000 ($250,192 – $60,000) × 0.10 (continued) 15-38 Accounting for Capital Leases—Lessee The December 31, 2013, balance sheet of Marshall Corporation would include information concerning the leased equipment and related obligations. (continued) 15-39 Accounting for Capital Leases— Lessee • • As the amount of interest expense declines each period, the total expense will be reduced and, for the last two years, will be less than the $65,000 payments (See Slide 15-52). The total amount debited to expense over the life of the lease will be the same regardless of whether the lease is accounted for as an operating lease or a capital lease. (continued) 15-40 15-41 15-41 Accounting for Leases with a Bargain Purchase Option • • Frequently, the lessee is given the option of purchasing the property in the future at what appears to be a bargain price. The present value of the bargain purchase option is part of the minimum lease payments and should be included in the capitalized value of the lease. 15-42 Accounting for Leases with a Bargain Purchase Option Lessee • Lease period: 5 years, beginning January 1, 2013, noncancelable. • Rental amount: $65,000 per year payable annually in advance; includes $5,000 to cover executory costs. • Estimated economic life of equipment: 10 years. • Expected residual value of equipment at end of lease period: None. (continued) 15-43 Accounting for Leases with a Bargain Purchase Option • • These are the same facts as the previous illustration. However, we’ve added a bargain purchase option of $75,000 exercisable after five years. The economic life of the equipment is expected to be ten years. Notice that the present value of the bargain purchase amount of $75,000, or $46,569, increases the present value of the minimum lease payments. (continued) 15-44 Accounting for Leases with a Bargain Purchase Option Minimum Lease Payments Present value of five payments at the beginning of each year for five years: PMT = $60,000, N = 5, I = 10% $250,192 Present value of the bargain purchase option of $75,000 at the end of 5 years: 46,569 Present value of minimum lease payments $296,761 FV = $75,000, N = 5, I = 10% (continued) 15-45 (continued) 15-46 15-46 Accounting for Leases with a Bargain Purchase Option Entries on December 31, 2017 Obligations under Capital Leases Interest Expense Cash To record exercise of bargain purchase option. Equipment Accumulated Amortization on ($296,761/10) × 5 Leased Equipment Leased Equipment years 68,182 6,818 75,000 $68,182 × 10% 148,381 148,380 296,761 To transfer remaining balance in leased asset account to equipment. (continued) 15-47 Accounting for Leases with a Bargain Purchase Option If the equipment is not purchased and the lease is permitted to lapse, the following entry is required on December 31, 2017: Loss from Failure to Exercise Bargain Purchase Option Obligation under Capital Leases Interest Expense Accumulated Amortization on Leased Equipment Leased Equipment 73,381 68,182 6,818 148,380 296,761 15-48 Accounting for Purchase of Asset During Lease Term • • On December 31, 2015, rather than making the lease payment due, the lessee purchased the leased property in the Marshall Corporation example for $120,000. At that date, the remaining liability recorded on the lessee’s books is $114,545 and the net book value of the recorded leased asset is $100,078 [capitalized value of $250,192 less $150,114 amortization ($50,038 × 3)]. Question What would be the entries to record this sale 15-49 Accounting for Purchase of Asset During Lease Term Given the facts the entry to record the purchase on the lessee’s books would be as follows: Interest Expense Obligation under Capital Leases Equipment Accumulated Amortization on Leased Equipment Leased Equipment Cash 10,413 104,132 105,533 150,114 250,192 20,000 [$100,078 + ($120,000 – $114,545)] 15-50 Treatment of Leases on Lessee’s Statement of Cash Flows • Operating leases present no special problems to the lessee in preparing a statement of cash flows. • For capital leases by the lessee the amortization of leased assets would be treated the same as depreciation. • The portion of the cash payment allocated to interest expense would require no adjustment under the indirect method and would be reported as part of the cash payment for interest expense under the direct method. (continued) 15-51 Treatment of Leases on Lessee’s Statement of Cash Flows • For capitalized leases, the portion of the cash payment allocated to the lease liability would be reported as a financing outflow under either method. (continued) 15-52 15-53 15-53 Treatment of Leases on Lessee’s Statement of Cash Flows In addition, the supplemental disclosure to the statement of cash flows would include the following two lease-related items: • Significant noncash transaction: During 2013 the company leased equipment under a capital lease arrangement. The present value of the minimum future payments under the lease was $250,192 on the lease-signing date. • Cash paid for interest was $19,019. 15-56 Learning Objective 6 Properly account for both capital and operating leases from the standpoint of the lessor (asset owner). 15-57 Accounting for Leases—Lessor • • Direct financing leases involve a lessor who is primarily engaged in financing activities, such as a bank or finance company. The lessor views the lease as an investment. Sales-type leases involve manufacturers or dealers who use leases as a means of facilitating the marketing of their products. (continued) 15-58 Accounting for Leases—Lessor A sales-type lease generates two different types of revenue: 1) An immediate profit or loss, which is the difference between the cost of the property being leased and its sales price, or fair value, at the inception of the lease. 2) Interest revenue earned over time as the lessee makes the lease payments that pay off the lease obligation plus interest. 15-59 Initial Direct Costs • For either an operating, direct financing, or sales-type lease, a lessor may incur certain costs, referred to as initial direct costs, in connection with obtaining the lease. • These costs include the costs to negotiate the lease, perform the credit check on the lessee, and prepare the lease documents. Question What is the accounting for these costs? (continued) 15-60 15-61 15-61 Accounting for Operating Leases—Lessor Universal Leasing Co. (Lessor) Minimum payment (in advance) including $5,000 executory cost Lease period (beginning Jan. 1, 2013) Economic life of asset Estimated residual value at end of lease Implicit rate Incremental borrowing rate Cost to lessor Initial direct costs $65,000/year 5 years 10 years $0 10% 10% $400,000 $15,000 Question What is the journal entry to record the initiation of this lease (lessor) 15-62 Accounting for Operating Leases—Lessor Universal Leasing Co. (Lessor) The entries to record the payment of the initial direct costs and the receipt of the lease payment on January 1, 2013 would be as follows: Deferred Initial Direct Costs Cash 15,000 Cash Rent Revenue Executory Costs 65,000 15,000 60,000 5,000 (continued) 15-63 Accounting for Operating Leases—Lessor Universal Leasing Co. (Lessor) To record the amortization of direct costs over five years and the depreciation of equipment over ten years using the straight-line basis: Amortization of Initial Direct Costs Deferred Initial Direct Costs Depreciation Expense on Leased Equipment Accumulated Depreciation on Leased Equipment 3,000 3,000 40,000 40,000 15-64 Accounting for Direct Financing Leases Refer to Slides for details concerning Marshall Corporation’s leasing arrangement with Universal Leasing Company. The cost of the equipment to Universal was the same as the fair value, $250,192 and Equipment Purchased for Lease was charged when the equipment was acquired. Question What is the journal entry to record the initiation of this lease (lessor) 15-65 Accounting for Direct Financing Leases Receivable Recorded at Gross Amount To record initial lease on January 1, 2013: Lease Payments Receivable Equipment Purchased for Lease Unearned Interest Revenue 300,000 250,192 49,808 To record first payment on January 1, 2013: Cash Lease Payment Receivable Executory Costs 65,000 60,000 5,000 (continued) 15-66 (continued) 15-67 15-67 Accounting for Direct Financing Leases To record receipt of the second payment: Cash Lease Payment Receivable Deferred Executory Costs (a liability) Unearned Interest Revenue Interest Revenue (continued) 65,000 60,000 5,000 19,019 19,019 15-68 Accounting for Direct Financing Leases The asset portion of the balance sheet of the lessor at December 31, 2013, will report the lease receivable as follows: 15-69 Lessor Accounting for Direct Financing Leases with Residual Value • Assuming the same facts as the last illustration, except that the asset has a residual value at the end of the 5-year lease of $75,000. The cost to Universal Leasing Company was again the same as its fair value, $296,761. • The fair value in this example is different from the fair value in the previous example because, in the previous example, the asset was assumed to be worthless at the end of the lease term. Question What is the journal entry to record the initiation of this lease (lessor) 15-70 Lessor Accounting for Direct Financing Leases with Residual Value Receivable Recorded at Net Amount To record initial lease on January 1, 2013: Lease Payments Receivable Equipment Purchased for Lease 296,761 296,761 To record first payment on January 1, 2013: Cash Lease Payment Receivable Executory Costs 65,000 60,000 5,000 (continued) 15-71 Lessor Accounting for Direct Financing Leases with Residual Value To record payment on December 31, 2013: Cash Lease Payments Receivable Deferred Executory Cost Interest Revenue 65,000 36,324 5,000 23,676 To record recovery of the leased asset at the end of the lease term on December 31, 2015: Equipment Lease Payment Receivable Interest Revenue 75,000 68,182 6,818 15-72 Accounting for Sales-Type Leases— Lessor • • In a sales-type lease, an immediate profit or loss arises from the difference between the sales price of the leased property and the lessor’s cost to manufacture or purchase the asset. If there is. no difference between the sales price and the lessor’s cost, the lease is not a sales-type lease (continued) 15-73 Accounting for Sales-Type Leases— Lessor • The lessor will also recognize interest revenue over the lease term for the difference between the sales price and the gross amount of the minimum lease payments. (continued) 15-74 Accounting for Sales-Type Leases— Lessor (1) Minimum lease payments Financial Revenue (Interest) (2) Fair value of leased asset (3) Cost or carrying value of leased asset to lessor Manufacturer’s or Dealer’s Profit (Loss) (continued) 15-75 Accounting for Sales-Type Leases— Lessor American Manufacturing Co. (Lessor) Fair value of equipment Lease period (beginning Jan. 1, 2013) Economic life of asset Estimated residual value at end of lease Implicit rate PV of future lease payments Cost to lessor Direct costs incurred $250,192 5 years 10 years $0 10% $250,192 $160,000 $15,000 Question How much revenue is recorded at the initiation of the lease? How much interest income over the life of the lease? 15-76 Accounting for Sales-Type Leases— Lessor (1) Minimum lease payments: ($65,000 – $5,000) × 5 $300,000 (2) Fair value of equipment $250,192 (3) Cost of leased equipment to lessor, plus initial direct costs $175,000 $49,808 (Interest Revenue) $75,192 (Mfr.’s Profit) (continued) 15-77 Accounting for Sales-Type Leases— Lessor American Manufacturing Co. (Lessor) To record entries on January 1, 2013: Lease Payments Receivable Sales 250,192 Cost of Goods Sold Finished Goods Inventory Deferred Initial Direct Costs 175,000 Cash Lease Payments Receivable Executory Costs 65,000 250,192 160,000 15,000 60,000 5,000 15-78 Accounting for Sales-Type Leases— BPO or Guaranteed R/V • The minimum lease payments will include the following if they are part of the agreement: a lump sum (from a bargain purchase option) at the end of the lease term OR a guaranteed residual value. • The receivable is increased by the present value of the future payment, and sales are increased by the present value of the additional amount. (continued) 15-79 Accounting for Sales-Type Leases— BPO or Guaranteed R/V Using the data from Exhibit 15-5, American Manufacturing offers a bargain purchase option of $75,000 at the end of five years. (continued) 15-80 Accounting for Sales-Type Leases— BPO or Guaranteed R/V American Manufacturing Co. (Lessor) To record entries on January 1, 2013: Lease Payments Receivable Sales 296,761 Cost of Goods Sold Finished Goods Inventory Deferred Initial Direct Costs 175,000 Cash Lease Payments Receivable Executory Costs 65,000 296,761 160,000 15,000 60,000 5,000 15-81 Accounting for Sales-Type Leases— Unguaranteed Residual Value When a sales-type lease does not contain a bargain purchase option or a guaranteed residual value, but the economic life of the leased asset exceeds the lease term, the residual value will remain with the lessor. This is called an unguaranteed residual value. (continued) 15-82 Accounting for Sales-Type Leases— Unguaranteed Residual Value To record entries on January 1, 2013: Lease Payments Receivable Sales Cost of Goods Sold ($175,000 – $46,569) Finished Goods Inventory ($160,000 – $46,569) Deferred Initial Direct Costs Lease Payments Receivable Finished Goods Inventory 250,192 250,192 128,431 113,431 15,000 46,569 46,569 (continued) 15-83 Accounting for Sales-Type Leases— Unguaranteed Residual Value Gross profit on the transaction is the same regardless of whether the residual value is guaranteed or unguaranteed. 15-84 Third-Party Guarantees of Residual Value • When a lease is used to increase sales, the seller wants to account for the lease as a sales-type lease. • On the other hand, the buyer would prefer to account for the lease as an operating lease to keep the obligation off the balance sheet. • A third-party guarantee of residual value is a clever trick that companies have devised to get around accounting rules. How do they do it? (continued) 15-85 Third-Party Guarantees of Residual Value • The lessor includes a guaranteed residual value with • the calculation so that present value of the minimum lease payments meet the 90% of fair value criterion. This allows the lessor to treat the lease as a salestype lease. The lessee pays an insurance company or investment firm to guarantee the residual value. This allows the lessee to remove the guaranteed residual value from the calculation, dropping the amount below 90%. This allows the lessee to account for the lease as an operating lease. 15-86 SALE OF ASSET DURING LEASE TERM Sale of Asset During Lease Term If the leased asset in Exhibit 15-8 below is sold on December 31, 2015, for $140,000 before the $60,000 rental payment is made (the Lease Payments Receivable balance is $104,132)… (continued) 15-88 Sale of Asset During Lease Term …a gain of $25,455 would be reported. The following journal entry would be recorded on December 31, 2015, to record the sale: Cash Interest Revenue Lease Payments Receivable Gain on Sale of Leased Asset 140,000 10,413 104,132 25,455 15-89 15-90 15-90 ₵ Expanded Material $ 15-101 15-101 Learning Objective 9 Record a sales-leaseback transaction for both a seller-lessee and a purchaser-lessor. 15-102 Sale and leaseback transactions • Transactions involving real estate (meeting specific criteria) and assets other than real estate – Record the sale – Remove the asset and related liabilities from the balance sheet – Account for the leaseback – Recognition/deferral of any profit/loss on the sale is based on the significance of the leaseback to the sold asset – Any deferred profit or loss on sale is subsequently amortized • Transactions involving real estate not meeting specific criteria – Account for under either the financing or the deposit method Sale-Leaseback Transactions (Sale at a Gain) On January 1, 2013, Hopkins Inc. sells equipment having a carrying value of $750,000 to Ashcroft Co. for $950,000 and immediately leases back the equipment. Terms of the lease are: 1. The term of the lease is 10 years, noncancelable. A down payment of $200,000 is required plus equal lease payments of $107,107 at the beginning of each year. The implicit rate is 10%. (continued) 15-104 Sale-Leaseback Transactions (Sale at a Gain) 2. The equipment has a fair value of $950,000 and an expected life of 20 years. Straightline depreciation is used. 3. Hopkins has an option to renew the lease for $10,000 per year for 10 years, the rest of its economic life. Title passes at the end of the lease. Question What are the journal entries to record this transaction at the beginning and end of 2013: Lessee & Lessor 15-105 (continued) 15-106 15-106 Sale-Leaseback Transactions (Sale at a Gain) 15-107 Advanced Lease Topics 15-108 Ongoing monitoring of leases Ongoing monitoring of leases • Ongoing monitoring includes consideration of accounting consequences of: – Contractual changes to or renewal/extension of a lease which could: • Change whether a contract is or contains a lease • Be considered a lease modification • Be considered a lease termination – Entering into a sublease – Ceasing to use an asset under an operating lease – Impairment indicators for a capital lease asset (or related asset group) – A change in estimate Lease modification steps 1. Determine the type of lease modification • Renewal/extension beyond the original lease term • Changes in provisions (other than renewal/extension) 2. Determine whether the revised agreement is a new lease • Renewal/extension of lease term — All deemed to be “new leases” • Other changes — Perform classification test as of original lease inception date assuming new contractual terms were in effect – Change in classification — “new lease” – No change in classification — not a new lease 3. If new lease, perform classification test as of the lease modification date • Accounting for the revised lease is based on the classification of both the original lease and the new lease Lease modification scenario • Company A has a 10-year operating lease with a 5year renewal option – Accounting lease term at inception — 10 years (exercise of renewal option not reasonably assured at inception) • At the beginning of year 8, Company A exercises renewal option (new remaining lease term is 7 years) • Company A has an accrued rent balance of $100,000 at the beginning of year 8 • Let’s walk through the steps to assess this lease modification Lease modification scenario — steps • Is the change a lease modification? If so, what type of modification? – Lease modification due to a renewal or extension of the lease term • Does the change result in a new lease? – Yes, because the exercised renewal option extends lease term beyond term of original lease • Perform classification test at modification date – Use the minimum lease payments for the remaining 7-year lease term (years 8-15) and other factors determined as of the modification date (i.e., beginning of year 8) • If new lease is an operating lease, what is accounting treatment? Lease modification scenario — answer • No income statement or balance sheet effect as of the lease modification date • Company A updates the straight-line rental calculation as of the beginning of year 8 – Accrued rent balance of $100,000 should be amortized over the term of the new lease (years 8 through 15) Lease termination costs related to exit or disposal activities • Costs to terminate an operating lease before the end of the lease term – Determine appropriate accounting for a change — form of the contract is not determinative • Termination of lease and simultaneously entering into similar lease may be accounted for similar to a lease modification • A change that increases lease payments while shortening the lease term may be considered to include a termination payment – Liability recognized at the termination date – Measured at fair value • Reference: Leases FRD Sections 4.3.8, 4.3.10 Lease termination costs related to exit or disposal activities (cont.) • Costs that will continue to be incurred by a lessee under an operating lease without economic benefit – Recognized at “cease-use date” – Initially measured at fair value and based on: • Remaining lease payments • +/- the effects of any prepaid or deferred items recognized • Less estimated sublease rentals that could be reasonably obtained – Subsequently: • Accrete the liability and recognize expense (e.g., accretion expense) • Adjust liability for any change in cash flows using initial discount rate • Reference: Leases FRD Section 4.3.10 Overview of lessee involvement in asset construction • Lessee involvement in projects where a long-lived asset is constructed may result in sale and leaseback transactions – Could occur in build-to-suit transactions or other arrangements • ASC 840-40 contains specific rules, including a detailed “maximum guarantee test” and special provisions that can result in the lessee being deemed to have substantially all of the construction period risk – Lessee considered the accounting owner of the asset during construction – Deemed sale and leaseback occurs upon completion of construction Overview of lessee involvement in asset construction (cont.) • Applicable to real estate projects and projects involving assets other than real estate – Could apply to projects related to existing assets (e.g., redevelopment of a building) – Could apply to equipment (e.g., construction of a specialized marine asset) • Accounting can be very complex and therefore should be analyzed closely • Guidance does not apply to lessors • Reference: Leases FRD Section 10