Leases

Copyright © 2013 by The McGraw-Hill Companies, Inc. All rights reserved.

PowerPoint Authors:Susan Coomer Galbreath, Ph.D., CPACharles W. Caldwell, D.B.A., CMAJon A. Booker, Ph.D., CPA, CIACynthia J. Rooney, Ph.D., CPA

Leases

Chapter 15

15-2

Accounting by the Lessor and Lessee

A lease is an agreement in which the A lease is an agreement in which the lessorlessor conveys the right to use property, conveys the right to use property, plant, or equipment, usually for a stated plant, or equipment, usually for a stated

period of time, to the period of time, to the lesseelessee..

Lessor = Owner of propertyLessor = Owner of propertyLessee = RenterLessee = Renter

Lessee LessorOperating lease Operating leaseCapital lease Capital lease

Direct financing lease Sales-type lease

Lessee LessorOperating lease Operating leaseCapital lease Capital lease

Direct financing lease Sales-type lease

15-3

Capital Leases and Installment Notes Compared

Matrix, Inc. acquires equipment from Apex, Inc. by paying $193,878 every 6 months for the next 3 years. The interest rate associated

with the agreement is 9%. Let’s look at the arrangement as an installment note payable and as a capital lease agreement. First,

let’s prepare an amortization schedule for the payments.

Effective Decrease OutstandingDate Payment Interest in Balance Balance

Initial value . . . . . . . . . . . . . . . . . . . 1,000,000$ 1 193,878$ 45,000$ 148,878$ 851,122 2 193,878 38,300 155,578 695,544 3 193,878 31,300 162,578 532,966 4 193,878 23,983 169,895 363,071 5 193,878 16,338 177,540 185,532 6 193,878 8,346 185,532 -

15-4

Inception of the AgreementAt inception January 1

Installment NoteEquipment 1,000,000

Notes payable 1,000,000

Capital LeaseLeased equipment 1,000,000

Lease payable 1,000,000

15-5

Classification Criteria

OwnershipOwnership transfers to the lessee at the end to the lessee at the end of the lease term, or . . . of the lease term, or . . .

A A bargain purchase option (BPO) exists, (BPO) exists, or . . .or . . .

The noncancelable lease term is equal to The noncancelable lease term is equal to 75% or more of the expected economic life of of the expected economic life of the asset, the asset, or or

The PV of the minimum lease payments is The PV of the minimum lease payments is 90% or more of the fair value of the asset.of the asset.

OwnershipOwnership transfers to the lessee at the end to the lessee at the end of the lease term, or . . . of the lease term, or . . .

A A bargain purchase option (BPO) exists, (BPO) exists, or . . .or . . .

The noncancelable lease term is equal to The noncancelable lease term is equal to 75% or more of the expected economic life of of the expected economic life of the asset, the asset, or or


A capital leasecapital lease must meet oneone of four criteria:

Operating Lease

Operating Lease

Capital Lease

Capital Lease

15-6

Classification Criteria

Ownership transfers to the lessee at the to the lessee at the end of the lease term, or . . . end of the lease term, or . . .

A A bargain purchase option (BPO) exists, or . (BPO) exists, or . . .. .

The noncancelable lease term is equal to The noncancelable lease term is equal to 75% or more of the expected economic lifeof the expected economic life of of the asset, the asset, or or


Ownership transfers to the lessee at the to the lessee at the end of the lease term, or . . . end of the lease term, or . . .

A A bargain purchase option (BPO) exists, or . (BPO) exists, or . . .. .

The noncancelable lease term is equal to The noncancelable lease term is equal to 75% or more of the expected economic lifeof the expected economic life of of the asset, the asset, or or


A capital leasecapital lease must meet oneone of four criteria:

Operating Lease

Operating Lease

Capital Lease

Capital Lease

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Classification CriteriaA A bargain purchase option (BPO) gives the lessee the gives the lessee the right to purchase the leased asset at a price significantly right to purchase the leased asset at a price significantly lower than the expected fair value of the property and the lower than the expected fair value of the property and the exercise of the option appears reasonably assured.exercise of the option appears reasonably assured.

The The lease term is normally considered to be the non-is normally considered to be the non-cancelable term of the lease plus any periods covered by cancelable term of the lease plus any periods covered by bargain renewal options. If the inception of the lease . If the inception of the lease occurs during the last 25% of an asset’s economic life, occurs during the last 25% of an asset’s economic life, this criterion does not apply.this criterion does not apply.

For the lessee, a capital lease is treated as the purchase For the lessee, a capital lease is treated as the purchase of an asset – the lessee records both an asset and of an asset – the lessee records both an asset and

liability at inception of the lease.liability at inception of the lease.

15-8

Additional Lessor Conditions

Lessor = Owner of the property subject to the lease.Lessor = Owner of the property subject to the lease.Lessor = Owner of the property subject to the lease.Lessor = Owner of the property subject to the lease.

The four conditions discussed apply to both the lessee and lessor. However, the lessor must meet two additional conditions for the lease to be classified as either a direct financing or sales-type lease:

1. The collectibility of the lease payments must be reasonably predictable.

2. If any costs to the lessor have yet to be incurred, they are reasonably predictable. Performance by the lessor is substantially complete.

15-9

U. S. GAAP vs. IFRS

15-10

Operating Leases

Criteria for a Criteria for a capital lease capital lease

not met.not met.

Criteria for a Criteria for a capital lease capital lease

not met.not met.

Lease Lease agreement agreement

exists.exists.

Lease Lease agreement agreement

exists.exists.

Record lease as Record lease as an Operating an Operating

Lease.Lease.

Record lease as Record lease as an Operating an Operating

Lease.Lease. CapitalLease

15-11

Operating Leases

On January 1, 2013, Sans Serif Publishers, Inc., a computer services and printing firm, leased printing equipment from First LeaseCorp.The lease agreement specifies four annual payments of $100,000 beginning January 1, 2013, the inception of the lease, and at each January 1 thereafter through 2016.The useful life of the equipment is estimated to be six years. Before deciding to lease, Sans Serif considered purchasing the equipment for its cash price of $479,079. If funds were borrowed to buy the equipment, the interest rate would have been 10%.

On January 1, 2013, Sans Serif Publishers, Inc., a computer services and printing firm, leased printing equipment from First LeaseCorp.The lease agreement specifies four annual payments of $100,000 beginning January 1, 2013, the inception of the lease, and at each January 1 thereafter through 2016.The useful life of the equipment is estimated to be six years. Before deciding to lease, Sans Serif considered purchasing the equipment for its cash price of $479,079. If funds were borrowed to buy the equipment, the interest rate would have been 10%.

San Serif Publishers, Inc. (Lessee)Prepaid rent 100,000

Cash 100,000

First LeaseCorp (Lessor)Cash 100,000

Unearned rent revenue 100,000

At the End of Four Payment Dates

15-12

Leasehold Improvements

Sometimes a lessee will make improvements to leased property that reverts back to the lessor at the end of the lease. Like other assets, leasehold improvement costs are allocated as depreciation expense over its useful life to the lessee, which is to be the shorter of the physical life of the asset or the lease term.

15-13

Capital Leases – Lessee and Lessor

The amount recorded (capitalized) is the The amount recorded (capitalized) is the present value of the minimum lease payments. present value of the minimum lease payments. However, the amount recorded cannot exceed However, the amount recorded cannot exceed

the fair value of the leased asset.the fair value of the leased asset.

The amount recorded (capitalized) is the The amount recorded (capitalized) is the present value of the minimum lease payments. present value of the minimum lease payments. However, the amount recorded cannot exceed However, the amount recorded cannot exceed

the fair value of the leased asset.the fair value of the leased asset.

In calculating the present value of the minimum In calculating the present value of the minimum lease payments, the interest rate used by the lease payments, the interest rate used by the

lessee is the lower of:lessee is the lower of:

1.1. Its incremental borrowing rate, Its incremental borrowing rate, oror

2.2. The implicit interest rate used by the lessor.The implicit interest rate used by the lessor.

In calculating the present value of the minimum In calculating the present value of the minimum lease payments, the interest rate used by the lease payments, the interest rate used by the

lessee is the lower of:lessee is the lower of:

1.1. Its incremental borrowing rate, Its incremental borrowing rate, oror

2.2. The implicit interest rate used by the lessor.The implicit interest rate used by the lessor.

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When the lessor is a manufacturer or When the lessor is a manufacturer or dealer, the fair value of the property at the dealer, the fair value of the property at the

inception of the lease is likely to be its inception of the lease is likely to be its normal selling price.normal selling price.

When the lessor is a manufacturer or When the lessor is a manufacturer or dealer, the fair value of the property at the dealer, the fair value of the property at the

inception of the lease is likely to be its inception of the lease is likely to be its normal selling price.normal selling price.

If the lessor is not a manufacturer or If the lessor is not a manufacturer or dealer, the fair value of the leased dealer, the fair value of the leased asset typically is the lessor’s cost.asset typically is the lessor’s cost.

If the lessor is not a manufacturer or If the lessor is not a manufacturer or dealer, the fair value of the leased dealer, the fair value of the leased asset typically is the lessor’s cost.asset typically is the lessor’s cost.

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Capital Leases – Lessee and Lessor On January 1, 2013, Sans Serif Publishers, Inc., leased printing

equipment from First Lease Corp. First Lease purchased the equipment from CompuDec Corporation at a cost of $479,079.

The lease agreement specifies annual payments beginning January 1, 2013, the inception of the lease, and at each December 31 thereafter through 2017.The six year lease term ending December 31, 2018,is equal to the estimated useful life of the copier.

First Lease routinely acquires electronic equipment for lease to other firms. The interest rate In these financing arrangements is10%.

Since the lease term is equal to the expected useful life of the equipment (>75%), the transaction must be recorded by the lessee as a capital leasecapital lease.

We believe the collectibility of the lease payments is reasonably certain and any costs to the lessor that are yet incurred are reasonably predictable, this qualifies also as a direct financing lease direct financing lease to First Lease. To achieve its objectives, First Lease must (a) recover its $479,079 investment as well as (b) earn interest revenue at a rate of 10%. So, the lessor determined that annual rental payments would be $100,000.

$479,079 ÷ 4.79079* = $100,000 payments.*PV of an annuity due of $1: n = 6, I = 10%

$479,079 ÷ 4.79079* = $100,000 payments.*PV of an annuity due of $1: n = 6, I = 10%

$100,000 × 4,79079* = $479,079 lessee’s cost$100,000 × 4,79079* = $479,079 lessee’s cost

15-16

Capital Leases – Lessee and LessorDirect Financing Lease (January 1, 2013)

Sans Serif Publishers, Inc. (Lessee)Leased equipment (PV of payments) 479,079

Lease payable (PV of payments) 479,079

First LeaseCorp. (Lessor)Lease receivable (PV of payments) 479,079

Inventory of equipment (Lessor’s cost) 479,079

First Lease Payment (January 1, 2013)Sans Serif Publishers, Inc. (Lessee)Lease payable 100,000

Cash 100,000

First LeaseCorp. (Lessor)Cash 100,000

Lease receivable 100,000

15-17

Capital Leases – Lessee and LessorAmortization Schedule for the Lease

Effective Decrease in OutstandingDate Payment Interest Balance Balance

1/1/13 479,079$ 1/1/13 100,000$ -$ 100,000$ 379,079

12/31/13 100,000 37,908 62,092 316,987 12/31/14 100,000 31,699 68,301 248,686 12/31/15 100,000 24,869 75,131 173,554 12/31/16 100,000 17,355 82,645 90,910 12/31/17 100,000 9,090 * 90,910 -

600,000$ 120,921$ 479,079$ *Rounded.

$379,079 × 10% = $37,908$379,079 × 10% = $37,908

$100,000 - $37,908 = $62,092$100,000 - $37,908 = $62,092

$379,079 - $62,092 = $316,987$379,079 - $62,092 = $316,987

15-18

Capital Leases – Lessee and LessorSecond Lease Payment (December 31, 2013)

Sans Serif Publishers, Inc. (Lessee)Interest expense 37,908Lease payable 62,092

Cash 100,000

First LeaseCorp. (Lessor)Cash 100,000

Lease receivable 62,092Interest revenue 37,908

Depreciation Recorded at (December 31, 2013)Sans Serif Publishers, Inc. (Lessee)Depreciation expense 79,847

Accumulated depreciation 79,847

($479,079 ÷ 6 = $79,847 Assuming straight-line method.)

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Depreciation PeriodDepreciation PeriodThe lessee normally should depreciate a The lessee normally should depreciate a

leased asset over the leased asset over the term of the leaseterm of the lease. . However, if However, if ownership transfers or a ownership transfers or a bargain purchase option is presentbargain purchase option is present (i.e., (i.e., either of the first two classification criteria is either of the first two classification criteria is met), the asset should be met), the asset should be depreciated over depreciated over its useful lifeits useful life..

15-20

Sales-Type Leases

If the lessor is a manufacturer or dealer, the If the lessor is a manufacturer or dealer, the fair value of the leased asset generally is fair value of the leased asset generally is higher than the cost of the asset.higher than the cost of the asset.

At inception of the lease, the lessor will At inception of the lease, the lessor will record therecord the cost of goods soldcost of goods sold as well as as well as

the the sales revenuesales revenue (PV of payments).(PV of payments).

At inception of the lease, the lessor will At inception of the lease, the lessor will record therecord the cost of goods soldcost of goods sold as well as as well as

the the sales revenuesales revenue (PV of payments).(PV of payments).

In addition to interest revenue earned over the In addition to interest revenue earned over the lease term, the lessor receives a manufacturer’s lease term, the lessor receives a manufacturer’s or dealer’s profit on the “sale” of the asset.or dealer’s profit on the “sale” of the asset.

15-21

Sales-Type LeasesOn January 1, 2013, Sans Serif Publishers, Inc., leased printing equipment from CompuDec Corp. at a price of $479,079.The lease agreement specifies annual payments of $100,000 beginning January 1, 2013 (the inception of the lease), and at each December 31 thereafter through 2017. The six-year lease term ending December 31, 2018, is equal to the estimated useful life of the equipment.CompuDec manufactured the equipment at a cost of $300,000.CompuDec’s interest rate for financing the transaction is10%.

15-22

Sales-Type LeasesLease Classification

1. The lease term (6-years) is equal to 100% of the useful life of the copier, and

2. Fair market value is different from cost of the leased asset.3. CompuDec is certain about the collectibility of the lease

payments, and4. No costs are to be incurred by CompuDec relating to the

lease agreement,

SOSOThe lease agreement is classified as a sales-type lease from the

viewpoint of CompuDec (lessor) and a capital lease from the viewpoint of Sans Serif Publishers (lessee).

15-23

Sales-Type Leases: Lessee

At Inception of the Lease – January 1, 2013

CompuDec Corp. (Lessor)Lease receivable 479,079Cost of goods sold 300,000

Sales revenue 479,079Inventory of equipment 300,000

Receipt of the First Lease Payment – January 1, 2013

CompuDec Corp. (Lessor)Cash 100,000


15-24

Bargain Purchase Optionsand Residual Value

A bargain purchase option (BPO) is a provision of some lease contracts that gives the lessee the option of purchasing the leased property at a bargain price. The expectation that the option price will be paid effectively adds an additional cash flow to the lease for both the lessee and the lessor. As a result:

LESSEE adds the present value of the BPO price to the present value of periodic rental payments when computing the amount to be recorded a leased asset and a lease liability.

LESSOR, when computing periodic rental payments, subtracts the present value of the BPO price from the amount to be recovered (fair value) to determine the amount that must be recovered from the lessee through the periodic rental payments.

LESSEE adds the present value of the BPO price to the present value of periodic rental payments when computing the amount to be recorded a leased asset and a lease liability.

LESSOR, when computing periodic rental payments, subtracts the present value of the BPO price from the amount to be recovered (fair value) to determine the amount that must be recovered from the lessee through the periodic rental payments.

15-25

Bargain Purchase Option (BPO)

On January 1, 2013, Sans Serif Publishers, Inc., leased printing equipment from CompuDec Corporation at a price of $479,079. The lease agreement specifies annual payments beginning January 1, 2013, the inception of the lease, and at each December 31 there after through 2017. The estimated useful life of the equipment is seven years. On December 31, 2018, at the end of the six-year lease term, the equipment is expected to be worth $75,000, and Sans Serif has the option to purchase it for $60,000 on that date. The residual value after seven years is zero. CompuDec manufactured the equipment at a cost of $300,000 and its interest rate for financing the transaction is10%.

Lessee's calculation of PV of MLP:PV of periodic payments 92,931$ × 4.79079 = 445,211$ Plus: PV of BPO 60,000 × 0.56447 = 33,868 PV of MLP 479,079$

Lessor's calculation of rental payments:Fair market value of asset 479,079$ Less: PV of BPO 60,000$ × 0.56447 = (33,868) Amount recoverd through payments 445,211$ PV annuity due factor, n = 6, I = 10% ÷ 4.79079Rental payments at beginning of period 92,931$

15-26

Bargain Purchase Option (BPO)Effective Decrease in Outstanding

Date Payment Interest Balance Balance1/1/13 479,079$ 1/1/13 92,931$ -$ 92,931$ 386,148

12/31/13 92,931 38,615 54,316 331,832 12/31/14 92,931 33,183 59,748 272,084 12/31/15 92,931 27,208 65,723 206,361 12/31/16 92,931 20,636 72,295 134,067 12/31/17 92,931 13,407 79,524 54,542

557,586$ 133,049$ 424,537$

Exercise of BPO at the end of the lease term:$54,542 × 10% = $5,458*$60,000 BPO payment - $5,458 = $54,542$54,542

15-27

Bargain Purchase Option (BPO)

End of Lease – December 31, 2017

Sans Serif Publishers, Inc. (Lessee)Depreciation expense ($479,079 ÷ 7) 68,440


Interest expense 5,458Lease payable 54,542

Cash (BPO payment) 60,000

CompuDec Corporation(Lessor)Cash 60,000


End of Lease – December 31, 2017

Sans Serif Publishers, Inc. (Lessee)Depreciation expense ($479,079 ÷ 7) 68,440



Cash (BPO payment) 60,000

CompuDec Corporation(Lessor)Cash 60,000


Refer the amortization schedule and computations on the previous screenRefer the amortization schedule and computations on the previous screen

15-28

Residual Value

The residual value of leased property is an estimate of what its commercial value will be at the end of the lease term.The residual value of leased property is an estimate of what its commercial value will be at the end of the lease term.

On January 1, 2013, Sans Serif Publishers, Inc., leased printing equipment from CompuDec Corporation at a price of $479,079. The lease agreement specifies annual payments beginning January 1, 2013, the inception of the lease, and at each December 31 thereafter through 2017.The estimated useful life of the equipment is seven years. At the end of the six-year lease term, ending December 31, 2018, the equipment is expected to be worth $60,000. CompuDec manufactured the equipment at a cost of $300,000 and its interest rate for financing the transaction is10%.

15-29

Effect on the Lessee of a Residual Value

Guaranteed Residual ValueGuaranteed Residual ValueSometimes the lease agreement includes a guarantee by the lessee that the lessor will recover a specified residual value when custody of the asset reverts back to the lessor at the end of the lease term. This not only reduces the lessor’s risk but also provides incentive for the lessee to exercise a higher degree of care in maintaining the leased asset to preserve the residual value.

Sometimes the lease agreement includes a guarantee by the lessee that the lessor will recover a specified residual value when custody of the asset reverts back to the lessor at the end of the lease term. This not only reduces the lessor’s risk but also provides incentive for the lessee to exercise a higher degree of care in maintaining the leased asset to preserve the residual value.

Lessee's calculation of PV of MLP:PV of periodic payments 92,931$ × 4.79079 = 445,211$ Plus: PV of residual value 60,000 × 0.56447 = 33,868 PV of MLP 479,079$

PV factor of an annuity due of $1: n=6, i=10%PV factor of an annuity due of $1: n=6, i=10% PV factor of $1: n=6, i=10%PV factor of $1: n=6, i=10%

15-30

Effect on the Lessee of a Residual Value

Unguaranteed Residual ValueUnguaranteed Residual Value

A lease agreement may be silent as to the question of residual value. This is referred to as an unguaranteed residual value. In the case of unguaranteed residual value, the lessee is not obligated to make any payments other than the periodic rental payments. As a result, the present value of the minimum lease payments — recorded as a leased asset and a lease liability — is simply the present value of periodic rental payments ($445,211). The same is true when the residual value is guaranteed by a third-party guarantor such as an insurance company.

A lease agreement may be silent as to the question of residual value. This is referred to as an unguaranteed residual value. In the case of unguaranteed residual value, the lessee is not obligated to make any payments other than the periodic rental payments. As a result, the present value of the minimum lease payments — recorded as a leased asset and a lease liability — is simply the present value of periodic rental payments ($445,211). The same is true when the residual value is guaranteed by a third-party guarantor such as an insurance company.

15-31

Effects on the Lessor of a Residual Value

Guaranteed Residual ValueGuaranteed Residual ValueWhen the residual value is guaranteed, the lessor as well as the lessee views it as a component of minimum lease payments. In fact, even if it is not guaranteed, the lessor still expects to receive it in the form of property, or cash, or both.

When the residual value is guaranteed, the lessor as well as the lessee views it as a component of minimum lease payments. In fact, even if it is not guaranteed, the lessor still expects to receive it in the form of property, or cash, or both.

Lessor's calculation of rental payments:Fair market value of asset 479,079$ Less: PV of residual value 60,000$ × 0.56447 = (33,868) Amount recoverd through payments 445,211$ PV annuity due factor, n = 6, I = 10% ÷ 4.79079Rental payments 92,931$

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Residual Value GuaranteedLet’s use our previous example of a sales-type lease and replace the bargain purchase option with a guaranteed residual value.

Sales-Type Lease – January 1, 2013

Sans Serif Publishers, Inc. (Lessee)Leased equipment 479,079

Lease payable 479,079

CompuDec Corporation (Lessor)Lease receivable 479,079Cost of goods sold 300,000

Sales revenue 479,079Inventory of equipment 300,000

15-33

Residual Value Guaranteed

First Lease Payment – January 1, 2013

Sans Serif Publishers, Inc. (Lessee)Lease payable 92,931

Cash 92,931

CompuDec Corporation (Lessor)Cash 92,931


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Residual Value Guaranteed

December 31, 2017

Sans Serif Publishers, Inc. (Lessee)Depreciation expense 69,847

Accumulation depreciation 69,847


Cash 92,931

CompuDec Corporation (Lessor)Cash 92,931

Interest revenue 13,407Lease receivable 79,524

Recorded cost of leased asset 479,079$ Guarantted residual value (60,000) Basis for depreciation 419,079 Useful life in years ÷ 6 Annual depreciation 69,847$

See amortizationschedule

15-35

Treatment of Residual Value

Lessee

Residual value in leased asset?Computation of Lease Payment

Minimum Lease Payment

Minimum Lease Payment

Lessee gets the residual value (by transfer of title or a BPO) No No NoLessor gets the residual value (title does not transfer; no BPO) Residual value is not guaranteed. Yes No No Residual value is guaranteed by lessee. Yes Yes Yes Residual value is guaranteed by a third party. Yes Yes No

Lessor

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Executory Costs

One of the responsibilities of ownership that is transferred to the lessee in a capital lease is the responsibility to pay for maintenance, insurance, taxes, and any other costs associated with ownership. These are referred to as executory executory costscosts.

The lessee records executory costs as incurred:The lessee records executory costs as incurred:

Sans Serif Publishers, Inc. (Lessee)Maintenance expense 2,000

Cash 2,000

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Discount Rate

One rate is implicit in the lease agreement. This is the effective interest rate the lease payments provide the lessor over and above the price at which the asset is sold under the lease. It is the desired rate of return the lessor has in mind when deciding the size of the lease payments. Usually the lessee is aware of the lessor’s implicit rate or can infer it from the asset’s fair value. When the lessor’s implicit rate is unknown, the lessee should use its own incremental borrowing rate. This is the rate the lessee would expect to pay a bank if funds were borrowed to buy the asset.

One rate is implicit in the lease agreement. This is the effective interest rate the lease payments provide the lessor over and above the price at which the asset is sold under the lease. It is the desired rate of return the lessor has in mind when deciding the size of the lease payments. Usually the lessee is aware of the lessor’s implicit rate or can infer it from the asset’s fair value. When the lessor’s implicit rate is unknown, the lessee should use its own incremental borrowing rate. This is the rate the lessee would expect to pay a bank if funds were borrowed to buy the asset.

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Lessor’s Initial Direct Costs

Incremental costs incurred by the lessor in Incremental costs incurred by the lessor in negotiating and consummating a lease negotiating and consummating a lease

agreement.agreement. Operating Leases Operating Leases −− Capitalize and amortize Capitalize and amortize

over the lease term by the lessor.over the lease term by the lessor. Direct Financing Leases Direct Financing Leases −− Include as part of Include as part of

investment balance.investment balance. Sales-Type Leases Sales-Type Leases – The initial direct costs are – The initial direct costs are

expensed at the inception of the lease.expensed at the inception of the lease.

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Contingent Rentals

Sometimes rental payments may be Sometimes rental payments may be increased (or decreased) at some increased (or decreased) at some future time during the lease term, future time during the lease term,

depending on whether some depending on whether some specified event occurs.specified event occurs.

Contingent rentals are not included Contingent rentals are not included in the minimum lease payments. in the minimum lease payments.

However, they are disclosed in the However, they are disclosed in the notes to the financial statements.notes to the financial statements.

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Lease Disclosures

Lease disclosure requirements are quite extensive for both the lessor and lessee. Virtually all aspects of the lease agreement must be disclosed. For allall leases (a) a general description of the leasing arrangement is required as well as (b) minimum future payments, in the aggregate and for each of the five succeeding fiscal years.

15-41

Lease Disclosures

The lessorlessor must disclose its net investment inthe lease. This amount is the present value of the gross investment in the lease, which is the total of the minimum lease payments (plus any unguaranteed residual value).

Other required disclosures are specific to the type of lease and include residual values, contingent rentals, sublease rentals, and executory costs.

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Balance Sheet and Income Statement

Lease transactions impact several financial ratiosLease transactions impact several financial ratios

1.1. Debt to equity ratio – Lease liabilities are Debt to equity ratio – Lease liabilities are recorded.recorded.

2.2. Rate of return on assets – Lease assets are Rate of return on assets – Lease assets are recorded.recorded.

Whether leases are capitalized or treated as an Whether leases are capitalized or treated as an operating lease affects the income statement and operating lease affects the income statement and balance sheet. The greater impact is on the balance sheet. The greater impact is on the balance sheet.balance sheet.

Lease transactions impact several financial ratiosLease transactions impact several financial ratios

1.1. Debt to equity ratio – Lease liabilities are Debt to equity ratio – Lease liabilities are recorded.recorded.

2.2. Rate of return on assets – Lease assets are Rate of return on assets – Lease assets are recorded.recorded.

Whether leases are capitalized or treated as an Whether leases are capitalized or treated as an operating lease affects the income statement and operating lease affects the income statement and balance sheet. The greater impact is on the balance sheet. The greater impact is on the balance sheet.balance sheet.

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Special Leasing Arrangements

1.1. Sale-Leaseback Arrangements Sale-Leaseback Arrangements – the owner of – the owner of an asset sells it and immediately leases it back an asset sells it and immediately leases it back from the new owner. Any gain on the sale of from the new owner. Any gain on the sale of the asset is deferred and amortized. A real loss the asset is deferred and amortized. A real loss on the sale of the property is recognized on the sale of the property is recognized immediately.immediately.

2.2. Real Estate LeasesReal Estate Leases::• Leases of Land OnlyLeases of Land Only• Leases of Land and BuildingLeases of Land and Building• Leases of Only Part of a BuildingLeases of Only Part of a Building

1.1. Sale-Leaseback Arrangements Sale-Leaseback Arrangements – the owner of – the owner of an asset sells it and immediately leases it back an asset sells it and immediately leases it back from the new owner. Any gain on the sale of from the new owner. Any gain on the sale of the asset is deferred and amortized. A real loss the asset is deferred and amortized. A real loss on the sale of the property is recognized on the sale of the property is recognized immediately.immediately.

2.2. Real Estate LeasesReal Estate Leases::• Leases of Land OnlyLeases of Land Only• Leases of Land and BuildingLeases of Land and Building• Leases of Only Part of a BuildingLeases of Only Part of a Building

Summary of the Proposed Lease Standard Update

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Leases: Where We’re HeadedThe FASB and the IASB are collaborating on a joint Exposure Draft of the new leases standard update. Even after the proposed Accounting Standard Update (proposed ASU) is issued, previous GAAP will be relevant until the proposed ASU becomes effective (likely not mandatory before 2016) and students taking the CPA or CMA exams will be responsible for the previous GAAP until six months after that effective date. Conversely, prior to the effective date of the proposed Accounting Standard Update it is useful for soon-to-be graduates to have an understanding of the new guidance on the horizon.

In the right-of-use model introduced in the proposed standards update, all leases are recorded as an asset and liability (with the exception of short term leases as described later), and the concept of operating leases is eliminated.

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Right-of-Use Model

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Lessee and Lessor Entries

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Second Lease Payment [Dec. 31, 2013]

Effective Rate Outstanding Balance

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Lease Amortization Schedule

No interest yet; no time has passed.

0

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Amortization of the Right-of-Use Asset (Lessee)

The lessee amortizes its right-of-use asset over lease term (or the useful life of the asset if it’s shorter).

Using the asset results in an expense for the lessee.

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When the Lessor Retains a Residual Asset

On January 1, 2013, Sans Serif Publishers leased printing equipment from First LeaseCorp who purchased the equipment from CompuDec Corporation at its fair value of $479,079. Now assume 4 annual payments of $100,000 beginning January 1, 2013, and at each December 31 through 2015. Useful life of the equipment is 6 years. Lessor calculated payments using a rate of 10%.

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Commencement of Lease [Jan. 1, 2013]

Only a portion of the right to use the asset is being transferred. Accordingly, a portion is being retained. The portion transferred is:

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Second Lease Payment [Dec. 31, 2013]

Effective Rate

Outstanding Balance

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Lease Amortization Schedule

No interest yet; no time has passed.

0

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Lessee: Amortization of ROU AssetLessor: Accretion of the Residual Asset

The lessee incurs an expense as it uses the asset. The lessor will record accretion of the residual asset using

the interest rate implicit in the agreement (10%).

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Accretion? Why?

Consider this:

To determine the lease payments, the lessor subtracts from fair value the present value of the four-years-away residual value:

How does the lessor recover its $479,079 investment?

Asset’s residual value at end of 4-yr lease term

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Accretion? Why?So, First LeaseCorp expects to recover its $479,079 investment as follows:

At commencement of the lease, the lessor recorded its residual asset at $130,394. At the end of the lease term, that amount will have risen to $190,911. The process of increasing the asset’s balance is called accretion. Since $130,394 is the PV of $190,911 discounted at 10%, the balance (PV) will increase annually by 10%.

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Accretion? Why?The residual asset accretes at the 10% discount rate to its anticipated value at the end of the lease term:

First LeaseCorp earns a 10% rate of return on both the portion of its asset transferred (interest revenue) and the portion retained as a residual asset (accretion revenue).

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Lease’s Effect on the Income of Lessee And Lessor

The residual asset accretes at the 10% discount rate to its anticipated value at the end of the lease term:

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When the Lessor Earns a Profit from the Lease

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When the Lessor Earns a Profit and Retains a Residual Asset

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When the Lessor Earns a Profit and Retains a Residual Asset

6 payments of $88,218; asset’s cost $300,000; FV $479,079. The equipment is expected to have a fair value of $100,000 at lease end.

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Accretion of the Residual Asset

When there is profit in a lease, the carrying amount of the residual asset (the $35,347 portion of the equipment retained) is less than the fair value of the residual asset ($56,447). The difference ($56,447 – 35,347 = $21,100) is the deferred profit on the portion of the asset not transferred.

To record accretion of the residual asset from its current fair value to its anticipated

fair value at the end of the lease term, first increase the balance of the residual asset from its carrying amount to its current fair value at the commencement of the lease:

We also can view the deferred profit as the portion of the total profit if the equipment were to have been transferred in its entirety minus the profit actually recognized currently:

Total profit (479,079 – 300,000) $179,079

Less: Profit recognized at commencement (157,979)

Deferred profit $ 21,100

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CompuDec will report a “net residual asset” in the balance sheet, which is the “gross residual asset” offset by the deferred profit. So, initially the reportable amount is:

But since the gross amount is accreted (increased) over the term of the lease, the reported amount (equal to the gross amount minus deferred profit) increases as well.

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The balance in the gross residual asset accretes at the 10% discount rate to its anticipated value at the end of the lease term.

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To help visualize the relationship among the different ways to measure the residual asset as of the commencement of the lease:

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Summary of Lessee / Lessor Accounting

LesseeRight-of-use asset (present value of payments) xxx

Lease liability (present value of payments) xxx

LessorLease receivable (present value of payments) xxxResidual asset (carrying amount of portion retained, if any *) xx

Asset (carrying amount: derecognized) xxx

Profit (difference, if any, between the PV of lease payments

and the carrying amount transferred*) xx

* Carrying amount of asset x [Lease receivable / Fair value of asset] = Amount transferred

Carrying amount of asset – Amount transferred = Residual asset

* In the rare instance that this is a debit difference, we would have a loss rather than profit. Also, only recognize profit if it is “reasonably assured”. Otherwise, defer and recognize over life of lease.

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Discount Rate

In calculating the PV of the payments, the discount rate used by the lessee is:

The rate the lessor charges the lessee (rate that causes the sum of PV of lease payments and the PV of the residual value of the underlying asset to equal the fair value of the asset today).

•If the lessor’s rate is not known, use the lessee’s incremental borrowing rate.

In calculating the PV of the payments, the discount rate used by the lessee is:

The rate the lessor charges the lessee (rate that causes the sum of PV of lease payments and the PV of the residual value of the underlying asset to equal the fair value of the asset today).

•If the lessor’s rate is not known, use the lessee’s incremental borrowing rate.

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Initial Direct Costs Costs associated directly with originating a

lease that would not have been incurred had the lease agreement not occurred are.

Include legal fees, commissions, evaluating the prospective lessee’s financial condition, and preparing and processing lease documents.

Added to the carrying amount of the right-of-use asset if incurred by the lessee or to the lease receivable if incurred by the lessor.

Costs associated directly with originating a lease that would not have been incurred had the lease agreement not occurred are.

Include legal fees, commissions, evaluating the prospective lessee’s financial condition, and preparing and processing lease documents.

Added to the carrying amount of the right-of-use asset if incurred by the lessee or to the lease receivable if incurred by the lessor.

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What if the Lease Term is Uncertain?

The lease term is the non-cancellable period, plus any options where there is a “significant economic incentive” to extend or not terminate the lease.

Factors that might create an economic incentive for the lessee include bargain renewal rates, penalty payments for cancellation or non-renewal and economic penalties such as significant customization or installment costs.

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What if the Lease Payments are Uncertain?

Lease payments include: payments that depend on an index or rate

(e.g., increase with inflation rate) contingent payments that are “reasonably

assured.”

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Guaranteed Residual Value If a cash payment under a lessee-guaranteed

residual value is predicted, the present value of that payment is added to the present value of the lease payments the lessee records as both a right-of-use asset and a lease liability.

Likewise, it also adds to the amount that the lessor records as a lease receivable.

It is simply seen as an additional lease payment.

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Short-Term Leases – A Short-Cut Method

A lease that has a maximum possible lease term (including any options to renew) of 12 months or less is a “short-term lease.”

Lease-by-lease option to choose a short-cut approach.

Lessee can elect: not to recognize a right-of-use asset or a lease liability.to recognize lease payments as expense over the lease term.

Lessor can elect: not to record the lease receivable or to derecognize the asset being leased.to recognize lease payments as revenue over the lease term.

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End of Chapter 15

Leases

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