发布时间： 2018.06.01
文章作者： 楷博财经-Lily古丽
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——————— 核心考点 ———————
IFRS 16:lease （租赁合同）
无论是P2还是9月即将执行的SBR，新准则IFRS16都属于核心考点之一。比较意外的是在2017年的考题中，考官的出题点是从lessor的角度去判断题目中合同是operating lease还是finance lease。新旧准则中对于Lessor’s accounting 几乎保持一致，所以就算靠IAS 17 lease 老准则的知识也可以应对此题。个人建议考生还是应该重点学习新准则中lessee’s accounting部分，毕竟相关部分在新旧准则中差异很大。本文也只涉及lessee对租赁合同的报告和披露。
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★A contract is, or contains, a lease if it conveys the right to control the use of an identified asset for a period of time in exchange for consideration.
★ 根据IFRS 16,租赁的定义为一项合同或者合同的一部分，转移已识别的资产在一段时间内的使用权以换取对价。在考试中有可能考官让考生去识别报告主体签订的某项合同是租赁还是服务合同。只有满足准则中对租赁合同的要求，lessee才可以使用lease accounting。在考试中建议大家从三个方面去考虑以便区分租赁合同和服务合同：
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对于短期租赁（租赁期小于等于12个月的租赁）和标的资产为低价值资产的租赁（比如当某项新资产的价值小于等于5000美金时）。承租人可以选用类似之前经营租赁会计的方法，也就是说，按直线法确认租赁支出。
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3.Separating components of a contract
分解租赁成分
★ For a contract that contains a lease component and additional lease and non-lease components, such as the lease of an asset and the provision of a maintenance service, lessees shall allocate the consideration payable on the basis of the relative stand-alone prices, which shall be estimated if observable prices are not readily available.
★ As a practical expedient, a lessee may elect, by class of underlying asset, not to separate non-lease components from lease components and instead account for all components as a lease.
★ 一项合同中如果包括有租赁和非租赁成分。比如汽车租赁合同可能包含有维护服务。当有这样的协议安排时，IFRS 16要求报告主体对租赁与非租赁成分分别进行核算。
★承租人:基于相对的单独价格分配对价。如果难以取得可观察的单独价格，承租人应最大限度地使用可观察的信息予以估价。
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4.Initial and subsequent measurement of lease liability and right-of-use asset
★对于承租方，新准则与旧准测最大的差异就是无论是融资租赁还是经营租赁合同，承租方都需要确认相关的资产与负债。就考试而言这部分是很容易出计算题的考区。好的考试技巧是不仅会计算出某时点相关资产与负债的carrying value，并且能够联系准则，阐述相关的原理。
🔘 总之,lease liability 的CV代表在对应时点承租方应付而尚未支付给出租方的价款。考察variable payment的概率应该较高。
🔘 而right of use asset代表为了获取租赁合同以及租赁期间被识别资产使用的控制权而付出的总的代价。要特别注意的是payments paid at or before the commencement 只指lessee支付给lessor的租赁款，不包括lessee由于方便自己利用标的资产而发生的改良支出。
Example: variable payment | ||||||||||||||||||||||||
On 1st Jan 2010 a lessee enters a 10-year lease of property with annual lease payments of $50,000 payable in advance. Lease payments will increase every two years on the basis of the increase in the Consumer Price Index(CPI) for the preceding 24 months. The CPI at the commencement date is 125. The incremental borrowing rate is 5%. On 1st Jan 2012 the CPI is 135. How should it be accounted for on 1st Jan 2012? | ||||||||||||||||||||||||
¶ At the commencement date Dr right-of-use asset $405391 Cr Lease liability $ 355,391 Cr Cash $50,000 在租赁合同开始当日lessee便支付了一次租赁款，所以lease liability比right of use asset 低$50000。
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Example: Initial Recognition of a Lease |
Entity Z (the lessee) enters into a 10-year lease of a floor of a building, with an option to extend for 5 years. Lease payments are $ 50,000 a year during the initial term and $ 55,000 per year during the optional period, all payable at the beginning of each year. To obtain the lease, lessee incurs initial direct costs of $ 20,000 ($ 15,000 to the former tenant occupying the floor and $ 5,000 for real estate commissions). The lessor agrees to reimburse the lessee the real estate commission of $ 5,000 and provide $ 7,000 for leasehold improvements. At the commencement date, the lessee concludes that it is not reasonably certain to exercise the option to extend the lease. Therefore the lease term is 10 years.The rate implicit in the lease is not readily determinable. The lessee’s incremental rate of borrowing is 5% per annum. |
To record the initial value of the lease asset and liability: To record the initial improvement Dr PPE $7,000 Cr cash $7,000 |
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5.Modification
★ 对租赁合同的修改，我们的教材以及考官文章都写得很简略。所以考试的难点在于不明确考官对这部分内容考察的边界在哪里。
★ Lease modifications arise from changes to the underlying contract between the lessee and the lessor. The accounting for the modification is dependent on whether the modified terms increase or decrease the scope of the lease, and whether increases in scope require consideration commensurate with a ‘standalone price’ for the new scope of the lease.
Modifications – Separate Leases
A lease modification is accounted for as a separate lease if both:
(a) The modification increases the scope of the lease by adding the right to use one or more underlying assets; and
(b) The consideration for the lease increases by an amount commensurate with the standalone price for the increase in scope.
If both criteria are met, a lessee would follow the previous guidance in this publication on the initial recognition and measurement of lease liabilities and right-of-use assets
★ 租赁内合同双方有可能就原合同中的部分条款进行修改，比如有可能延长或者缩短现有合同期限，或比如承租人处于财务困境，出租方愿意让步减少租赁付款支持其债务重组。关键要区分改变条款后有没有构成一独立的新合同。
Example: modification- decrease in scope | ||||||||||||||||||||
Entity A enters into a 10-year lease for 5,000 square meters of office space with annual payments of $ 50,000 payable at the end of each year. At the commencement, Entity A’s incremental borrowing rate is 6% per annum. At the beginning of year 6, Entity A and the lessor agree to reduce the lease to 2,500 square meters and reduce the remaining payments to $ 30,000 per year. At the beginning of year 6, Entity A’s incremental borrowing rate is 5%. | ||||||||||||||||||||
The modification is a decrease in scope from the original contract so the lease liability and right-of-use asset must be remeasured.The lease liability immediately prior to the modification is $ 210,618 and the right-of-use asset is $184,002. The scope of the decrease in the right-of-use asset is 50%, as the leased space has decreased from 5,000 square meters to 2,500. Present value of years 6 – 10 (5 years), $30,000 a year, 5% discount = $129,884(revised discount rate) Entry required to adjust the carrying balances to reduce scope:
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6. Sale and lease back
★和旧准则相比，新准则对sale and lease back transaction 的处理更为清晰易懂。这部分也很容易构成一道计算题。比如让考生讨论当发生sale and operating leased back , 三种不同售价（高于，低于，等于公允价）的情况下的对应处理。
Transfer to buyer not qualifies as a sale | Transfer to buyer qualifies as a sale |
❖ Continue recognition of asset. ❖ Amounts received = financial liability | ❖Derecognize asset and apply lessee accounting ❖Measure right-of-use asset =CV of sold asset X lease liability ÷FV of sold asset ❖ Recognise disposal profit or loss ❖ If cash received> Fair value of the asset at disposal, the difference= financial liability ❖ If cash received< Fair value of the asset at disposal, the difference= prepaid rent |
Example: lease back=sale | ||||||||||||||||||||||||
An entity sells its building to a buyer-lessor for $ 2,000,000. Before the transaction occurs, the building had a carrying value of $ 1,000,000. Simultaneously, the seller-lessee leases the building back from the buyer-lessor for a period of 18 years with annual lease payments at the end of each year of $ 120,000. The sale meets the criteria of IFRS 15 to be accounted for as a sale. The fair value of the building at the time of sale is $ 1,800,000. he interest rate implicit in the lease is determined to be 4.5% per annum. The present value of the annual payments (18 payments of $ 120,000, 4.5% discount per annum) is $ 1,459,200, of which $ 200,000 relates to financing and $ 1,259,200 relates to the lease. | ||||||||||||||||||||||||
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感谢古丽老师的倾情分享，无论多晚，心还牵挂这帮即将考试的学子们。官网上关于此类考前辅导推文都已下架，希望大家能够认真拜读，做好笔记，好好复习，不负老师的孜孜付出，不负自己的大好青春。加油！
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发布时间： 2018.06.01
文章作者： 楷博财经-Lily古丽
