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Welcome to Deloitte Financial Reporting Updates, our webcast series for issues and developments
related to the various accounting frameworks. Today’s presentation is Bringing clarity
to an IFRS world - IFRS quarterly technical update.
I am Jon Kligman, your host for today’s webcast, and I am joined by others from our
National Office. Before we get to our agenda and speakers, a couple of housekeeping items.
As you are aware, this webcast has been pre-recorded. If you know of colleagues who could not listen
in to the webcast at this time, they can simply access the webcast at www.deloitte.com/ca/update
at a later date. Now let me introduce our speakers and discuss the agenda.
First, you will hear from Kerry Danyluk who will provide an IFRS Interpretations Committee
update. After Kerry, Maryse Vendette, will discuss new developments on IFRS 15 Revenue
from Contracts with Customers. After Maryse, An Lam will provide an update on the leasing
standard as well as provide insight into future accounting amendments.
I would like to remind our viewers that our comments on this webcast represent our own
personal views and do not constitute official interpretive accounting guidance from Deloitte.
Before taking any action on any of these issues, it is always a good idea to check with a qualified
advisor.
I would now like to welcome our first speaker, Kerry Danyluk. Kerry joined Deloitte as a
partner in 2006 with over 20 years’ experience in public practice, standard setting and industry.
Kerry is currently a partner in Deloitte’s National Assurance and Advisory services and
specializes in a variety of areas of IFRS, ASPE and not-for-profit accounting. Over to
you Kerry.
Thanks Jon and good day everyone. So, as Jon mentioned today, I am going to discuss some
aspects of the recent IFRIC meeting and some of the decisions that they have made. In March
2015, they did discuss a number of different topics and ongoing projects, some of which
will no doubt be updating on in future webcasts as they get more advanced. So, today, what
we are really going to do is confine our discussion to a number of tentative agenda decisions
that they have finalized, the IFRIC has finalized related to IFRS 11, which is of course the
joint arrangements standard that we got, that became final in IFRS and effective in IFRS
a couple of years ago. So, during that couple of years or really the few years since the
standard was issued, there have been a number of interpretive questions raised and the IFRIC
has dealt with a bunch of these and discussed a number of them and finalizing decisions
in the March 2015 meeting. So, they decided not to take any of the matters onto their
agenda as projects. So, this means that there would not be any standard-setting activity
out of these discussions or any new IFRICs or amendments to the IFRS standard itself,
but they do provide their comments and their notes and the reasoning for not taking these
questions onto their agenda and while not authoritative, sometimes those notes and basically
the final decision that they publish offer some helpful interpretive guidance in how
they believe the standards should be interpreted. So, while we are not changing IFRS 11 at all,
these agenda decisions do add to the sort of body of literature out there that is available
for question, something that you might look at is if you are trying to look at different
interpretive matters under IFRS 11, which you will know if you had to deal with it,
did have a number of challenges around how things should be interpreted.
So, on the first slide here, we have got the decision tree, basically which takes you through
deciding whether your joint arrangement is a joint operation or a joint venture and of
course you remember that, that is an important determination because joint operations and
joint ventures get different accounting, with joint ventures being accounted for under the
equity method and then joint operation, each party accounts for its share of revenues,
expenses, assets and liabilities. So, it is an important consideration and really a big
area for interpretive questions has been around the part of the slide that has got the circled
box on it, other facts and circumstances. So, as you work through, one of the first
questions is whether the arrangement is conducted through a separate legal entity and if not
that is the easier consideration than it is a joint operation and the operators are accounting
for their share of revenues, expenses, assets and liabilities, sort of almost quasi kind
of line by line consolidation of each of the items, what we used to call proportionate
consolidation. So, that is a sort of the easy case, but where the issues have arisen is
as you work down this decision tree and you pass through the legal entity questions and
the questions about the contractual arrangements and you get to this notion of other facts
and circumstances. The idea is that there might be other facts and circumstances present
in the arrangement that indicate that the parties to the arrangement have rights to
assets and obligations for liabilities, in which case you would end up back in the joint
operation camp even if you had a separate legal entity for example. What we saw in Canada
in our implementation of IFRS 11 is it is often in that box that we end up because a
lot of the joint arrangements are conducted through a separate legal vehicle and so you
do sort of pass your way all the way down into other facts and circumstances and we
see such things as both parties are buying all the output for example, which may be an
indicator that you have a joint operation. So, a lot of the final decisions that we will
talk about today that the IFRIC has just released out of their March 2015 meeting do centre
around this question of interpreting other facts and circumstances.
So, on the next slide, issue #1 first addresses whether the assessment of other facts and
circumstances should be performed considering other facts and circumstances that create
enforceable rights to assets and obligations for liabilities, or is it a matter of we could
just look at the design, purpose and maybe the entity’s business needs and past practices.
So, maybe everything is not written down, but that is how we always do it or that was
our intention and so on. So, the IFRIC did discuss this question and where they landed
is, what their notes indicate is that they believe that these facts and circumstances
need to create enforceable rights to assets and obligations for liabilities in order to
be really considered in the other facts and circumstances part of the test. If they are
not enforceable, then they should not affect the determination of joint operation versus
joint venture. So, at the end of the day, the IFRIC decided that this was clear enough
within the body of the standard that already existed in IFRS 11 and so the issue has not
been added to the agenda, but as I said it does give us an important indication that
they do believe that these should be enforceable rights. So, of course, that does not answer
all the questions because we still get questions about does it need to be written down, could
you have an enforceable right based on a verbal agreement and so on and so, I think those
are still questions and really what is enforceable may come down to a legal question. So, it
does not answer everything, but at least it gives us some indication that they believe
that there should be enforceability. Next, they talked about how and why particular facts
and circumstances can create rights and obligations and so, there they sort of looked to, well,
we need to think about the rights and obligations that get created outside of the existing legal
agreement. So, for example, once you get down into this box, you have already passed through
considerations of the separate legal entity and the rights and obligations that the nature
of that separate legal entity confers and so then you are talking about being in, as
I mentioned enforceable rights and obligations, something it overcomes or goes beyond what
is already in the existing legal agreements and legal arrangements that are inherent in
the nature of the legal entity that you have. So again they have decided not to add anything
to the agenda on that point.
The next number of issues talk about this whole idea of purchasing the parties to the
arrangement, purchasing the output. So, as we have seen in practice that is a common
consideration in figuring out whether we have got a joint operation or a joint venture,
because it is often the case that the parties to the joint arrangement are purchasing all
of the output. So, that has given rise to a number of questions about those purchase
arrangements and other factors in the arrangement and what impact they might have. So, as I
mentioned, one of the facts and circumstances that can get you to a conclusion of joint
operation is that the parties are buying all of the output and the standard IFRS 11 itself
actually has an example where the parties are buying all of the output, but they are
buying it in a cost plus arrangement. So, they are not paying market price for the output
necessarily, they are paying cost plus a margin and so that gave rise to a lot of questions.
Well, what about if the purchase price for the output is market and that is actually
the more common thing that we do see in Canada as purchase arrangements are at market price.
So, it is a perfectly valid question and one that we certainly consider through the application
or implementation of IFRS 11. So, the agenda decision that they published goes through
really to say that it is really important to think about the cash flows and where those
cash flows come from, through the parties, obligations to buy the output and so whether
it is at market price or not is not necessarily determined out in the determination of whether
it is a joint operation or a joint venture. So, I think that is a good interpretation
in the sense that that has been somewhat consistent with how we have interpreted the standard
or pretty much consistent with how we have interpreted the standard as we implemented
IFRS 11 in Canada. The next question is still within the context of the parties buying all
the output, what if you layer on the idea that there is third party financing as well?
So, in that case, the question arises perhaps because you have got not only the joint arrangement
parties providing the funding and the cash flows for the joint operation, but also there
is a third party involved who has provided funding. And again, the IFRIC has noted that
they do not believe that the existence of third-party funding should effect the classification.
So, based on the other factors that are present, it may be sort of neither here nor there.
They do note that yes some of the cash obligations in the joint operation may be settled by the
third-party financing, but eventually that third-party financing needs to be repaid and
it will come from the cash flows provided by the joint arrangement parties if they are,
in fact, required to buy the output. So, again nothing added to the agenda there.
In the next series of considerations, it is still within the context of buying the output,
the parties buying the output. The other question was does the nature of the output matter?
If the output is bespoke or customized, let us say does that make a difference compared
to if it is fungible or kind of interchangeable, identical type of output. So, gold bullion
compared to some kind of customized manufactured output, does that matter? And again, the IFRIC
has said well that is not a determinative factor either - we are just looking at the
cash flows in the joint arrangement and where they come from and the nature of the product
does not really matter. And then another question that has come up is around the volumes or
this concept of the joint arrangement parties buying substantially all of the outputs that
is the words in the standard. It talks about when they buy substantially all. So, of course,
the question has come up how should substantially all be interpreted? Is that volume or monetary
values? So that might be important, for example if the joint arrangement has different output
and maybe one set of output is expensive, but maybe lower volume and then the other
maybe a higher volume, but lower cost. Should we be looking at substantially all in the
context of the volume or the monetary value? So, the IFRIC has said that since it is cash
flows that matter and cash inflows and what the joint arrangement is earning from selling
to the parties then it is really the monetary or dollar value that is important in that
context.
The next issue that they looked at was whether two joint arrangements could be classified
differently, when they have similar features except that one is structured through a separate
legal entity and the other is not? So, really, I guess, people were asking questions, well,
we hope, we want to, we believe that we should be having economic substance-based standards.
So if you have got two arrangements that are similar in a lot of respects except for ones
operated through not a separate legal entity, so maybe parties are owning shares of assets
directly and just kind of cooperating together, there is no separate legal entity. And then
you have a similar case where it is in a separate legal entity. So, in the one case with no
separate vehicle on the right-hand side of the slide that would be a joint operation
and the other part of the slide where it is through a separate vehicle that could be either
based on the analysis of facts and circumstances. So, the questions come up, does that make
sense and is that a good answer given that if you accept that the two arrangements might
be quite similar in other respects? So, the IFRIC did confirm that they do not believe
that, that does conflict with the concept of economic substance and they note that the
existence of a separate legal entity can play a big role in rights and obligations. So,
the differences in accounting probably relate to actual differences in people, in the two
parties rights and obligations. So they confirm that, that is a legitimate not unexpected
outcome.
The next issue considers how a joint operator should recognize revenue in relation to the
output that they purchase from the joint operation. So, remember it is a joint operation. So,
in this case, we are looking to be recording for the joint operators, to be recording their
share of revenues and expenses, assets and liabilities. So, the question is well if you
are doing that and so there is a point in time where the joint operators have bought
the output, but they have not yet sold it onto third parties, is it appropriate to record
that revenue? The IFRIC came out in their agenda decision to basically state that they
believe that what is consistent with IFRS 11 and the rest of IFRS is that when it is
a joint operator, if you are just recognizing your share of the revenue, it is not appropriate
to do that until that output has been sold onto third parties. So, that is another hint
or good indicator of where they think the standard should be applied in that question.
Finally, the last topic I am going to talk about relates to the maybe somewhat unusual
situation although we have seen it, where there are two joint operators and collectively
they are taking all the output, but they might be taking it in a different proportion to
what their ownership interest is. So, it is possible to have, let us say as we show on
the slide, a 50-50% ownership interest, but one party is taking 80% of the output and
the other party is taking 20%. The standard talks about joint operators accounting for
their share of things. So, how would you really mechanically do that when you kind of got
a 50% ownership interest, but your percentage of the revenues and expenses is maybe 80%
or 20%, so different than your ownership interest? So, it does create an anomaly and some interesting
debits and credits as you work through it. What the IFRIC concluded, which I think is
an appropriate answer is that there are probably a lot of different reasons why this situation
can exist and probably you need to understand those in order to come up with a reasonable
accounting answer for the situation and so, there is no one right answer, but it should
be facts and circumstances judgment-based analysis. So, basically, those are the IFRS
11 final decisions that we have and in all cases the IFRIC has decided not to take them
onto the agenda. So, there will be no standard-setting activity and I think the good news is as I
said earlier at the outset is we often look to these agenda decisions that they do publish
even when they do not take an issue on and they often have a lot of clues and indications
of where the IFRIC thinks the standard really lies and even though they say at the beginning
of the published decisions that they do not change anything in IFRS, they can sometimes
add to or color our views on how the standard gets interpreted. So, I think, we have known
for a while that they were looking at all these issues and I think in Canada we are
probably a tiny bit nervous about that because we are pretty in our implementation of the
standard was a good two years ago now and we had made a lot of these decisions in a
vacuum without the benefit of having these agenda decisions. So, I think the good news
is that what they have come out with really does not conflict with anything that at least
we believe the interpretations have been in Canada and in terms of the way Deloitte has
interpreted a lot of these matters. So, I think that is good news. So, the body of literature
for IFRS 11 has increased, but I do not think that it should pose any really too many interpretive
issues. There may be some situations at the margin where maybe they do, but I think this
was overall not too disruptive of an outcome from our standpoint. So Jon, those are my
comments on the IFRS 11 agenda decisions.
Thanks a lot Kerry. Lots of substance there and given the volume and significance of these
clarifications, why weren’t they treated as narrow-scope amendments to IFRS 11 as opposed
to IFRIC agenda decisions?
Yeah, so Jon, I mean that is a good question. They could have, I suppose, gone through and
decided to make some limited changes to the standard. I think maybe there are places where
the standard could be clear, but I think overall it is probably a good news that they did not
do that. I believe that when they get these questions, what they really do look for is
whether the standard is clear enough to be applied the way it is written and I guess
that is in recognition of the fact that people have already been applying the standard and
it can be disruptive to start changing the standard so soon after it has been issued.
Often with these standards, they do post-implementation reviews, kind of a couple of years maybe a
little bit longer after the standard is released and so we may see something coming out of
that in a few years, but for now happily they have sort of limited themselves to just publishing
these decisions and basically rejected the idea of taking any standard-setting activity.
Okay, thanks a lot. Now I would like to welcome our next speaker, Maryse Vendette. Maryse
is a partner in the Global IFRS and Offerings Services Group and is also co-leader of the
Canadian Centre of Excellence on IFRS. In her more than 20 years with the firm, Maryse
has spent the past 10 years offering accounting and consulting advice to both public and private
companies. Over to you Maryse.
Great, thanks Jon. So, switching gears now to another topic, IFRS 15 Revenue from Contracts
with Customers. So, as I am sure, you can recall about one year ago now, in May 2014,
the IASB and the FASB jointly issued a new converged revenue recognition standard that
replaces existing revenue standards and interpretations. So, the IASB standard IFRS 15 as originally
issued had a mandatory effective date of January 1, 2017, with early application permitted.
As a background, in the last year since the standard has been issued, the boards formed
a joint Transition Resource Group for revenue recognition, the TRG, to support stakeholders
with implementation of the standard and the TRG has met now a couple of times and as a
result of their discussions, a number of issues have been raised to the boards for further
analysis and as well the boards are proposing targeted amendments to IFRS 15 as well as
to the US GAAP equivalent. Since then, as you are probably aware as well, the FASB has
tentatively decided to defer the mandatory effective date of the US GAAP standard by
one year and the FASB has since issued for a public comment a proposed ASU with a comment
period ending May 29, 2015. So, in part, because of those proposed amendments to the standard,
but also because of concerns on implementation timeline from stakeholders, the delayed issuance
of the standards and a willingness to maintain converged transition dates with the FASB,
the IASB tentatively also decided that it would defer the mandatory effective date to
January 1, 2018, with early application continuing to be permitted. They have since issued a
narrow-scope ED on this proposed amendment on May 19th with a comment period ending July
3, 2015. It is expected that the IASB will finalize its decision on this at their July
2015 Board meeting. So as a result of these decisions, throughout the next few slides,
we have assumed that the mandatory effective date had, in fact, been deferred to Jan 1,
2018 for illustration purposes.
So with a tentative deferral of the mandatory effective date and the Board’s intent to
clarify certain aspects of the standard, some may be tempted to either slow down or continue
to defer their implementation efforts. So, here we highlight certain aspects that you
should consider and strongly encourage stakeholders not to take their foot off the gas pedal too
quickly, but pursue their implementation efforts. As you may know, the standard is quite comprehensive
and includes detailed additional guidance as compared to existing IFRSs and far more
disclosure requirements, so it is fair to say that all entities that present revenue
will be impacted to some degree by the new standard and some much more than others. In
contemplating the deferral as well, the IASB pointed out that some stakeholders had requested
deferral because they quickly realized that the time to implement the standards requirements
and manage the broader implications for the business was longer than they had initially
anticipated. Obviously as you know, revenue is a critical figure in assessing the entity’s
financial performance and position, so as a result, its impact to an organization can
be quite broad. So, we would suggest that you consider the following questions that
you can see on the slide here: • Will there be implications on systems
- if so, can the current systems accommodate those changes or will changes need to be made
to the systems and processes or will new systems need to be implemented? For entities that
have a significant impact in terms of accounting changes because of IFRS 15, you can see that
this could cause significant issues or challenges around systems.
• Does the organization currently have sufficient information to address the disclosure requirements?
The information that was previously used for disclosure purposes may not be sufficient
and how accessible is this historical information that may not be supported by legacy systems?
• Who will need to be trained and educated on the new standard and how will the organization
ensure that it is facilitating this on a timely basis?
• Maybe another question, as I mentioned, there are many issues that are being discussed
by the transition resource group and the Boards as well are discussing many of these issues
and many of those may affect your organization and so you have to consider what is the impact
of that and do you have resources and processes in place to keep up to date with those discussions?
• Does the organization want to early adopt the standard and have you decided on a transition
method? As noted, these are just some of the key questions
to consider when assessing the impact to your business and we encourage you to reach out
to your professional advisor if you seek additional guidance.
Here on this slide, we illustrate the various transition methods that may be used and the
standard provides entities with two transition options in applying the standard. Again, please
note that on this slide and through the remainder of the presentation, we have assumed that
the mandatory effective date has, in fact, been deferred to January 1, 2018. Under the
full retrospective method, entities would apply IFRS 15 retrospectively to each prior
reporting period in accordance with IAS 8 to the Standard on Accounting Policies, Changes
in Accounting Estimates and Errors, but there are a number of practical expedients, that
we will discuss later, that would be available to entities. In this case, a cumulative adjustment
to opening retained earnings would be required at the beginning of the earliest period presented
in our fact pattern or example that would be January 1, 2017 assuming only one year
of comparative figures are presented. Effectively, this means all existing contracts will be
retrospectively adjusted and restated to comply with IFRS 15 subject to certain practical
expedients. The next transition method, which we call the modified retrospective method
- under this method, entities will apply IFRS 15 retrospectively, but with a cumulative
effect of initially applying that standard recognized at the date of initial application
and that date is the start of the reporting period in which an entity first applies the
standard. In the example we have, for an entity with a December 31 year-end that adopts the
standard as of the proposed mandatory effective date of January 1, 2018, the date of initial
application would be January 1, 2018. Under this method, contracts that are not completed
as of this date would be retrospectively adjusted, but would not be required to be restated in
the comparative period, meaning, the adjustment would simply be recorded as a cumulative catch-up
adjustment as at January 1, 2018. However, for contracts that are completed and that
is completed as defined under prior GAAP, so under IAS 18, IAS 11 and related interpretations,
prior to the date of initial application, no adjustment or restatement would be required.
There would be additional specific disclosures that would be required under this method,
which we will discuss later.
As I have mentioned earlier, under the full retrospective method, users can elect to apply
any number of practical expedients that are allowed in the standard and there are three.
These expedients were introduced as the Boards acknowledged that the costs of applying all
the requirements of IFRS 15 on a fully retrospective basis may outweigh the benefits to users.
So to ease transition, the Boards introduced these expedients. Again, just as a note, these
are only available under the full retrospective method of transition.
1. For completed contracts that begin and end in the same annual reporting period, entities
are not required to restate those. Completed contracts are defined actually in IFRS 15
as contracts for which an entity has transferred all the goods or services identified in accordance
with their legacy GAAP, in our case, in accordance with IAS 11 and IAS 18 and related Interpretations.
This alleviates the need to restate those contracts in comparative, annual and interim
periods. 2. For completed contracts that include variable
consideration, variable consideration is defined in IFRS 15, as consideration that varies for
instance because of discounts, rebates, incentives, performance bonuses and the like, entities
may use the transaction price at the date the contract was completed rather than estimating
variable consideration amounts in the comparative reporting periods. If a contract was completed
in the year of initial application, the entity can use the variable consideration amount
determined at that date for comparative reporting purposes. There is no need to use hindsight.
3. Finally, for the third practical expedient for all reporting periods presented before
the date of initial application, so in our case, periods before January 1, 2018, entities
would not be required to disclose the amount of the transaction price allocated to the
remaining performance obligations and an explanation of when the entity expects to recognize that
amount as revenue. This was actually a new disclosure requirement or is a new disclosure
requirement of IFRS 15. In effect, there would be no need to do that presentation for prior
year as it will be presented in the year of initial application or the contract will have
been completed by then. At the March 2015 meeting, the Boards were
presented with certain concerns about practical challenges associated with one of the requirements
of IFRS 15 dealing with contract modifications and how that guidance can be applied retrospectively.
The issue had been raised previously with the TRG. More specifically, the entities that
raise the concerns are those that enter into multiple or multitude of contracts or have
very long duration contracts that can be frequently modified. The staff paper notes entities in
the telecommunications and cable industries that enter into a high volume of customer
contracts that may be modified to either increase or decrease data in a wireless plan, add or
remove lines and devices from a shared data plan, add or remove channels or other services,
etc. Stakeholders believe that evaluating and adjusting for the effects of contract
modifications retrospectively would be challenging regardless of the transition method selected
and they question the usefulness of this information. I just wanted to note as well that the issue
is not limited to these industries, but the software industry, construction, and aerospace
and defense industries for example may also be significantly impacted because they may
have high volume of contracts with long duration contracts that maybe frequently modified.
As a result of those discussions, the IASB tentatively decided to add two new additional
practical expedients to the standard. The first one, which I call the contract modification
practical expedient - To apply this expedient a new term called the contract modification
adjustment date, the CMAD, would be introduced in the standard and defined as the beginning
of the earliest period presented. So, for example, if modifications occurred prior to
the CMAD date, which in this case we assume would be January 1, 2017, entities would not
need to separately assess the effect of each modification sequentially as they occur prior
to the CMAD date. Instead, the entity would use hindsight as of the CMAD date to evaluate
the impact of past modifications and perform one analysis at that point to determine the
resulting transaction price at that time, the satisfied and unsatisfied performance
obligations at that time, and the allocation of the transaction price to the performance
obligations at that time. This practical expedient if it is carried forward as proposed could
be used under either the transition method under the full retrospective or modified retrospective.
There is a one point of detail here that the FASB has tentatively decided to define the
CMAD somewhat differently. If you are a filer under US GAAP, you might want to take cognizance
of that. The IASB also tentatively decided to permit another practical expedient on transition
under the full retrospective approach and that is what is referred to as the completed
contract practical expedient. Entities could elect to apply IFRS 15 retrospectively only
to those contracts that are not completed contracts as of the beginning of the earliest
period presented, which in this case would be January 1, 2017, so a bit of a different
date and that would be in line with the first-time adopters allowance to adopt IFRS 15.
Moving on now, in selecting transition methods, entities should be mindful of the impacts
of each method. To be clear there is not one right answer. I think it depends on the facts
and circumstances of each entity and each method has its merits and drawbacks depending
on facts and circumstances. So, from a comparability standpoint, although a full retrospective
approach provides greater comparability as prior periods are restated and a cumulative
adjustment is recognized at January 1, 2017, the use of practical expedients, that I have
mentioned before, may also reduce the level of comparability, so that may be something
to take into consideration. The modified retrospective method will not provide the same level of
comparability, as prior periods are not restated and the cumulative adjustment is recognized
at January 1, 2018. However, the modified retrospective method does require additional
note disclosure that explains the amount by which each financial statement line item is
affected in the current period, in the year January 1, 2018, as a result of applying IFRS
15 versus applying existing IFRS guidance. This information is not on the face of the
statements and this may be a consideration point for certain entities. From a data management
and volume perspective, under the full retrospective application method, a larger population of
contracts will have to be assessed to meet the recognition, measurement and presentation
requirements of the new standard, as well there is increased volume of disclosure requirements.
So, the disclosure requirements are significant and under this method IFRS 15, compliant disclosures
will also be required for prior periods presented. Under the modified retrospective method, the
volume of contracts to be assessed would not be as important because the completed contracts
would not have to be restated as long as the contracts are completed before the date of
initial application. From a system’s considerations perspective, with an increased volume of contracts
and information under the full retrospective method comes additional system’s considerations.
For example, this information questions that you might need to ask is the information readily
available or will the information be required from legacy systems? Will information exist
in a manner that is compliant with IFRS 15 or will additional manual reconciliations
and processes be required? Under the modified retrospective method, information is still
required for disclosure purposes to reconcile legacy GAAP to IFRS in the year of initial
application. This will likely require maintaining some dual accounting systems, records, controls
and processes. So, some points there to be cognizant about. Finally, in selecting transition
methods, we also would point that among other considerations, stakeholders should consider
the importance of trend information, the importance of consistency among the industry and peers,
the volume of contracts, the nature or characteristics of those underlying contracts, and whether
there are significant foreseen changes in accounting policies. All of those things may
impact the transition method that you might wish to use. So, with that Jon, give it back
to you.
Thanks a lot Maryse. Lots there, that is just a transition. There seems to be quite a few
considerations related to completed contracts for transition purposes and they seem to be
somewhat different. Can you elaborate on that please?
Yes, good question. There are a lot and it might be confusing actually. Just one thing
I would like to point out before we go back on that information, the basis for conclusions
of IFRS 15 clarifies that a completed contract is one where performance is complete prior
to the date of initial application under legacy GAAP, so complete under legacy GAAP, but it
also includes situations where for example there is a change in the transaction price
after the date of initial application. So the basis for conclusion indicates that even
in this case, the contract would still be determined to be completed. So as long as
you have done everything that you would have to do, i.e. you have transferred all goods
and services, so satisfied all the performance obligations under prior GAAP, even if there
is still some transaction price that has not yet been recognized because for instance variable
consideration, this may still be considered a completed contract. I think we need to consider
whether a contract is, in fact, completed at the appropriate reference date and is at
the date of initial application right now under the standard, but under the IASB’s
tentative decisions for full retrospective application the date of a completed contract
would be the beginning of the earliest period presented. I think examples of outstanding
variable consideration, examples of collectability, whether you have a performance obligation
that would have been satisfied under prior GAAP, but maybe not satisfied under IFRS 15,
those types of things would have to be considered in terms of determining whether you have a
completed contract and an example I can give, you may have had a contract where you have
completed everything under prior GAAP, but there was a warranty and the warranty was
accounted under prior GAAP as a cost accrual for instance. Under IFRS 15, the warranty
maybe considered to be an assurance type warranty that would require deferral of revenue. In
that case, the contract would still be completed potentially under your prior GAAP because
you have transferred everything and your warranty is a cost accrual, whereas under IFRS 15 it
may not have been considered a completed contract. There is a lot of these things that have to
be considered from the entity’s perspective. Again, just to summarize, full retrospective
approach, there is a practical expedient for contracts that begin and end in the same annual
reporting period. For the modified retrospective approach, you would not restate contracts
that are completed as at the date of initial application and there is this additional tentative
practical expedient that would apply under the full retrospective method for completed
contracts, but at a different date, which is the beginning of the earliest period presented.
So, hope that is clearer Jon.
Yep, you are just a messenger there. You didn’t write the standard. Thanks a lot. Okay, with
that, I welcome our last speaker, An Lam. An is a senior manager in the IFRS Centre
of Excellence in Toronto and has over 14 years of experience in public practice. An’s main
area of focus is in the determination of final technical positions on IFRS interpretation
and application matters for other IFRS centres around the world and client service teams
in Canada. Over to you An.
Thanks Jon. Now, we are going to move on to the exciting leases project. I am sure we
have all been anxiously waiting for an update as the issuance of the final standard is actually
looming in the horizon. I first wanted to set the stage on where we are today with the
leasing standard. It really is hard to believe that the first discussion started with the
issuance of the exposure draft almost five years ago and that was back in August 2010,
where the IASB and FASB first proposed a new accounting model for the accounting for leases.
Subsequent to the release of the exposure draft, they started re-deliberations in January
2011 up until 2013, where a revised exposure draft was issued in May 2013 and the revised
exposure draft was issued due to all the changes from the discussions over those three years.
Starting in January of last year, 2014, the Board started re-deliberations to consider
feedback from various stakeholders including investors, analysts, preparers and accounting
firms. So, where we are today is that the re-deliberations were completed in the first
quarter of this year, 2015 and the IASB confirmed that all the due process steps were completed
and no re-exposure was necessary. A final standard is expected to be issued towards
the end of Q4 2015. In this webcast, I wanted to discuss two significant project updates
issued by the IASB. The first they issued in February this year on the definition of
a lease and the second was published in March 2015 that goes into a little more detail on
the practical implications of the new leasing standard. We have embedded these links in
the PowerPoint presentation, so when you click on each item, it will take you to the IASB
documents if you would like to get more details.
Let us start first on where the IASB has landed on the definition of a lease. I wanted to
spend more time on this slide as this is one of the more complex areas of the standard
where significant judgement has to be applied by an entity. If you look at the existing
definition under the current standard IAS 17, it defines a lease as “an agreement
whereby the lessor conveys to the lessee in return for a payment or series of payments
the right to use an asset for an agreed period of time.” Under the proposed standard, the
lease exists when two conditions are met: 1. The contract has to depend on the use of
an identified asset and 2. The contract has to convey the right to
control the use of the asset for a period of time.
If you look at this new definition, it is very different from the old definition under
IAS 17, which focused on the right to use an asset in return for a payment. The new
definition focuses on who controls the use of the asset, is it the customer or is it
the supplier? The reason why it is important identifying who controls is that if you conclude
that the customer or the lessee controls the asset then the customer will recognize the
assets and liabilities arising from the lease on its balance sheet. On the other hand, if
the definition is not met, then the contract is accounted for as a service contract and
no amounts are brought on the balance sheet and I will discuss the practical implications
of what this means later on.
So, now let us dive a little bit deeper into the two parts of the definition of a lease.
The first part, the contract depends on the use of an identified asset. So what does this
really mean? If you look at the slide there are three considerations to this criterion:
• The first bullet is on uniquely identified asset. First, there has to be an identified
asset in the contract. This asset could be explicitly or implicitly implied and what
we see typically in practise is that an asset is identified by being explicitly specified
in a contract. For example, if the asset is a piece of equipment, it could be explicitly
specified in the contract by a serial number or a model number. However, even if the asset
is explicitly specified in the contract, fulfilment of that contract does not depend on the use
of the identified asset if the supplier has the substantive right to substitute the asset
throughout the period of use. • This is the second bullet point that I
have included on there called, substantive substitution rights. What this means is, for
example, let us say we take a contract between the customer and the supplier and that contract
requires the supplier to transport by railway cars a quantity of goods for the customer
in a period of time. Let us say, the contract identifies the railway cars that the supplier
will use to deliver the goods; however, the supplier has the right to substitute the railway
cars with any number of its similar railway cars to deliver the customer’s goods and
it also has this practical ability and it makes sense economically for the supplier
to exercise this right. In this case, because the supplier has the substantive right to
substitute the asset, then there is no identified asset in the contract, so meaning the first
part of the definition is not met. • The third bullet on physically distinct
portion means that you can have a physically distinct portion of an asset being leased.
For example, a floor of a building can be an identified asset; however, if you have
a capacity portion of an asset, for example, a capacity portion of a fiber-optic cable
that is less than substantially all the capacity of the cable, this cannot be an identified
asset because if you look at the fiber-optic cable it is hard to say that one component
is physically distinct from the remaining capacity of the asset. If based on these considerations
you conclude that the contract does depend on the use of an identified asset, you still
have to determine if the second part of the lease definition is met. Does the contract
convey the right to control the use of the asset? A contract conveys the right to control
the use of an asset if, throughout the period of use, the customer has the right to do two
things:
1. If the customer can direct the use of the identified asset and
2. If the customer can obtain substantially all of the economic benefits from the use
of the identified asset.
On the first bullet, a customer has the ability to direct the use of the asset when it can
direct how and for what purpose the asset is used. For example, if the customer has
the right to change the output of the asset, such as they can change the quantity or the
type of goods and services produced by the asset, then this means that the customer has
the ability to direct the use of the asset.
On the second bullet, a customer has the right to receive benefits from the use when they
have the right to obtain substantially all of the economic benefits from the use of the
asset throughout the period of use. For example, the economic benefits from the use of an asset
would include output being produced by the asset including any cash flows that are derived
from the use of that asset. As you can see, critical judgment is required to determine
whether the customer controls the use of the asset, in which case the contract is a lease
or if the supplier controls the use of the asset, in this latter case the contract is
for a service. You will also see that at the bottom of the slide, there are certain exceptions
for short-term leases and small ticket leases. A short-term lease is defined as a lease that
has a lease term of 12 months or less. If you have the short term leases, the lessee
would be permitted not to account for the contract as a lease and select an accounting
policy choice instead to recognize lease payments on a straight-line basis, similar to the existing
guidance under IAS 17 for operating leases. There is also a similar exception for small
ticket leases. These are leases of small assets such as IT equipment and office furniture.
So, sounds all pretty complicated, doesn’ it? Why don’t we apply these concepts to
a simple example just to demonstrate some of the new definition components of the definition
of a lease.
So, here we have a typical retail rental contract. We have a retailer and this is the customer
in this case. They enter into a contract with the real-estate company who is a supplier
in this case to use shop no. 1 in commercial center for five-year period. Let us assume
that the asset is explicitly identified in the contract as shop #1. The retailer uses
the premises only for operating its store brand and also sells its goods during the
hours the commercial centre is open and the retailer is provided with actually a lot of
rights related to the asset. It can decide on the mix of brands sold. It can change and
make adjustments to pricing. It also has rights over determining the fixtures, the qualities
of the inventory held and also space used for the storage. From the real-estate company’s
perspective, they have to provide cleaning, security and advertising services as part
of the contract. Looking at the definition of a lease, you have to ask yourself who controls
the use of this asset in this case. Is it the customer, which is a retailer, or is it
the supplier, which is the real-estate company? If you look through all the facts, you will
conclude that it is the customer, the retailer in this case who controls the use of the asset
and that is because the retailer has exclusive use of the shop and it also can decide how
to use it, so it can direct the use. For example, it can decide for what purpose the shop will
be used, it can also decide what mix of products will be sold and when the shop is open. The
conclusion in this example is that the contract contains a lease for the use of shop #1 and
also there are services that are a part of this contract as well. For the lease component,
the retailer would account for the lease of the shop separately from the services that
the real-estate company is providing, such as cleaning, security and the advertising
services. For the lease component, the retailer would recognize the lease assets and the liabilities
reflecting only the payments that relate to the lease component. You will note that we
have a note at the bottom of this. Because we are saying there are two components to
this contract, the lease and the services and you have to separate out the lease component,
the retailer could actually choose to account for the lease and service component as a single
lease contract if they wanted to for simplicity sake.
Now that we have gone through the concepts for the definition of a lease, let us take
a look at what the proposed model will look like. Now, this model is called the right
of use model. It is similar to the current finance leases under IAS 17. If you look at
the balance sheet, you will see that in essence there is a gross up on the balance sheet.
There you recognize a right of use asset and there is also a corresponding lease obligation.
If you look at the income statement, there has been a movement amongst the various line
items. If you look at operating expenses, this would be the lease expense. This has
been replaced with amortization and interest expense. The amortization because of the right
of use asset that you have recorded on the balance sheet and the interest expense because
of the lease obligation. Now, at the end of the day, EBITDA will change because what was
previously recorded above the EBITDA line as operating expense is now recorded below
the line in amortization and interest expense. Let us apply the right of use model to a numerical
example.
In this example, we have a lessee and they enter into a three-year lease and they agree
to make the following annual payments at the end of each year: let us say at the end of
year one, they have to make a $10,000 payment, year two is $15,000 and year three is $20,000.
The initial measurement of this right of use asset and the liability to make the lease
payments, let us assume this is $38,000 and a discount rate of 8% is being applied. For
simplicity, let us assume that there is no initial direct cost to enter into the lease.
What do you do? Let us take a look at the table below in the slide. On inception of
the lease, you would recognize a right of use asset of $38,000 and there is also a corresponding
lease liability of $38,000. If you look at year one, looking at the asset, the asset
would be amortized and we are assuming a straight-line basis in this case over the three-year lease
term and this is approximately $12,000 each year. At the end of the three-year term, you
will see that total amortization expense is $38,000, which brings the asset to a nil balance
at the end of the lease term. If we look at the lease liability side that would be accreted
using the effective interest method, interest would be recognized over this three-year period
for a total of $7,000. If you just look at the end result, at the end of the three years,
you have a total lease expense of $45,000, which would be recognized. This is the same
as under the old operating lease model where if you take the total of the lease payments
over the three years of $10,000, $15,000 and $20,000, this would also be $45,000, but the
difference you will see is that under the new proposed model and we have highlighted
this in the yellow column, the total lease expense is front-loaded such that there is
a higher expense in the earlier years, whereas under the old model, you would have recognized
lease expense on a straight-line basis over the three-year period. So, in looking at even
the simple numerical example, this is definitely a significant change.
This slide summarizes at a high level what the practical implications of the new model
are and the impact on the entity’s financial statements. Looking at three parts, if you
look at the balance sheet, as I mentioned before, you have a right of use asset as a
separate line on the balance sheet or disclosed on the notes and you would present lease liabilities
as separate line item on the balance sheet or disclose in the notes. On the income statement,
you would present separately the amortization of lease assets and interest on lease liabilities.
On the statement of cash flow, you would classify the principal portion of lease payments in
financing activities and you would classify the interest portion of the lease payments
in operating or financing activities. As you can see, under the new model, recognizing
all leases on the balance sheet will have significant implications on an entity’s
financial statements.
This slide summarizes what the impact will be on financial measures. Let us first take
a look at the table on the right to see how the various line items will be impacted. To
put this into context, this assumes that under the existing model the lease is an operating
lease and under the new proposed model all leases will be on the balance sheet. Just
looking at the balance sheet: • There will be a gross up of assets and
liabilities reported. You will see that the leased asset will be recognized on the balance
sheet as a right of use asset. There will also be a corresponding entry to lease liabilities
and equity is expected to decrease because the carrying amount of the lease assets will
typically reduce more quickly than the carrying amount of lease liabilities. This will result
in a reduction in the reported equity compared to today for lessees with material off balance
sheet leases. • On the income statement, you will see
that rental expense will decrease because it is being replaced by amortization and interest
expense. The amortization is from the amortization of the lease asset over the term of the lease
and the interest expense is from the interest on the lease liabilities. The overall impact
is that your operating profit is expected to increase because now the interest expense
is recorded below the operating profit line. • EBITDA is expected to rise because the
operating lease expense is removed and the amounts are recorded below the EBITDA line
in interest and amortization.
With all these changes, you will see that this will impact the financial measures including
your debt equity ratios, your current ratio, interest coverage and also the asset turnover.
The impact would be that given that an entity’s bank covenants are often driven by these ratios,
it is critical that the company anticipate the impact so that it can adjust any bank
covenants if needed.
You can see that the new standard is quite complex, a lot of judgment is required. The
good news is that we have a lot of available resources to help you through the guidance.
We have listed these resources on the slide and we have included the embedded links in
the slides. All the guidance can be found on IAS Plus and the link we have included
at the bottom of the slide for reference.
Now moving on, the leases project is only one of the many IASB projects. This next section,
we will discuss the status of the IASB’s other projects. Look at the remaining six
months of this year, we have many projects that are in various stages. In completing
a project, the IASB would issue a discussion paper, an exposure draft and then the final
IFRS standard. And if the issue relates to an IFRS Interpretations Committee item, then
a target draft interpretation would be issued. I am not going to go through all the projects
that are expected to be issued in exposure draft format or target discussion paper, as
you will see the timeline on the slide there, but we wanted to emphasize that it is important
to monitor these developments because at the drafting stage, you may submit comment letters
to the IASB within the permitted comment period and the IASB may take these comments into
consideration when drafting the final standard. Therefore, if you strongly object to certain
aspects of an upcoming standard, you do have the opportunity to voice your comments to
the IASB in a comment letter during the drafting stages.
Finally, let us take a look at the status of all the IASB’s projects on their work
plan. The IASB work plan was updated on May 5, 2015 and in the interest of time I would
not discuss every line item, but wanted to highlight some of the more interesting projects.
In the upcoming exposure draft, I think I mentioned that the Conceptual Framework exposure
draft is expected in Q2. I think this is quite an interesting project as it sets out the
concepts that underlie the preparation and presentation of the financial statements.
I think it is interesting also because this project’s objective is to improve the financial
reporting by providing the IASB with really a complete and updated set of concepts to
use when it develops or revises standards.
On the next slide, you will see that we have quite a number of narrow-scope amendments
and I will just highlight a few interesting ones:
1. Classification of liabilities: We discussed this in our Q1 webcast. The issuance of the
exposure draft in February of this year is actually stirring some anxiety. The exposure
draft proposed amendments to IAS 1 to clarify when a liability is classified as long term.
It will be in re-deliberations into Q3 2015, so there will be many that will be monitoring
this one closely. If you would like more details on this one, please refer to our Q1 webcast
archive. 2. The last one, I wanted to highlight is
the fair value measurement of a unit of account. The exposure draft on this one was issued
in September 2014 and is also causing some concern. The amendments propose that the measurement
of investments in subsidiaries, joint ventures and associates should be at fair value when
those investments are quoted in an active market. So, it is currently in the re deliberations
phase in Q2.
So, as you can see, there are a lot of moving projects ongoing and we will definitely provide
another update on our Q3 webcast. So, Jon, turning it back to you.
Thanks An. Turning back to the leasing project for a minute. You mentioned that the effective
date for the new leasing standard has not yet been published. Is there any sense of
when the new standard will be effective?
That is a good question Jon. It is interesting as the boards are keeping quite silent on
the effective date of the new standard, but given that the effective date of IFRS 9 and
IFRS 15 is January 1, 2018, it would seem very unlikely that the effective date of the
new leasing standard would be any time before 2019.
So, the effective date being that far away, what should entities be doing now, if anything
at all?
That is a really good question as well. Although the date does seem far, far away and we realize
that everyone has their deadlines that are due now, there are some things that you can
do just this year or in the next year to prepare for the changes. I would say the most important
thing is to really inventory your existing lease agreements and to identify the data
that is required to comply with the new requirements. If you look at your system’s perspective,
you should take a look to see if your systems need to be enhanced or should they be upgraded
to capture any other relevant data and knowing that new system implementations may not always
go according to plan, it may take several years to implement, what we suggest is wise
to kind of look at this earlier than postpone it to much later.
Okay, thank you. Thanks again to our speakers today, Kerry Danyluk, Maryse Vendette and
An Lam. I would also like to thank our behind the scenes team, Nura Taef, Kiran Kullar,
Elise Beckles, and Alan Kirkpatrick. We hope you found this webcast helpful and informative.
If you have any questions or feedback, please contact your Deloitte partner or other Deloitte
contact. If you would like additional information, please visit us at our website at www.deloitte.ca.
And to all of you viewing our webcast today, thank you for joining us. This concludes our
webcast bringing clarity to an IFRS world - IFRS quarterly technical update.