Professional Documents
Culture Documents
INVESTMENT PROPERTY
- PAS 40 prescribes the accounting treatment for Investment Property and related disclosure requirements.
- Is property (land or a building- or part of a building – or both) Held (by the owner or bt the lessee under a
finance lease) to earn rentals or for capital appreciation or both, rather than for:
A. Use in the production or supply of goods or services or for administrative purposes
B. Sale in the ordinary course of business.
- Sometimes referred to as a being “passive” investment is capable of generating cash flows independently of
other assets held by the enterprise.
Owner-occupied property
a. Held for use in the production or supply of goods or services or for administrative purposes.
b. Generates cash flows in conjunction with the other assets held by an entity.
c. May include assets other than land and building
Investment property items examples
a. Land held for long-term capital appreciation rather than for short-term sale in the ordinary course of business.
b. Land held for a currently undetermined future use.
c. A building owned by the entity (or held by the entity under a finance lease) and leased out under one or more
operating leases.
d. A building that is vacant but is held to be leased out under one or more operating leases.
e. Property that is being constructed or developed for future use as investment property.
Recognition
An owned Investment property shall be recognized as an asset when, and only when:
a. It is probable that the future economic benefits that are associated with the investment property will flow to the
entity; and
b. The cost of the investment property can be measured reliably.
An entity evaluates under this recognition principle all its investment property costs at the time they are incurred
Measurement
An investment property shall be measured initially at its cost
- Transaction costs
- Cost of a purchased investment property comprises; purchase price and any directly attributable
expenditure.
Exclusions from Capitalized Cost
The following do not constitute part of capitalized cost of an investment property:
a. Start-up costs (unless they are necessary to bring the property to the condition necessary for it to be capable of
operating in the manner intended by management)
b. Operating losses incurred before the investment property achieves the planned level of occupancy
c. Abnormal amounts of wasted material, labor or other resources incurred in constructing or developing the
property
Measurement Subsequent to Initial Recognition
- PAS 40 allows an entity to choose as its accounting policy either the fair value model or the cost model
An entity may:
a. Choose either the fair value model of the cost model for all investment property backing liabilities that pay a
return linked directly to the fair value of, or returns from, specified assets including that investment property;
and
b. Choose either the fair value model or the cost method for all other investment property, regardless of the
choice made in (a).
Fair Value
- Measured at fair value, which is the amount for which the property could be exchanged between
knowledgeable, willing parties in an arm’s length transaction.
- Gains or losses (arising from changes in the FV) – included in net profit or loss
- Transaction costs related to sale or other disposal are not deducted in arriving at FV.
Cost Model
- After initial recognition, an entity that chooses the cost model shall measure all of its investment property
at cost less any accumulated depreciation and impairment losses in accordance with PAS 16 Property,
plant, and equipment.
Disposable of Investment
a. An investment property shall be derecognized (eliminated from the SFP) on disposal or when the
investment property is permanently withdrawn from use and no future economic benefits are expected
from its disposal.
b. Gains or losses arising from the retirement or disposal of investment property shall be determined as the
between the net disposal proceeds and the carrying amount of the asset and shall be recognized in profit or
loss in the period of the retirement or disposal.
c. Compensation from third parties for investment property that was impaired, lost or given up shall be
recognized in profit or loss when the compensation becomes receivable.
Exploration for and Evaluation of Mineral Resources Assets
PFRS 6 Exploration for and Evaluation of Mineral Resources
- Specifies the financial reporting for the exploration for and evaluation of mineral resources that an entity
incurs.
- The standard does not apply to the following expenditures incurred:
1. Before the exploration for and evaluation of mineral resources such as expenditures incurred before
the entity has obtained the legal right to explore the specific area; and
2. After the technical feasibility and commercial viability of extracting a mineral resource are
demonstrable.
Measurement at Initial recognition
- Exploration and evaluation assets shall be measured at cost
Elements of cost of Exploration and Evaluation Assets
The following are examples of expenditures that might be included in the initial measurement of
exploration and evaluation of assets.
a. Acquisition of right to explore
b. Topographical, geological, geochemical and geophysical studies
c. Exploratory drilling
d. Trenching
e. Sampling and
f. Activities in relation to evaluating the technical feasibility and commercial viability of extracting
mineral resource.
Subsequent Measurement
- After recognition, Entity shall apply either the cost model or the revaluation model.
- if the revaluation model is applied it shall be consistent with the classification of the assets.
Impairment
- Exploration and evaluation assets shall be assessed for impairment when facts and circumstances suggest
that the carrying amount of an exploration and evaluation asset may exceed its recoverable amount
- PFRS 6 modifies req. of PAS 36
Facts or circumstances that may indicate that impairment testing is required include:
a. The period for which the entity has the right to explore in the specific area has expired or is expected
to expire in the near future, unless the right is expected to be renewed;
b. Substantive expenditure on further exploration and evaluation activities in the specific area is neither
budgeted nor planned;
c. Exploration and evaluation activities in the specific area have not led to the discovery of commercially
viable quantities of mineral resources, and the entity has decided to discontinue such activities in the
specific area; and
d. although a development in the specific area is likely to proceed, there is sufficient data to indicate that
the carrying amount of the exploration and evaluation asset is unlikely to be recovered in full from
successful development or by sale.
The entity shall perform an impairment test in accordance with PAS 36.
Impairment loss is recognized as an expense in accordance w/ PAS 36
Non-Current Assets Held for Sale and Discontinued Operations (PFRS 5)
- Prescribes the accounting for assets held for sale, and the presentation and disclosure of discontinued
operations.
- Requires:
a. Assets that meet the criteria to be classified as held for sale to be measured at the lower of carrying amount
and fair value less cost to sell, and depreciation on such assets to cease; and
b. Assets that meet the criteria to be classified as held for sale to be presented separately in the SFP and the
results of discontinued operations to be presented separately in the SCI.
Definition of Key Terms
Noncurrent Assets
- Include amounts expected to be recovered more than 12 months after the reporting period
Held for Sale
- Carrying amount of a NCA which is expected to be recovered mainly through selling the asset rather than
through usage.
Disposal group
- Group of assets and possibly some liabilities that an entity intends to dispose of in a single transaction.
Measurement
Held for Sale
- Lower of its carrying amount and fair value less costs to sell
Held for Distribution
- Lower of its carrying amount and fair value less costs to distribute
Occurred beyond 1 year – present value
- Increase in PV – P/L as a financing cost
Recognition of Impairment Losses and Reversals
- P/L (initial or subsequent write-down of DG to FV less cost to sell)
- Subsequent increase in FV less cost to sell (P/L – not in excess of the cumulative impairment loss
(recognized with PFRS 5 or PAS 36)
- Impairment of loss (DG)-PAS 36
Other Considerations
1. Depreciation Changes
- NCA as held for sale should not be depreciated
2.Changes to a Plan or Sale
a.Criteria for an Asset as held for sale (no longer met)- ceases to be held for sale
b.Valued at the lower carrying amount (before)- recoverable amount
c.SFP
Discontinued Operations: Presentation and Disclosure
a. Cumulative income or expense (equity)- disclosed (held for sale)
b. Discontinued operation – disposed of or as held for sale
c. Income statement (Total after-tax P/L of the discontinued operation and after-tax gain or loss- FV
less cost to sell)- single figure
d. PFRS 5 (disclosure of revenue, expenses, pretax profits, or loss and income tax expense- income
statement)
e. The net cash flows attributable to the operating, investing, and financing activities of the
discontinued operations- separately shown in income statement or disclosed in the notes
f. Adjustments made in the current accounting period to amounts (previously disclosed) – separate
disclosure
CHAPTER 11
LIABILITIES
LIABILITY
- A present obligation of the entity to transfer economic resource as a result of past events
- An Obligation- is a duty or responsibility that the entity has no practical ability to avoid.
Characteristics of A Liability
1. The entity has a present obligation.
2. The liability results from past transactions or other past events.
3. The settlement of a present obligation involves the entity transferring an economic resource in order to
satisfy the claim of the other party.
4. The entity has no practical ability to avoid the obligation.
- “No practical ability to avoid.”
a. If a duty or responsibility arises from the entity’s customary practices, published policies or specific
statements- the entity has an obligation if it has no practical ability to act in a manner inconsistent with
those practices, policies or statements.
b. If a duty or responsibility is conditional on a particular future action that the entity itself may take- the
entity has an obligation if it has no practical ability to avoid taking that action.
Recognition
- The settlement of a present obligation and the amount at which the settlement will take place can be
measured reliably.
- Recognition Principle:
a. Unconditional payables are recognized as liabilities when the entity becomes a party to the contract, as
a consequence has a legal obligation to pay cash.
b. Liabilities to be incurred as a result of a firm commitment to purchase goods or services are generally
not recognized until at least one of the parties has performed its obligation under the agreement
c. A forward contract is within the scope of PFRS 9 is recognized as a liability on the commitment date
rather than on the date on which settlement takes place.
d. Planned future transactions regardless of how likely they will occur are not liabilities because the
entity has not become a contracting party.
Measurement Bases
a. Historical Cost
- Liabilities are recorded at the same amount of proceeds received in exchange for the obligation at the
amounts of cash or CE to be paid to satisfy the liability in the normal business
b. Current Cost
- Liabilities are carried at the undiscounted amount of cash or CE that would be required to settle the
obligation currently
c. Realizable (settlement) Value
- Liabilities are carried at their settlements values, that is the UD amount of cash or CE expected to be paid
to satisfy the liability in the normal business
d. Present Value
- Liabilities are carried at the present discounted value of the future cash outflows that are expected to be
required to settle the liabilities in the normal course of the business.
Classification of Liabilities
- Liabilities can be classified as Financial or non- financial
Financial Liability
a. A contractual obligation:
1. To deliver cash or another financial asset to another; or
2. To exchange financial assets of financial liabilities with another entity under conditions that are
potentially unfavourable to the entity; or
b. A contract that will or may be settled in the entity’s own equity instrumental and is:
1.A non-derivative for which the entity is or may be obliged to deliver a variable number of the entity’s
own equity instruments; or
1. A derivative that will or may be settled other than by the exchange of a fixed amount of cash or
another financial asset for a fixed number of the entity’s own equity instruments.
Examples:
o Accounts payable
o Notes payable (secured or unsecured)
o Loans payable
o Bonds payable
o Other debt instruments issued by the entity
o Accrued expenses payable
o Derivative financial liabilities
Non- financial Liabilities
- Did not qualify as financial liabilities
Examples:
o Deferred revenue
o Warranty liability
o Current and deferred tax liabilities
o Constructive obligation
Measurement
Initial Measurement
- Fair value plus or minus transaction costs
Transaction costs are expensed immediately for financial liabilities measured at FVTPL because the payment of
transaction costs do not result in any increase in future economic benefits of the entity.
Subsequent Measurement of FL
- Measured at amortized cost
Reclassification of FL
- An entity shall not reclassify any financial liability
Derecognition of FL
- An entity shall remove a FL from statement of F/P when and only when, it is extinguished.
Current/Non-Current Distinction
PAS 1,par, 69 classify a liability as current when :
a. It expects to settle the liability in its normal operating cycle
b. It holds the liability primarily for the purpose of trading
c. The liability is due to be settled w/in 12 months after the reporting period
d. It does not have an unconditional right to defer settlement of the liability for at least 12 months after
the reporting period
An entity shall classify all other liabilities as non-current
Operating Cycle
- Is the elapsing between the acquisition of goods and services involved in the manufacturing process and
the final cash realization resulting from sales and subsequent collections
Examples of Current FL
-current FL having contractual amounts include:
1. AP
2.NP
3. Commercial Paper
4. Derivative FL
5. Accrued expenses Payable
6. Dividends Payable
7. Returnable Deposits
8. Current maturities of Long term debt
Accounts Payable
Recognition
- AP or Trades AP represent balances owed to other for goods, services or supplies purchased on open
account because of the time lag between the receipt of services or acquisition of title to assets and the
payment for them
Measurement
- The invoice received from the creditor specifies the due date and the exact outlay in money that is needed
to settle the account
Notes Payable
- Written promises to pay a certain sum of money on specified future dates
Short term Notes Payable
- A trade note is customarily and reported at its face amount or full maturity which is also considered FV
and Present Value at the initial recognition date.
Commercial Paper
- Refers to unsecured notes sold in diff. denominations with short-term investment
- Refers to the fact that a paper certificate traditionally is issued to the lender to signify the obligation
Derivative FL
- A financial instrument that requires the issuer to repurchase its own issued equity instruments for cash or
other FA, there is a FL for the present value of a repurchase price
Accrued Expenses Payable
- An expense incurred but for which cash has not been paid is referred to as accrued expense and usually
recorded at year end.
Dividends Payable
Deposits
- May also be made as guarantees in case of noncollection or for possible damage to property
- Should be reported as current or long term liabilities depending on the time involved between the date of
deposit and the expected termination of the relationship
Current Maturities of Long Term Debt
- Long term obligations usually are reclassified and reported as current liabilities when they become payable
w/in the upcoming year
- When cash is collected from a customer as an advance payment for products or services or as a deposit
which is refundable, the firm is obliged to transfer goods, to render services, or to return the deposits to the
customer under certain conditions.
2.Short-term Unearned Revenue
- When cash is collected in advance of the delivery of a good or service, a liability is created and it does not
qualify for recognition revenue
3.Agency Liabilities or Collection for 3rd Parties
- Amounts so collected represent liabilities until remitted
a. Income Tax Payable
b. Value-added Taxes Payable
c. Withholding Taxes Payable
d. SSS Premium and PhilHealth Medical Contributions Withheld
e. Property Taxes
Measurement of Provisions
- The amount recognized as a provision be the best estimate of the expenditure required to settle the present
obligation at the statement of financial position date
Measurement of Non-current or Long-term Liabilities
3 General principles are followed in measuring and recording long-term liabilities and interest expense:
a. Long-term liabilities are recorded at the fair value of the goods or services obtained by incurring debt etc.
b. Periodic interest expense is based on the market interest rate on the date of debt issuance and the liability
balance at the beginning of the reporting period.
c. The Carrying value of the long-term debt in the statement of F/P date is the present value of all remaining
cash payments required, discounted at the market interest rate at issuance etc.
Nature of Non-current Liabilities
- Is an obligation that is not expected to be repaid w/in one year or the current operating cycle, whichever is
longer. NCL provide one or 3 major sources of long-term capital. The most common types of NCL are:
o Bonds Payable
o Long-term notes payable
o Lease Obligations
o Pension Obligations
o Deferred Income Taxes
o Other long-term deferrals
Bonds Payable
Nature of Bonds
- Bond is a debt security issued by companies and government units to obtain large amounts of capital on a
long-term basis. A bond payable obligates the issuing corporation to
1.Repay stated sum, referred to as the face value at a definite maturity date
2.Make specified periodic cash interest payments, based on the face value of the bond and the stated interest
rate on the bond.
Classification of Bonds
B. PHYSICAL CONCEPT
- Should be used if the main concern of users is w/ the operating capability of the entity
CONCEPTS OF CAPITAL MAINTENANCE
1. FINANCIAL CAPITAL MAINTENANCE
- Profit is earned only if the financial amount of the N.A at the end of the period exceeds the financial amount of
the N.A at the beginning of the period after excluding some aspects.
- Can be measured in either nominal monetary units or units constant purchasing power
2. PHYSICAL CAPITAL MAINTENANCE
- Profit is earned only if the physical productive capacity of the entity at the end of the period exceeds the
physical capacity at the beginning of the period after excluding some aspects.
- Requires adoption of the current cost basis of measurement.
FUNDAMENTALS OF CORPORATIVE ACCOUNTING
1. CONTRIBUTED CAPITAL OR PAID-IN CAPITAL
A. Share Capital- represents the amount invested by the SH when they purchase shares ordinary or preferred
at par value or stated value or other diagnostic value.
B. Additional paid in Capital- refers to capital contributions from SH to the corporation other than the par
value or stated value of shares. Additional paid-in capital can also come from other types of equity
transactions, such as:
1. Sale of shares previously issued and subsequently reacquired by the corporation known as treasury
shares
2. Retirement of previously outstanding shares
3. Share dividends where the market value of shares is used to record the shares distributed
4. Conversion of convertible bonds
5. Warrants that are detachable from bonds
6. Lapse pf share purchase warrants or forfeiture of of share subscriptions if the corporation retains the
partial payment originally made by the defaulting subscriber
7. Other gains on the corporation’s own shares, such as those arising from share option plans.
- An Entity recognizes revenue in accordance w/ that core principle by applying the ff. steps:
1. Identify the contracts with a customer
2. Identify the performance obligations in the contract
3. Determine the transaction price
4. Allocate the transaction price to the performance obligations in the contract
5. Recognize revenue when the entity satisfies a performance obligation
RECOGNITION
- Entity shall account for a contract w/ a customer that is w/in the scope of this standard only when all of the ff.
criteria are met:
1. The parties to the contract have approved the contract and are committed to perform their respective
obligation
2. The entity can identify each party’s right regarding the goods/services to be transferred
3. The entity can identify the payment terms for the goods or services to be transferred
4. The contract has commercial substance
5. It is probable that the entity will collect the consideration to which it will be entitled in exchange for the
goods/ services that will be transferred to the customer
SATISFACTION OF PERFORMANCE OBLIGATIONS
- Entity shall recognize revenue when the entity satisfies a performance obligation by transferring a promised
good or service to a customer
MEASUREMENT
- When a performance is satisfied, an entity shall recognize as revenue the amount of the transaction price that is
allocated to that performance obligation
DETERMINING THE TRANSACTION PRICE
- Entity shall consider the terms of the contract and its customary business practices to determine the transaction
price
Performance obligations satisfied at a point in time
1. The entity has a present right to payment for the asset
2. The customer has legal title to the asset
3. The entity has transferred physical possession of the asset
4. The customer has the significant risks and rewards of ownership of the asset
5. The customer has accepted the asset
Performance obligations satisfied over time
- Entity control of a good/service over time and, therefore satisfies a performance obligation and recognizes
revenue over time, if the one of the ff. criteria is met:
1. The customer simultaneously receives and consumes the benefits provided by the entity’s performance as the
entity performs
2. The entity’s performance creates/enhances an asset that the customer controls as the asset Is created or
enhanced
3. The entity’s performance does not create an asset with an alternative use to the entity and the entity has an
enforceable right to payment for performance completed date
ACCOUNTNG EXPENSES
- Are decreases in economic benefits during the accounting period in the form of outflows
RECOGNITION
- Expenses are recognized in the income statement when a decrease in future economic benefits related to a
decrease in an asset or an increase of a liability has arisen that can be measured reliably
- Recognized in the income statement on the basis of a direct association between costs incurred and the
earnings of specific items of income
- Also recognized in the income statement in those cases when a product warranty arises
MEASUREMENT
- Measurement basis most commonly adopted by the entities in preparing their F/S is historical cost