美國CPA《財務(wù)會計與報告》知識點：租賃會計

　　正保會計網(wǎng)校特別為美國cpa學(xué)員整理了美國cpa考試《財務(wù)會計與報告》的內(nèi)容，以備迎接美國CPA考試，祝您在網(wǎng)校學(xué)習(xí)愉快！

　　Lease type overview

　　A lease is a contractual agreement between a lessor，who conveys the right to use real or personal property （an asset），and a lessee，who agrees to pay periodic rents over a specified time.

　　參〈企業(yè)會計準則第21號-租賃〉

　　租賃分為兩大類：

　　Operating Lease（經(jīng)營租賃）

　　Capital Lease（GAAP）/Finance Lease（融資租賃）

　　Capital Lease

　　A lease that transfers substantially all of the benefits and risks inherent in ownership of property to the lessee.

　　Operating Lease

　　A lease that does NOT qualify as a capital lease.There is no transfer of ownership or of any risk or benefit of ownership.

　　Lessee Accounting for Operating Lease

　　Lease rent expense.

　　Dr. Rent Exp. Cr. Cash/Payable

　　Lease bonus：is an amount paid in addition to normal rent or as a prepayment in an operating lease.

　　LB（prepayment）is an asset and need amortize.

　　LB（addition）is an expense.

　　Leasehold improvements（辦公室裝修）

　　Permanently affixed to the property and reverts back to the lessor at the termination of the lease.

　　The value should be capitalized.

　　Depreciated over shorter of useful life or lease term.

　　Rent kicker-expense

　　Refundable security deposit – an asset.

　　Free or reduced rent consideration（免租期）

　　月均租金＝全租約期總租金/總租期

　　體現(xiàn)Matching principle

　　實務(wù)擴展：在中概股公司準備GAAP調(diào)整時，此條必然存在。此處是PRC實務(wù)及中/美稅務(wù)與GAAP的常見暫時性差異。考試請注意！

　　Lessor Accounting for Operating Lease

　　Leasehold（Fixed assets etc.）

　　Recognized on lessor‘s F/S

　　Depreciation over the leasehold useful life

　　Rental income

　　Earned & Realizable

　　Rental多為預(yù)收，重在Earned.參 F2-4

　　Security Deposits

　　Refundable–Firstly recorded as liability，when refund to lessee，derecognize the liability

　　Nonrefundable–Firstly recorded as liability，then recognize as revenue when earned，and derecognize the liability.

　　Temporary Difference

　　GAAP accrual basis

　　Tax rule cash basis

　　Lease Bonus

　　1st deferred（unearned income），

　　2nd amortized（into income）over the life of the lease.

　　Free or reduced rent consideration

　　與Lessee的處理一致

　　月均租金＝全租約期總租金/總租期

　　體現(xiàn)Matching principle

　　Capital/Finance Lease

　　transfers substantially ownership to the lessee.

　　In substance ，an installment purchase.

　　Lessee recognized F.A & liability

　　Lessor treated as sales-type lease or direct financing lease.

　　Lessee Capital Lease Criteria

　　O/W/N/S（OR的關(guān)系，F(xiàn)5-10）

　　Ownership transfers at end of lease（強條件）

　　Written option for bargain purchase （強條件）

　　Ninety（90%）percent of leased property FV<=PV of Lease payment（弱條件）

　　Seventy-five（75%）percent or more of asset economic life is being committed in lease term（弱條件）

　　當交付出租物時，租賃物的壽命只剩下全壽命的25%時，弱條件無效。強條件繼續(xù)有效。

　　考試技巧：判斷是否為Capital Lease時，順序如下：

　　1st 從強條件O與W入手，符合任意一條，是CL，結(jié)束。不符合O與W，進行第二步判斷。

　　2nd 判斷是否在租賃物交付時，剩余壽命不足全壽命的25%.若是，經(jīng)營租賃（OL），結(jié)束。若不是，進行第三步判斷。

　　3rd 判斷兩個弱條件是否滿足。滿足任何一條，CL.否則OL

　　Lessee Finance Lease Criteria（IFRS）

　　OWES+FACS（F5-11）

　　Ownership transfer

　　Written bargain purchase option

　　Economic life major part

　　Substantially all FV

　　Fluctuation of FV accrue to Lessee

　　Ability to continue the lease

　　Cancel need born the losses

　　Specialized nature

　　Lessor–Sales-type/Direct Financing type criteria（US GAAP）- LUC

　　Lessee “owns” the leased property（any one of O/W/N/S）

　　Uncertainties do NOT exist regarding any unreimbursable costs to be incurred by the lessor

　　Collectability is reasonably predictable.

　　Lessor–Sales-type Vs. Direct Financing

　　A sales-type lease is a lease that meets one of the four capital lease criteria（O/W/NS）and two other criteria（UC）and in which there is a manufacturers‘ or dealers’ profit. 2層利潤＝銷售利潤+利息收入

　　A direct financing lease is a lease that meets one of the four capital lease criteria（O/W/N/S）and two other criteria（UC）and in which there is NO manufacturers‘ or dealers’ profit.1層利潤＝利息收入

　　Lessor–Finance Lease Criteria（IFRS）

　　In IFRS，the Lessee and the lessor use the same criteria for lease classification. “OWES + FACS”

　　In GAAP，the lessor has additional 2 criteria. “1/4 O/W/N/S+U+C”

　　Passkey：In GAAP，a lease may be capital lease for lessee and operating lease for lessor. In IFRS，the lessee and the lessor will，in most cases，classify a lease consistently as a finance lease or an operating lease.

　　Lessee Capital/Finance lease accounting

　　Guaranteed residual value is the amount guaranteed by the lessee to the lessor for the estimated residual value of the asset at the end of the lease term.

　　Minimum Lease Payments（MLP）are all payments that a lessee is obligated to make under a capital lease，include the required rental payments， the present value of the payment required for any bargain purchase option（BPO），and the present value of any guaranteed residual value（GRV）payment by the lessee.

　　MLP=Rental+BPO+GRV

　　Lessee Capital/Finance lease accounting

　　Treats the less objective as if it was purchased.

　　XXX-YY-25 Recognition

　　Dr.Fixed asset–leased property

　　Cr.Liability–obligation under capital lease

　　XXX-YY-30 Initial Measurement

　　Measurement amount is the lower of Cost and Fair Value.

　　Cost is PV of Minimum Lease Payments（MLP）

　　Fair value refer to the fair value of asset at the inception of the lease.

　　Dr.Fixed asset–leased property min（Cost，F(xiàn)V）

　　Cr.Liability–obligation capital lease min（Cost，F(xiàn)V）

　　考點：GAAP中承租方的哪些費用在融資租賃里不得資本化（F5-13）

　　Executory costs

　　Insurance，maintenance，taxes can be paid by the lessor or lesee

　　Optional buyout（not a bargin）

　　對比：GAAP與IFRS中承租方在融資租賃里資本化方面的差異

　　GAAP：如果支出的至終受益方不是出租方，則不能資本化。至初租賃資產(chǎn)的入賬價值通常與租賃負債的入賬價值相等。

　　IFRS：initial direct costs of the lease paid by the lessee are added to the amount recognized as a finance lease asset.至初租賃資產(chǎn)的入賬價值可能與租賃負債的入賬價值不相等。

　　Interest rate for MLP-lower of

　　Rate implicit in the lease（if known）

　　Lessee‘s incremental borrowing rate

　　考點1：租賃類試題中，涉及到確定利率時，敏感詞是“known by lessee”。見到此詞時，要想到lower of

　　考點2：實務(wù)中，租賃多為期初預(yù)付（Annuity Due）?？荚囍?，也有租金后付的。請注意區(qū)分。

　　Pass Key：承租方在融資租賃中的確定資本化金額時，要用到的兩個較低：

　　Lower of implicit interest rate or incremental borrowing rate. 此處使用較低者的目的是，使用較大的PV of MLP（Cost）的金額，防止低估租賃負債。

　　Lower of cost or market. 此處使用較低的金額，防止高估租入資產(chǎn)的價值。

　　XXX-YY-35 Subsequent Measurement-asset

　　Depreciation Method. Same as other PP&E.

　　Period of Benefit.依據(jù)O/W/N/S確定

　　Estimated economic life of the asset（強條件O/W. Lessee keeps assets at the end of lease.）

　　Lease life（弱條件N/S. Lessor gets asset back at the end of lease）

　　XXX-YY-35 Subsequent Measurement-Liability

　　Effective interest method（實際利率法）F5-18

　　每期歸還的現(xiàn)金中，先還利息，后還本金。

　　本期利息＝上期期末本金X實際利率

　　本期歸還本金＝總還款- 本期利息

　　期末本金＝上期期未本金–本期歸還本金

　　陷阱：預(yù)付時，第一期款中利息為零。

　　Dr.Interest expense

　　Dr.Liability–obligation of capital lease

　　Cr.Cash

　　XXX-YY-50 Disclosure

　　Disclose everything

　　Minimum future rental payments in total，and for each of the next five years.

　　Leasing expenses in the present years

　　Leasing brief description

　　Others

　　Summary of Lessee Capitalization Rules

　　Treat the lease asset as purchased PP&E on the B/S.

　　Capitalized as PP&E on the min（Cost，F(xiàn)V）

　　FV will be given in the Question

　　Cost=PV of MLP

　　MLP=Rental+ Bargain Purchase Option+Guaranteed residual value by lessee

　　Discount rate is min（Rate implicate，Incremental borrowing rate）

　　Lessor Accounting–Sales-Type Lease

　　XXX-YY-25 Recognition

　　對出租人而言，是將實物資產(chǎn)轉(zhuǎn)化為金融資產(chǎn)

　　Dr.Lease payments receivable （B/S asset）

　　Cr.Unearned interest income （B/S asset）

　　Cr.Sales revenue（I/S）

　　Dr.Cost of goods sold（I/S）

　　Cr.Inventory（B/S asset）

　　此處 Unearned interest income 是Lease payments receivable的備抵科目。兩者在科目余額表上是分別列示的，但在報表上，是以凈值出現(xiàn)的。

　　Lessor Accounting–Sales-Type Lease

　　XXX-YY-30 Initial measurement

　　出租方的利益流入（未折現(xiàn)）：

　　MLP（租金+優(yōu)惠買斷價款+擔(dān)保殘值）

　　Unguaranteed residual value（未擔(dān)保殘值）

　　Lease payment receivable amount=MLP+Unguaranteed residual value

　　Lessor Accounting–Sales-Type Lease

　　XXX-YY-30 Initial measurement

　　出租方的利益流入（折現(xiàn)后，考慮時間價值）

　　PV of Lease payment receivable

　　當期可確認為收入的金額

　　考點：Sales revenue=PV of Lease payment receivable=Selling price=Fair Value（看題目中給出的是哪一個）

　　Lessor Accounting–Sales-Type Lease

　　XXX-YY-30 Initial measurement

　　出租方利益流入，折現(xiàn)前與折現(xiàn)后的差額

　　當期確認為Unearned interest income（B/S contra account of Lease payments receivable）

　　Lessor Accounting–Sales-Type Lease

　　XXX-YY-30 Initial measurement

　　出租方利益流出，存貨/資產(chǎn)

　　當期轉(zhuǎn)銷存貨/資產(chǎn)，確認主營業(yè)務(wù)成本

　　Lessor Accounting–Sales-Type Lease

　　XXX-YY-35 Subsequent measurement

　　Dr.Unearned interest income（B/S）

　　Cr.Interest Revenue（I/S）

　　Effective Interest method

　　每期歸還的現(xiàn)金中，先還利息，后還本金

　　本期利息＝上期期末本金X實際利率

　　本期歸還本金＝總還款- 本期利息

　　期末本金＝上期期末本金–本期歸還本金

　　陷阱：預(yù)付時，第一期款中利息為零。

　　Lessor Accounting–Direct Financing Lease

　　XXX-YY-25 Recognition

　　對出租人而言，是將實物資產(chǎn)轉(zhuǎn)化為金融資產(chǎn)

　　Dr.Lease payments receivable（B/S asset）

　　Cr.Unearned interest income（B/S asset）

　　Cr.Inventory（B/S asset）

　　XXX-YY-30 Initial measurement 與STL相同

　　XXX-YY-35 Subsequent measurement 與STL相同

　　Sale-Leaseback售后回租

　　The owner of a property（seller-lessee）sells the property and simultaneously leases it back from the purchaser-lessor.

　　The seller-lessee is simply refinancing the asset but is no longer the owner.

　　Sale-Leaseback 相關(guān)的兩組四個數(shù)據(jù)

　　第一組：Selling Price（SP）與Net Book Value（NBV）。

　　第二組：Fair Value（FV）與Present Value of the minimum lease payments（PV）

　　Gain/Loss=SP–NBV.分盈利、真虧、假虧

　　%＝PV/FV.按10%與90%，分為高中低

　　焦點：G/L當期確認與遞延的關(guān)系

　　Sale-Lease Back G/L確認與遞延口訣

　　現(xiàn)值公允比高低，一成九成是標準。

　　低比全部當期認，高比中比看盈虧。

　　售價賬面兩相減，盈利虧損寫下來。

　　虧損要分真與假，核心要看賬面值。

　　賬面大于公允值，真虧全部當期認。

　　其他都是假虧損，遞延之后再攤銷。

　　高比盈利需遞延，中比要把現(xiàn)值挖。

　　現(xiàn)值部分記遞延，剩余部分當期認。

　　遞延資產(chǎn)的攤銷

租賃方式	攤銷期限至長不超過	當期攤銷金額
融資租賃	承租日資產(chǎn)的經(jīng)濟壽命	當期折舊/總折舊X遞延資產(chǎn)（原值）
經(jīng)營租賃	承租期限	當期租金/總租金比X遞延資產(chǎn)（原值）

　　Profit of Sale-Lease Back（IFRS）

　　依據(jù)租賃類型而定

　　Finance Lease-deferred and amortized over the lease term

　　Operating Lease–compare sales price Vs.FV

　　SP=FV，Recognized immediately

　　SP>FV，Deferred and amortized over the leasing period.

　　SP<FV，GR：Recognized immediately.SR：if favorable lease term，defer and amortize it.

　　Accounting by Purchaser–Lessor

　　Treat the acquisition of the asset as purchase.

　　If the lease is capital lease，treat it as Direct Financing Lease.

　　If the lease is operating lease，follow the policy of operating lease.

　　SubLeases

　　The original lessor‘s accounting for the lease will not change.

　　Sublease classification by Original Lessee and sublessee（半血統(tǒng)論）

　　If original lease is operating lease，then sublease is operating lease

　　If original lease is capital lease by 強條件O/W，then capital lease.

　　If original lease is capital lease by 弱條件N/S，then operating lease.Unless sublease meet “O/W/N/S”，it is operating lease.

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