Lease Accounting

Understanding One of the Biggest Accounting Changes in History

Overview of the New Lease Accounting Standards

The lease accounting standards govern how companies around the world must account for their leases have recently been updated. The International Accounting Standards Board (IASB) and the Financial Accounting Standards Board (FASB) came together to create new sets of lease accounting standards, IFRS 16 and ASC 842.

FASB’s ASC 842 Standard | LeaseAccounting.us

The Current Lease Accounting Standards

The current lease accounting standards are IAS 17 for international filers and ASC 840 for US GAAP filers. Both of these standards divide leases into two main categories, finance and operating for IAS 17 and capital and operating for ASC 840. Finance and capital leases are substantially the same. The accounting requirements for each type of lease vary. For finance and capital leases, companies must report the leases as an asset and liability on the balance sheet and recognize depreciation and interest expense on their income statements. For operating leases, the lease assets and liabilities are not capitalized. Instead, they are recorded in the footnotes of the financial statements as “off-balance sheet leases.”

KPMG’s Guide to IFRS 16 | LeaseAccounting.us

The New Lease Accounting Standards

The SEC directed the FASB to work with the IASB to update a many of the accounting standards in response to the accounting scandals of the early 2000s. For lease accounting, the boards’ mission was to close a major accounting loophole: off-balance sheet leases. The boards developed IFRS 16 for international reporting and ASC 842 for US reporting. Once the new standards are implemented, all companies will need to capitalize their operating leases on-balance sheet as assets and liabilities. The hope is that the change will provide more transparency into the true liabilities of major corporations.

Lease Accounting Differences Between IFRS 16 & ASC 842

While the IASB and FASB converged in many ways, there are some major differences.

The main difference is that FASB maintained the dual classification of operating and finance leases, and required companies to report operating leases on balance sheet. However, the IASB chose to remove the operating lease classification altogether. All operating leases will follow finance lease accounting rules unless they meet certain short-term or low-value exceptions.

As a result, the biggest impact to US GAAP filers will be from moving assets and liabilities onto the balance sheet. There will be essentially no change to the income statement. IFRS filers will experience the same change to the balance sheet. However, they will also see their income statements adjust. Operating lease expenses will now be recorded as a front-loaded interest expense plus depreciation expense, in the same way as finance leases.

EY’s Comparison Guide: IFRS vs US GAAP

EY published an extensive comparison of US GAAP and IFRS accounting rules, pointing out the major differences of the new accounting standards, including lease accounting, revenue recognition, and derivatives and hedging.

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