Akanga Local Government of Babulu State constructed a large Liquefied Petroleum Gas (LPG) Station located at its headquarters as an investment property. The purpose is to enhance its internally generated revenue (IGR) so as to complement revenue allocation from the federation account. The LPG station was leased to Home-Use Limited, a Government Business Enterprise (GBE), at a lease rental of N8 million payable yearly in advance, commencing from January 1, 2017 to December 31, 2020. The associated finance cost was 10% per annum, when calculating the annual rentals. The LPG station had a fair value of N28million at the inception of the lease, with a residual value of N4million at the end of the lease period. Included in the terms of the lease agreement was that the lessee, Home-Use Limited, reserves the right to maintain the gas station throughout the period of the lease. Depreciation is charged on the LPG station on a straight line basis. The accounting year end of Home-Use Limited is December 31.
Suggested answer
a. i. Home-Use Limited Statement of profit or loss (extracts) for the years ended December 31, 2017, 2018,2019 and 2020 N’000 1/01/2017 Lease rental 8,000 31/12/2017 Depreciation expense 6,000 31/12/2017 Interest expense 2,000 1/01/2018 Lease rental 8,000 31/12/2018 Depreciation expense 6,000 31/12/2018 Interest expense 1,400 1/01/2019 Lease rental 8,000 31/12/2019 Depreciation expense 6,000 31/12/2019 Interest expense 740 96 1/01/2020 Lease rental 8,000 31/12/2020 Depreciation expense 6,000 31/12/2020 Interest expense 140 Home-Use Limited Statement of financial position (extracts) as at December 31, 2017, 2018, 2019 & 2020 N’000 2017 Non-current assets Carrying value of LPG Station (28,000-6,000) 22,000 Non-current liabilities Lease obligation (28,000 – 8,000) 20,000 2018 Non-current assets Carrying value of LPG Station (28,000-12,000) 16,000 Non-current liabilities Lease obligation (22,000 – 8,000) 14,000 2019 Non-current assets Carrying value of LPG Station (28,000-18,000) 10,000 Non-current liabilities Lease obligation (15,400 – 8,000) 7,400 2020 Non-current assets Carrying value of LPG Station (28,000-24,000) 4,000 Non-current liabilities Lease obligation (8,140 - 8,000 + 14) 154
Workings: Year Capital b/f Rental payment Capital outstanding Interest at 10% Capital c/f N’000 N’000 N’000 N’000 N’000 2017 28,000 (8,000) 20,000 2,000 22,000 2018 22,000 (8,000) 14,000 1,400 15,400 2019 15,400 (8,000) 7,400 740 8,140 2020 8,140 8,000 140 14 154
ii. Features of operating lease are:
• Ownership is not transferrable;
• Risks and rewards incidental to ownership resides with the lessor;
• Lease contains no bargain option;
• Lease term does not cover the major part of the asset’s economic life; 97
• Present value of minimum lease payment does not cover substantially the assets value;
• It is not specialised nature;
• The assets is easily replaceable;
• Lessee does not bear the lessor’s cancellation loss;
• No option to extend rental at lower than market value; and
• Gains or losses from the fluctuations in the fair value of the residual value does not accrue to the lessee Features of finance lease are:
• Ownership is transferrable to the lessee;
• Risks and rewards incidental to ownership resides with the lessee;
• It carries the option to purchase the asset at a lower value than the fair value;
• The lease term is for the major part of the economic life of the assets even if ownership is not transferred;
• At the inception of the lease, the present value of the minimum lease payments cover substantially at least the fair value of the leased assets;
• The leased assets are of specialised nature that only the lessee can use without major modifications;
• Other assets cannot easily replace the leased assets;
• If the lessee can cancel the lease, the losses associated with the cancellation are born by the lessee;
• The lessee has the ability to continue the lease for a secondary period at a rent substantially lower than the market rent; and
• Gains or losses from the fluctuations in the fair value of the residual accrue to the lessee. b.i. Examples of investment property are:
• Land held by a government hospital for capital appreciation, which may be sold at a beneficial time in future;
• Land held for a currently undetermined future use;
• A building owned by the reporting entity (or held by the reporting entity under a finance lease);
• A building that is vacant but is held to be leased out to less than one or more operating leases on a commercial basis to external parties; and
• Property that is being constructed or developed for future use as investment property.
ii. Disclosures that should be made when an investment property is stated at a revalued amount are:
• The effective date of their valuation;
• Whether an independent valuer was involved;
• The methods and significant assumptions applied in estimating the assets’ fair values;
• The extent to which the assets’ fair values were determined directly by reference to observable prices in an active market or recent market 98 transactions at arm’s length terms, or were estimated using other valuation techniques;
• The revaluation surplus, indicating the change for the period;
• The sum of all revaluation surpluses for individual items of investment property within that class; and
• The sum of all revaluation deficits for individual items of investment property within that class.
Examiner’s report Part (a i) of the question tests candidates’ knowledge on how lease will be treated in the financial statements (extract) of the lessee while part (a ii) requires the candidates to identify the features of operating lease and finance lease. Part (c) of the question also tests candidates’ knowledge on the examples and disclosure requirements of investment property (IPSAS 13). As a compulsory question, all the candidates attempted the question and their performance was average. The common pitfalls were the inability of the candidates to calculate the amount of the lease rentals that will be treated in the financial statements (extract) of the lessee and state the features of operating and finance leases. Also candidates were unable to state examples and disclosure requirements of investment property. Candidates are advised to have adequate knowledge of the relevant provisions of International Public Sector Accounting Standards (IPSAS) and to make use of Pathfinder and Study text of the Institute for better performance in the Institute’s future examinations.
Marking guide Marks Marks a..i. Statement of profit or loss (extracts) Title ½ Calculation of lease rental, depreciation expense and interest expense of 2017 1½ Calculation of lease rental, depreciation expense and interest expense of 2018 1½ Calculation of lease rental, depreciation expense and interest expense of 2019 1½ Calculation of lease rental, depreciation expense and interest expense of 2020 1½ Statement of financial position (extracts) as at 31 December Title ½ Calculation of carrying value of non-current assets for 2017, 2018, 2019 and 2020 1 99 Calculation of lease obligation under non-current liabilities for 2017, 2018, 2019 and 2020 1 Workings 5 14 ii Features of operating lease and finance lease Three features of operating lease 3 Five features of finance lease 5 8 b. Four examples of investment property 4 Four disclosure requirements when an investment property is stated at revalued amount 4 8 Total 30
SECTION B