Following the directive of the Minister of Health to the Medical Research Council (MRC) to relocate its storage facility to the Federal Capital Territory, the Director signed an agreement with Kaftan Nigeria Limited to lease its medical cooling system for a 6-year term beginning from January 1, 2020 at the rate of N4.85million per annum payable at the end of each year. The terms of the agreement showed that the medical cooling system has an estimated economic life of 6 years and the facility would have no scrap value by the end of year 4. The following additional information was made available by the director of accounts: • The lessor entity sets the annual rental to ensure a rate of return on its investment at 12%. • The fair value of the medical cooling system is N22million. • It is the practice of the entity to use straight line depreciation for assets of similar type. • The medical cooling system reverts to the lessor and there is no option of renewal.
i. Identify the features of non-investment properties in accordance with IPSAS 16 - Investment Properties. (5 Marks) ii. The accountant of Afonja State Development Property Corporation has provided the following information on some properties acquired and managed by the corporation: • At the Central Business District, a land was acquired in 2020 at the cost of N30 million to construct a plaza for rent over its useful life span of 25 years. The cost of construction was put at N0.96billion as at the end of the year 2020. Though the plaza would have a residual 93 value of N15million, the fair value of the property at the end of the 10th year was put at N1.05billion. It is the policy of the entity to depreciate its investment properties using the straight-line method. • At the Kulende Estate, a building was acquired in 2020 at the cost of N410,000,000 while additional N98,050,000 was spent to carry out major renovation on the building, which is to be held for capital appreciation. • At the Tanke area of the town, two different 3-storey buildings which were to be held for capital appreciation were acquired in 2020 at the cost of N15,000,000 and renovated at additional cost of N8million. The buildings were swapped with a bungalow close to the GRA at a cost of N25million, which would be held for capital appreciation.
The Bursar of a state-owned university has provided the following information on the University’s property, plant and equipment: i. During the year ended December 31, 2020, office equipment worth N72,050,000 was acquired from Woodmate Nigeria Limited and the company charged additional N823,680 to cover the installation cost. An agreement was reached to pay 75% of the cost of the equipment during the year while the balance was paid later in January 2021. ii. In order to commence the award of B.Sc. degree programme in forensic accounting at the 2021/2022 academic session, the State Government through the Commissioner for Education transferred the ownership of a PPE of a defunct Technical College (including buildings and other infrastructures) to the department. The fair value of the PPE taken over was estimated at N413,000,000 while the carrying amount in the books of the State Government was N582,000,000. iii. During the year, a forensic laboratory worth N1.3billion was donated by a recognised professional accounting body to the University as part of their support towards the commencement of the degree programme. The intervention was to assist in securing a full accreditation from the Nigeria Universities Commission. 94 iv. During the year ended December 31, 2020, the storage section of the chemistry laboratory owned by the university was gutted by fire. Though the carrying amount of the building as at the date of the fire incidence was put at N423,050,000, the fair value of the building after the fire incidence was estimated by a valuer to be N218,600,000. v. On January 1, 2020, the University acquired two (2) blocks of lecture theatres for the faculty of engineering at a cost of N0.75billion each. The policy of the university is to depreciate its lecture buildings on straight- line method over 50 years. By the end of the 12th year, a valuer put the fair value of the two buildings at N1.25billion. vi. On January 1, 2020, three (3) project vehicles were acquired for monitoring the Students’ Industrial Work Experience Scheme (SIWES) programme at N8,250,000 each. The estimated useful life and the residual value at year 4 for each vehicle is N0.7million. The university decided to dispose the vehicles for N6million at the end of the second year. The accounting policy of the university is to depreciate PPE on straight-line basis.
Enumerate measures by which asset impairment can be determined in accordance with IPSAS 21 - Impairment of Non-Cash Generating Units.
Revise this question
IPSAS 43: leases › The lesseeIPSAS 43: leases › Classification of leasesIPSAS 16 and 45: investment property and property, plant and equipment › Non-investment propertiesIPSAS 16 and 45: investment property and property, plant and equipment › Entries for investment propertyIPSAS 16 and 45: investment property and property, plant and equipment › Entries for property, plant and equipmentIPSAS 19, 21 and 26: provisions and impairment › Identifying an asset that may be impairedSuggested answer
a. i Medical Research Council (MRC) Journal entries Recognising the lease at inception S/N Details Dr Cr Narration Lessee: ₦ ₦ i. Lease PPE (Generator) 19,938,350 To recognise lease Provision for interest 9,161,650 assets and associated Lease liability 29,100,000 liability
ii. Lease liability 4,850,000 Recognition of first Bank 4,850,000 instalment paid at the end of year 2020
iii. Interest expense 1,526,941.67 Interest due in year Provision for interest 1,526,941.67 one iv. Depreciation charges 3,323,058.33 To recognise Accumulated depreciation 3,323,058.33 depreciation charges charges for year 2020 Lessor i. Account receivable 19,938,350 To recognise asset Lease asset (Generator) 19,938,350 leased to the lessee at inception
ii. Bank 4,850,000 To recognise equal Account receivable 3,323,058.33 instalment received in Interest earned 1,526,941.67 year 2020 ii This is a clear case of finance lease because of the following:
• The lease terms equal the useful economic life of the equipment;
• The present value of the minimum lease payment (₦19,938,350) exceeds 90% of the fair value of the asset which is ₦22,000,000
• The present value of annuity of 12% = 4.111 x N4.85m = N19,938,350 98
bi. Non-investment properties
• Property held for sale in the ordinary courses of operations or in the process of construction or development for such sale.
• Property being constructed or developed on behalf of third parties e.g., where a service department of a ministry enters into construction contracts with entities external to its government.
• Owner-occupied property including property held for future use as owner-occupied property held for future development as subsequent use as owner-occupied property. Property occupied by employees such as housing for military or police personnel.
• Property that is being constructed or developed for future use as investment property. Until construction or development is complete, at which time the property become investment property; such property does not meet investment property status.
• Property held to provide a social service and which also generates cash flows; and
• Property held for strategic purpose, which could be accounted for in accordance with IPSAS 17 (Property, Plant and Equipment).
ii. Afonja State Development Property Corporation Journal entries Plaza at Central Business District Details Dr Cr Narration N’000 N’000 Investment property 990,000 To recognise the investment property in the books Bank 990,000 Accumulated depreciation 378,000 To close the investment pr property account Revaluation account 612,000 Investment property 990,000 Investment property 1,050,000 To reinstate the new value of the investment property Revaluation account 612,000 Revaluation surplus 438,000 Building at Kulende Estate Details Dr Cr Narration N’000 N’000 Investment property 508,050 To recognise the investment property in the books Bank 508,050 99 Swapping of 2-storey building Details Dr Cr Narration N’000 N’000 Investment property 23,000 To recognise the investment Bank 23,000 property in the books Swapped investment property New investment property 25,000 To recognise gain on the Existing investment property 23,000 swapping of investment Gain on exchange 2,000 property
b. Journal entries for state-owned university S/N Details Dr Cr Narration N’000 N’000 i. PPE- (Office equipment) 72,873.68 The cost of assets is made up of the purchase cost plus all Bank 54,655.26 attributable cost. Accounts payable 18,218.42 Accounts Payable 18,218.42 On payment of outstanding Bank 18,218.42 debt ii. PPE 413,000 This is treated as part of take- Take over grant 413,000 off grant Impairment charges 169,000 Impairment on carrying PPE 169,000 amount of PPE taken over iii. PPE – Forensic laboratory 1,300,000 Donation received during the year Aid and grant received 1,300,000
iv. Impairment charges 204,450 Being difference between the Accum. Impairment 204,450 carrying amount and the fair value of the building 100
v. PPE 1,500,000 Acquisition of PPE Bank 1,500,000 Revaluation account 1,140,000 To close the account of the Accum. Depreciation 360,000 carrying amount as well as Building 1,500,000 the corresponding accumulated depreciation Building 110,000 To reinstate the current value Revaluation surplus 110,000 of the PPE vi. PPE 24,750 Bank 24,750 Purchase of PPE PPE disposal account 24,750 To close the account of the Motor vehicle Account 24,750 motor vehicle Accum. depreciation 11,325 To close accumulated PPE disposal account 11,325 depreciation account Bank 6,000 To recognise proceeds from the Loss on disposal 7,425 sale of the motor vehicle PPE disposal account 13,425
c. The measures used in identifying impairment of non-cash generating units include:
i. External sources of information
• Cessation, or near cessation, of the demand or need for the services provided by the asset;
• Significant long-term changes with an adverse on the entity have been taken place during the period or will take place in the near future, in the technological, legal or government policy environment in which the entity operates.
ii. Internal sources of information
• Evidence is available of physical damage of an asset;
• Significant long-term changes with an adverse on the entity have taken place during the period or are expected to take place in near future, in the extent to which, or manner in which, an asset is used or expected to be used. These changes include the asset becoming idle, plans to discontinue or restructure the operation to which an asset belongs, or plans to dispose of an asset before the previously expected date; 101
• A decision to halt the construction of an asset before it is completed or in a usable condition; and
• Evidence is available from internal reporting that indicates that the service performance of an asset is, or will be, significantly worse than expected.
Examiner’s report The question is in four parts. Part (a) of the question tests candidates’ knowledge on the preparation of journal entries in the book of the lessor and lessee at the inception of the lease in accordance to IPSAS 13 - Leases. Part (b) requires the candidates to identify the features of non-investment properties and prepare journal entries in accordance to IPSAS 16 -Investment Properties. Part (c) requires the candidates to prepare journal entries on some transactions as related to property, plants and equipment in accordance to IPSAS 17 - Property, Plants and Equipment, while part (d) requires to enumerate measures by which asset impairment can be determined in accordance with IPSAS 21 - Impairment of Non - Cash Generating Units. All the candidates attempted the question and their performance was below average The common pitfalls were the inability of the candidates to understand the provisions of IPSAS 13 - Leases; IPSAS 16 - Investment Properties; IPSAS 17 - Property, Plants and Equipment; and IPSAS 21 - Impairment of Non - Cash Generating Units. Candidates are advised to have adequate knowledge of the relevant provisions of the syllabus and to make use of the Institute’s Pathfinder and the Study Text for better performance in the Institute’s future examinations.
Marking guide Marks Marks ai. Journal entries Correct journal entries - Lessee 3¼ Correct journal entries – Lessor 1¾ ii. Type of lease and justification Type of lease at 1 mark 1 Any two (2) justifications at ½ mark each 1 7 b.i. Description of non-investment properties Any five (5) descriptions at 1 mark each 5
ii. Journal entries Correct journal entries for Plaza 2 Correct journal for building at Kulende ½ Correct journal entries for swapping of investment properties 2 4½ 102
c. Journal entries for state-owned university Correct journal entries 8½
d. Sources of information for impairment Any five sources at 1 mark each 5 Total 30
SECTION B