Tag: Balance Sheet

Investment property is property (land or a building or part of a building or both) held (by the owner or by the lessee under a finance lease) to earn rentals or for capital appreciation or both. [IAS 40.5]

Examples of investment property: [IAS 40.8]

• Land held for long-term capital appreciation
• Land held for a currently undetermined future use
• Building leased out under an operating lease
• Vacant building held to be leased out under an operating lease
• Property that is being constructed or developed for future use as investment property.

The following are not investment property and, therefore, are outside the scope of IAS 40: [IAS 40.5 and 40.9]

• Property held for use in the production or supply of goods or services or for administrative purposes
• Property held for sale in the ordinary course of business or in the process of construction of development for such sale (ias 2 inventories).
• Property being constructed or developed on behalf of third parties (ias 11 construction contracts).
• Owner-occupied property (ias 16 property, plant and equipment), including property held for future use as owner-occupied property, property held for future development and subsequent use as owner-occupied property, property occupied by employees and owner-occupied property awaiting disposal.
• Property leased to another entity under a finance lease.

Scope of Ind AS 40: Investment Property

1) Ind AS 40 should be applied in the recognition, measurement and disclosure of investment property.

2) This Standard doesn’t apply to:

a) Biological assets are also related to agricultural activity (see Ind AS 41 ‘Agriculture’ and Ind AS 16 ‘Property, Plant and Equipment).

b) Mineral rights and mineral reserves and minerals such as oil, natural gas and similar non-regenerative resources.

Recognition in Ind AS 40 

General principle

An owned investment is property shall be recognized as an asset when, and only when:

a) Probably, the future economic benefits associated with the investment property will flow to the entity.

b) The expense of the investment property can be reliably measured.

This general principle is used to consider whether capitalization is appropriate both in respect of the cost incurred in a initially to acquire or construct an owned investment property. The costs incurred subsequently will be  add to, replace part of, or service a property.

An investment property which is hold by a lessee as a right-of-use asset shall be recognized following Ind AS 116.

Subsequent costs

Day-to-day servicing costs:

Under the recognition principle set out above, an entity does not recognize the costs of the day-to-day servicing of such property in the carrying amount of an investment property.

Rather, these costs are recognized in the profit or loss as incurred. Costs of daily servicing are primarily the cost of labour and consumables and might be including the cost of minor parts. The purpose of these expenditures can be often described as for the ‘repairs and maintenance of the property.

Replacement costs:

Parts of investment properties might have been acquired through replacement. Under the recognition principle, an entity recognizes costs incurred to mainly replace parts of original property in the carrying amount in investment property. if they meet the recognition criteria. The carrying value of those parts that are replaced is derecognized following the derecognition provisions of this Standard.

Measurement of Recognition

Measurement at recognition: General

An owned type investment property should be basically measured initially at its cost. Transaction costs are mainly included in the initial measurement.

Cost Inclusions:

The cost of a purchased investment property also comprises its purchase price and any of directly attributable expenditure. The professional fees for legal services, property transfer taxes and other transaction costs.

Cost Exclusions:

The cost of an investment property isn’t increased by:

a) Start-up costs cannot be necessary for bringing the property for the condition which is necessary. It is capable of been operating in the manner which the intended by management.

b) Operating losses which are incurred before the investment property is achieving the planned level of occupancy.

c) Abnormal value of wasted material, labor or other resources can be incurred in constructing or developing the property.

2) Deferred payments

If payment for an investment property is delay then its cost will be cash price equivalent. The distinction between this amount and the total payments can be recognized as interest expense throughout the credit.

Investment property acquired through exchange of another asset.

One or more investment properties might be acquired by exchange for a non-monetary asset.  Assets or any combination of monetary and or non-monetary assets. The cost of such an investment property can be measured at fair value unless:

a) The exchange transaction lacks commercial substance.

b) The fair value of nor the asset which is received nor the asset is given up is reliably measurable.

The acquired asset can be measured in this way, even if an entity cannot be immediately derecognizing the asset which is given up. If the acquired asset cannot be measured at fair value, its cost is measured at the carrying amount of the asset given up.

An entity can determine whether AS an exchange transaction has commercial substance by mainly considering the extent to which company future cash flows are expected to change due to the transaction. An exchange transaction can be commercial substance if:

a) The arrangement (risk, amount and timing) of the cash flows of the asset is received differs from the mainly in configuration of the cash flows of the asset transferred.

b) The entity mainly which is specific amount of the portion of the entity’s operations can be affected by the transaction changes resulting from the exchange.

c) The difference between (a) or (b) is significant which is relative to measuring a fair value of any assets exchanged.

To mainly determine whether you seen an exchange transaction has commercial substance. The which has entity-specific value of the portion of the entity’s operations affected by the transaction, as mentioned earlier, shall reflect the post-tax cash flows. The result of this analysis may be clear without an entity having to perform detailed calculations.

The fair value of any asset which can be reliably measurable if:

a) The fluctuation in the range of reasonable, fair value measurements cannot be significant for that asset.

b) The probabilities of the various can be estimated within the range can be reasonably assessed and used when measuring fair value.

Suppose the entity can measure reliably the fair value of either the asset received or the asset is given up. In case, the fair value of any asset which is given up mainly to used or to measure cost unless the fair value. The asset received is more clearly evident.

An investment property can be held by a lessee as a right-of-use asset should be measured initially at its cost following Ind AS 116.

MEASUREMENT AFTER RECOGNITION

Accounting Policy

An entity that shall adopt as its an accounting policy the cost model to all of its investment property.

Cost Model:

After initial recognition, an entity shall measure investment property:

(a) Following Ind AS 105, Non-current Assets which is Held for Sale and Discontinued Operations if it mainly meets any of the criteria. To be classified as a held for sale. It is included in a disposal group that is classified as held for sale.

(b) Following Ind AS 116 if it is held by a lessee as a right-of-use asset and is not held for sale following Ind AS 105.

(c) Following the requirements in Ind AS 16 for cost model in all other cases.

Entities are required to measure the fair value of investment property for disclosure even though they must follow the cost model. An entity can be encouraged but is not required for measuring the fair value of an investment property.

Based on a valuation by any independent valuer mainly who holds a recognized and a relevant professional qualification. Recent experience in location and a category of the investment property being valued.

Procedure for Issuing an Accounting Standard

Broadly, the following procedure is adopted for formulating Accounting Standards:

(i) The ASB determines the broad areas in which Accounting Standards need to be formulated and the priority in regard to the selection thereof.

(ii) In the preparation of Accounting Standards, the ASB will be assisted by Study Groups constituted to consider specific subjects.

(iii) The draft of the proposed standard will normally include the following:

• Objective of the Standard,
• Scope of the Standard,
• Definitions of the terms used in the Standard,
• Recognition and measurement principles, wherever applicable,
• Presentation and disclosure requirements.

(iv) The ASB will consider the preliminary draft prepared by the Study Group and if any revision of the draft is required on the basis of deliberations, the ASB will make the same.

(v) The Exposure Draft of the proposed Standard will be issued for comments by the members of the Institute and the public. The Exposure Draft will specifically be sent to specified bodies (as listed above), stock exchanges, and other interest groups, as appropriate.

(vi) After taking into consideration the comments received, the draft of the proposed Standard will be finalised by the ASB and submitted to the Council of the ICAI.

(vii) The Council of the ICAI will consider the final draft of the proposed Standard, and if found necessary, modify the same in consultation with the ASB. The Accounting Standard on the relevant subject will then be issued by the ICAI.

(viii) For a substantive revision of an Accounting Standard, the procedure followed for formulation of a new Accounting Standard, as detailed above, will be followed.

(ix) Subsequent to issuance of an Accounting Standard, some aspect(s) may require revision which are not substantive in nature. For this purpose, the ICAI may make limited revision to an Accounting Standard. The procedure followed for the limited revision will substantially be the same as that to be followed for formulation of an Accounting Standard, ensuring that sufficient opportunity is given to various interest groups and general public to react to the proposal for limited revision.

Compliance with the Accounting Standards:

While discharging their attest functions, it will be duty of the members of the Institute to ensure that the Accounting Standards are implemented in the presentation of financial statements covered by their audit reports.

In the event of any deviation from the Standards, it will also be their duty to make adequate disclosures in their reports so that the users of such statements may be aware of such deviations.

In the initial years, the Standards will be recommendatory in character and the Institute will give wide publicity among the users and educate members about the utility of Accounting Standards and the need for compliance with the above disclosure requirements. Once an awareness about these requirements Is ensured, steps will be taken, in course of time, to enforce compliance with the accounting standards.

The adoption of Accounting Standards in our country and disclosure of the extent to which they have not been observed will, over the years, have an important effect, with consequential improvement in the quality of presentation of financial statements.

Rights and Duties of a Pledger

Rights

• The pledger has a right to claim back the security pledged on repayment of the debt with interest and other charges.
• The pledger has a right to receive a reasonable notice in case the pledgee intends to sell the goods and in case he does not receive the notice he has a right to claim any damages that may result.
• In case of sale, the pledgor is entitled to receive from the pledgee any surplus that may remain with him after the debt is completely paid off.
• The pledgor has a right to claim any accruals to the goods pledged.
• If any loss is caused to the goods because of mishandling or negligence on the part of the pledgee, the pledgor has a right to claim the same.

Duties

• A pledgor must disclose to the pledgee any material faults or extraordinary risks in the goods to which the pledgee may be exposed.
• A pledgor is responsible to meet any extraordinary expenditure incurred by the pledgee for the preservation of the goods.
• Where the pledgee has exercised his right of sale of goods, any shortfall has to be made good by the pledgor.
• The pledgor is liable for any loss caused to the pledgee because of defects in his (pledgor’s) title the goods.

Rights and duties of a Pledgee

Essential Elements of the Pledge:

According to Section 172 of the Indian Contract Act, 1872, the following conditions are to be satisfied to constitute a pledge.

a) Delivery of goods,

b) Such delivery of goods is as security for payment of debt and

c) The subject matter must be movable property.

a) Delivery of Goods: To constitute a pledge, there must be bailment of goods, that is the delivery of goods from one person (borrower in case of loan) to the another person (the person giving loan). Such delivery of the possession of the goods may be actual or constructive.

Rights of Pledgee:

Sections 173 to 176 deals about the rights of the pledgee.

• Right to retain the pledged goods.
• Right to recover extraordinary expenses from the pledger.
• Right to sue and sell the pledged property.

The account current is a detailed statement detailing the financial performance of an individual insurance agent’s business over a specified period. These statements form the basis for the reconciliation of accounts between the insurer and the agent. The account current is the basis for the paper trail as premiums paid by policyholders travel between insurance provider, agencies, and agents.

An account current lays out the financial components of an insurance agent’s business in detail. The statement is usually comprehensive in that it specifies premium and claim performance at the individual policy level. The accounting also typically shows summary transaction information as a record of balances owed. These balances are due either to the insurance agent or the insurer depending on the balance of claims paid, the premiums that are written, the premiums returned, and commissions.

Summary items on the account current may include gross premiums, agency commissions, the net payable amount on the current statement, and payments made or received between each submittal of the accounting.

Individual line item columns per policy may include the name of the agent underwriting the policy, the policy number, the name of the insured party, the date of policy underwriting, and the premium amount for the insurance policy. Other items include the percentage of an agent’s commission, the actual dollar amount of the commission, and the net amount due to the insurer for that specific policy.

Situations when account current is prepared are:

• A consignee of goods can also prepare an Account Current, if the latter is to settle the account at the end of the consignment & interest is chargeable on outstanding balance.
• It is prepared when frequent transactions regularly take place between two parties. An example is of a manufacturer who sells goods frequently to a merchant on credit and receives payments from him in instalments at different intervals and charges interest on the amount which remains outstanding.
• It is prepared when two or more persons are in joint venture and each co-venture is entitled to interest on their investment. Also, no separate set of book is maintained for it.
• An Account Current also is frequently prepared to set out the transactions taking place between a banker and his customer.

Rent

Rent is a payment made by a tenant or user to a landlord or property owner in return for the right to use or occupy a property for a defined period. It is typically associated with leasing agreements, where individuals or businesses agree to pay a set amount for the temporary use of real estate or physical assets. Rent can apply to various types of properties, including residential homes, commercial buildings, agricultural land, and equipment, allowing tenants to benefit from the use of these assets without owning them.

Features of Rent:

1. Periodic Payment

Rent involves a recurring payment made at regular intervals, typically monthly, quarterly, or annually, depending on the terms of the lease agreement. The consistency of these payments makes rent predictable for both the tenant (lessee) and the landlord (lessor), providing the tenant access to the property while generating steady income for the owner.

2. Fixed or Variable Amount

Rent can be fixed or variable. In a fixed rent agreement, the tenant pays a set amount throughout the lease period. In variable rent agreements, the payment may fluctuate based on external factors, such as inflation, property market rates, or performance metrics (as seen in percentage leases for commercial properties). Variable rent is commonly used in long-term leases or commercial agreements where future conditions are uncertain.

3. Time-Bound Usage

Rent payments grant the right to use a property or asset for a specific period. Whether the lease term is short-term (e.g., a few months) or long-term (e.g., several years), the tenant’s right to occupy or use the property is temporary and must end or be renegotiated at the lease expiration.

4. Legal Agreement

Rent is governed by a legal agreement, typically a lease or rental contract, that outlines the terms and conditions of the arrangement. This contract specifies the rent amount, payment schedule, tenant rights, property maintenance responsibilities, and conditions for termination. Both parties are legally bound to follow the terms of the agreement.

5. Use of Property or Asset

Rent provides the tenant with the right to use the property or asset without owning it. The rented property could be residential (such as an apartment or house), commercial (like office space or retail stores), industrial, or even non-real estate assets like equipment and vehicles. The tenant pays rent in exchange for the usage rights.

6. Ownership Rights

Despite the tenant’s right to use the property, ownership remains with the landlord or property owner. The rent agreement does not transfer ownership; instead, it gives the tenant temporary possession and usage rights. At the end of the lease, the property reverts fully to the owner.

7. Return on Investment for Landlords

For property owners, rent serves as a return on investment. Landlords or lessors earn income through rent payments, which help cover costs like property maintenance, taxes, and mortgage payments while providing profit. Rent agreements ensure that the property owner continues to benefit from their asset without selling it.

8. Security Deposits

Most rental agreements include a security deposit, paid by the tenant at the beginning of the lease. This deposit provides protection to the landlord against potential damages or breaches of contract. At the end of the lease term, if no damages or unpaid rent exist, the security deposit is usually refunded to the tenant.

Royalty

Royalty refers to a payment made by one party (the licensee) to another (the licensor) for the right to use a specific asset, such as intellectual property, natural resources, or a product. This payment is typically a percentage of revenue or a fixed amount based on the usage of the asset. Royalties are common in industries like music, publishing, mining, and technology, where creators, landowners, or patent holders grant others the right to utilize their work or property in exchange for ongoing payments. The royalty agreement outlines the terms, including the rate and duration of payments.

Features of Royalty:

1. Payment for Use of Intellectual Property or Assets

The primary feature of royalty is that it represents payment for the right to use an asset, intellectual property (IP), or natural resource. The licensee pays the licensor for the ability to use their asset, whether it’s a patented technology, creative work, or natural resource like oil or minerals. The royalty ensures that the licensor is compensated for the use of their property.

2. Ongoing Payments

Royalties are generally recurring payments made over the duration of the agreement, rather than a one-time fee. These payments could be periodic (monthly, quarterly, or annually) or based on usage, such as a percentage of revenue, sales, or production. The recurring nature of royalties provides ongoing income for the licensor.

3. Percentage-Based or Fixed Payments

Royalty payments are often percentage-based, calculated as a percentage of the licensee’s sales or revenue generated from the use of the asset. In other cases, a fixed payment is agreed upon, where the licensee pays a set amount regardless of sales. The type of royalty payment depends on the terms of the contract.

4. Specific Duration

Royalty agreements typically have a fixed duration, outlining the time period during which the licensee can use the asset. After the expiration of the agreement, the licensee must either renew the contract or stop using the asset, depending on the licensor’s terms.

5. Limited Rights for Licensee

The licensee is granted limited rights to use the asset, but ownership remains with the licensor. The royalty agreement specifies the scope of these rights, such as geographic limitations, product restrictions, or time limits. The licensee cannot claim ownership of the asset, only the right to use it.

6. Advance Royalties and Recoupment

In some agreements, the licensee may be required to pay advance royalties before the asset is used. These advance payments are often recouped over time through future royalty earnings. If the royalties generated exceed the advance, the excess is paid to the licensor.

7. Minimum Guaranteed Royalties

Many royalty agreements include a minimum guaranteed royalty (MGR), ensuring that the licensor receives a minimum payment regardless of the actual sales or production figures. If the actual royalties based on sales fall short of the MGR, the licensee must still pay the guaranteed minimum amount.

8. Protection for Intellectual Property

Royalty agreements help protect the intellectual property or asset owned by the licensor. They ensure that the licensee uses the asset legally and compensates the owner for its use. The licensor retains ownership rights and the ability to control how the asset is used, ensuring the protection of its value.

Key differences between Rent and Royalty