IFRS 16 Leases Presentation

The views expressed in this presentation are those of the presenter,
not necessarily those of the IASB or IFRS Foundation.
International Financial Reporting Standards
IFRS 16 Leases
© IFRS Foundation | 30 Cannon Street | London EC4M 6XH | UK. www.ifrs.org
CFO Roundtable
5 April 2016
Darrel Scott
IASB member

not necessarily those of the IASB or IFRS Foundation
When?

• IFRS 16 Leases published in January
2016
• replaces IAS 17 and related
interpretations
• changes lessee accounting
substantially
• little change for lessors
• Effective date 1 January 2019
• early application permitted (only with application of IFRS 15
Revenue from Contracts with Customers)
3New Leases Standard

Why?
The need for change

Leases are an important and flexible source of financing—
listed companies using IFRS Standards or US GAAP
estimated to have US$3.3trillion lease commitments
Therefore, it is difficult for investors and others to:
• Get accurate picture of entity’s lease assets and liabilities
• Compare companies that lease assets with those that buy
• Estimate the amount of off balance sheet obligations: often
overestimated
5The need for change
Over 85% of lease commitments do not appear on balance
sheet today

• Leases create assets and liabilities
• Most leases are not reported on the balance sheet
• Long-term liabilities of heaviest users of off balance sheet
leases1 understated by:
• 26% Europe
• 22% North America
• 32% Asia Pacific
• Huge variation across and within industries
6The need for change
1 1,022 IFRS/US GAAP listed entities (excluding banks and insurance companies) each with estimated
operating lease liabilities of >$300M (discounted basis). Data obtained from financial data aggregators
that may contain errors; this information should, therefore, be used with a degree of caution.

• 6 retail chains that ultimately went into liquidation
7
The need for change
Currently a lack of information
1 Based on averaged published financial statement data available for 5 years before company entered Chapter 11 (US), liquidation (UK) or bankruptcy (DEU).
2 Estimated using (i) a discount rate of 5% and (ii) estimated average lease terms based on the
information disclosed in the financial statements.
3 Off balance sheet leases (discounted) as a multiple of on balance sheet debt
Retailer
Off balance sheet leases On balance
sheet debt1
Discounted leases
as multiple of debt3
(undiscounted)1 (discounted)2
Borders (US) $2,796M $2,152M $379M 5.68
Circuit City (US) $4,537M $3,293M $50M 65.86
Clinton Cards (UK) £652M £525M £58M 9.05
HMV (UK) £1,016M £809M £115M 7.03
Praktiker (DEU) €2,268M €1,776M €481M 3.69
Woolworths (UK) £2,432M £1,602M £147M 10.90

• Many do not adjust reported numbers
• More sophisticated investors adjust using estimation
techniques (eg multiples of rent expense)
• Uses incomplete information so difficult and inaccurate
8
The need for change
Why investors need better information?
1 1,022 IFRS/US GAAP listed entities (excluding banks and insurance companies) each with estimated
operating lease liabilities of >$300M (discounted basis). Data obtained from financial data aggregators
that may contain errors; this information should, therefore, be used with a degree of caution.
Expert investors attempt to estimate; others do not
Asymmetry and inaccuracy of information in the market
1,022 entities(1) On balance
sheet
If all leases on
balance sheet
Common practice
(rent x8)
Long-term debt (US$m) 6,440,942 8,102,729 9,063,971
LT debt to equity 59% 74% 82%

10
The need for change
Lack of comparability – unlevel playing field
Airline 1 (leases <10% of
aircraft)
Airline 2 (leases ≈70% of
aircraft)
On balance
sheet
If all leases
on B/S1
On balance
sheet
If all leases
on B/S1
PPE 16,908 19,926 15,748 24,020
Non-current liabilities 13,232 16,567 9,615 18,320
Equity 6,719 6,402 5,604 5,171
Ratio non-current
liabilities to equity
2.0:1 2.6:1 1.7:1 3.5:1
1 The figures included in the “if all leases on balance sheet” columns are estimates using various
assumptions about the discount rate and average lease term of leases held by each company.

What?
The changes

• Substantially carry forward IAS 17 accounting requirements;
some additional disclosure requirements
• Former operating leases capitalised. All1 leases accounted
for similarly to today’s finance leases
12What’s changed for lessors & lessees?
1 Exemptions for short-term leases and leases of low-value assets
Changes to lessor accounting
Changes to Lessee accounting
Leased assets
Financial Liabilities
Equity
Operating expense
Finance cost
Operating flows
Financing flows
Balance Sheet Cash flow statementIncome statement

• Similar to previous definition, changed guidance on control
• Control = directing the use and obtaining the benefits from
use
• Based on control of the use of an identified asset
• Separate services provided with leases
• Separate using available information (including estimates)
• Option to not separate components
13Definition of a lease
Who controls the use of the asset?
Customer
or
Supplier
Lease
Service

• A lease conveys the right to use an asset for a period of time
in exchange for cash payments
• Lessee reports lease assets and liabilities on balance sheet,
except for short-term and for low-value asset leases, at
present value of future lease payments
• Discount rate: the rate implicit in the lease, or, if rate implicit
not available, lessee’s incremental borrowing rate
• Exclude variable payments and most optional payments
• Portfolio application, simplified reassessment
14
Lessee Accounting
Right-of-use model

• Increase in lease assets and financial liabilities—all leases
reported on balance sheet (other than short-term leases and
leases of low-value assets)
15
Lessee Accounting
Balance sheet: what’s included?
Included in lease liabilities:
• Fixed payments (including inflation-
linked payments)
• Optional payments if lessee is
reasonably certain to extend beyond
non-cancellable period
• Expected amount of residual value
guarantees
Discounted
Fixed payments
(including
inflation-linked
payments)
Residual value
guarantee
Optional
payments
(reasonably
certain)

• Short-term leases
• Leases with lease term <12 months
• Low-value asset leases
• Leased assets in order of magnitude of <$5,000
• Examples: laptops, office furniture, mobile phones
16
Lessee Accounting
Optional recognition exemptions

17
Lessee Accounting
Balance sheet: what’s excluded?
Short-term leases
Leases of low-
value assets
Variable lease
payments linked
to sales or use
Optional
payments (not
reasonably certain)
Not required to be included in lease
liabilities
Excluded from lease liabilities

18
Lessee Accounting
Initial measurement
Right of use
asset
(at cost)
Lease
liability
(present value
of lease
payments)

• Right of Use (ROU) Asset
• Balance sheet presentation separately as an asset
• Depreciated over the life of the lease
• Depreciation carried in profit and loss
• Reassessed for impairment
• Liability
• Balance sheet presentation separately as a liability
• Interest expense (discount unwind) through profit and loss as
interest
• Simplified reassessment
20
Lessee Accounting
Subsequent measurement

Balance sheet
• ROU assets together with PPE or as own line item
• Lease liabilities in accordance with IAS 1
Income statement
• Depreciation of all leased assets
• Interest expense for all lease liabilities
Cash flow statement
• Principal within financing activities
• Interest within either operating or financing activities (IAS 7
option)
21
Lessee Accounting
Presentation

22
Lessee Accounting
Disclosure
• Breakdown of lease costs
• Total lease cash flows
• Maturity analysis of
undiscounted
commitments
• Information about ROU
assets by major class of
leased asset
Quantitative disclosures
• Additional information, if
relevant
• Extension and termination
options
• Variable lease payments
• Residual value guarantees
• Sale and leaseback
Entity-specific information

• New requirements will affect key ratios that are used to
analyse a company’s financial leverage and performance:
23
Lessee Accounting
Performance metrics
Metric Measure Calculation Effect
Leverage Solvency Liabilities / Equity Increase
Asset turnover Profitability Sales / Total assets Decrease
EBIT/Operating
profit
Profitability Various methods Increase
EBITDA1 Profitability Refer name Increase
EBITDAR2 Profitability Refer name No change
1 Earnings before interest, tax, depreciation and amortisation
2 Earnings before interest, tax, depreciation, amortisation and rent

• Subleases—Intermediate lessor
• Account for head lease and sublease as two separate
contracts
• Classify a sublease with reference to the ROU asset arising
from the head lease
• Should not offset lease assets and liabilities, or income and
expenses, unless meets existing IFRS guidance for offsetting
• Sale and leaseback transactions
• Sale must meet the requirements in IFRS 15
• Seller/lessee recognises only gain related to rights transferred
• Adjustment made for off market terms
24Subleases, Sale and leaseback

• In essence, no change to lessor accounting in IAS 17
• Feedback on 2013 ED
• Lessor accounting in IAS 17 is not broken
• Concerns about cost and complexity
• IFRS 16: enhanced disclosures
• Information about the residual value risk
• Operating leases: separate disclosures for leased assets and
assets used by a lessor for other than leasing
25Lessor Accounting

• IFRS 16 effective for annual periods beginning on or after 1
January 2019
• Early application permitted if IFRS 15 Revenue from
Contracts with Customers applied
• If cumulative catch-up transition method elected:
• No restatement of comparatives
• No need to apply IFRS 16 to leases ending within 12 months
• Simplified measurement option on transition
26Effective date and transition

• In practice, little difference in profit or loss reported for many
companies
27Convergence with the FASB
Measure-
ment of
liability
Leases on
balance
sheet
Definition
of a lease
Converged
decisions
Lease in
income
statement
Different

Benefits?

33Effects of lessee accounting changes
1 2014 annual reports for the vast majority of companies.
2 Estimate using the average cost of debt for these companies, that was 5%.
IAS 17 issues Benefits of IFRS 16
• A lack of information
• Investors attempt to estimate
• Companies provide lease-
adjusted information
• Improved quality of
financial reporting
• A lack of comparability
• No level playing field
• Improved comparability

• Greater transparency about financial leverage and capital
employed
• More level playing field for all market participants
• Reduce the need to make adjustments and to provide ‘non-
GAAP’ information
• Improve comparability between those who lease and those
who borrow to buy
34Key benefits of IFRS 16
Facilitate better capital allocation by enabling better credit and
investment decision-making by both investors and companies

• Leases website
http://www.ifrs.org/Current-Projects/IASB-Projects/Leases
• Effects analysis
http://go.ifrs.org/Leases/effects-analysis
• Project summary and feedback statement
http://go.ifrs.org/Leases/project-summary
• Register for email alerts
http://eifrs.ifrs.org/eifrs/Register
35Further information

36Thank You

IFRS 16 Leases Presentation

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