Chapter 8 HKAS 16 Property, Plant and Equipment

1.      Objectives

1.1       Define property, plant and equipment
1.2       Explain all the cost elements and initial measurement of property, plant and equipment.
1.3       Discuss the requirements of HKAS 16 in respect of the recognition criteria for property, plant and equipment.
1.4       Account for the exchange of assets.
1.5       Discuss the accounting treatment of revaluation, diminution in carrying value and depreciation of property, plant and equipment.
1.6       Describe the disclosure requirements under HKAS 16.

2.      Scope and Definition

2.1       HKAS 16 addresses the following issues:
(i)         recognition criteria for property, plant and equipment;
(ii)        costs which can be included in the value of a non-current asset;
(iii)       exchange of assets;
(iv)       transfer between different types of assets, e.g. between non-current assets and inventories;
(v)        revaluation;
(vi)       acceptable depreciation methods; and
(vii)      the accounting treatment of diminution in value of assets.
2.2       The Standard does not apply to:
(i)         biological assets related to agricultural activity (HKAS 41 “Agriculture”); or
(ii)        mineral rights and mineral reserves such as oil, natural gas and similar non-regenerative resources; and
2.3       However, the Standard applies to property, plant and equipment used to develop or maintain the assets described above.

2.4

DEFINITIONS

(a)       Property, plant and equipment are tangible assets that: (i)        are held by an enterprise for use in the production or supply of goods or services, for rental to others, or for administrative purposes; and (ii)       are expected to be used during more than one period. (b)       Depreciation is the systematic allocation of the depreciable amount of an asset over its estimated useful life. (c)       Depreciable amount is the cost of an asset, or other amount substituted for cost in the financial statements, less its estimated residual value. (d)       Residual value is the net amount which the enterprise expects to obtain for an asset at the end of its useful life after deducting the expected costs of disposal. (e)       Fair value is the amount for which an asset could be exchanged between knowledgeable, willing parties in an arm’s length transaction. (f)        Carrying amount is the amount at which an asset is included in the balance sheet after deducting any accumulated depreciation and accumulated impairment losses. (g)       Recoverable amount (可收回價值) is the higher of an asset’s net selling price and its value in use.

3.      Recognition of Property, Plant and Equipment

3.1	RECOGNITION CRITERIA
	HKAS 16 states that an item of property, plant and equipment should be recognized as an asset in the balance sheet when: (i)         it is probable that future economic benefits associated with the asset will flow to the enterprise (satisfied when risks and rewards have passed to enterprise); and (ii)        the cost of the asset to the enterprise can be measured reliably.

3.2       The first criterion is satisfied when there is a high degree of certainty attached to the flow of future economic benefits at the time of the initial recognition. It is satisfied generally when the risks and rewards incident to the ownership of the asset have passed to the entity.
3.3       The second criterion is easily satisfied for items of property, plant and equipment acquired from the market because of the existence of an external transaction. For internally constructed items of property, plant and equipment, a reliable measurement of the costs incurred in the construction is also often readily available.

4.      Component of Cost

4.1

COMPONENT OF COST BY PURCHASE

The cost of an item of property, plant and equipment comprises: (i)         its purchase price, including import duties and non-refundable purchase taxes, after deducting trade discounts and rebates; (ii)        any costs directly attributable to bringing the asset to the location and condition necessary for it to be capable of operating in the manner intended by management; and (iii)       the initial estimated of the costs of dismantling and removing the item and restoring the site on which it is located, the obligation for which an entity incurs either when the item is acquired or as a consequence of having used the item during a particular period for purposes other than to produce inventories during that period.

4.2       In most cases, the purchase price is easily determinable, given that there is a purchase transaction. However, where the purchase price is not quoted or payable in cash, “cash price equivalent” of the purchase price would be relevant.
4.3       Where items of property, plant and equipments are purchased and to be paid for beyond normal credit terms, the concept of “cash price equivalent” should again be used. The cash price equivalent will be equal to the present value of the cash payments. The difference between the cash price equivalent and the total payment is recognised as interest cover the period of credit unless such interest is recognised in the carrying amount of the item in accordance with the allowed alternative treatment in HKAS 23 “Borrowing Costs”.
4.4       Directly attributable costs, for example, are:
(i)         costs of employee benefits (as defined in HKAS 19 “Employee Benefits”) arising from the construction or acquisition of the item of property, plant and equipment;
(i)         the cost of site preparation for land;
(ii)        initial delivery and handling costs for plant;
(iii)       installation costs of plant;
(iv)       professional fees such as for lawyers, architects and engineers; and
(v)        costs of testing whether the asset is functioning properly, after deducting the net proceeds from selling any items produced while bringing the asset to that location and condition (such as samples produced when testing equipment).
4.5       The Standard specifically provides that the following are not the costs of an item of property, plant and equipment:
(i)         costs of opening a new facility;
(ii)        costs of introducing a new product or service;
(iii)       costs of conducting business in a new location or with a new class of customer; and
(iv)       administration and other general overhead costs.
4.6       Land and buildings are usually purchased together and the total cost must be apportioned between the land account and the building account. Sometimes land and buildings are acquired together when the purchaser’s real purpose is just to acquire the land. In this case the entire cost should be charged to the land account and the buildings are to be demolished. The cost of the demolition should be charged to the land as these costs are necessary to get the asset into the desired condition.

4.7	EXAMPLE 1
	Cost of land may comprise:   $ Purchase price of land and buildings XX Removal cost of existing buildings XX Attorney’s fee XX Broker’s commission XX Stamp duty XX   XX

 

4.8       When machinery or equipment is purchased, the cost normally includes the purchase price, tax, freight charges and installation costs. The testing cost should also be included in the purchase cost if the equipment needs to be tested before proper operation. Moreover, any discount or rebate should be deducted from the acquired cost.

4.9	EXAMPLE 2
	Cost of equipment may comprise:   $ $ Gross invoice price XX   Less: cash discount XX       XX Incidental expenditures     Freight charges XX   Installation charges XX   Testing of installed equipment XX   Insurance charges XX       XX     XX

 

4.10

EXERCISE 1

ABC Ltd purchased a new machine during the year. The related costs were as follows:   $000 List price 100 Installation costs 20 Pre-production testing 10 Insurance premium 2 Warranty 2 Maintenance 3 The company received a 10% trade discount on the list price and then a further 3% discount for payment on delivery. The supplier offers three months’ credit, but ABC Ltd chose to take the settlement discount. The installation should have cost of $18,000 but ABC Ltd wasted $2,000 on installing the wrong machine supports at first. The maintenance occurred after the start of production and was required by the warranty. Both the warranty and the insurance were for one year only. Calculate the initial cost at which ABC Ltd should recognize the machine.

 

4.11     In the case of a self-constructed asset, a reliable measurement of the cost should be made. Construction cost includes the cost of raw materials, consumables and other direct costs of production (such as labour). In addition, a reasonable proportion of indirect production costs and the interest on borrowed capital to finance the production of that asset may be added, but only in so far as they relate to the period of production.

4.12

EXERCISE 2

An entity started construction on a building for its own use on 1 April 2007 and incurred the following costs:   $000 Purchase price of land 250,000 Stamp duty 5,000 Legal fees 10,000 Site preparation and clearance 18,000 Materials 100,000 Labour (period 1 April 2007 to 1 July 2008) 150,000 Architect’s fees 20,000 General overheads 30,000   583,000 The following information is also relevant: (a)       Materials costs were greater than anticipated. On investigation, it was found that materials costing $10 million had been spoiled and therefore wasted and a further $15 million was incurred as a result of faulty design work. (b)       As a result of these problems, work on the building ceased for a fortnight during October 2007 and it is estimated that approximately $9 million of the labour costs relate to this period. (c)       The building was completed on 1 July 2008 and occupied on 1 September 2009. Required: You are required to calculate the cost of the building that will be included in tangible non-current asset additions.

 

4.13

EXERCISE 3

Answer the following questions with reference to HKAS 16 “Property, Plant and Equipment”. (a)     Explain: (i)      the meaning of property, plant and equipment and the criteria for recognition of property, plant and equipment as an asset; and                                    (4 marks) (ii)     how the initial cost of property, plant and equipment should be measured.           (4 marks) (b)     The following schedule of the movement of plant has been drafted for Hanford Ltd the year to 31 December 2009:   Cost Depreciation   $’000 $’000 Balance at 1 January 2009 1,624 650 Additions at cost (note 1) 460   Depreciation for the year   396.8 Disposal (note 2) (100)   Balance at 31 December 2009 1,984 1,046.8 Notes: (1)     The addition to plan is made up of the following:   $’000 $’000 Basic list price of plant 420   Less: Trade discount (63)   Early settlement discount (7) 350 Refundable sales tax   10.5 Ancillary costs:     Shipping and handling costs   4.5 Installation costs   10 Pre-production testing   12.5 Three-year maintenance contract   34 Site preparation cost     Electrical cable installation 21   Concrete reinforcement 6.25   Own labour costs 11.25 38.5     460 Hanford had incorrectly specified the power loading of the original electrical cable to be installed by the contractor. The company incurred $9,500 to correct this error; this is included in the above figure of $21,000. The plant is expected to last for 10 years. At the end of this period compulsory costs of $20,000 will be incurred to dismantle the plant and $5,000 to restore the site to its original condition. (2)     The disposal figure of $100,000 is the proceeds from the sale of an item of plant during the year. The plant had cost $300,000 on 1 January 2006 and had been correctly depreciated prior to disposal. (3)     Hanford charges depreciation of 10% per annum on the cost of plant held at the year end. Required: (i)      Calculate the amount at which the initial cost of the addition to the plant should be measured.                                                                                   (10 marks) (ii)     Calculate the accumulated depreciation on the plant disposed of.           (1 mark) (iii)    Prepare a corrected schedule of the movements on the cost and depreciation of plant.                                                                                                (6 marks) (Total 25 marks) (Adapted HKAAT Paper 7 Advanced Accounting December 2002 C2)

 

(A)       Subsequent costs

4.14     After the date of acquisition/exchange/construction, additional (subsequent) cost relating to property, plant and equipment will normally have to be incurred. For example, after a motor vehicle is acquired, cost on the replacement of motor oil and tyre, installation of air-conditioning system, and major overhaul might have to be incurred. The basic question arises is whether such cost should be recognised in the carrying amount of the asset, or in profit or loss as an expense when incurred.
4.15     In accordance with HKAS 16, circumstances in which subsequent expenditure on those assets being capitalized should depend on whether the expenditure incurred will result in a probable future economic benefit in excess of the amount originally assessed for the asset. All other subsequent expenditure should be recognized in the income statement as it is incurred.
4.16     Examples of circumstances where subsequent expenditure should be capitalized are:
(i)        A modification to the asset enhances the production capacity of an asset.
(ii)       The upgrading of an asset that will improve the quality of production or output.
(iii)      An improvement of the existing production process which results in cost savings.
(iv)      A major component of an asset that has been treated separately is replaced or restored; for example, new engines for a machine.
(v)       A major overhaul of an asset that restores its previous life; therefore, the consumption of the previous economic benefits has been reflected by past depreciation charges.

(a)       Day-to-day servicing costs

4.17     The Standard provides that an entity should not recognize in the carrying amount of an item of property, plant and equipment the costs of the day-to-day servicing (often referred as “repair and maintenance”) of the item. Rather, these costs are recognised in profit or loss as incurred.

(b)       Major components requiring regular replacements

4.18     Parts of some items of property, plant and equipment may require replacement at regular intervals. For example, a furnace (火爐) may require relining after a specified number of hours of use, or aircraft interiors such as seats and galleys may require replacement several times during the life of the airframe. Items of property, plant and equipment may also be acquired to make a less frequently recurring replacement, such as replacing the interior walls of a building, or to make a non-recurring replacement.
4.19     Under the general recognition principle, an entity recognises in the carrying amount of an item of property, plant and equipment the cost of replacing part of such an item when that cost is incurred if the recognition criteria are met. The carrying amount of those parts that are replaced is derecognised in accordance with the derecognition provisions.

(c)        Major inspections or overhauls (大修)

4.20     A condition of continuing to operate an item of property, plant and equipment (for example, an aircraft) may be performing regular major inspections for faults regardless of whether parts of the item are replaced.
4.21     When each major inspection is performed, its cost is recognised in the carrying amount of the item of property, plant and equipment as a replacement if the recognition criteria are satisfied. Any remaining carrying amount of the cost of the previous inspection (as distinct from physical parts) is derecognised.
4.22     This occurs regardless of whether the cost of the previous inspection was identified in the transaction in which the item was acquired or constructed. If necessary, the estimated cost of a future similar inspection may be used as an indication of what the cost of the existing inspection component was when the item was acquired or constructed.

4.23

EXAMPLE 3

Entity A purchases a new ship for HK$40 million. This ship will be required to undergo a dry dock overhaul every five years to restore its service potential. At the time of purchase, the cost of the existing inspection component, estimated by the cost of an inspection if it had been performed at the time of the purchase of the ship, was HK$4 million. Therefore, the cost of HK$36 million, excluding the overhaul cost of HK$4 million, will be depreciated over the whole estimated useful life of the ship, for example 30 years, resulting in an annual depreciation charge of HK$1.2 million. The cost on overhaul of HK$4 million will be depreciated over 5 years, resulting in an annual depreciation of HK$0.8 million. In year 6 when a dry-docking is carried out, the inspection expenditure is capitalised (assuming that the recognition criteria are satisfied), which is then depreciated over the period of five years to the next overhaul. If Entity A is not able to estimate reliably the cost an existing inspection when it acquired the new ship, the whole of HK$40 million should be depreciated over 30 years.

 

 

4.24

EXERCISE 4

In each of the following cases justify whether or not the expenditure should be capitalized and be included in the carrying amount of an item of property, plant and equipment: (a)       A new engine is fitted to a machine which will increase its production capacity from 100,000 units a year to 140,000 units a year. (b)       Replacement of rotting windows in the head office. (c)       Replacement of an aircraft engine every five years.

5.      Exchange of Assets

5.1       When an item of property, plant and equipment is acquired in exchange for a non-monetary asset, the cost of the asset acquired should be measured based on the fair value unless (a) the exchange transaction lacks commercial substance or (b) the fair value of neither the asset received nor the asset given up is reliably measurable.
5.2       If an entity is able to determine reliably the fair value of either the asset received or the asset given up, then the fair value of the asset given up is used to measure the cost of the asset received unless the fair value of the asset received is more clearly evident.
5.3       If an exchange lacks commercial substance or fair value cannot be measured reliably, the acquired item in the exchange is not measured at fair value and is measured at the carrying amount of the asset given up.

5.4

EXAMPLE 4

Assume that City Ltd trades in the truck for an office equipment (a dissimilar item). At the time of the exchange, the truck has a book value of $5,000 as follows:   $ Cost of truck 10,000 Accumulated depreciation 5,000   5,000       $ Cost of new office equipment 15,000 Trade-in allowance for old truck 5,500 Cash payment 9,500 The trade-in value constitutes part of the sale price of the new office equipment and generates a gain of $500 ($5,500 – $5,000). The fair value may refer to the cost of new office equipment in this case and the accounting entries to record such an exchange would be:   Dr. ($) Cr. ($) Office equipment 15,000   Accumulated depreciation – truck 5,000   Cash   9,500 Gain on disposal of fixed assets   500 Truck   10,000

 

6.      Measurement after Recognition

6.1       After recognition as an asset, an entity should choose either the cost model or the revaluation model as its accounting policy and should apply that policy to an entire class of property, plant and equipment.

(A)       Cost model (成本模式)

6.2	Cost Model
	After recognition as an asset, an item of property, plant and equipment should be carried at its cost less any accumulated depreciation and any accumulated impairment losses.

(B)       Revaluation model (重估價模式)

6.3	Revaluation Model
	After recognition as an asset, an item of property, plant and equipment whose fair value can be measured reliably should be carried at a revalued amount, being its fair value at the date of the revaluation less any subsequent accumulated depreciation and subsequent accumulated impairment losses.

(a)       Basis and frequency of valuation

6.4       If revaluation is adopted, the asset should be valued at its fair value. The fair value of land and buildings is usually determined from market-based evidence by appraisal that is normally undertaken by professionally qualified valuers, and the fair value of other items of property, plant and equipment is usually their market value determined by appraisal.
6.5       In compliance with the Standard, items of property, plant and equipment that experience significant and volatile movements in fair values would have to be revalued annually. However, for property, plant and equipment with only insignificant movements in fair values, annual revaluations would be unnecessary. Instead a revaluation every three or five years may be sufficient.
6.6       Items within a class of property, plant and equipment should be revalued simultaneously. Alternatively, a class of assets may be revalued on a rolling basis, provided that the revaluation of the class of assets is completed within a short period of time and that the individual revaluations are kept up to date.

(b)       Accounting for revaluation

6.7       Revaluation surpluses or deficits are measured as the difference between the revalued amounts and the carrying amounts at the date of the valuation.
6.8       Upon an initial revaluation, an increase in net carrying amount (revaluation surplus) should be credited directly to equity under a separate heading, “revaluation surplus (or reserve)”, and a decrease in net carrying amount (deficit on revaluation) should be recognised in profit or loss.
6.9       However, upon a subsequent revaluation, a revaluation surplus should be recognised in profit or loss to the extent that it reverses a revaluation decrease in respect of the same asset previously recognised in profit or loss.
6.10     On the other hand, a deficit on revaluation should be debited directly to the revaluation reserve to the extent that of any credit balance existing in the revaluation reserve in respect of that (same) asset.
6.11     It is important to note that the term “that same asset” refers to an individual item of property, plant and equipment. A portfolio approach to revaluation is therefore precluded.
6.12     To record the effects of the revaluation, the Standard provides for two methods:
(i)         both the gross carrying amount and the accumulated depreciation are restated proportionately in order to give a net carrying amount equal to the net revalued amount. This method is often used when an asset is revalued by means of applying an index to its depreciated replacement; and
(ii)        the accumulated depreciation is eliminated and the net revalued amount is treated as the new gross carrying amount.

6.13     The general accepted practice in Hong Kong is to use the second method. The rationale for this method is that after revaluation, the asset is deemed to be a “new” asset.

6.14	EXAMPLE 5
	Assume the followings: Cost of machine at 1.1.1994 $80,000 Depreciation method Straight line 40 years Revalued amount in 31.12.2003 $120,000 The accounting entries to record the revaluation would be: 31.12.2003 Dr. ($) Cr. ($) Machine 40,000   Accumulated depreciation ($80,000/40 x 10) 20,000   Asset revaluation reserve   60,000

 

6.15

EXAMPLE 6

The cost and fair value of land is given as follows:   $m Cost of land 100 Fair value of land   At 2002 200 At 2003 90 At 2004 150   Dr. ($m) Cr. ($m) 2002     Land 100   Revaluation reserve   100 2003     Profit and loss account 10   Revaluation reserve 100   Land   110 2004     Land 60   Revaluation reserve   50 Profit and loss account   10 Note that $10m previously been recognized as an expense, is now reversed.

(c)        Depreciation of revalued assets

6.16

Depreciation of Revalued Assets

The depreciable amount of an item of property, plant and equipment for the purposes of depreciation is defined as its cost, or other amount substituted for cost, less its residual value. Thus, when an asset has been revalued, the revalued amount, instead of its cost, will form the basis for calculating the depreciable amount. An annual reserves transfer may be made (revaluation reserve to retained earnings) for extra depreciation on the revalued amount compared to cost (measured as the difference between depreciation charge based on revalued amount and the charge based on historic cost). It depends on the company policy. Journals   $ $ Dr Depreciation charge – P&L X   Cr Accumulated depreciation   X (The following is optional entries, depends on company policy)     Dr Revaluation reserve X   Cr Retained earnings   X

 

6.17     Also, the residual value of the asset should be reviewed at least at each financial year-end.
6.18     Therefore, when an asset is revalued, the depreciable amount has to be recalculated, based on the revalued amount and the newly estimated residual value. The new depreciable amount thus calculated is then allocated over the remaining useful life of the asset.

6.19

EXAMPLE 7

AB Ltd bought a building at a cost of $5,000,000. The building was expected to have a useful life of 50 years with no residual value, and was depreciated using the straight-line method. After ten years, when the building was carried in the books at $4,000,000, it was revalued to its fair market value of $8,000,000. At the date of revaluation, the building was estimated to have another 40 years of useful life and no residual value. In this case, the depreciation charge for the building for each of the next 40 years would be $200,000 ($8,000,000/40). Note that before the revaluation, the annual depreciation charge for the building for each of the first ten years had been $100,000 ($5,000,000/50).

(d)       Disposals of revalued assets

6.20     The revaluation reserve included in equity may be transferred directly to retained profits when the reserve is realized. The reserve may be realized on the retirement or disposal of the asset. However, part of the reserve may be realized as the asset is used by the enterprise; in such a case, the amount of the reserve is the difference between depreciation based on the revalued carrying amount of the asset and depreciation based on the asset’s original cost. The transfer from revaluation reserve to retained profits is not made through the profit and loss account.

6.21

EXAMPLE 8

Assume the followings: Cost of machine at 1.1.1994 $80,000 Depreciation method Straight line 40 years Revalued amount in 31.12.2003 $120,000 Disposed in 31.12.2004 $130,000 The accounting entries would be: 31.12.2003 Dr. ($) Cr. ($) Machine 40,000   Accumulated depreciation ($80,000/40 x 10) 20,000   Assets revaluation reserve   60,000       Year 2004     Depreciation 4,000   Accumulated depreciation ($120,000/30)   4,000 Note that additional $2,000 ($60,000/30) depreciation is charged to profit and loss account due to revaluation. The revaluation reserve included in equity may be transferred directly to retained earnings (and is distributable) when the reserve is realized. The accounting entries on disposal would be:   Dr. ($) Cr. ($) 31.12.2004     Assets revaluation reserve 2,000   Retained profits   2,000       Bank 130,000   Accumulated depreciation 40,00   Machine   120,000 Gain on disposal of assets   14,000       Revaluation reserve 58,000   Retained profits   58,000 Note that the total gain on disposal of assets based on the historical cost value should be $72,000 ($58,000 + $14,000) and the assets revaluation reserve is realized on disposal of the asset.

 

 

7.      Depreciation

7.1       HKAS 16 does not specify the use of any method in particular, but states that the methods used should reflect the pattern in which the asset’s economic benefits are consumed by the entity.
7.2       Depreciable amounts are allocated to accounting periods using various systematic methods of allocation, of which the three most commonly used methods are:
(i)         The straight line method, under which periodic depreciation is computed by dividing the depreciable amount of the asset by the expected number of accounting periods during its useful life;
(ii)        The reducing balance method, under which periodic depreciation is computed as a constant proportion of the asset’s historical cost or substituted amount, less accumulated depreciation; and
(iii)       The production or service output method, under which periodic depreciation is computed by reference to the use or output of the asset period by period.
7.3       Other methods include the sum of the years digits method and the sinking fund and annuity methods, which include the imputed interest in the computations.

(A)       Examples of depreciation methods

7.4	EXAMPLE 9 – Machine hours method (or output method)
	The useful life of a motor vehicle is estimated to be 100,000 miles, with a nil residual value at the end of this mileage. The purchase cost of the vehicle is $60,000. The depreciation charges are as follows: Year Mileage   Depreciation ($) 1 35,000 (35,000 ¸ 100,000) Í $60,000 = 21,000 2 30,000 (30,000 ¸ 100,000) Í $60,000 = 18,000 and so on in later years.

7.5	EXAMPLE 10 – Sum of the year digits method
	Cost of assets $10,500 Residual value $500 Estimated useful life 4 years     Sum of year digits: 4 + 3 + 2 + 1 = 10     Depreciation, year 1 = 4/10 Í ($10,500 – $500) 4,000 Depreciation, year 2 = 3/10 Í $10,000 3,000 Depreciation, year 3 = 2/10 Í $10,000 2,000 Depreciation, year 4 = 1/10 Í $10,000 1,000   10,000

 

7.6       The depreciation method applied to an asset should be reviewed at least at each financial year-end. If there has been a significant change in the expected pattern of consumption of the future economic benefits embodied in the asset, the method should be changed to reflect the changed pattern. The Standard provides that a change in depreciation method should be accounted for as a change in an accounting estimate in accordance with the provisions of HKAS 8.

(B)       Not to depreciate

7.7       A frequently asked question is whether there is a need to provide for depreciation if the fair value of the asset concerned is greater than its cost. This question arises because depreciation is often misconstrued as a valuation process.
7.8       It should be noted that depreciation is defined as simply a process of allocating the depreciable amount of the asset to the various accounting periods during which the asset is used to earn revenue. It is not a process of accounting for the change in the value of assets.
7.9       If the value of an asset is greater than its cost (or net carrying amount) and it is decided that the value of the asset be taken into account, then what needs to be done is a separate revaluation exercise. After the revaluation exercise, depreciation would still have to be accounted for to allocate the revalued amount over the remaining life of the revalued asset.
7.10     However, it is possible that, at a certain point in time, the residual value of the depreciable asset may be larger than its carrying amount, such that the depreciable amount is zero or negative and therefore no depreciation is required.
7.11     The above argument is taken into account in the Standard. The residual value of an asset may increase to an amount equal to or greater than the asset’s carrying amount. If it does, the asset’s depreciation charge is zero unless and until its residual value subsequently decreases to an amount below the asset’s carrying amount.
7.12     Another argument commonly used to support not to depreciate an asset is that if an entity has an effective repair and maintenance policy, the useful life of the asset may be extended indefinitely and/or the residual value will increase. The Standard specifically provides that repair and maintenance of an asset do not negate the need to depreciate it. Thus, depreciation should be continued, notwithstanding an effective repair and maintenance policy.

 

8.      Land and Buildings

(A)       Freehold land

8.1       In countries other than HK, land is normally freehold land and has indefinite useful life and, in most cases, it retains its value indefinitely; it is accordingly not regarded as a depreciable asset.

(B)       Leasehold land and buildings

8.2       Leasehold land is to be depreciated. Buildings have limited useful lives and therefore are depreciable assets.

(C)       Land and buildings in the course of development or re-development

(a)        Held for re-sale

8.3       Where land and buildings in the course of development or re-development are held for re-sale, they should be regarded as inventories of an enterprise and as such, should be accounted for in accordance with HKAS 2 “Inventories”.

(b)        Held for other purposes

8.4       Where land and buildings in the course of development or re-development are held for production, rental or administrative purposes or where no decision has yet been taken to re-sell the land and buildings, they should be included in the financial statements as property, provided that the recognition criteria for an asset are satisfied.

9.        Disclosure Requirements

9.1       The financial statements should disclose, in respect of each class of property, plant and equipment:
(i)         the measurement bases used for determining the gross carrying amount. When more than one basis has been used, the gross carrying amount for that basis in each category should be disclosed;
(ii)        the depreciation methods used;
(iii)       the useful lives or the depreciation rates used;
(iv)       the gross carrying amount and the accumulated depreciation at the beginning and end of the period;
(v)        a reconciliation of the gross carrying amount and the accumulated depreciation at the beginning and end of the period showing:
(a)        additions;
(b)        disposals;
(c)        acquisitions through business combinations;
(d)        increases or decreases resulting from the revaluations and from impairment losses recognized or reversed directly in equity under HKAS 36;
(e)        impairment losses recognized/reversed in the profit and loss account under HKAS 36;
(f)        depreciation charge;
(g)        the net exchange differences arising on the translation of the financial statements of a foreign entity;
(h)        the net exchange differences arising on the translation of the financial statements of a foreign entity;
(i)         transfers between different types of assets;
(j)         transfers between different classes of property, plant and equipment; and
(k)        other movements.
9.2       The financial statements should also disclose:
(i)         the existence and amounts of restrictions on title, and property, plant and equipment pledged as security for liabilities;
(ii)        the accounting policy for costs of restoring the site of items of property, plant or equipment;
(iii)       the amount of expenditures on account of and the amount of borrowing costs capitalized on property, plant and equipment in the course of construction;
(iv)       the amount of commitments for the acquisition of property, plant and equipment; and
(v)        the gains or losses arising from the retirement or disposal of property, plant and equipment, and how the amounts are arrived at.
9.3       When items of property, plant and equipment are stated at revalued amounts, the following should be disclosed:
(i)         the basis used to revalue the assets;
(ii)        the effective date of the revaluation;
(iii)       the names and qualifications of persons making the revaluation;
(iv)       whether the valuer was independent of or connected to the enterprise concerned;
(v)        the nature of any indices used to determine replacement costs;
(vi)       the carrying amount of each class of property, plant and equipment that would have been included in the financial statements had the assets been carried under the treatment in paragraph 28; and
(vii)      the revaluation reserve, indicating the movement for the period and any restriction on the distribution of the balance to shareholders.

Examination Style Questions

Question 1
The broad principles of accounting for property, plant and equipment involve distinguishing between capital and revenue expenditure, measuring the cost of assets, determining how they should be depreciated and dealing with the problems of subsequent measurement and subsequent expenditure. HKAS 16 Property, plant and equipment has the intention of improving consistency in these areas.

Required:

(a)     Explain
(i)      How the initial cost of property, plant and equipment should be measured.
(4 marks)
(ii)     The circumstances in which subsequent expenditure on those assets should be capitalized.   (3 marks)
(b)     Explain HKAS 16's requirements regarding the revaluation of non-current assets and the accounting treatment of surpluses and deficits on revaluation and gains and losses on disposal. (8 marks)
(c)     (i)      Broadoak has recently purchased an item of plant from Plantco, the details of this are:

	$	$
Basic list price of plant		240,000
Trade discount applicable to Braodoak	12.5% on list price
Ancillary costs:
Shipping and handling costs		2,750
Estimated pre-production testing		12,500
Maintenance contract for three years		24,000
Site preparation costs
Electrical cable installation	14,000
Concrete reinforcement	4,500
Own labour costs	7,500
		26,000

Broadoak paid for the plant (excluding the ancillary costs) within four weeks of order, thereby obtaining an early settlement discount of 3%.

Broadoak had incorrectly specified the power loading of the original electrical cable to be installed by the contractor. The cost of correcting this error of $6,000 is included in the above figure of $14,000.

The plant is expected to last for 10 years. At the end of this period there will be compulsory costs of $15,000 to dismantle the plant and $3,000 to restore the site to its original use condition.

Required:

Calculate the amount at which the plant will be measured at recognition. (Ignore discounting.)                                                                                                                      (5 marks)

(ii)        Broadoak acquired a 12 year lease on a property on 1 October 20X0 at a cost of $240,000. The company policy is to revalue its properties to their market values at the end of each year. Accumulated amortisation is eliminated and the property is restated to the revalued amount. Annual amortisation is calculated on the carrying values at the beginning of the year. The market values of the property on 30 September 20X1 and 20X2 were $231,000 and $175,000 respectively. The existing balance on the revaluation surplus at 1 October 20X0 was $50,000. This related to some non-depreciable land whose value had not changed significantly since 1 October 20X0.

Required:

Prepare extracts of the financial statements of Broadoak (including the movement on the revaluation reserve) for the years to 30 September 20X1 and 20X2 in respect of the leasehold property.          (5 marks)
(Total 25 marks)
(ACCA 2.5(HKG) Financial Reporting December 2001)

Question 2
Elite Leisure is a private limited liability company that operates a single cruise ship. The ship was acquired on 1 October 1996. Details of the cost of the ship’s components and their estimated useful lives are:

At 30 September 2004 no further capital expenditure had been incurred on the ship.

In the year ended 30 September 2004 the ship had experienced a high level of engine trouble which had cost the company considerable lost revenue and compensation costs. The measured expired life of the propulsion system at 30 September 2004 was 30,000 hours. Due to the unreliability of the engines, a decision was taken in early October 2004 to replace the whole of the propulsion system at a cost of $140 million. The expected life of the new propulsion system was 50,000 hours and in the year ended 30 September 2005 the ship had used its engines for 5,000 hours.

At the same time as the propulsion system replacement, the company took the opportunity to do a limited upgrade to the cabin and entertainment facilities at a cost of $60 million and repaint the ship’s fabric at a cost of $20 million. After the upgrade of the cabin and entertainment area fittings it was estimated that their remaining life was five years (from the date of the upgrade). For the purpose of calculating depreciation, all the work on the ship can be assumed to have been completed on 1 October 2004. All residual values can be taken as nil.

Required:

Calculate the carrying amount of Elite Leisure’s cruise ship at 30 September 2005 and its related expenditure in the income statement for the year ended 30 September 2005. Your answer should explain the treatment of each item.                                                                                                                      (12 marks)
(ACCA 2.5(HKG) Financial Reporting December 2005 Q5(a))

Question 3
On 1 October 2005 Dearing acquired a machine under the following terms:

On 1 October 2007 Dearing decided to upgrade the machine by adding new components at a cost of $200,000. This upgrade led to a reduction in the production time per unit of the goods being manufactured using the machine. The upgrade also increased the estimated remaining life of the machine at 1 October 2007 to 4,500 machine hours and its estimated residual value was revised to $40,000.

Required:

Prepare extracts from the income statement and statement of financial position for the above machine for each of the three years to 30 September 2008.                                                                     (10 marks)
(ACCA F7 (HKG) Financial Reporting December 2008 Q5)

Question 4
Flightline is an airline which treats its aircraft as complex non-current assets. The cost and other details of one of its aircraft are:

No residual values are attributed to any of the component parts.

At 1 April 2008 the aircraft log showed it had flown 10,800 hours since 1 April 2005. In the year ended 31 March 2009, the aircraft flew for 1,200 hours for the six months to 30 September 2008 and a further 1,000 hours in the six months to 31 March 2009.

On 1 October 2008 the aircraft suffered a ‘bird strike’ accident which damaged one of the engines beyond repair. This was replaced by a new engine with a life of 36,000 hours at cost of $10·8 million. The other engine was also damaged, but was repaired at a cost of $3 million; however, its remaining estimated life was shortened to 15,000 hours. The accident also caused cosmetic damage to the exterior of the aircraft which required repainting at a cost of $2 million. As the aircraft was out of service for some weeks due to the accident, Flightline took the opportunity to upgrade its cabin facilities at a cost of $4·5 million. This did not increase the estimated remaining life of the cabin fittings, but the improved facilities enabled Flightline to substantially increase the air fares on this aircraft.

Required:

Calculate the charges to the income statement in respect of the aircraft for the year ended 31 March 2009 and its carrying amount in the statement of financial position as at that date.

Note: the post accident changes are deemed effective from 1 October 2008.
(10 marks)
(ACCA F7(HKG) Financial Reporting June 2009 Q5)