IFRS 16: Lease Accounting Standard

August 31, 2024 4 min read Finance Accounting IFRS Lease Accounting Financial Reporting Accounting Standards International Standards

An international financial reporting standard that addresses lease accounting, providing guidelines and requirements for the recognition, measurement, presentation, and disclosure of leases.

On this page

IFRS 16 is an International Financial Reporting Standard (IFRS) issued by the International Accounting Standards Board (IASB) that sets out the principles for the recognition, measurement, presentation, and disclosure of leases. Introduced to improve financial reporting related to leasing activities, IFRS 16 became effective for annual periods beginning on or after January 1, 2019.

Scope and Applicability

IFRS 16 applies to all entities preparing financial statements in accordance with IFRS. It affects companies across various industries that engage in leasing transactions, including real estate, transportation, retail, and telecommunications, among others.

Key Provisions of IFRS 16

Lease Definition and Classification

Under IFRS 16, a lease is defined as a contract that conveys the right to control the use of an identified asset for a period of time in exchange for consideration.

Control: A lessee controls the use of an identified asset if it has:

The right to obtain substantially all the economic benefits from the use of the asset.
The right to direct the use of the asset.

Recognition and Measurement

Lessees

For lessees, IFRS 16 eliminates the distinction between operating and finance leases. Lessees are required to recognize:

Right-of-Use (RoU) Asset: The lessee’s right to use the leased asset.
Lease Liability: The present value of lease payments to be made over the lease term.

The initial measurement involves calculating the present value of future lease payments, discounted at the interest rate implicit in the lease or, if that rate cannot be readily determined, the lessee’s incremental borrowing rate.

Lessors

For lessors, IFRS 16 retains the accounting model of IAS 17, where leases are classified as either operating leases or finance leases.

Presentation and Disclosure Requirements

IFRS 16 requires detailed disclosures to provide users of financial statements with sufficient information to assess the effect of leases on the financial position, financial performance, and cash flows of the lessee. Disclosures include:

A maturity analysis of lease liabilities.
Information about variable lease payments and extension and termination options.
Reconciliation of the opening and closing balances of lease liabilities.

Impact and Considerations

Financial Statements Impact

IFRS 16 significantly impacts lessee’s financial statements by:

Increasing assets and liabilities due to the recognition of RoU assets and lease liabilities.
Affecting financial ratios such as the debt-to-equity ratio.
Shifting expenses from operating expenses to depreciation and interest expenses.

Practical Expedients

The standard provides certain practical expedients to simplify implementation, such as:

Exemptions for short-term leases (12 months or less) and leases of low-value assets.
Option to apply a single discount rate to a portfolio of leases with similar characteristics.

Historical Context

IFRS 16 was issued in January 2016 as part of the efforts by IASB to improve transparency and comparability in financial reporting. The previous standard, IAS 17, had been criticized for allowing off-balance-sheet financing through operating leases, which obscured the entity’s true financial position.

Comparisons to Other Standards

ASC 842 (U.S. GAAP)

ASC 842 is the U.S. GAAP equivalent to IFRS 16, introduced by the Financial Accounting Standards Board (FASB). While both standards aim to bring lease obligations on the balance sheet, there are differences in detail, such as the treatment of certain lease components and the application of practical expedients.

Right-of-Use Asset: The asset that represents a lessee’s right to use an underlying asset for the lease term.
Lease Liability: The obligation to make lease payments arising from a lease.
Incremental Borrowing Rate: The rate of interest that a lessee would have to pay to borrow over a similar term, with similar security, the funds necessary to obtain an asset of similar value to the right-of-use asset in a similar economic environment.

FAQs

How does IFRS 16 affect lessee's financial ratios?

A: IFRS 16 generally increases assets and liabilities on the balance sheet, which can impact financial ratios such as the debt-to-equity ratio, interest coverage ratio, and EBITDA.

Can companies opt-out of IFRS 16?

A: No, companies that report their financial statements under IFRS are required to comply with IFRS 16. However, practical expedients are available for certain leases to ease the transition.

What is the main difference between IFRS 16 and IAS 17?

A: The main difference is that IFRS 16 requires all leases (except for short-term leases and leases of low-value assets) to be recognized on the balance sheet by the lessee, whereas IAS 17 allowed operating leases to be kept off the balance sheet.

References

International Accounting Standards Board (IASB): IFRS 16 Leases
Financial Accounting Standards Board (FASB): ASC 842 Leases

Summary

IFRS 16 represents a significant shift in lease accounting, promoting greater transparency and comparability in financial reporting. By requiring lessees to recognize most leases on the balance sheet, IFRS 16 provides a more accurate representation of an entity’s financial position, facilitating better decision-making by users of financial statements.