HKFRS Accounting Standards
The Questions and Answers (Q&As) below were developed by the Financial Reporting Standards Committee ("FRSC") of the Hong Kong Institute of Certified Public Accountants (the HKICPA) and are for general reference only. The HKICPA, FRSC and their staff do not accept any responsibility or liability in respect of the Q&As and any consequences that may arise from any person acting or refraining from action as a result of any materials in the Q&As. Members of the HKICPA and other users of these Q&As should also read the original text of HKAS 12 Income Taxes, as found in the HKICPA Members’ Handbook for further reference and seek professional advice where necessary when applying the guidance contained in these Q&As.
The HKICPA's Standard Setting Department welcomes your comments and feedback on this paper, which should be sent to commentletters@hkicpa.org.hk.
Publish date: 15 June 2018
| Q1. | In Hong Kong, at which point in time are tax rates 'substantively enacted' for the purposes of HKAS 12 “Income Taxes”? Paragraph 46 of HKAS 12 states that "Current tax liabilities (assets) for the current and prior periods shall be measured at the amount expected to be paid to (recovered from) the taxation authorities, using the tax rates (and tax laws) that have been enacted or substantively enacted by the end of the reporting period." Paragraph 47 of HKAS 12 states that "Deferred tax assets and liabilities shall be measured at the tax rates that are expected to apply to the period when the asset is realised or the liability is settled, based on tax rates (and tax laws) that have been enacted or substantively enacted by the end of the reporting period." Paragraph 48 of HKAS 12 states that "Current and deferred tax assets and liabilities are usually measured using the tax rates (and tax laws) that have been enacted. However, in some jurisdictions, announcements of tax rates (and tax laws) by the government have the substantive effect of actual enactment, which may follow the announcement by a period of several months. In these circumstances, tax assets and liabilities are measured using the announced tax rate (and tax laws)." |
Answer:
According to the Basic Law of the Hong Kong Special Administrative Region ("HKSAR"), after a bill has been gazetted, it has to pass through three readings in the Legislative Council ("LegCo") before it is enacted. A bill is subject to debate and vote in the Second and Third Readings. If a bill is rejected during either of those Readings, no further proceedings shall be taken on it. A bill passed by LegCo after the Third Reading shall take effect only after it is signed and promulgated by the Chief Executive.
Article 49 of the Basic Law states that "If the Chief Executive of the Hong Kong Special Administrative Region considers that a bill passed by the Legislative Council is not compatible with the overall interests of the Region, he or she may return it to the Legislative Council within three months for reconsideration. If the Legislative Council passes the original bill again by not less than a two-thirds majority of all the members, the Chief Executive must sign and promulgate it within one month, or act in accordance with the provisions of Article 50 of this Law."
Article 50 of the Basic Law states that "If the Chief Executive of the Hong Kong Special Administrative Region refuses to sign a bill passed the second time by the Legislative Council, or the Legislative Council refuses to pass a budget or any other important bill introduced by the government, and if consensus still cannot be reached after consultations, the Chief Executive may dissolve the Legislative Council."
Article 52 of the Basic Law states that "The Chief Executive of the Hong Kong Special Administrative Region must resign under any of the following circumstances: (1) When he or she loses the ability to discharge his or her duties as a result of serious illness or other reasons; (2) When, after the Legislative Council is dissolved because he or she twice refuses to sign a bill passed by it, the new Legislative Council again passes by a two-thirds majority of all the members the original bill in dispute, but he or she still refuses to sign it; and (3) When, after the Legislative Council is dissolved because it refuses to pass a budget or any other important bill, the new Legislative Council still refuses to pass the original bill in dispute."
Following the Hong Kong legislative process, a bill or law in Hong Kong is enacted only when it has been signed and promulgated by the Chief Executive. To our knowledge, there is no history of a Chief Executive returning bills passed by LegCo (i.e. after Third Reading) for reconsideration since the establishment of the HKSAR. For the purpose of accounting for income taxes, the Financial Reporting Standards Committee (FRSC) of the HKICPA considers a bill to be substantively enacted after passing the Third Reading ("substantive enactment date"). This is because the legislative procedures after the Third Reading appear to be a formality, and based on all the facts available to date, the FRSC considers there is usually reasonable certainty that a bill will be passed in law after the Third Reading.
Should new information come to light, the FRSC will reassess the point in time of 'substantive enactment'.
| Q2. | In general, what is the accounting impact on financial statements with accounting periods that end before, on or after the substantive enactment date of the revised tax rates? |
Answer:
Current and deferred tax assets and liabilities should be measured at the tax rates that have been enacted or substantively enacted at the end of the reporting period. Current tax assets and liabilities are measured at the tax rate applicable in the year of tax assessment period, while deferred tax assets and liabilities are measured at the tax rates that are expected to apply to the period when the corresponding temporary differences are expected to reverse (paragraphs 46 and 47 of HKAS 12).
Financial statements with accounting periods that end before, but are authorised for issue after, the substantive enactment date should disclose the nature and an estimate of the financial effect of those changes if the impact is expected to be significant; or a statement that such estimate cannot be made (paragraph 21 of HKAS 10 Events after the Reporting Period).
Refer to Question 3 below for an application example.
On 21 March 2018, a two-tiered profits tax regime [the 'Inland Revenue (Amendment) (No. 7) Bill 2017' (“the Bill”)] was passed after LegCo's Third Reading. It was then signed by the Chief Executive on 29 March 2018.
The Bill applies to both corporations and unincorporated businesses commencing from the year of assessment 2018/19 (i.e. tax assessment years commencing on or after 1 April 20181 ). The applicable tax rates are as follows:
| Assessable profits | Corporations | Unincorporated businesses |
|---|---|---|
| First HK$2 million | 8.25% | 7.5% |
| Over HK$2 million | 16.5% | 15% |
The tax rates for the first HK$2 million of assessable profits of corporations and unincorporated businesses (mainly sole proprietorships and partnerships) are reduced by 50%.
The amendment only allows a group of 'connected entities' to nominate one entity to apply the reduced tax rate for a given year of assessment.
In addition, the amendment contains a provision to avoid double benefits to exclude corporations which have elected to be subject to the reduced tax rate for profits derived from their businesses of professional reinsurance, captive insurance, corporate treasury centres and aircraft leasing. Furthermore, interest, gains or profits derived from qualifying debt instruments that are already subject to tax at half-rates under the existing provisions are excluded from the amendment.
Answer:
Although the Bill was signed by the Chief Executive on 29 March 2018, with reference to Question 1, the two-tiered profits tax regime was substantively enacted on 21 March 2018 after passing the Third Reading.
For financial statements with accounting periods that ended before, but authorised for issue, after 21 March 2018
The entity should disclose the nature of the tax changes and provide an estimate of the financial effect of those changes if the impact is expected to be significant, or a statement that such estimate cannot be made2 .
For financial statements with accounting periods that ended on or after 21 March 2018
The change has no impact on the determination of current tax before 1 April 2018 (i.e. for those accounting periods for which the tax assessment year of 2018/19 is not yet applicable, e.g. for a year ended 31 March 2018). Eligible entities should use the reduced tax rate to measure the current tax liabilities arising from their first HK$2 million assessable profit in the year of assessment 2018/19.
The measurement of deferred tax assets and liabilities will be affected by the change for the accounting periods ended on or after 21 March 2018, for financial statements prepared in accordance with HKFRS or HKFRS for Private Entities 3. The change is not applicable for financial statements prepared in accordance with the Small and Medium-sized Entity Financial Reporting Framework and Financial Reporting Standard (the SME Standard) – as no accounting for deferred tax is required under the SME Standard.
In the first financial accounting year that the deferred tax is calculated using the new tax rates, any adjustment to the deferred tax calculated in the prior year under the rates then in force is accounted for in the current period and not as a prior year adjustment. Accordingly, the comparatives are not restated.
Footnote:
1 The year of assessment is 1 April to 31 March of the next year for tax purposes in Hong Kong. Profits taxpayers are allowed to choose any accounting year end date that may not coincide with the year of assessment. You can refer to https://www.ird.gov.hk/eng/faq/index.htm for Inland Revenue Department's FAQs relating to the two-tiered profits tax regime.
2 Paragraph 21 of HKAS 10 Events after the Reporting Period states that "If non-adjusting events after the reporting period are material, non-disclosure could influence the economic decisions that users make on the basis of the financial statements. Accordingly, an entity shall disclose the following for each material category of non-adjusting event after the reporting period: (a) the nature of the event; and (b) an estimate of its financial effect, or a statement that such an estimate cannot be made."
Paragraph 10 of Section 32 Events after the End of the Reporting Period under HKFRS for Private Entities states that "An entity shall disclose the following for each category of non-adjusting event after the end of the reporting period: (a) the nature of the event; and (b) an estimate of its financial effect or a statement that such an estimate cannot be made."
Paragraph 8 of Section 17 Events After the End of the Reporting Period under the Small and Medium-sized Entity Financial Reporting Framework and Financial Reporting Standard states that "Where non-adjusting events after the end of the reporting period are of such importance that non-disclosure would affect the ability of the users of the financial statements to make proper evaluations and decisions, an entity should disclose the following information for each significant category of non-adjusting event after the end of the reporting period: (a) the nature of the event; and (b) an estimate of its financial effect, or a statement that such an estimate cannot be made."
3 Paragraph 49 of HKAS 12 states that "When different tax rates apply to different levels of taxable income, deferred tax assets and liabilities are measured using the average rates that are expected to apply to the taxable profit (tax loss) of the periods in which the temporary differences are expected to reverse."
Paragraph 28 of Section 29 Income Tax under HKFRS for Private Entities states that "When different tax rates apply to different levels of taxable profit, an entity shall measure deferred tax liabilities (assets) using the average enacted or substantively enacted rates that it expects to be applicable to the taxable profit (tax loss) of the periods in which it expects the deferred tax liability to be settled (deferred tax asset to be realised)."
| Q4. | How to calculate the average tax rate (Footnote 3) for deferred tax purposes in the financial statements under the two-tiered profits tax regime? |
Answer:
Management will need to determine the rate by estimating the future annual assessable profits, including the reversing temporary differences for measuring the deferred tax assets/liabilities in the financial statements3 .
The following example illustrates the calculation of the average tax rate.
Fact pattern:
An entity is entitled to the reduced profits tax rate under the two-tiered profits tax regime for the first HK$2,000,000 of its taxable profits. It has taxable temporary differences in total of HK$3,000,000 as at 31 March 20x0 which are expected to reverse evenly throughout the coming three years.
The entity estimates its profits before tax for the coming three years 20x1, 20x2 and 20x3 are HK$2,000,000, HK$3,000,000 and HK$4,000,000 respectively.
Calculation:
| Year 20x1 | Year 20x2 | Year 20x3 | ||
|---|---|---|---|---|
| Profits before tax | HK$2,000,000 | HK$3,000,000 | HK$4,000,000 | |
| Reversal of temporary differences | HK$1,000,000 | HK$1,000,000 | HK$1,000,000 | |
| Taxable profits | HK$3,000,000 | HK$4,000,000 | HK$5,000,000 | |
| Profits tax | ||||
| HK$2,000,000@8.25% | HK$165,000 | HK$165,000 | HK$165,000 | |
|
Remainder@16.5% |
HK$165,000 | HK$330,000 | HK$495,000 | |
| HK$330,000 | HK$495,000 | HK$660,000 | ||
| Average tax rate | 11% | 12.4% | 13.2% | |
| Deferred tax balance as at 31 March 20x0 | HK$366,000 | HK$110,000 | HK$124,000 | HK$132,000 |
The deferred tax balance as at 31 March 20x0 is HK$366,000 as compared to HK$495,000 (HK$3,000,000 x 16.5%) if no two-tiered profits tax was applied.
Footnote:
3 Paragraph 49 of HKAS 12 states that "When different tax rates apply to different levels of taxable income, deferred tax assets and liabilities are measured using the average rates that are expected to apply to the taxable profit (tax loss) of the periods in which the temporary differences are expected to reverse."
Paragraph 28 of Section 29 Income Tax under HKFRS for Private Entities states that "When different tax rates apply to different levels of taxable profit, an entity shall measure deferred tax liabilities (assets) using the average enacted or substantively enacted rates that it expects to be applicable to the taxable profit (tax loss) of the periods in which it expects the deferred tax liability to be settled (deferred tax asset to be realised)."
The Questions and Answers (Q&As) below were developed by the Financial Reporting Standards Committee ("FRSC") of the Hong Kong Institute of Certified Public Accountants (the HKICPA) and are for general reference only. The HKICPA, FRSC and their staff do not accept any responsibility or liability in respect of the Q&As and any consequences that may arise from any person acting or refraining from action as a result of any materials in the Q&As. Members of the HKICPA and other users of these Q&As should also read the original text of HKFRS 15 Revenue from Contracts with Customers, as found in the HKICPA Members’ Handbook for further reference and seek professional advice where necessary when applying the references contained in these Q&As.
The HKICPA's Standard Setting Department welcomes your comments and feedback on this paper, which should be sent to commentletters@hkicpa.org.hk.
Background
The core principle in HKFRS 15 is that an entity recognises revenue to depict the transfer of promised goods or services to customers in an amount that reflects the consideration to which the entity expects to be entitled in exchange for those goods or services. An entity recognises revenue in accordance with that core principle by applying the following five-step model:
Step 1: Identify the contract(s) with a customer – the requirements of HKFRS 15 apply to each contract that has been agreed with a customer and meets specified criteria.
Step 2: Identify the performance obligations in the contract – a contract includes promises to transfer goods or services to a customer. If those goods or services are distinct, the promises are performance obligations and are accounted for separately.
Step 3: Determine the transaction price – this is the amount of consideration in a contract to which an entity expects to be entitled in exchange for transferring promised goods or services to the customer.
Step 4: Allocate the transaction price to the performance obligations in the contract – an entity allocates the transaction price to each performance obligation on the basis of the relative standalone-selling price of each distinct good or service promised in the contract.
Step 5: Recognise revenue when (or as) an entity satisfies a performance obligation – an entity recognises revenue when (or as) it satisfies a performance obligation by transferring a promised good or service to the customer (which is when the customer obtains control of that good or service).
This FAQ addresses recognition of IPO sponsor fee income under HKFRS 15 by a sponsor in Hong Kong. The background in this FAQ was provided by members of the Institute's Securities Regulatory Advisory Panel and represents a typical IPO sponsor arrangement. The FAQ highlights the major issues that are likely to be encountered in applying HKFRS 15's five step-model to the fact pattern in this FAQ, in particular issues relating to the identification of the performance obligation, determination of the transaction price, recognition of revenue over time versus at a point in time , and choosing an appropriate method of measuring progress if revenue is recognised over time. It also provides references on the key considerations in addressing these issues. Other issues, considerations and analysis may be necessary for a different fact pattern.
The Stock Exchange of Hong Kong (the Exchange) requires a listing applicant to engage a sponsor for the listing of the applicant's shares on the Exchange. With reference to the Listing Rules paragraph 3A.11, in summary, the sponsor's role is to be closely involved in the preparation of the listing document, conduct reasonable due diligence, ensure specified preliminary application requirements in the Listing Rules are complied with, address matters raised by the Exchange in connection with the listing application, accompany the applicant to any meeting with the Exchange and attend other meetings requested by the Exchange and comply with the terms of the undertaking and statement of independence given to the Exchange by the sponsor.
The contract between the sponsor and the applicant usually describes multiple services to be carried out by the sponsor, including coordination with various professional parties, performance of due diligence of the listing applicant, review of the listing document, communication with the Exchange and other regulators, provision of compliance, restructuring and IPO pricing advisory, performance of post-listing services, etc. Some services may be included in the contract but may not be part of the role of a sponsor in accordance with the Listing Rules. Where this FAQ refers to 'sponsor' it refers only to the sponsor acting in its role required by the Listing Rules. Such sponsor services are usually highly interdependent and interrelated, and are provided with an overall objective of assisting the applicant in progressing towards a successful listing. This FAQ does not cover other services that are outside the role of the sponsor.
Typical payment terms in an IPO sponsor contract are as follows:
- the sponsor receives an initial deposit from the listing applicant upon signing the contract.
- the sponsor is entitled to further payments if and when stated milestones in the contract are reached, for example additional amounts may be payable to the sponsor upon the submission of the listing application to the Exchange, upon the hearing of the listing application and upon the listing of the applicant's shares on the Exchange.
- the payments for the deposit and at each respective milestone become unconditional upon the milestone being reached and are non-refundable.
Profit margins will vary depending on the contract/sponsor. However, in a typical arrangement, the majority of the sponsor's direct costs are usually incurred before submission of the listing application to the Exchange.
| Q5. | How many performance obligations are there in the sponsor contract? And what is (are) the performance obligation(s)? |
HKFRS 15.22 states:
At contract inception, an entity shall assess the goods or services promised in a contract with a customer and shall identify as a performance obligation each promise to transfer to the customer either:
(a) a good or service (or a bundle of goods or services) that is distinct; or
(b) a series of distinct goods or services that are substantially the same and that have the same pattern of transfer to the customer.
HKFRS 15.27 states:
A good or service that is promised to a customer is distinct if both of the following criteria are met:
(a) the customer can benefit from the good or service either on its own or together with other resources that are readily available to the customer (ie the good or service is capable of being distinct); and
(b) the entity's promise to transfer the good or service to the customer is separately identifiable from other promises in the contract (ie the promise to transfer the good or service is distinct within the context of the contract).
HKFRS 15.27(a) requires consideration of whether the listing applicant could 'benefit' from the services provided by a sponsor before the sponsor completes all of the specified services (for example before the listing of the shares on the Exchange or other outcome of the contract). Paragraph 3A.18 of the Listing Rules states "For the avoidance of doubt, a replacement sponsor shall not be regarded as having satisfied any of the obligations of a sponsor by virtue of work performed by a predecessor sponsor". It is unlikely that a listing applicant can obtain the 'benefit' from the sponsor services until the existing sponsor completes all its services up to listing (or another final outcome of the contract). This is because the applicant cannot benefit from partially completed services provided by the existing sponsor to date together with other resources readily available to it.
For example, if the applicant were to replace the existing sponsor, the replacement sponsor would need to substantially re-perform all of the work performed by the existing sponsor, such as reperform the due diligence of the applicant, the review of the listing document, the compliance checks, etc.
The services carried out by the sponsor in its role as sponsor are usually highly interdependent and interrelated and therefore, in accordance with HKFRS 15.29(c), these services also fail to satisfy the criterion in HKFRS 15.27(b) of being distinct from one another within the context of the contract. Therefore, the sponsor accounts for all of the sponsor services promised in the contract as a single performance obligation [HKFRS 15.30].
If a sponsorship arrangement between a sponsor and a listing applicant is structured as two or more contracts, this would not necessarily change the above conclusion as a sponsor would need to consider whether those contracts should be combined and accounted for as a single contract applying HKFRS 15.17.
HKFRS 15.17 states:
An entity shall combine two or more contracts entered into at or near the same time with the same customer (or related parties of the customer) and account for the contracts as a single contract if one or more of the following criteria are met:
(a) the contracts are negotiated as a package with a single commercial objective;
(b) the amount of consideration to be paid in one contract depends on the price or performance of the other contract; or
(c) the goods or services promised in the contracts (or some goods or services promised in each of the contracts) are a single performance obligation.
However, a sponsor should also assess whether any additional services offered to the listing applicant that go beyond the role of a sponsor are distinct and should be identified as a separate performance obligation. For example, a sponsor may also act as the underwriter of the listing applicant, bearing the risk of being unable to sell the underlying listing applicant's shares and the cost of holding them. The underwriter's role is different from the role of a sponsor and the listing applicant can benefit from the underwriting services on their own, with a different entity providing sponsor services, which would satisfy HKFRS 15.27(a). Also, there is no change in the sponsor’s obligations whether or not they also act as underwriter and therefore HKFRS 15.27(b) would also be satisfied because the promise to transfer the sponsor services is separately identifiable from the promise to transfer the underwriting services. Thus, the underwriting services would be identified as a distinct performance obligation, separate from the sponsor services. This FAQ does not further consider other services provided that go beyond the role of a sponsor.
HKFRS 15.47 states:
An entity shall consider the terms of the contract and its customary business practices to determine the transaction price. The transaction price is the amount of consideration to which an entity expects to be entitled in exchange for transferring promised goods or services to a customer, excluding amounts collected on behalf of third parties (for example, some sales taxes). The consideration promised in a contract with a customer may include fixed amounts, variable amounts, or both.
HKFRS 15.51 states:
An amount of consideration can vary because of discounts, rebates, refunds, credits, price concessions, incentives, performance bonuses, penalties or other similar items. The promised consideration can also vary if an entity's entitlement to the consideration is contingent on the occurrence or non-occurrence of a future event. For example, an amount of consideration would be variable if either a product was sold with a right of return or a fixed amount is promised as a performance bonus on achievement of a specified milestone.
The amount of consideration might be variable even when the stated price in the contract is fixed because the entity may be entitled to part of the consideration only upon occurrence or non-occurrence of a future event, for example submission of the listing application, or the entity is willing to accept a lower amount of consideration than the stated price, for example if the listing application is unsuccessful. Often the amount of sponsor fee income ultimately received by the sponsor under the contract may be less than the total contractual amount if one or more of the milestones in the contract are not met.
HKFRS 15.50 states:
If the consideration promised in a contract includes a variable amount, an entity shall estimate the amount of consideration to which the entity will be entitled in exchange for transferring the promised goods or services to a customer.
HKFRS 15.56 states:
An entity shall include in the transaction price some or all of an amount of variable consideration estimated only to the extent that it is highly probable that a significant reversal in the amount of cumulated revenue recognised will not occur when uncertainty associated with the variable consideration is subsequently resolved.
HKFRS 15.57 states:
In assessing whether it is highly probable that a significant reversal in the amount of cumulative revenue recognised will not occur once the uncertainty related to the variable consideration is subsequently resolved, an entity shall consider both the likelihood and the magnitude of the revenue reversal. Factors that could increase the likelihood or the magnitude of a revenue reversal include, but are not limited to, any of the following:
(a) the amount of consideration is highly susceptible to factors outside the entity’s influence. Those factors may include volatility in a market, the judgement or actions of third parties, weather conditions and a high risk of obsolescence of the promised good or service.
(b) the uncertainty about the amount of consideration is not expected to be resolved for a long period of time.
(c) the entity’s experience (or other evidence) with similar types of contracts is limited, or that experience (or other evidence) has limited predictive value
(d) the entity has a practice of either offering a broad range of price concessions or changing the payment terms and conditions of similar contracts in similar circumstances.
(e) the contract has a large number and broad range of possible consideration amounts.
HKFRS 15.59 states:
At the end of each reporting period, an entity shall update the estimated transaction price (including updating its assessment of whether an estimate of variable consideration is constrained) to represent faithfully the circumstances present at the end of the reporting period and the changes in circumstances during the reporting period...
The sponsor will need to assess the probability of meeting the different milestones in the contract and also the likelihood of granting a price concession when determining the transaction price, and reassess the amount of variable consideration estimated at the end of each reporting period.
In particular, HKFRS 15.56 will need to be considered in respect of the contingent milestone payments if the sponsor meets the criteria for the sponsor fee income to be recognised over time (see Question 3).
For example, given that the successful submission of the listing document is not within the control of the sponsor, it is unlikely that the milestone payment receivable on the submission of the listing document could be included in the transaction price recognised as revenue prior to the date of submission, as this variable amount of consideration would be constrained by HKFRS 15.56 unless at the reporting date it was highly probable that the listing document will be filed [HKFRS 15.57(a)] or the sponsor has an enforceable right to payment for its performance completed to date even if the submission is not successful (discussed further below).
Disclosures in respect of the judgement applied in determination of the transaction price are required in the financial statements (as highlighted in Question 6).
HKFRS 15.31 states:
An entity shall recognise revenue when (or as) the entity satisfies a performance obligation by transferring a promised good or service (ie an asset) to a customer. An asset is transferred when (or as) the customer obtains control of that asset.
An entity satisfies a performance obligation when it transfers control of the promised good or service underlying that performance obligation to the customer. Consequently, assessing when control of a good or service is transferred is a critical step in applying HKFRS 15.
HKFRS 15.33 states that "control of an asset refers to the ability to direct the use of, and obtain substantially all of the remaining benefits from, the asset". It can be difficult to apply the concept of control to a promised service because in most service contracts the service asset is simultaneously created and consumed and so no asset is ever recognised by the customer. For this reason, specific criteria are given in HKFRS 15.35 to provide an objective basis for assessing when control transfers over time and thus the timing of when a performance obligation is satisfied.
HKFRS 15.35 states:
An entity transfers control of a good or service over time and, therefore, satisfies a performance obligation and recognises revenue over time, if one of the following criteria is met:
(a) the customer simultaneously receives and consumes the benefits provided by the entity's performance as the entity performs;
(b) the entity's performance creates or enhances an asset (for example, work in progress) that the customer controls as the asset is created or enhanced; or
(c) the entity's performance does not create an asset with an alternative use to the entity and the entity has an enforceable right to payment for performance completed to date.
Following the fact pattern provided, the sponsor arrangement does not meet criterion (a) because the listing applicant does not simultaneously receive and consume the benefits provided by the sponsor's performance during the IPO process. The listing applicant only receives the benefits when the sponsor completes all of its services before the listing of the shares on the Exchange or another outcome. Applying paragraph 3A.18 of the Listing Rules, the performance obligation does not meet the condition in HKFRS 15.B4 to be considered satisfied over time because a replacement sponsor would need to substantially re-perform all of the work performed by the existing sponsor (as explained under Question 1), including reperformance of the due diligence work and coordination with other professional parties. Even if some of the work done by other professional parties (such as lawyers and auditors) has been completed, this work is not part of the role of the sponsor. The sponsor will still need to coordinate with other professional parties and perform its own due diligence on the information provided by these parties.
The sponsor arrangement also does not meet criterion (b) because there is no asset controlled by the listing applicant during the period.
Accordingly, in determining whether a sponsor should recognise sponsor fee income at a point in time or over time, the focus should be on criterion (c). In particular, a sponsor has to consider:
- whether the sponsor has a right to payment for performance completed to date at all times throughout the duration of the contract [HKFRS 15.37]; and
- whether that right to payment is enforceable.
Right to payment for performance completed to date
HKFRS 15.37 states:
… at all times throughout the duration of the contract, the entity must be entitled to an amount that at least compensates the entity for performance completed to date if the contract is terminated by the customer or another party for reasons other than the entity’s failure to perform as promised…
HKFRS 15.B9 states:
…An amount that would compensate an entity for performance completed to date would be an amount that approximates the selling price of the goods or services transferred to date (for example, recovery of the costs incurred by an entity in satisfying the performance obligation plus a reasonable profit margin) rather than compensation for only the entity's potential loss of profit if the contract were to be terminated. Compensation for a reasonable profit margin need not equal the profit margin expected if the contract was fulfilled as promised, but an entity should be entitled to compensation for either of the following amounts:
(a) a proportion of the expected profit margin in the contract that reasonably reflects the extent of the entity's performance under the contract before termination by the customer (or another party); or
(b) a reasonable return on the entity's cost of capital for similar contracts (or the entity's typical operating margin for similar contracts) if the contract-specific margin is higher than the return the entity usually generates from similar contracts.
In practice, the upfront non-refundable payment plus the cumulative milestone payments may compensate the sponsor for performance completed to date at the date each of the milestones are met. However, a sponsor will need to assess whether it is entitled to an amount that at least compensates for its performance completed to date between milestones and at all times throughout the contract, not only at the date of the milestone.
HKFRS 15 is silent on whether compensation for a reasonable profit margin is based on a constant margin over the duration of the contract. A sponsor's view of what constitutes a reasonable margin on a contract might vary between milestones depending on the nature of work performed and associated risk. Furthermore, at times during the contract, the sponsor might consider that compensation for a reasonable margin is less than the profit margin expected if the contract was fulfilled as promised. For example:
- the sponsor might determine that its risk exposure increases subsequent to the submission of the listing application document and thus a reasonable margin would be higher after submission compared to before submission. The additional payment received upon submission may be structured to compensate for the increase in risk for the sponsor caused by that event and thus increases the profit margin on the contract to date.
- even if the compensation is less than the profit margin on that particular contract, it might be higher than the profit margin on other contracts entered into by the sponsor that are similar but less profitable. The sponsor might determine that the profit margin on the less profitable contracts would constitute a reasonable margin for the contract being assessed.
A sponsor may consider the profit margin on similar contracts or other contracts, with appropriate adjustments, when assessing whether compensation for a reasonable profit margin is within a sensible range. Judgement will be required in assessing what constitutes a reasonable profit margin over the contract and appropriate evidence will be required to support the conclusions made [with specific consideration of HKFRS 15.B9(a) – (b)].
The table below outlines two illustrative milestone payment schedules in sponsor arrangements in Hong Kong, and provides an analysis of whether they might provide the sponsor with a right to payment for the performance completed to date at all times throughout the contract:
| Milestone payment schedule | Analysis | ||||||||||
|
Scenario 1 The total costs of the sponsor under the contract approximate one third of the total sponsor fee. Payment is as follows:
The contract does not specify payment termination clauses which would require payment for work performed by the sponsor subsequent to the last milestone upon termination. |
In this scenario, the 60% initial deposit received (which is non-refundable) is more than the costs expected to be incurred by the sponsor and therefore, depending on specific facts and circumstances, it is possible that this deposit provides a reasonable margin up to submission of the listing application document. The risk of the sponsor may be considered to increase once the listing application document is submitted and the subsequent milestone payments received by the sponsor may compensate for the increase in risk profile and sufficiently improve the profit margin of the contract to date. If this is the case, then the sponsor might effectively have a contractual right to payment for performance completed to date at all times during the contract provided that the initial deposit and the subsequent milestone payments are non-refundable. There are no explicit payment termination clauses to consider. |
| Milestone payment schedule | Analysis | ||||||||||
|
Scenario 2 The total costs of the sponsor under the contract approximate one third of the total sponsor fee. Payment is as follows:
There is a specific termination clause in the contract which entitles the sponsor to receive a payment pro-rata to its performance completed to date if the contract is terminated by the applicant or another party. |
In this scenario 2, the initial deposit is only 20% of the total contract payments and therefore may not be sufficient to cover the costs plus a reasonable margin during the period before the submission of the listing application document. If so, the sponsor is unlikely to have a contractual right to payment for the performance completed to date if the assessment is solely based on the milestone payment schedule. However, in this scenario there are explicit terms in the contract which specify that the sponsor is entitled to payment for performance completed to date upon termination of the contract. Therefore, the sponsor is likely to have a contractual right to payment for performance completed to date because of the explicit termination clause. |
A sponsor would consider all of the payment and termination terms in the contract when determining whether it has a contractual right to payment for performance completed to date. The numbers used in the above scenarios are for illustration purpose only and should not be treated as bright lines leading to the corresponding outcome. A sponsor should perform the analysis considering all relevant fact and circumstances.
Enforceability of the right to payment
HKFRS 15.B12 states:
In assessing the existence and enforceability of a right to payment for performance completed to date, an entity shall consider the contractual terms as well as any legislation or legal precedent that could supplement or override those contractual terms. This would include the assessment of whether:
(a) legislation, administrative practice or legal precedent confers upon the entity a right to payment for performance to date even though that right is not specified in the contract with the customer;
(b) relevant legal precedent indicates that similar rights to payment for performance completed to date in similar contracts have no binding legal effect; or
(c) an entity's customary business practices of choosing not to enforce a right to payment has resulted in the right being rendered as unenforceable in that legal environment. However, notwithstanding that an entity may choose to waive its right to payment in similar contracts, an entity would continue to have a right to payment to date if, in the contract with the customer, its right to payment for performance to date remains enforceable.
A sponsor has to ensure that the payment and termination terms in the contract are legally enforceable when assessing whether it has an enforceable right to payment for performance completed to date, especially if relying on termination clauses rather than on non-refundable amounts received to satisfy HKFRS 15.35(c). A sponsor is recommended to seek legal advice on the enforceability of any contractual payment and termination terms.
If the contract does not explicitly state that the sponsor has a right to payment for performance upon termination, the sponsor should not assume it has such right based on customary business practices without legal interpretation.
Summary
Ultimately the assessment of whether a sponsor meets criterion (c) in HKFRS 15.35 and recognises sponsor fee income over time will depend on the specific terms in the contract and whether those terms are enforceable considering the relevant laws and regulations in Hong Kong. Subtle differences in contractual terms could result in different assessment outcomes.
| Q8. | If IPO sponsor fee income meets the criteria in HKFRS 15.35 to be recognised over time, what is an appropriate method for measurement of progress? |
HKFRS 15.39 states:
…The objective when measuring progress is to depict an entity's performance in transferring control of goods or services promised to a customer (ie satisfaction of an entity's performance obligation).
A sponsor is required to select an appropriate method to measure the progress towards complete satisfaction of the performance obligation in the contract.
HKFRS 15.40 states:
An entity shall apply a single method of measuring progress for each performance obligation satisfied over time and the entity shall apply that method consistently to similar performance obligations and in similar circumstances.
HKFRS 15.41 states:
Appropriate methods for measuring progress include output methods and input methods… …In determining the appropriate method for measuring progress, an entity shall consider the nature of the good or service that the entity promised to transfer to the customer.
HKFRS 15 does not provide a free choice of method for measuring progress, nor does it prescribe when an entity should use a particular method. When selecting an appropriate method, judgement is required. A sponsor should consider whether the related information that would be required to apply its chosen method is reliable and supportable, and whether the method would appropriately reflect the performance of the sponsor to date. A sponsor should also apply the selected method for measuring the progress consistently for similar performance obligations.
HKFRS 15.B15 states:
Output methods recognise revenue on the basis of direct measurements of the value to the customer of the goods or services transferred to date relative to the remaining goods or services promised under the contract. Output methods include methods such as surveys of performance completed to date, appraisals of results achieved, milestones achieved, time lapsed and units produced or unit delivered)…
HKFRS 15.B18 states:
Input methods recognise revenue on the basis of the entity's efforts or inputs to the satisfaction of a performance obligation (for example, resources consumed, labour hours expended, cost incurred, time elapsed or machine hours used) relative to the total expected inputs to the satisfaction of that performance obligation…
HKFRS 15 contains application guidance for evaluating and applying input and output methods and also considers when it would be appropriate for an entity to recognise revenue in the amount it has the right to invoice (as a practical expedient) [HKFRS 15.B15 - B19]. HKFRS 15 does not specify that only input or output methods can be used - other methods might be appropriate provided the selected method meets the requirements described above.
HKFRS 15.B17 states:
The disadvantages of output methods are that the outputs used to measure progress may not be directly observable and the information required to apply them may not be available to an entity without undue cost. Therefore, an input method may be necessary.
HKFRS 15.BC164 of the Basis for Conclusions accompanying HKFRS 15 states:
The boards decided that, conceptually, an output measure is the most faithful depiction of an entity's performance because it directly measures the value of the goods or services transferred to the customer. However, the boards observed that it would be appropriate for an entity to use an input method if that method would be less costly and would provide a reasonable proxy for measuring progress.
| Q9. | Why is recognising the initial deposit and/or milestone payments in full upon receipt of cash usually not appropriate under HKFRS 15? |
Before adoption of HKFRS 15, a practice had developed where many sponsors recognised revenue based on milestones achieved (ie revenue was recognised in lump sum amounts when milestone payments were received). Some may also have recognised the initial deposit in full upon receipt.
Payment schedules are usually determined by commercial factors, including the bargaining/negotiation power between the sponsor and the listing applicant, the costs incurred by the sponsor at a milestone date or the corresponding value of the sponsor's output at a milestone date from the applicant's point of view. Consequently, cash received may not necessarily reflect the services performed and revenue earned by the entity.
In particular, the initial non-refundable deposit is often received before the sponsor commences providing services to the applicant and so is highly unlikely to be representative of the value of the sponsor's services received from the listing applicant's point of view at this date. Consequently, the deposit would not be recognised as revenue upon cash receipt. Instead the deposit would be recognised as revenue according to the pattern which represents the value of services transferred to the applicant.
If the criteria in HKFRS 15.35 are met for overtime revenue recognition, HKFRS 15.B15 lists 'milestones reached' as a type of output method that might be considered if it faithfully depicts an entity's performance to date. In determining whether it is appropriate to apply an output method based on milestone payments under HKFRS 15 (including whether the sponsor can apply the practical expedient under HKFRS 15.B16 that results in a similar revenue recognition outcome), judgement will be required to evaluate whether the milestone payments correspond directly with the value of services transferred to the listing applicant, and hence the sponsor's progress towards complete satisfaction of the performance obligation. A sponsor should not presume the negotiated milestones payment schedule automatically reflects the value of services transferred to the listing applicant at each milestone.
In addition, when a milestone event is reached the sponsor may need to reassess the transaction price (see Question 2).
In addition to the issues described above, a sponsor will need to consider other aspects of HKFRS 15 relevant to their activities. The following are examples of key areas for consideration:
- Some contracts might not be completed as planned. Unanticipated problems can and often do arise, including delays in the listing timetable. Therefore an entity may need to consider whether there is a modification to the scope and/or the price of the contract that should be accounted for as a contract modification [HKFRS 15.18]. A contract modification is a change in the scope or price (or both) of a contract that is approved by the parties to the contract, for example an approved extension of the track record period to incorporate the stub period in the listing application document. HKFRS 15.20 – 15.21 provide requirements on how to account for contract modifications. .A sponsor has to assess whether the additional promised services are distinct and the increase in price reflects the standalone selling price of the additional promised services, in order to determine whether the modification should be accounted for as a separate contract or modification of the original contract. If the additional services are services relating to a continuing role as sponsor, then it is unlikely that the additional services are distinct for the reasons explained in Question 1 and therefore HKFRS 15.21(b) will apply.
- A discretionary bonus might be paid to employees in addition to their basic salary.
- If the bonus is for obtaining a specific sponsor contract, it is a contract acquisition cost. Such incremental costs are recognised as an asset if the entity expects to recover the costs [HKFRS 15.91]. As a practical expedient, an entity may recognise the incremental costs of obtaining a contract as an expense when incurred if the amortisation period of the asset that the entity otherwise would have recognised is one year or less [HKFRS 15.94].
- If the bonus is in relation to an individual's performance on a particular contract, it should be considered together with other costs of fulfilling the contract in assessing the reasonableness of the profit margin when determining whether the sponsor is entitled to compensation for performance completed to date under HKFRS 15.37 and B9 above [HKFRS 15.95].
- Other costs may be incurred during the bidding process, for example entertainment costs and due diligence costs. A sponsor has to assess whether the costs incurred are incremental costs that are directly related to the acquisition of a contract and recognised as an asset applying HKFRS 15.91 or costs to fulfil an anticipated contract that might be recognised as an asset applying HKFRS 15.95. If these other costs do not fall into either of these categories then they are recognised as an expense when incurred unless those costs are explicitly chargeable to the customer regardless of whether the contract is obtained [HKFRS 15.93].
- A sponsor is required to disclose the judgements made in applying HKFRS 15 that significantly affect the determination of the amount and timing of revenue. In particular, a sponsor will need to explain the judgements used in determining the timing of satisfaction of the performance obligation (ie. whether, and why, the sponsor fee income is recognised over time or at a point in time) and determining the transaction price (for example in estimating variable consideration). HKFRS 15.123 -15.126 describe the detailed disclosures required about such judgements. A sponsor is also required to disclose the aggregate amount of the transaction price allocated to the performance obligations that are unsatisfied/ partially unsatisfied as of the end of the reporting period together with an explanation of when the entity expects to recognise this amount as revenue [HKFRS 15.120].
The Questions and Answers (Q&As) below were developed by the Financial Reporting Standards Committee ("FRSC") of the Hong Kong Institute of Certified Public Accountants (the HKICPA) and are for general reference only. The HKICPA, FRSC and their staff do not accept any responsibility or liability in respect of the Q&As and any consequences that may arise from any person acting or refraining from action as a result of any materials in the Q&As. Members of the HKICPA and other users of these Q&As should also read the original text of HKFRS 15 Revenue from Contracts with Customers, as found in the HKICPA Members’ Handbook for further reference and seek professional advice where necessary when applying the references contained in these Q&As.
The HKICPA's Standard Setting Department welcomes your comments and feedback on this paper, which should be sent to commentletters@hkicpa.org.hk.
HKFRS 15 Revenue from Contracts with Customers brought together the revenue recognition requirements in HKFRS Accounting Standards into one standard, thereby providing the core principles for revenue recognition across all sectors. In the past, entities in the engineering and construction industries applied requirements in HKAS 11 Construction Contracts to account for their construction contracts. However, since 1 January 2018, with the withdrawal of HKAS 11, entities now follow the comprehensive revenue recognition framework in HKFRS 15.
Under HKFRS 15, the amount and pattern of revenue recognition of construction contracts could differ from those that applied under HKAS 11. This publication highlights key differences and how they might change the current accounting practices for construction contracts.
E&C entities often provide a significant service of integrating goods or services into a bundle under a single contract. Previously, HKAS 11 contained requirements for when a contract covering a number of assets was segmented and treated as separate construction contracts, which included considering if the assets had been subject to separate proposals and negotiations. HKFRS 15 introduces the new concept 'performance obligation', which refers to a promise in a contract to transfer a distinct good or service to a customer. These performance obligations are the units of the contract that are accounted for separately when applying HKFRS 15. HKFRS 15 provides specific requirements for identifying and accounting for the separate performance obligations in a contract. Revenue is recognised upon satisfaction of performance obligations rather than on completion of the whole contract. It is important to note that each performance obligation can have its own profit margin and pattern of revenue recognition.
Applying paragraph 27 of HKFRS 15 a promised good or service is distinct if both of the following are met:
i) the customer can benefit from the good or service either on its own or together with other readily available resources; and
ii) the promise to transfer the good or service is separately identifiable from other promises in the contract.
HKFRS 15 provides examples of factors that indicate an entity's promise to transfer a good or service is not separately identifiable. For example, one such factor is that the good or service is highly dependent on, or highly interrelated with, other goods or services promised in the contract (HKFRS 15.29).
The manner in which promised goods and services are bundled within a contract can affect the conclusion of whether those goods or services are distinct. That is, an E&C entity should not assume that a particular kind of good or service is distinct (or not distinct) in all instances. For example, in some contracts the engineering and construction services may be highly interdependent and need to be performed concurrently by the same contractor. However, in other contracts, the engineering services might be separately identifiable from the construction services, for instance when they are performed independently in separate phases for which the customer could award the construction work to a different contractor upon completion of the engineering phase. Judgement is therefore required when assessing whether goods and services are distinct.
Footnote:
1. IFRS 15 and Topic 606 are the result of the IASB's and the FASB's joint project to improve the financial reporting of revenue under International Financial Reporting Standards (IFRS) and US Generally Accepted Accounting Principles (US GAAP).
| Q15. | Can E&C entities continue to recognise revenue using the stage of completion method under HKAS 11? |
To reflect the entity's activity for the reporting period, HKAS 11 required revenue and expenses to be recognised on uncompleted construction contracts. The underlying principle was that, once the outcome of a construction contract could be estimated reliably, associated revenue and expenses were recognised with reference to the stage of completion of the contract activity at the end of the reporting period.
HKFRS 15 retains over time revenue recognition similar to stage of completion accounting under HKAS 11. However, specific criteria must be met for it to apply, meaning that E&C entities no longer have an automatic right to over time revenue recognition. For transactions previously accounted for using the stage of completion method under HKAS 11, it will be necessary for management to evaluate contracts against HKFRS 15's criteria to establish whether revenue should be recognised over time.
Under HKFRS 15, revenue is recognised when, or as, performance obligations are satisfied through the transfer of control of a good or service to a customer. Control of an asset is defined in HKFRS 15 as the ability to direct the use of, and obtain substantially all of the remaining benefits from, the asset (HKFRS 15.33). An E&C entity will need to consider whether the performance obligations in its contracts meet any of the following three criteria necessary for recognition of revenue over time:
(a) the customer simultaneously receives and consumes the benefits provided by the entity’s performance;
(b) the entity's performance creates or enhances an asset controlled by the customer; or
(c) the entity's performance does not create an asset with an alternative use to the entity and the entity has an enforceable right to payment for performance completed to date (HKFRS 15.35).
The Boards2 developed the criteria in IFRS 15.35 (equivalent to HKFRS 15.35) to provide an objective basis for assessing when control transfers over time and, thus, when a performance obligation is satisfied over time. In particular, the Boards observed that the third criterion (paragraph 35(c) of IFRS 15) may be necessary for services that may be specific to a customer but also for the creation of tangible (or intangible) goods (HKFRS 15.BC132).
E&C entities often enter into contracts designed specifically to the customers' requirements with the creation of an asset and so HKFRS 15.35(c) will often be relevant to E&C entities. When an entity creates an asset that is highly customised for a particular customer, the asset would be less likely to have an alternative use. This is because the entity would incur significant costs to reconfigure the asset for sale to another customer (or would need to sell the asset for a significantly reduced price). In that case, the customer could be regarded as receiving the benefit of the entity's performance and, consequently, as having control of the goods or services (i.e. the asset being created) as the performance occurs, provided that the second part of the criterion in HKFRS 15.35(c) about enforceable right to payment is also met.
If an asset that an entity is creating at the direction of the customer has no alternative use to the entity, the entity will want to be economically protected from the risk of the customer terminating the contract and leaving the entity with no asset or an asset that has little value to the entity. That protection will be established by requiring that if the contract is terminated, the customer must pay for the entity's performance completed to date, which would suggest that the customer has obtained the benefits from the entity's performance. Rationally, the entity would only agree to transfer control of the goods or services to the customer if the entity is compensated for the costs associated with fulfilling the contract and it receives a profit margin that includes a return on those costs. The Boards also clarified that an entity must have an enforceable right to demand and/or retain payment for performance completed to date if the customer were to terminate the contract because the contractual payment terms might not always align with the entity's enforceable rights to payment for performance completed to date (HKFRS 15.BC142-145).
In order to determine whether their contracts meet the over time revenue recognition criteria under HKFRS 15, E&C entities should have a full understanding of the construction process, including the nature of the promised goods and services and all contract terms related to the transfer of control of those goods or services. Subtle differences in contract terms could affect whether the contract meets the criteria in HKFRS 15.35 – and therefore result in differences in the timing of revenue recognition.
Consider the following example that covers application of the criteria in HKFRS15.35:
| Contract to build a ship
A contractor enters into a contract to build a ship. The contract has the following characteristics:
The contractor determines that the contract has a single performance obligation to build the ship.
How should the contractor recognise revenue?
In this example, the asset in question is the ship specified in the contract. Accordingly, the assessment of HKFRS 15.35 focuses on whether the customer controls that ship as it is being constructed. The performance obligation to build the ship is satisfied at a point in time because:
Given that none of the over-time revenue recognition criteria are met, the revenue would be recognised at a point in time – when control of the ship is passed to the customer.
The outcome could be different if the facts and circumstances are varied slightly. For example, the contractor would recognise revenue over time for the performance obligation to build the ship if:
|
Footnote:
2 the IASB and the FASB.
| Q16. | If revenue is required to be recognised over time, how should progress towards completion be measured? |
HKFRS 15 requires that revenue is recognised over time by measuring an entity's progress towards complete satisfaction of the performance obligation. The objective is to depict an entity's performance in transferring control of goods or services promised to a customer (HKFRS 15.39).
Similar to stage of completion accounting under HKAS 11, there are various methods that an entity might use to measure progress under HKFRS 15, generally categorised as output methods and input methods (HKFRS 15.41). An output method results in revenue being recognised on the basis of direct measurements of the value to the customer of goods or services transferred to date (such as surveys of performance completed to date, milestones achieved and units produced) (HKFRS 15.B15), while an input method results in revenue being recognised based on the entity’s efforts or inputs, such as resources consumed, costs incurred or machine hours used (HKFRS 15.B18).
The methods used for determining the amount of work completed to date are similar between HKAS 11 and HKFRS 15. However, HKFRS 15 requires an entity to consider the nature of the good or service being transferred to the customer in determining the appropriate method for measuring progress (HKFRS 15.41). Hence, HKFRS 15 does not provide a free choice of method for measuring progress (HKFRS 15.BC159). For example, an entity would not be able to select the input method solely on the basis that it provides a more stable profit margin over the contract period.
The use of input and output methods when applying HKFRS 15 are both seen in practice in the E&C industries. When selecting an appropriate method, judgement is required. An E&C entity should consider whether the related information that would be required to apply its chosen method is reliable and supportable, and whether the method would appropriately reflect the performance of the E&C entity to date.
An E&C entity should also apply the selected method for measuring the progress consistently for similar performance obligations. Some E&C entities may need to change their revenue recognition methods used under HKFRS 15.
| Q17. | How to account for costs incurred that are not indicative of an entity's progress towards satisfying a performance obligation? |
Application of input methods
E&C entities applying an input method that uses costs incurred to measure progress towards satisfaction of a performance obligation may find that certain costs incurred do not contribute to such progress, for example, costs of unexpected amounts of wasted materials incurred to satisfy the performance obligation, under these circumstances, an adjustment to the measure of progress will be required. HKAS 11 only provided a general principle that costs that did not reflect work performed should not be included in the contract costs. Compared with HKAS 11, HKFRS 15 provides more detailed guidance in this respect.
Consideration of significant inefficiencies in performance
Paragraph B19(a) of HKFRS 15 requires that, under an input method, an entity excludes costs related to significant inefficiencies, wasted materials and required rework from the measure of progress, unless such costs were reflected in the price of the contract. E&C projects normally have some areas of expected inefficiencies, and contingencies are included in the original pricing of the contract. There are circumstances, however, where unexpected inefficiencies may occur that were not considered a risk at the time of entering into the contract, such as design or construction execution errors that result in significant wasted resources that may require adjustment to a cost-based input method for measuring progress. These wasted materials should be excluded from the measure of progress and the costs should be expensed as incurred.
Consideration of uninstalled materials
There may also be circumstances in which the cost incurred to acquire goods for satisfying the performance obligations is not proportionate to the entity's progress. For example, this could be the case if goods are delivered to the customer site significantly earlier than the E&C entity integrates the goods into the overall project (i.e. uninstalled materials) and those delivered goods are not distinct from other promised goods and services in the contract.
As a first step, the E&C entity should determine whether control of these goods have been transferred to the customer. If not, the E&C entity should continue to recognise the goods as inventory under HKAS 2 Inventories. If the customer obtains control of these goods before they are installed, the E&C entity should recognise revenue for the transferred goods in accordance with the principles of HKFRS 15.
If an E&C entity is using an input method based on costs incurred (i.e. cost-to-cost method), the measure of progress may be inappropriately affected by the delivery of uninstalled goods. If so, application of such a measure of progress without adjustment would result in overstated revenue (HKFRS 15.BC171). HKFRS 15 states that, in such circumstances, the best depiction of the entity's performance may be to recognise revenue at an amount equal to the cost of the goods (i.e. at zero margin) and exclude the costs of the goods from the cost-to-cost calculation (HKFRS 15.B19(b)).
E&C entities should apply judgement when evaluating whether to make an adjustment to measure progress in their specific circumstances. For example, if the E&C entity is significantly involved in the design of the equipment, this may indicate that the cost incurred on the equipment is proportionate to the entity's progress. As such, it may not be necessary for the E&C entity to exclude the cost of the uninstalled equipment from the measure of progress. If the E&C entity is only providing a simple procurement service to the customer for the equipment, then an adjustment to measure progress may be necessary. HKFRS 15 provides an example illustrating the treatment of uninstalled materials when applying an input method that uses costs incurred to measure progress towards completion (HKFRS 15.IE95 to IE100).
Application of output methods
If an E&C entity concludes the output method is an appropriate method for the measurement of progress, costs relate to construction work performed on a partly-constructed asset which has been transferred to the customer, relate to the E&C entity's past performance (i.e. relate to satisfied or partially satisfied performance obligations). Accordingly, those costs are recognised as expenses when incurred (HKFRS 15.98(c)).
In order to obtain a contract, most E&C entities participate in a competitive tendering process. Developing a tender, or bid, involves a variety of costs including costs of gaining an understanding of a project’s requirements, the building of models, travelling costs of technicians to survey sites, and obtaining cost estimates from potential trade subcontractors.
HKAS 11 allowed pre-contract costs to be capitalised if they could be separately identified, measured reliably and it was probable that the contract would be obtained. However, HKFRS 15 has more specific requirements than HKAS 11 for accounting for contract costs, including the costs of obtaining a contract. Applying HKFRS 15, pre-contract costs are only capitalised if they are recoverable and they are incremental costs that are directly related to obtaining a contract (HKFRS 15.91) (or they are costs to fulfil the anticipated contract that meet the criteria for capitalisation in HKFRS 15.95). Costs incurred during the bid process that would have been incurred regardless of whether the contract is obtained (e.g. due diligence costs), are recognised as an expense when incurred, unless they are explicitly chargeable to the customer (HKFRS 15.93). As a practical expedient, HKFRS 15 allows such incremental costs of obtaining a contract to be recognised as expense when incurred if the amortisation period of the asset that would have otherwise been recognised is one year or less (HKFRS 15.94).
HKFRS 15 provides an example regarding the determination of incremental costs of obtaining a contract (HKFRS 15.IE189 to IE191).
Under HKAS 11, borrowing costs were capitalised as part of the construction costs of an asset if they could be allocated to specific contracts and the construction of the asset took a substantial period of time (it was a qualifying asset under HKAS 23 Borrowing Costs). However, under HKFRS 15, the pattern of revenue recognition for the contract (over time or point in time – see Q5) may affect whether an entity has a qualifying asset for the purposes of applying HKAS 23 and hence the eligibility for capitalisation of borrowing costs.
In November 2018, the IFRS Interpretations Committee discussed a request about the capitalisation of borrowing costs in relation to the construction of a residential multi-unit real estate development. In the request, the developer recognises revenue for sales of individual units over time applying IFRS 15. The Interpretations Committee concluded that, in the specific fact pattern provided in the request, the developer does not have a qualifying asset and does not capitalise borrowing costs. The Interpretations Committee's conclusion, which was published as an agenda decision in March 2019, is based on a specific fact pattern. Nevertheless, it is clear from the Interpretations Committee's analysis that, in some situations, the assessment of whether an entity has a qualifying asset to capitalise borrowing costs can differ between contracts that recognise revenue 'over-time' (i.e. transfer of control of goods or services over time) versus contracts that recognise revenue at a 'point-in-time' (i.e. transfer of control of goods or services at a point in time).
E&C entities should have a full understanding of the nature of the promised goods and services and all contract terms related to the transfer of control of those goods or services, when determining whether any work in progress asset under the contract would constitute a qualifying asset.
E&C entities should be aware that HKFRS 15 includes additional qualitative and quantitative disclosure requirements that were not included within HKAS 11. The new standard has extensive disclosure requirements that are intended to help users better understand the nature, amount, timing, and uncertainty of revenue and cash flows arising from contracts with customers. E&C entities should not overlook the time and effort to collect the required information.
Leases discount rate
The Questions and Answers (Q&As) below were developed by the Financial Reporting Standards Committee ("FRSC") of the Hong Kong Institute of Certified Public Accountants (the HKICPA) and are for general reference only. The HKICPA, FRSC and their staff do not accept any responsibility or liability in respect of the Q&As and any consequences that may arise from any person acting or refraining from action as a result of any materials in the Q&As. Members of the HKICPA and other users of these Q&As should also read the original text of HKFRS 16 Leases, as found in the HKICPA Members’ Handbook for further reference and seek professional advice where necessary when applying the references contained in these Q&As.
The HKICPA's Standard Setting Department welcomes your comments and feedback on this paper, which should be sent to commentletters@hkicpa.org.hk.
Hong Kong Financial Reporting Standard (HKFRS) 16 Leases, which becomes effective for accounting periods beginning on or after 1 January 2019, introduces changes to lessee accounting, and replaces Hong Kong Accounting Standard (HKAS) 17 Leases.
Table 1
| Interest rate implicit in the lease | Lessee's incremental borrowing rate | |
| Definition (HKFRS 16 Appendix A) | The rate of interest that causes the present value of the lease payments and the unguaranteed residual value to equal the sum of the fair value of the underlying asset and any initial direct costs of the lessor. | The rate of interest that a lessee would have to pay to borrow over a similar term, and with a similar security, the funds necessary to obtain an asset of a similar value to the right of use asset in a similar economic environment. |
| Commentary | It is a rate that the lessor uses to price the lease. Essentially, it takes into account the minimum return that the lessor expects to earn on the lease. |
It is a rate at which the lessee would borrow to finance an asset of a similar value to the right-of-use asset. Essentially, it takes into account the term of the lease and the security guaranteed on the lease. |
For the lessee to use the interest rate implicit in the lease, that rate needs to be readily determinable. In its Basis for Conclusions on the new standard, the International Accounting Standards Board (IASB) acknowledges that because the rate implicit in the lease takes into account the lessor’s estimate of the residual value of the underlying asset at the end of the lease, and may be affected by taxes and other factors known only to the lessor (such as initial direct costs of the lessor), it may be difficult for lessees to determine the rate implicit in the lease for many leases (International Financial Reporting Standard (IFRS) 16.BC161). If an implicit rate is not readily determinable, the lessee should use its incremental borrowing rate as the discount rate.
There is a common misconception that a company that has never borrowed funds does not have an incremental borrowing rate – for example, when an entity has sufficient cash or is restricted by law from raising debt. In fact an incremental borrowing rate is the rate that a lessee would have to pay to borrow funds to obtain an asset of a similar value to the right-of-use asset rather than a general corporate borrowing rate. How an entity finances its operations does not directly affect the determination of its incremental borrowing rate under HKFRS 16. The sections below provide more discussions on the determination of incremental borrowing rate.
Have the discount rate requirements changed from HKAS 17?
The definitions “interest rate implicit in a lease” and “incremental borrowing rate” under HKFRS 16 are broadly unchanged from HKAS 17.
HKAS 17.20 requires finance-leased assets and liabilities to be measured at the fair value of the leased assets or, if lower, the present value of the minimum lease payments. The discount rate used in calculating the present value of the minimum lease payments is the interest rate implicit in the lease if it is practicable to determine, otherwise, the lessee’s incremental borrowing rate shall be used.
Under HKFRS 16, the discount rate will become important to more companies than before as almost all leases are required to be recognized on the balance sheet.
The following are some practical matters that are commonly encountered by entities when determining the appropriate discount rates for leases.
No. HKFRS 16 specifies that individual leases should be considered separately (HKFRS 16.B1). An incremental borrowing rate is the rate that takes into account the term of the lease, the security guaranteed on the lease, the value of the underlying asset in the lease and the economic environment in which the lease is entered into (HKFRS 16 Appendix A).
Having said that, a lessee is permitted to use a single discount rate for a portfolio of leases with similar characteristics if the lessee reasonably expects that the effects on the financial statements of applying HKFRS 16 to the portfolio would not differ materially from applying it to individual leases within the portfolio (HKFRS 16.B1).
A lessee’s incremental borrowing rate is “the rate of interest that a lessee would have to pay to borrow over a similar term, and with a similar security, the funds necessary to obtain an asset of a similar value to the right-of-use asset in a similar economic environment” (HKFRS 16 Appendix A). Paragraph BC161 of HKFRS 16 explains that the incremental borrowing rate is essentially a rate that takes into account:
- The credit standing of the lessee;
- The length of the lease;
- The nature and quality of the collateral provided; and
- The economic environment in which the transaction occurs.
In theory, a lease is similar to a secured lending arrangement as a lessor has the right to reclaim the underlying asset itself. Therefore, the discount rate for a lease should reflect a rate that a lessee would borrow on a collateralized basis.
In addition, as the incremental borrowing rate is the rate that a lessee would have to pay to borrow the funds; it appears that the incremental borrowing rate should consider only borrowings, not other sources of finance (e.g. equity). Therefore, the discount rate for a lease should reflect a rate that a lessee would face if 100 percent of the cost of an asset was funded with finance.
In an article published by members of the IASB Leases One Year On - Putting IFRS 16 Into Practice, one of the board members noted that, to arrive at an appropriate incremental borrowing rate for the lease, lessees need to think about the factors a lender would typically consider. If lessees have difficulties in identifying a rate for a similar borrowing to use as a starting point, the author suggested that a lessee should consider how the price of the lease was assessed at contract inception. Alternatively, lessees could make use of other observable rates such as relevant property yields as a starting point, and then consider how those observable rates might need to be adjusted in order to meet the definition of incremental borrowing rate in IFRS 16.
| Q23. | Can a lessee simply use its general borrowing rate or property yields for discounting lease liabilities? |
No. Incremental borrowing rates are lessee-specific and directly linked to the leased asset itself (HKFRS 16 Appendix A). As mentioned in Q2, it is possible for a lessee to refer to a rate that is readily observable as a starting point when determining its incremental rate for a lease. We outline below the factors that are commonly applied in practice to derive the discount rate for a lease from a general borrowing rate and a property yield.
General borrowing rates
To derive the discount rate, an entity adjusts its general borrowing rate to reflect the features specific to the lease. Based on its own facts and circumstances, an entity may consider applying the following adjustments to its general borrowing rate as needed:
- Align the duration of the loan to the length of the lease;
- Reflect the loan with a collateral similar to the nature and quality of the leased asset;
- Reflect the loan amount similar to the value to the right-of-use asset; and
- Align the currency of the loan with the currency of the lease payments.
In practice, some entities may simply ask banks to quote an incremental borrowing rate based on the terms of the lease contract. It is important to note that even if a bank does provide a rate, an entity should exercise appropriate professional judgment when evaluating the information.
Property yields
A property yield can be used as an input when determining the incremental borrowing rate for property leases. Property yields reflect the annual return expected on a property. However, property yields do not reflect lessee-specific features that would affect the incremental borrowing rate – e.g. the length of the lease, the lessee’s credit rating etc. Like a general borrowing rate, an entity adjusts the property yield to reflect the features specific to the lease in order to derive the discount rate.
| Q24. | Can a subsidiary use its parent’s or group's incremental borrowing rate as the discount rate for its leases? |
It depends. In principle, a subsidiary that is a lessee should not use its parent’s or group's incremental borrowing rate as its discount rate, even if all the debt financing is obtained centrally by its parent company. That is because incremental borrowing rates under HKFRS 16 are lessee specific and should reflect the rate a lessor charges the subsidiary.
Nonetheless, it may be the case that the rate charged by the lessor has been influenced by the credit standing of the parent or group. For example, negotiations with a lessor may require the parent entity to guarantee the lease payments, in which case, the pricing of the lease may be influenced by the credit standing of the parent, rather than the subsidiary. If so, it might be reasonable for the subsidiary to use its parent’s discount rate as an input in determining the lessee’s borrowing rate in the lease contract.
A lessee is not required to reassess its discount rate during the lease term unless the economics of the lease change (HKFRS 16.BC194). For example:
- When the original lease term or assessment of a purchase option changes (HKFRS 16.40); or
- When floating interest rates change, resulting in a change in future lease payments (HKFRS 16.43).
If the economics of a lease change, the revised discount rate is the implicit interest rate for the remaining lease term, unless it cannot be readily determined. If the implicit rate cannot be readily determined, the revised discount rate is the lessee’s incremental borrowing rate at the date of reassessment (HKFRS 16.41).
Other considerations
Entities should not underestimate the time it will take to determine appropriate discount rates. Additional data may be needed from third parties. Depending on the information available to an entity, estimates will need to be used according to an entity’s particular circumstances. Entities should document the basis for these determinations. Entities also need to disclose how discount rates have been derived and the sensitivities around them if they represent a significant judgment or estimate under HKAS 1 Presentation of Financial Statements.
The Questions and Answers (Q&As) below were developed by the Financial Reporting Standards Committee ("FRSC") of the Hong Kong Institute of Certified Public Accountants (the HKICPA) and are for general reference only. The HKICPA, FRSC and their staff do not accept any responsibility or liability in respect of the Q&As and any consequences that may arise from any person acting or refraining from action as a result of any materials in the Q&As. Members of the HKICPA and other users of these Q&As should also read the original text of HKFRS 16 Leases, as found in the HKICPA Members’ Handbook for further reference and seek professional advice where necessary when applying the references contained in these Q&As.
The HKICPA's Standard Setting Department welcomes your comments and feedback on this paper, which should be sent to commentletters@hkicpa.org.hk.
The purpose of this frequently asked questions (FAQ) is to highlight the treatment of leased premises for general business insurers under HKFRS 16 Leases and the Insurance (General Business) (Valuation) Rules.
On 29 October 2020, the Insurance Authority issued a circular on Applying the provisions of Insurance (General Business) (Valuation) Rules in the valuation of right of use asset and related lease liability (the “circular”). The intention of that circular is to provide general guidance on the application of Insurance (General Business) (Valuation) Rules (Cap.41G) (the “Valuation Rules”) with respect to the determination of the value of a right-of-use (“ROU”) asset of leased premises and related lease liability, as set out in HKFRS 16 Leases.
The staff of the HKICPA have prepared this Q&A to notify members of the circular and explain its relation to HKFRS Accounting Standards. Members of the HKICPA and other users of this guidance should also read the original text of HKFRS 16 Leases, as found in the HKICPA Members’ Handbook, and the circular.
| Q26. | Which HKFRS Accounting Standards cover the accounting for leased premises for general business insurers? |
HKFRS 16 states that a lessee is required to present ROU assets separately from other assets, and lease liabilities separately from other liabilities, in the statement of financial position. If a lessee chooses not to present ROU assets and corresponding lease liabilities separately in the statement of financial position, it should include ROU assets within the same line item as that within which the corresponding underlying assets would be presented if they were owned, and disclose in the notes which line items include the ROU assets and the corresponding lease liabilities (see HKFRS 16 paragraphs 47-50).
| Q28. | How do general business insurers apply the provisions of the Insurance (General Business) (Valuation) Rules (Cap. 41G) (“Valuation Rules”) for purposes of determining the value of the ROU assets of leased premises and the related lease liabilities? |
The Questions and Answers (Q&As) below were developed by the Financial Reporting Standards Committee (FRSC) of the Hong Kong Institute of Certified Public Accountants (the HKICPA) and are for general guidance only. The HKICPA, FRSC and their staff do not accept any responsibility or liability in respect of the Q&As and any consequences that may arise from any person acting or refraining from action as a result of any materials in the Q&As. Members of the HKICPA and other users of these Q&As should also read the original text of Hong Kong Interpretation 5 Presentation of Financial Statements – Classification by the Borrower of a Term Loan that Contains a Repayment on Demand Clause, as found in the HKICPA Members’ Handbook for further reference and seek professional advice where necessary when applying the guidance contained in these Q&As.
The HKICPA's Standard Setting Department welcomes your comments and feedback on this paper, which should be sent to commentletters@hkicpa.org.hk.
These Q&As were originally published in November 2010 on issuance of HK Interpretation 5 and subsequently updated in November 2020 and September 2024 as a consequence of revisions to HK Interpretation 5 in October 2020 and July 2024 respectively.
Summary of HK Interpretation 5 Presentation of Financial Statements – Classification by the Borrower of a Term Loan that Contains a Repayment on Demand Clause
- HK Interpretation 5 Presentation of Financial Statements – Classification by the Borrower of a Term Loan that Contains a Repayment on Demand Clause (HK Int 5) was issued in November 2010.
- HK Int 5 was revised in October 2020 as a consequence of the Amendments to HKAS 1 Classification of Liabilities as Current or Non-current issued in August 2020 (2020 Amendments). The 2020 Amendments provide further guidance on how to classify debt and other liabilities as current or non-current.
- In December 2022, the Institute issued Amendments to HKAS 1 Non-current Liabilities with Covenants (2022 Amendments) to deal with the classification of long-term loan arrangements with covenants and defer the effective date of the 2020 Amendments to align with the effective date of the 2022 Amendments. HK Int 5 was updated to incorporate the references to these amendments, but its conclusions are not impacted by these amendments.
- In July 2024, the Institute issued HKFRS 18 Presentation and Disclosure in Financial Statements and carried over the requirements relating to the classification of liabilities as current or non-current in HKAS 1 to HKFRS 18. Following the issue of HKFRS 18, the references in HK Int 5 have been updated to reflect the requirements in HKFRS 18. HKFRS 18 is effective for annual periods beginning on or after 1 January 2027. Earlier application is permitted.
- "Term loans" are loans which are repayable on a specific date or in instalments over a period of time, usually in excess of one year. Loan facility agreements for such loans will set out the basic terms, such as the scheduled repayment date(s), interest rates and additional charges for early repayment, and may also include specific clauses which define default events which would give the lender the right to accelerate the repayment terms if those events occur.
- In addition to defining events of default and the consequences of their occurrence, some term loan agreements include an overriding repayment on demand clause, which gives the lender the right to demand repayment at any time at their sole discretion and irrespective of whether a default event has occurred.
- The purpose of HK Int 5 is to set out the conclusions of the FRSC on the question of whether a term loan which is subject to a repayment on demand clause should be classified by the borrower as current or non-current in accordance with the criteria for classification of liabilities as set out in paragraphs 101-102 of HKFRS 18.
- The Conclusion reached by the FRSC on this issue is that the classification of a term loan as a current or non-current liability in accordance with paragraph 101(d) of HKFRS 18 shall be determined by reference to the existence of the borrower’s right at the end of the reporting period to defer settlement of the liability for at least twelve months after the reporting period. On this basis, loans subject to loan agreements which include a clause which gives the lender the unconditional right to call the loan at any time shall be classified by the borrower as current in its statement of financial position (balance sheet). In this regard, the probability of the lender choosing to exercise its rights to demand repayment within the next twelve months after the reporting period is not relevant.
Commonly asked questions regarding the application of HK Interpretation 5
Answer:
During the course of 2010, the FRSC was asked to consider the practice of some entities in Hong Kong of classifying term loans with repayment on demand clauses as non-current liabilities in their financial statements, based on the schedule of repayments in the loan agreements. Comment letters during the consultation period for the Exposure Draft of HK Int 5 indicated that this was understood to be a widely accepted practice amongst Hong Kong preparers, which was felt to be consistent with the substance over form principle.
At that time, the FRSC noted that paragraph 69 of HKAS 11 sets out strict criteria, which, if met, should result in a liability being classified by the borrower as current in a set of financial statements prepared in accordance with HKFRS Accounting Standards.
Given the diversity of views received and noting that the issue has widespread implications for financial reporting in Hong Kong, on balance the FRSC decided that the issuance of HK Int 5 would be the most effective way of ensuring a common understanding of the requirements of HKAS 11, and would therefore contribute to ensuring continuing consistency of application and full convergence with IFRS Accounting Standards.
In response to members' concerns, the FRSC wrote a letter to all commentators who expressed concerns over the conclusions in HK Int 5 explaining the reasons and the importance of issuing HK Int 5. A copy of the letter is available at
https://www.hkicpa.org.hk/-/media/HKICPA-Website/HKICPA/section6_standards/technical_resources/pdf-file/smp-sme/2010/dec/hk-int5.pdf
1 When the HKICPA issued HKFRS 18 in July 2024, it carried over the requirement in paragraph 69 of HKAS 1 to HKFRS 18.
| Q30. | Can you provide some examples of: (a) "Repayment on demand" clauses which, in accordance with HK Int 5, would result in classification of a term loan as a current liability; and (b) Subjective “events of default” clauses which would not result in such a classification? |
Answer:
It should be noted that the terms of a loan agreement are a contract between the borrower and the lender and therefore it is for the lender to decide the terms on which it is prepared to provide the facilities and for the borrower to decide whether those terms are acceptable. Consequently, the examples below are provided for members’ information only. The examples are not the only forms of wording of such clauses which can be found in loan agreements and the HKICPA neither encourages nor discourages the inclusion of such clauses in lending agreements. If any party to a contract is in doubt about the consequences of agreeing to borrow or lend on the terms proposed by the other party, then they should seek professional advice.
(a) Examples of contract clauses which, in accordance with HK Int 5 would result in classification of a term loan as a current liability
"By signing this letter, you [the Obligor] expressly acknowledge that we [the Lender] may suspend, withdraw or make demand for repayment of the whole or any part of the Facilities at any time notwithstanding the fact that the following covenants/undertakings are included in this letter and whether or not the Guarantor is in breach of any such covenants/undertakings."
"As a general banking practice and notwithstanding any terms and conditions specified above, the Lender reserves its overriding right to cancel or to modify the Facility, or to demand immediate repayment of all outstanding balances whether due or owing, actual or contingent under the Facility without prior notice."
"Notwithstanding any provisions stated in this letter, the Facilities are repayable on demand by the Bank. The Bank has the overriding right at any time to require immediate payment (of all principal, interest, fees and other amounts outstanding under this letter or any part thereof) and/or to require cash collateralization of all or any sums actually or contingently owing to it under the Facilities."
"Notwithstanding anything contained in this letter, the Facilities are subject to the Bank's overriding right of repayment on demand, to review, amend, and/or cancel any or all of the Facilities at its sole discretion."
(b) Examples of subjective “events of default” clauses
Note: Typically loan agreements contain an extensive list of “events of default” which, if they occur, would entitle the lender to demand immediate repayment. Listed below are examples of those “events of default” that relate to the company’s performance and are commonly referred to as “subjective acceleration clauses” as they allow a certain amount of scope for the lender to exercise its judgment. In accordance with paragraphs B102 to B103 of HKFRS 18, “events of default” clauses would generally only result in classification of a term loan as a current liability if the event occurred on or before the end of the reporting period and the lender did not provide a waiver or grace period of more than 12 months after the reporting period during which time the lender could not demand immediate repayment as a result of this breach.
“A change in the financial condition occurs in relation to the Group which has, or in the reasonable opinion of the Lenders after due and careful consideration is likely to have, a Material Adverse Effect on:
(a) the business, operations, property or condition (financial or otherwise) of any Obligor or of the Group taken as a whole;
(b) the ability of any Obligor to perform its obligations under the Finance Documents;
(c) the validity, legality or enforceability of this Agreement or the rights or remedies of any Finance Party under the Finance Documents; or
(d) the validity, legality or enforceability of any security expressed to be created under any Security Document or the priority and ranking of such Security.”
“Material adverse change: there occurs, in the opinion of the Lender, a material adverse change in the financial condition of any Obligor, or any other event occurs or circumstances arises which, in the opinion of the Lender, is likely materially and adversely to affect the ability of the Obligors (or any of them) to perform all or any of their respective obligations under or otherwise to comply with the terms of any Finance Document to which any of them is party.”
“Significant investment which may impair or threaten the right of the Lender to collect the loan and interest”
“Involvement in important economic dispute or deterioration of financial status which may impair or threaten the right of the Lender”
“Significant part of or the entire assets being occupied by other creditors, being taken over by appointed trustee, receiver or other similar entities, or being pledged or frozen which may impair the Lender’s right to collect the loan”
“Contracting, leasing, capital restructuring, joint operation, merger, acquisition, joint venture, division, decrease of registered capital, change in shareholding, transfer, or other events which may impair the right of the Lender to collect the loan and its interest”
| Q31. | The HKICPA's Financial Reporting and Auditing Alert Issue 11 mentions that in some cases, borrowers may be able to obtain "comfort letters" from their lenders indicating that loans will not be called within the next twelve months and therefore the term loans that are subjected to repayment on demand clause would not be classified as current liabilities in the financial statements. Is there any prescribed wording to be followed? |
Answer:
There is no standard wording to be followed, as the basis on which a lender is prepared to lend is a matter for the borrower to discuss with the lender on a case by case basis. However, for the letter to be effective it has to be legally enforceable and the wording needs to be clear that the bank provides an undertaking that it will not exercise the "repayment on demand clause" (i.e. the loan will not be called in) in the period covered by the letter, or that it will only have the right to exercise the clause if some specified trigger default event (such as non-payment of interest or installments on their due date) occurs during that future period (see the answer to question 2 for further guidance on “events of default” wording).
It would not be sufficient if the letter only referred to the lender’s current intentions or expectations about the future, as the conclusion of HK Int 5 is that classification is based on the borrower's right at the end of the reporting period; the probability of the lender choosing to exercise its rights is not relevant.
| Q32. | Does HK Int 5 apply to companies using (i) HKFRS for Private Entities Accounting Standard and (ii) Small and Medium-sized Entity Financial Reporting Standard? |
Answer:
Yes. Both HKFRS for Private Entities Accounting Standard (paragraph 4.7(d)) and Small and Medium-sized Entity Financial Reporting Standard (paragraph 1.17(d)) contain similar requirements as set out in paragraph 101(d) of HKFRS 18.
Consequently, it is the FRSC’s view that although HK Int 5 is issued as a clarification of an existing HKFRS Accounting Standards, the conclusion set out in HK Int 5 concerning the classification of a term loan which contains a repayment on demand clause should be considered by management when reporting under “HKFRS for Private Entities Accounting Standard” or the “Small and Medium-sized Entity Financial Reporting Standard”.
The Questions and Answers (Q&As) below were developed by the Financial Reporting Standards Committee (FRSC) of the Hong Kong Institute of Certified Public Accountants (the HKICPA) and are for general guidance only. The HKICPA, FRSC and their staff do not accept any responsibility or liability in respect of the Q&As and any consequences that may arise from any person acting or refraining from action as a result of any materials in the Q&As. Members of the HKICPA and other users of these Q&As should also read the original text of Hong Kong Interpretation 5 (Revised) Presentation of Financial Statements – Classification by the Borrower of a Term Loan that Contains a Repayment on Demand Clause, as found in the HKICPA Members’ Handbook for further reference and seek professional advice where necessary when applying the guidance contained in these Q&As.
The HKICPA's Standard Setting Department welcomes your comments and feedback on this paper, which should be sent to commentletters@hkicpa.org.hk.
These Q&As were originally published in November 2010 on issuance of HK Interpretation 5 and subsequently updated in November 2020 as a consequence of HK Interpretation 5 (Revised) issued in October 2020.
Summary of HK Interpretation 5 (Revised) Presentation of Financial Statements – Classification by the Borrower of a Term Loan that Contains a Repayment on Demand Clause
- HK Interpretation 5 Presentation of Financial Statements – Classification by the Borrower of a Term Loan that Contains a Repayment on Demand Clause (HK Int 5) was issued in November 2010.
- HK Int 5 (Revised) was revised in October 2020 as a consequence of the Amendments to HKAS 1 Classification of Liabilities as Current or Non-current issued in August 2020 (2020 Amendments). The 2020 Amendments specify that an entity’s right to defer settlement as described in paragraph 69(d) of HKAS 1 Presentation of Financial Statements must exist at the end of the reporting period and deleted the word ‘unconditional’ from the classification principle in that paragraph.
- In December 2022, the Institute issued Amendments to HKAS 1 Non-current Liabilities with Covenants (2022 Amendments) to deal with the classification of long-term loan arrangements with covenants and defer the effective date of the 2020 Amendments to align with the effective date of the 2022 Amendments. Both amendments are to be applied as a package and are effective for annual reporting periods beginning on or after 1 January 2024, with early adoption permitted. HK Int 5 (Revised) has been updated to incorporate the references to these amendments, but its conclusions are not impacted by these amendments.
- "Term loans" are loans which are repayable on a specific date or in instalments over a period of time, usually in excess of one year. Loan facility agreements for such loans will set out the basic terms, such as the scheduled repayment date(s), interest rates and additional charges for early repayment, and may also include specific clauses which define default events which would give the lender the right to accelerate the repayment terms if those events occur.
- In addition to defining events of default and the consequences of their occurrence, some term loan agreements include an overriding repayment on demand clause, which gives the lender the right to demand repayment at any time at their sole discretion and irrespective of whether a default event has occurred.
- The purpose of HK Int 5 (Revised) is to set out the conclusions of the FRSC on the question of whether a term loan which is subject to a repayment on demand clause should be classified by the borrower as current or non-current in accordance with the criteria for classification of liabilities as set out in paragraph 69 of HKAS 1.
- The Conclusion reached by the FRSC on this issue is that the classification of a term loan as a current or non-current liability in accordance with paragraph 69(d) of HKAS 1 shall be determined by reference to the existence of the borrower’s right at the end of the reporting period to defer settlement of the liability for at least twelve months after the reporting period. On this basis, loans subject to loan agreements which include a clause which gives the lender the unconditional right to call the loan at any time shall be classified by the borrower as current in its statement of financial position (balance sheet). In this regard, the probability of the lender choosing to exercise its rights to demand repayment within the next twelve months after the reporting period is not relevant.
Answer:
During the course of 2010, the FRSC was asked to consider the practice of some entities in Hong Kong of classifying term loans with repayment on demand clauses as non-current liabilities in their financial statements, based on the schedule of repayments in the loan agreements. Comment letters during the consultation period for the Exposure Draft of HK Int 5 indicated that this was understood to be a widely accepted practice amongst Hong Kong preparers, which was felt to be consistent with the substance over form principle.
The FRSC noted that paragraph 69 of HKAS 1, sets out strict criteria, which, if met, should result in a liability being classified by the borrower as current in a set of financial statements prepared in accordance with HKFRS Accounting Standards.
Given the diversity of views received and noting that the issue has widespread implications for financial reporting in Hong Kong, on balance the FRSC decided that the issuance of HK Int 5 would be the most effective way of ensuring a common understanding of the requirements of HKAS 1, and would therefore contribute to ensuring continuing consistency of application and full convergence with IFRSs.
In response to members' concerns, the FRSC wrote a letter to all commentators who expressed concerns over the conclusions in HK Int 5 explaining the reasons and the importance of issuing HK Int 5. A copy of the letter is available at
https://www.hkicpa.org.hk/-/media/HKICPA-Website/HKICPA/section6_standards/technical_resources/pdf-file/smp-sme/2010/dec/hk-int5.pdf
| Q34. | Can you provide some examples of: (a) "Repayment on demand" clauses which, in accordance with HK Int 5 (Revised), would result in classification of a term loan as a current liability; and (b) Subjective “events of default” clauses which would not result in such a classification? |
Answer:
It should be noted that the terms of a loan agreement are a contract between the borrower and the lender and therefore it is for the lender to decide the terms on which it is prepared to provide the facilities and for the borrower to decide whether those terms are acceptable. Consequently, the examples below are provided for members’ information only. The examples are not the only forms of wording of such clauses which can be found in loan agreements and the HKICPA neither encourages nor discourages the inclusion of such clauses in lending agreements. If any party to a contract is in doubt about the consequences of agreeing to borrow or lend on the terms proposed by the other party, then they should seek professional advice.
(a) Examples of contract clauses which, in accordance with HK Int 5 (Revised) would result in classification of a term loan as a current liability
"By signing this letter, you [the Obligor] expressly acknowledge that we [the Lender] may suspend, withdraw or make demand for repayment of the whole or any part of the Facilities at any time notwithstanding the fact that the following covenants/undertakings are included in this letter and whether or not the Guarantor is in breach of any such covenants/undertakings."
"As a general banking practice and notwithstanding any terms and conditions specified above, the Lender reserves its overriding right to cancel or to modify the Facility, or to demand immediate repayment of all outstanding balances whether due or owing, actual or contingent under the Facility without prior notice."
"Notwithstanding any provisions stated in this letter, the Facilities are repayable on demand by the Bank. The Bank has the overriding right at any time to require immediate payment (of all principal, interest, fees and other amounts outstanding under this letter or any part thereof) and/or to require cash collateralization of all or any sums actually or contingently owing to it under the Facilities."
"Notwithstanding anything contained in this letter, the Facilities are subject to the Bank's overriding right of repayment on demand, to review, amend, and/or cancel any or all of the Facilities at its sole discretion."
(b) Examples of subjective “events of default” clauses
Note: Typically loan agreements contain an extensive list of “events of default” which, if they occur, would entitle the lender to demand immediate repayment. Listed below are examples of those “events of default” that relate to the company’s performance and are commonly referred to as “subjective acceleration clauses” as they allow a certain amount of scope for the lender to exercise its judgment. In accordance with paragraphs 74 to 75 of HKAS 1, “events of default” clauses would generally only result in classification of a term loan as a current liability if the event occurred on or before the end of the reporting period and the lender did not provide a waiver or grace period of more than 12 months after the reporting period during which time the lender could not demand immediate repayment as a result of this breach.
“A change in the financial condition occurs in relation to the Group which has, or in the reasonable opinion of the Lenders after due and careful consideration is likely to have, a Material Adverse Effect on:
(a) the business, operations, property or condition (financial or otherwise) of any Obligor or of the Group taken as a whole;
(b) the ability of any Obligor to perform its obligations under the Finance Documents;
(c) the validity, legality or enforceability of this Agreement or the rights or remedies of any Finance Party under the Finance Documents; or
(d) the validity, legality or enforceability of any security expressed to be created under any Security Document or the priority and ranking of such Security.”
“Material adverse change: there occurs, in the opinion of the Lender, a material adverse change in the financial condition of any Obligor, or any other event occurs or circumstances arises which, in the opinion of the Lender, is likely materially and adversely to affect the ability of the Obligors (or any of them) to perform all or any of their respective obligations under or otherwise to comply with the terms of any Finance Document to which any of them is party.”
“Significant investment which may impair or threaten the right of the Lender to collect the loan and interest”
“Involvement in important economic dispute or deterioration of financial status which may impair or threaten the right of the Lender”
“Significant part of or the entire assets being occupied by other creditors, being taken over by appointed trustee, receiver or other similar entities, or being pledged or frozen which may impair the Lender’s right to collect the loan”
“Contracting, leasing, capital restructuring, joint operation, merger, acquisition, joint venture, division, decrease of registered capital, change in shareholding, transfer, or other events which may impair the right of the Lender to collect the loan and its interest”
| Q35. | The HKICPA's Financial Reporting and Auditing Alert Issue 11 mentions that in some cases, borrowers may be able to obtain "comfort letters" from their lenders indicating that loans will not be called within the next twelve months and therefore the term loans that are subjected to repayment on demand clause would not be classified as current liabilities in the financial statements. Is there any prescribed wording to be followed? |
Answer:
There is no standard wording to be followed, as the basis on which a lender is prepared to lend is a matter for the borrower to discuss with the lender on a case by case basis. However, for the letter to be effective it has to be legally enforceable and the wording needs to be clear that the bank provides an undertaking that it will not exercise the "repayment on demand clause" (i.e. the loan will not be called in) in the period covered by the letter, or that it will only have the right to exercise the clause if some specified trigger default event (such as non-payment of interest or installments on their due date) occurs during that future period (see the answer to question 2 for further guidance on “events of default” wording).
It would not be sufficient if the letter only referred to the lender’s current intentions or expectations about the future, as the conclusion of HK Int 5 (Revised) is that classification is based on the borrower's right at the end of the reporting period; the probability of the lender choosing to exercise its rights is not relevant.
| Q36. | Does HK Int 5 (Revised) apply to companies using (i) HKFRS for Private Entities Accounting Standard and (ii) Small and Medium-sized Entity Financial Reporting Standard? |
Answer:
Yes. Both HKFRS for Private Entities Accounting Standard (paragraph 4.7(d)) and Small and Medium-sized Entity Financial Reporting Standard (paragraph 1.17(d)) contain similar requirements as set out in paragraph 69(d) of HKAS 1.
Consequently, it is the FRSC’s view that although HK Int 5 (Revised) is issued as a clarification of HKAS 1, the conclusion set out in HK Int 5 (Revised) concerning the classification of a term loan which contains a repayment on demand clause should be considered by management when reporting under “HKFRS for Private Entities Accounting Standard” or the “Small and Medium-sized Entity Financial Reporting Standard”.
| Q37. | Does HK Int 5 (Revised) apply to financial statements for the years ending 31 December 2022 and 2023? |
Answer:
HK Int 5 (Revised) has been updated to incorporate the references to the 2020 and 2022 Amendments, but its conclusions are not impacted by these amendments. HK Int 5 (Revised) should be applied together with both the 2020 and 2022 amendments which are effective for annual reporting periods beginning on or after 1 January 2024, with early adoption permitted.
Given the above, HK Int 5 (Revised) should only be applied to financial statements for the years ending 31 December 2022 and 2023 if an entity early adopts both the 2020 and 2022 Amendments.
If an entity has not early adopted the 2020 and 2022 Amendments, it should continue to apply HK Int 5 as issued in November 2010 to financial statements for the years ending 31 December 2022 and 2023.
