📖 Overview
This standard requires lessees to recognize nearly all leases on the balance sheet as a right-of-use asset and a lease liability. Unlike IFRS 16, GAAP retains the distinction between finance and operating leases for lessees on the income statement.
🎯 Scope
This standard applies to the accounting treatment for leases, from the perspective of lessees and lessors, except:
- Leases of intangible assets.
- Leases of natural resources (oil, gas, mining).
- Leases of biological assets.
⚙️ Key Principles
**Lessee:**
- Recognizes nearly all leases on the balance sheet.
- **Exceptions**: Short-term leases (12 months or less) and low-value leases.
- **Right-of-Use Asset**: Represents the lessee's right to use the underlying asset.
- **Lease Liability**: Represents the lessee's obligation to make lease payments.
**Lessor**:
- Retains lease classification:
- **Sales-Type Lease / Direct Financing Lease**: Transfers substantially all risks and rewards.
- **Operating Lease**: Does not transfer substantially all risks and rewards.
**Difference from IFRS 16**:
- ASC 842 retains the distinction between finance and operating leases for lessees on the income statement (unlike IFRS 16).
📏 Measurement
**Lease Liability - Lessee:**
- Measured at the present value of future lease payments.
- Lease payments include: fixed payments, variable payments linked to an index, expected purchase price, termination penalties.
- Discount rate: Interest rate implicit in the lease or lessee's incremental borrowing rate.
**Right-of-Use Asset - Lessee:**
- Measured at the lease liability amount + advance payments + initial direct costs + estimated removal costs.
- Depreciated over the useful life or lease term, whichever is shorter.
**Lessor - Sales-Type Lease:**
- The underlying asset is derecognized.
- A receivable (Net Investment in the Lease) is recognized.
- Profit or loss is recognized at lease commencement.
**Lessor - Operating Lease:**
- The underlying asset remains on the lessor's books.
- Lease income is recognized on a Straight-Line basis over the lease term.
✅ Recognition
**Lessee:**
- Right-of-Use Asset and Lease Liability are recognized at the Commencement Date.
- Depreciation expense on the Right-of-Use Asset is recognized each period.
- Interest expense on the Lease Liability is recognized each period.
- No asset or liability is recognized for short-term or low-value leases (expensed directly).
**Lessor - Sales-Type Lease:**
- The underlying asset is derecognized.
- A receivable is recognized.
- Interest income on the net investment is recognized.
**Lessor - Operating Lease:**
- The underlying asset remains on the lessor's books.
- Lease income is recognized on a straight-line basis.
📊 Presentation
**On the Balance Sheet - Lessee:**
- **Right-of-Use Asset**: Appears within fixed assets or as a separate line item.
- **Lease Liability**: Appears as current (portion due within one year) and non-current liabilities.
**On the Income Statement - Lessee:**
- **Finance Lease**: Depreciation expense + Interest expense.
- **Operating Lease**: Single straight-line lease expense.
**On the Balance Sheet - Lessor:**
- **Sales-Type Lease**: Net investment in the lease appears as an asset.
- **Operating Lease**: The leased asset appears within fixed assets.
**Note Disclosures:**
- Nature of lease contracts.
- Expiry dates of lease contracts.
- Extension or termination options.
- Covenants and guarantees.
📝 Disclosure Requirements
Disclosures required:
**For Lessee:**
- Nature of lease contracts.
- Expiry dates of lease contracts.
- Extension or termination options.
- Covenants and guarantees.
- Lease liability maturity schedule (annual).
- Accumulated depreciation, lease liability movement, interest expense.
- Short-term and low-value leases (amount of expense recognized).
- Significant variables in estimates.
**For Lessor:**
- Nature of lease contracts.
- Lease income (distinguish between finance and operating).
- Net investment in finance leases and reconciliation.
- Leased assets under operating leases.
- Restrictions or covenants.
🔗 Related Standards
ASC 360 (Property, Plant and Equipment), ASC 840 (Leases - superseded), ASC 842-20 (Lessee), ASC 842-30 (Lessor)