Entering into a new lease contract for the same premises before the end of the lease term is a lease
Entering into a new lease contract for the same premises before the end of the lease term is a lease
A once-off ‘set and forget’ approach is not appropriate under IFRS 16 Leases, the accounting standard requiring lessees to capitalise their leases on balance sheet. Lessees must consider whether there have been reassessments and modifications to leases in every reporting period for the duration of the lease term.
Background
Lessee A enters into a three-year lease for office premises on 1 January 2023. There is a ‘hold over’ clause in the lease but Lessee has assessed that the lease term is only three years. Lease payments are $5,000 per month, payable in arrears.
The right-of-use asset for the leased premises is amortised on a straight-line basis over 36 months.
On 1 June 2025, a new lease agreement is entered into with the same lessor, for the same premises for three years beginning 1 January 2026. The original lease agreement remains in effect and unchanged until 31 December 2025. Lease payments for the new lease will be $6,000 per month, equivalent to current market rentals. There are no termination, renewal or purchase options on this second lease either.
Lessee A’s incremental borrowing rate (IBR) on 1 January 2023 is 6% and on 1 June 2025 is 4%.
Is the lease considered a ‘new lease’ under IFRS 16?
If the new lease is considered a ‘separate lease’, this would mean accounting for the first lease, with $5,000 lease payments, until 31 December 2025, and then commencing accounting for a second three-year lease, with $6,000 lease payments, from 1 January 2026 through to 31 December 2028. The impact of this is that the 31 December 2025 financial statements do not include a lease liability or ROU asset. Both of the criteria below in IFRS 16, paragraph 44 need to be met in order to account for the modification as a separate lease.
- the modification increases the scope of the lease by adding the right to use one or more underlying assets; and
- the consideration for the lease increases by an amount commensurate with the stand-alone price for the increase in scope and any appropriate adjustments to that stand-alone price to reflect the circumstances of the particular contract.
IFRS 16, paragraph 44
In this case, there is no increase in scope of the lease, i.e. no additional right-of-use assets are added. The only change is an increase in the lease term. Therefore, the second lease is not accounted for as a separate lease under IFRS 16, paragraph 44.
Is the lease considered a ‘lease modification’ under IFRS 16?
Where a new lease is not accounted for as a separate lease, it is treated as a ‘lease modification’ under IFRS 16, paragraph 45. As the new lease is entered into on 1 June 2025, the modification date is 1 June 2025.
On 1 June 2025, Lessee A:
- Remeasures the lease liability based on the remaining 7 months of $5,000 lease payments, followed by 36 payments of $6,000, i.e. all remaining cash flows are discounted at 4% (IBR on modification date) – refer IFRS 16, paragraph 45(c)
- Recognises the difference between the carrying amount of the lease liability on 1 June 2025, and the remeasured amount above, as an adjustment to the right-of-use asset – refer IFRS 16, paragraph 46(b), and
- Continues amortising the right-of-use asset over the remaining 43 months to 31 December 2028.
This treatment is supported by other authoritative references to support this treatment, including:
- IFRS 16 Illustrative Example 16, and
- The March 2017 IASB Webcast titled ‘IFRS 16: Lease Modification-Lessees’ also addressed increases in lease term, noting that the new lease is recognised and measured on the effective date of the modification (and not accounted for as a separate lease).
Workings
Using the 6% IBR at the commencement of the first lease on 1 January 2023, the PV of the remaining lease payments on 1 June 2025 (date of modification) is $34,310.
The carrying amount of the right-of-use asset on 1 June 2025 is $31,958.
|
Period |
Opening balance ($) |
Interest at 6% |
Payments |
Closing balance |
|
June 2025 |
34,310 |
172 |
(5,000) |
29,482 |
|
July 2025 |
29,482 |
147 |
(5,000) |
24,629 |
|
Aug 2025 |
24,629 |
123 |
(5,000) |
19,752 |
|
Sep 2025 |
19,752 |
99 |
(5,000) |
14,851 |
|
Oct 2025 |
14,851 |
74 |
(5,000) |
9,925 |
|
Nov 2025 |
9,925 |
50 |
(5,000) |
4,975 |
|
Dec 2025 |
4,975 |
25 |
(5,000) |
NIL |
The present value of the combined lease payments for the first lease (7 remaining payments of $5,000) and the second lease (36 payments of $6,000), using the revised IBR on 1 June 2025 of 4% is $232,110.
The adjustment for the remeasurement of the lease liability on 1 June 2025 is calculated as follows:
- PV of modified lease $232,110
- Less PV of original lease ($34,310)
$197,800
The journal entry to recognise the modification on 1 June 2025 is:
Dr Right-of-use asset $197,800
Cr Lease liability $197,800
The revised carrying amount of the right-of-use asset, after accounting for the modification on 1 June 2025 is:
- Before modification $31,958
- Modification adjustment $197,800
$229,758
The revised amortisation charge on the right-of-use asset will therefore be $5,343 (i.e. $229,758 / 43 months).
More information
Our IFRS in Practice publication contains in-depth discussion and examples to help you apply other aspects of IFRS 16 to your organisation.
Need help?
BDO offers comprehensive support for your lease accounting needs. Our cloud-based system, BDO Lead simplifies the complexities of implementing IFRS 16. We also provide outsourced leased management services, handling your lease accounting using BDO Lead. These products are particularly helpful when lease liabilities need to be remeasured each year for rental adjustments.
For assistance, please contact BDO’s IFRS & Corporate Reporting team.