租賃是一種以一定費(fèi)用借貸實(shí)物的經(jīng)濟(jì)行為，出租人將自己所擁有的某種物品交與承租人使用，承租人由此獲得在一段時(shí)期內(nèi)使用該物品的權(quán)利，但物品的所有權(quán)仍保留在出租人手中。承租人為其所獲得的使用權(quán)需向出租人支付一定的費(fèi)用（租金）。主要有兩大類(lèi)，融資租賃和資產(chǎn)租賃。高頓網(wǎng)校USCPA小編就來(lái)為大家簡(jiǎn)單介紹一下。
　　Lease type overview
　　A lease is a contractual agreement between a lessor，who conveys the right to use real or personal property （an asset），and a lessee，who agrees to pay periodic rents over a specified time.
　　參〈企業(yè)會(huì)計(jì)準(zhǔn)則第21號(hào)-租賃〉
　　租賃分為兩大類(lèi)：
　　Operating Lease（經(jīng)營(yíng)租賃）
　　Capital Lease（GAAP）/Finance Lease（融資租賃）
　　Capital Lease
　　A lease that transfers substantially all of the benefits and risks inherent in ownership of property to the lessee.
　　Operating Lease
　　A lease that does NOT qualify as a capital lease.There is no transfer of ownership or of any risk or benefit of ownership.
　　Lessee Accounting for Operating Lease
　　Lease rent expense.
　　Dr. Rent Exp. Cr. Cash/Payable
　　Lease bonus：is an amount paid in addition to normal rent or as a prepayment in an operating lease.
　　LB（prepayment）is an asset and need amortize.
　　LB（addition）is an expense.
　　Leasehold improvements（辦公室裝修）
　　Permanently affixed to the property and reverts back to the lessor at the termination of the lease.
　　The value should be capitalized.
　　Depreciated over shorter of useful life or lease term.
　　Rent kicker-expense
　　Refundable security deposit – an asset.
　　Free or reduced rent consideration（免租期）
　　月均租金＝全租約期總租金/總租期
　　體現(xiàn)Matching principle
　　實(shí)務(wù)擴(kuò)展：在中概股公司準(zhǔn)備GAAP調(diào)整時(shí)，此條必然存在。此處是PRC實(shí)務(wù)及中/美稅務(wù)與GAAP的常見(jiàn)暫時(shí)性差異?？荚囌?qǐng)注意！
　　Lessor Accounting for Operating Lease
　　Leasehold（Fixed assets etc.）
　　Recognized on lessor‘s F/S
　　Depreciation over the leasehold useful life
　　Rental income
　　Earned & Realizable
　　Rental多為預(yù)收，重在Earned.參 F2-4
　　Security Deposits
　　Refundable–Firstly recorded as liability，when refund to lessee，derecognize the liability
　　Nonrefundable–Firstly recorded as liability，then recognize as revenue when earned，and derecognize the liability.
　　Temporary Difference
　　GAAP accrual basis
　　Tax rule cash basis
　　Lease Bonus
　　1st deferred（unearned income），
　　2nd amortized（into income）over the life of the lease.
　　Free or reduced rent consideration
　　與Lessee的處理一致
　　月均租金＝全租約期總租金/總租期
　　體現(xiàn)Matching principle
　　Capital/Finance Lease
　　transfers substantially ownership to the lessee.
　　In substance ，an installment purchase.
　　Lessee recognized F.A & liability
　　Lessor treated as sales-type lease or direct financing lease.
　　Lessee Capital Lease Criteria
　　O/W/N/S（OR的關(guān)系，F(xiàn)5-10）
　　Ownership transfers at end of lease（強(qiáng)條件）
　　Written option for bargain purchase （強(qiáng)條件）
　　Ninety（90%）percent of leased property FV<=PV of Lease payment（弱條件）
　　Seventy-five（75%）percent or more of asset economic life is being committed in lease term（弱條件）
　　當(dāng)交付出租物時(shí)，租賃物的壽命只剩下全壽命的25%時(shí)，弱條件無(wú)效。強(qiáng)條件繼續(xù)有效。
　　考試技巧：判斷是否為Capital Lease時(shí)，順序如下：
　　1st 從強(qiáng)條件O與W入手，符合任意一條，是CL，結(jié)束。不符合O與W，進(jìn)行第二步判斷。
　　2nd 判斷是否在租賃物交付時(shí)，剩余壽命不足全壽命的25%.若是，經(jīng)營(yíng)租賃（OL），結(jié)束。若不是，進(jìn)行第三步判斷。
　　3rd 判斷兩個(gè)弱條件是否滿(mǎn)足。滿(mǎn)足任何一條，CL.否則OL
　　Lessee Finance Lease Criteria（IFRS）
　　OWES+FACS（F5-11）
　　Ownership transfer
　　Written bargain purchase option
　　Economic life major part
　　Substantially all FV
　　Fluctuation of FV accrue to Lessee
　　Ability to continue the lease
　　Cancel need born the losses
　　Specialized nature
　　Lessor–Sales-type/Direct Financing type criteria（US GAAP）- LUC
　　Lessee “owns” the leased property（any one of O/W/N/S）
　　Uncertainties do NOT exist regarding any unreimbursable costs to be incurred by the lessor
　　Collectability is reasonably predictable.
　　Lessor–Sales-type Vs. Direct Financing
　　A sales-type lease is a lease that meets one of the four capital lease criteria（O/W/NS）and two other criteria（UC）and in which there is a manufacturers‘ or dealers’ profit. 2層利潤(rùn)＝銷(xiāo)售利潤(rùn)+利息收入
　　A direct financing lease is a lease that meets one of the four capital lease criteria（O/W/N/S）and two other criteria（UC）and in which there is NO manufacturers‘ or dealers’ profit.1層利潤(rùn)＝利息收入
　　Lessor–Finance Lease Criteria（IFRS）
　　In IFRS，the Lessee and the lessor use the same criteria for lease classification. “OWES + FACS”
　　In GAAP，the lessor has additional 2 criteria. “1/4 O/W/N/S+U+C”
　　Passkey：In GAAP，a lease may be capital lease for lessee and operating lease for lessor. In IFRS，the lessee and the lessor will，in most cases，classify a lease consistently as a finance lease or an operating lease.
　　Lessee Capital/Finance lease accounting
　　Guaranteed residual value is the amount guaranteed by the lessee to the lessor for the estimated residual value of the asset at the end of the lease term.
　　Minimum Lease Payments（MLP）are all payments that a lessee is obligated to make under a capital lease，include the required rental payments， the present value of the payment required for any bargain purchase option（BPO），and the present value of any guaranteed residual value（GRV）payment by the lessee.
　　MLP=Rental+BPO+GRV
　　Lessee Capital/Finance lease accounting
　　Treats the less objective as if it was purchased.
　　XXX-YY-25 Recognition
　　Dr.Fixed asset–leased property
　　Cr.Liability–obligation under capital lease
　　XXX-YY-30 Initial Measurement
　　Measurement amount is the lower of Cost and Fair Value.
　　Cost is PV of Minimum Lease Payments（MLP）
　　Fair value refer to the fair value of asset at the inception of the lease.
　　Dr.Fixed asset–leased property min（Cost，F(xiàn)V）
　　Cr.Liability–obligation capital lease min（Cost，F(xiàn)V）
　　考點(diǎn)：GAAP中承租方的哪些費(fèi)用在融資租賃里不得資本化（F5-13）
　　Executory costs
　　Insurance，maintenance，taxes can be paid by the lessor or lesee
　　Optional buyout（not a bargin）
　　對(duì)比：GAAP與IFRS中承租方在融資租賃里資本化方面的差異
　　GAAP：如果支出的最終受益方不是出租方，則不能資本化。最初租賃資產(chǎn)的入賬價(jià)值通常與租賃負(fù)債的入賬價(jià)值相等。
　　IFRS：initial direct costs of the lease paid by the lessee are added to the amount recognized as a finance lease asset.最初租賃資產(chǎn)的入賬價(jià)值可能與租賃負(fù)債的入賬價(jià)值不相等。
　　Interest rate for MLP-lower of
　　Rate implicit in the lease（if known）
　　Lessee‘s incremental borrowing rate
　　考點(diǎn)1：租賃類(lèi)考題中，涉及到確定利率時(shí)，敏感詞是“known by lessee”。見(jiàn)到此詞時(shí)，要想到lower of
　　考點(diǎn)2：實(shí)務(wù)中，租賃多為期初預(yù)付（Annuity Due）。考試中，也有租金后付的。請(qǐng)注意區(qū)分。
　　Pass Key：承租方在融資租賃中的確定資本化金額時(shí)，要用到的兩個(gè)較低：
　　Lower of implicit interest rate or incremental borrowing rate. 此處使用較低者的目的是，使用較大的PV of MLP（Cost）的金額，防止低估租賃負(fù)債。
　　Lower of cost or market. 此處使用較低的金額，防止高估租入資產(chǎn)的價(jià)值。
　　XXX-YY-35 Subsequent Measurement-asset
　　Depreciation Method. Same as other PP&E.
　　Period of Benefit.依據(jù)O/W/N/S確定
　　Estimated economic life of the asset（強(qiáng)條件O/W. Lessee keeps assets at the end of lease.）
　　Lease life（弱條件N/S. Lessor gets asset back at the end of lease）
　　XXX-YY-35 Subsequent Measurement-Liability
　　Effective interest method（實(shí)際利率法）F5-18
　　每期歸還的現(xiàn)金中，先還利息，后還本金。
　　本期利息＝上期期末本金X實(shí)際利率
　　本期歸還本金＝總還款- 本期利息
　　期末本金＝上期期未本金–本期歸還本金
　　陷阱：預(yù)付時(shí)，*9期款中利息為零。
　　Dr.Interest expense
　　Dr.Liability–obligation of capital lease
　　Cr.Cash
　　XXX-YY-50 Disclosure
　　Disclose everything
　　Minimum future rental payments in total，and for each of the next five years.
　　Leasing expenses in the present years
　　Leasing brief description
　　Others
　　Summary of Lessee Capitalization Rules
　　Treat the lease asset as purchased PP&E on the B/S.
　　Capitalized as PP&E on the min（Cost，F(xiàn)V）
　　FV will be given in the Question
　　Cost=PV of MLP
　　MLP=Rental+ Bargain Purchase Option+Guaranteed residual value by lessee
　　Discount rate is min（Rate implicate，Incremental borrowing rate）
　　Lessor Accounting–Sales-Type Lease
　　XXX-YY-25 Recognition
　　對(duì)出租人而言，是將實(shí)物資產(chǎn)轉(zhuǎn)化為金融資產(chǎn)
　　Dr.Lease payments receivable （B/S asset）
　　Cr.Unearned interest income （B/S asset）
　　Cr.Sales revenue（I/S）
　　Dr.Cost of goods sold（I/S）
　　Cr.Inventory（B/S asset）
　　此處 Unearned interest income 是Lease payments receivable的備抵科目。兩者在科目余額表上是分別列示的，但在報(bào)表上，是以?xún)糁党霈F(xiàn)的。
　　Lessor Accounting–Sales-Type Lease
　　XXX-YY-30 Initial measurement
　　出租方的利益流入（未折現(xiàn)）：
　　MLP（租金+優(yōu)惠買(mǎi)斷價(jià)款+擔(dān)保殘值）
　　Unguaranteed residual value（未擔(dān)保殘值）
　　Lease payment receivable amount=MLP+Unguaranteed residual value
　　Lessor Accounting–Sales-Type Lease
　　XXX-YY-30 Initial measurement
　　出租方的利益流入（折現(xiàn)后，考慮時(shí)間價(jià)值）
　　PV of Lease payment receivable
　　當(dāng)期可確認(rèn)為收入的金額
　　考點(diǎn)：Sales revenue=PV of Lease payment receivable=Selling price=Fair Value（看題目中給出的是哪一個(gè)）
　　Lessor Accounting–Sales-Type Lease
　　XXX-YY-30 Initial measurement
　　出租方利益流入，折現(xiàn)前與折現(xiàn)后的差額
　　當(dāng)期確認(rèn)為Unearned interest income（B/S contra account of Lease payments receivable）
　　Lessor Accounting–Sales-Type Lease
　　XXX-YY-30 Initial measurement
　　出租方利益流出，存貨/資產(chǎn)
　　當(dāng)期轉(zhuǎn)銷(xiāo)存貨/資產(chǎn)，確認(rèn)主營(yíng)業(yè)務(wù)成本
　　Lessor Accounting–Sales-Type Lease
　　XXX-YY-35 Subsequent measurement
　　Dr.Unearned interest income（B/S）
　　Cr.Interest Revenue（I/S）
　　Effective Interest method
　　每期歸還的現(xiàn)金中，先還利息，后還本金
　　本期利息＝上期期末本金X實(shí)際利率
　　本期歸還本金＝總還款- 本期利息
　　期末本金＝上期期末本金–本期歸還本金
　　陷阱：預(yù)付時(shí)，*9期款中利息為零。
　　Lessor Accounting–Direct Financing Lease
　　XXX-YY-25 Recognition
　　對(duì)出租人而言，是將實(shí)物資產(chǎn)轉(zhuǎn)化為金融資產(chǎn)
　　Dr.Lease payments receivable（B/S asset）
　　Cr.Unearned interest income（B/S asset）
　　Cr.Inventory（B/S asset）
　　XXX-YY-30 Initial measurement 與STL相同
　　XXX-YY-35 Subsequent measurement 與STL相同
　　Sale-Leaseback售后回租
　　The owner of a property（seller-lessee）sells the property and simultaneously leases it back from the purchaser-lessor.
　　The seller-lessee is simply refinancing the asset but is no longer the owner.
　　Sale-Leaseback 相關(guān)的兩組四個(gè)數(shù)據(jù)
　　*9組：Selling Price（SP）與Net Book Value（NBV）。
　　第二組：Fair Value（FV）與Present Value of the minimum lease payments（PV）
　　Gain/Loss=SP–NBV.分盈利、真虧、假虧
　　%＝PV/FV.按10%與90%，分為高中低
　　焦點(diǎn)：G/L當(dāng)期確認(rèn)與遞延的關(guān)系
　　Profit of Sale-Lease Back（IFRS）
　　依據(jù)租賃類(lèi)型而定
　　Finance Lease-deferred and amortized over the lease term
　　Operating Lease–compare sales price Vs.FV
　　SP=FV，Recognized immediately
　　SP>FV，Deferred and amortized over the leasing period.
　　SP<FV，GR：Recognized immediately.SR：if favorable lease term，defer and amortize it.
　　Accounting by Purchaser–Lessor
　　Treat the acquisition of the asset as purchase.
　　If the lease is capital lease，treat it as Direct Financing Lease.
　　If the lease is operating lease，follow the policy of operating lease.
　　Subleases
　　The original lessor‘s accounting for the lease will not change.
　　Sublease classification by Original Lessee and sublessee（半血統(tǒng)論）
　　If original lease is operating lease，then sublease is operating lease
　　If original lease is capital lease by 強(qiáng)條件O/W，then capital lease.
　　If original lease is capital lease by 弱條件N/S，then operating lease.Unless sublease meet “O/W/N/S”，it is operating lease.