FINANCIAL

ACCOUNTING 2
Financial Accounting Department

1
 MODULE PROFILE
•Course name: Financial Accounting 2
•Course code: KTKE1107E Credit: 3
•Class: Auditing K65
•Program: Bachelor of Auditing in English integrated with
ACCA
•Class time: Monday & Thursday 6.45 a.m – 9.25 a.m
•Class room: Offline: Room A2-716
•Prerequisite: You must pass Financial Accounting 1.

2
COURSE DESCRIPTION

➢ PPE

➢ Intangible Assets
➢ Depreciation and Impairment
➢ Current Liabilities
➢ Non-current Liabilities
➢ Stockholders’ Equity
➢ Dividends and EPS

3
 COURSE MATERIALS
Textbook
Intermediate Accounting 3rd IFRS edition, by Kieso, Weygandt and Warfield
– published by Wiley.
Other books:
Intermediate Accounting 17th edition, by Kieso, Weygandt and Warfield –
published by Wiley.

4
 ASSESSMENT METHOD
Assessment Indicators Measurement

Attendance and Participation 10%

Mid-term Exams 40%

(02) (2 x 20%)

Final Exam 50%

Total 100%

5
 INSTRUCTOR INFORMATION
Full name: DANG THI THUY HANG, MB, Ph.D.
Address: Room 1114, 11 th Floor, Building A1, NEU
Phone number: +84 915 166 150
Email: hangdt@neu.edu.vn
Faculty/Institute: School of Accounting and Auditing
Department: Financial Accounting

6
LECTURE 1
ACQUISITION AND
DISPOSITION OF PROPERTY,
PLANT, AND EQUIPMENT
Autumn, 2024

7
 LEARNING OBJECTIVES
• Identify property, plant, and equipment and its related costs
• Discuss the accounting problems associated with interest
capitalization.
• Explain accounting issues related to acquiring and valuing
plant assets.
• Describe the accounting treatment for costs subsequent to
acquisition.
• Describe the accounting treatment for the disposal of
property, plant, and equipment

4. Describe the accounting treatment for costs

subsequent to acquisition.
5. Describe the accounting treatment for the
disposal of property, plant, and equipment
 MAIN TOPICS

10-9
 Property, Plant, and LEARNING OBJECTIVE 1
Identify property, plant, and
Equipment equipment and its related costs.

Property, plant, and equipment are assets of a durable nature.

Other terms commonly used are plant assets and fixed assets.

► “Used in operations” and not Includes:

for resale. ▪ Land,
▪ Building structures
► Long-term in nature and
(offices, factories,
usually depreciated. warehouses), and
▪ Equipment
► Possess physical substance.
(machinery, furniture,
tools).

10-10 LO 1
 Acquisition of Property, Plant, and
Equipment (PP&E)

Historical cost measures the cash or cash equivalent price of

obtaining the asset and bringing it to the location and condition
necessary for its intended use.

In general, costs include:

1. Purchase price, including import duties and non-refundable

purchase taxes, less trade discounts and rebates.

2. Costs attributable to bringing the asset to the location and

condition necessary for it to be used in a manner intended
by the company.

10-11 LO 1
 Acquisition of Property, Plant, and
Equipment (PP&E)

Companies value property, plant, and equipment in

subsequent periods using either the
◆ cost method or

◆ fair value (revaluation) method.

10-12 LO 1
 Acquisition of PP&E

Cost of Land
All expenditures made to acquire land and ready it for use.
Costs typically include:
(1) purchase price;
(2) closing costs, such as title to the land, attorney’s fees, and
recording fees;
(3) costs of grading, filling, draining, and clearing;
(4) assumption of any liens, mortgages, or encumbrances on
the property; and
(5) additional land improvements that have an indefinite life.

10-13 LO 1
 Acquisition of PP&E

Cost of Land
◆ Improvements with limited lives, such as private
driveways, walks, fences, and parking lots, are recorded
as Land Improvements and depreciated.

◆ Land acquired and held for speculation is classified as

an investment.

◆ Land held by a real estate concern for resale should be

classified as inventory.

10-14 LO 1
 Acquisition of PP&E

Cost of Buildings
Includes all expenditures related directly to acquisition or
construction. Costs include:

◆ materials, labor, and overhead costs incurred during

construction and

◆ professional fees and building permits.

Companies consider all costs incurred, from excavation to

completion, as part of the building costs.

10-15 LO 1
 Acquisition of PP&E

Cost of Equipment
Include all expenditures incurred in acquiring the equipment
and preparing it for use. Costs include:

◆ purchase price,

◆ freight and handling charges,

◆ insurance on the equipment while in transit,

◆ cost of special foundations if required,

◆ assembling and installation costs, and

◆ costs of conducting trial runs.

10-16 LO 1
 Acquisition of PP&E

Self-Constructed Assets
Costs include:
◆ Materials and direct labor

◆ Overhead can be handled in two ways:

1. Assign no fixed overhead.

2. Assign a portion of all overhead to the construction

process.

Companies use the second method extensively.

10-17 LO 1
 Interest Costs LEARNING OBJECTIVE 2
Discuss the accounting problems
During Construction associated with interest
capitalization.

Three approaches have been suggested to account for the

interest incurred in financing the construction.

$0
Increase to Cost of Asset $?

Capitalize no Capitalize
interest during Capitalize actual all costs of
construction costs incurred during funds
construction

ILLUSTRATION 10.1
Capitalization of Interest Costs
IFRS

10-18 LO 2
 Interest Costs During Construction

◆ IFRS requires — capitalizing actual interest (with

modification).

◆ Consistent with historical cost.

◆ Capitalization considers three items:

1. Qualifying assets.

2. Capitalization period.

3. Amount to capitalize.

10-19 LO 2
 Interest Costs During Construction

Qualifying Assets
Require a substantial period of time to get them ready for
their intended use or sale.
Two types of assets:
◆ Assets under construction for a company’s own use.

◆ Assets intended for sale or lease that are constructed or

produced as discrete projects.

10-20 LO 2
 Interest Costs During Construction

Capitalization Period
Begins when:
1. Expenditures for the assets are being incurred.

2. Activities for readying the asset for use or sale

are in progress .

3. Interest costs are being incurred.

Ends when:
The asset is substantially complete and ready for use.

10-21 LO 2
 Interest Costs During Construction

Amount to Capitalize
Capitalize the lesser of:
1. Actual interest cost incurred.

2. Avoidable interest - the amount of interest cost during

the period that a company could theoretically avoid if it
had not made expenditures for the asset.

10-22 LO 2
 Amount to Capitalize

Weighted-Average Accumulated Expenditures

In computing the weighted-average accumulated expenditures,
a company weights the construction expenditures by the
amount of time (fraction of a year or accounting period) that it
can incur interest cost on the expenditure.

10-23 LO 2
 Weighted-Average Accumulated Expenditures

To illustrate, assume that Han Ren Group decides to build a

warehouse, which is estimated to take 17 months to complete,
starting in 2019. The company makes the following payments to the
contractor in 2019: $240,000 on March 1, $480,000 on July 1, and
$360,000 on November 1. The company computes the weighted-
average accumulated expenditures for the year ended December 31,
2019, as shown.
ILLUSTRATION 10.2

10-24 LO 2
 Amount to Capitalize

Interest Rates
Selecting Appropriate Interest Rate:
1. For the portion of weighted-average accumulated expenditures
that is less than or equal to any amounts borrowed specifically to
finance construction of the assets, use the interest rate incurred
on the specific borrowings.

2. For the portion of weighted-average accumulated expenditures

that is greater than any debt incurred specifically to finance
construction of the assets, use a weighted average of interest
rates incurred on all other outstanding debt during the
period.

10-25 LO 2
 Amount to Capitalize

Interest Rates
Shown is the computation of a capitalization rate (weighted-
average interest rate) for debt greater than the amount incurred
specifically to finance construction of the assets.

ILLUSTRATION 10.3
10-26 LO 2
 Comprehensive Example

On November 1, 2018, Shalla Company contracted Pfeifer

Construction Co. to construct a building for $1,400,000 on land
costing $100,000 (purchased from the contractor and included in the
first payment). Shalla made the following payments to the
construction company during 2019.

10-27 LO 2
 Comprehensive Example

Pfeifer Construction completed the building, ready for occupancy, on

December 31, 2019. Shalla had the following debt outstanding at
December 31, 2019.
Specific Construction Debt
1. 15%, 3-year note to finance purchase of land and
construction of the building, dated December 31, 2018, with
interest payable annually on December 31 $750,000
Other Debt
2. 10%, 5-year note payable, dated December 31, 2015, with
interest payable annually on December 31 $550,000
3. 12%, 10-year bonds issued December 31, 2014, with
interest payable annually on December 31 $600,000

Compute weighted-average accumulated expenditures for 2019.

10-28 LO 2
 Comprehensive Example

Compute weighted-average accumulated expenditures for 2019.

ILLUSTRATION 10.4
Computation of Weighted-Average Accumulated Expenditures

10-29 LO 2
 Comprehensive Example
ILLUSTRATION 10.5
Compute the avoidable interest. Computation of
Avoidable Interest

10-30 LO 2
 Comprehensive Example

Compute the actual interest cost, which represents the maximum

amount of interest that it may capitalize during 2019.

ILLUSTRATION 10.6
Computation of Actual
Interest Cost
The interest cost that Shalla capitalizes is the
lesser of $120,228 (avoidable interest) and
$239,500 (actual interest), or $120,228.

10-31 LO 2
 Comprehensive Example

Shalla records the following journal entries during 2019:

January 1 Land
Buildings (or CIP)
Cash
March 1 Buildings
Cash
May 1 Buildings
Cash
December 31 Buildings
Cash
Buildings (Capitalized Interest)
Interest Expense
Cash

10-32 LO 2
 Comprehensive Example

At December 31, 2019, Shalla discloses the amount of interest

capitalized either as part of the income statement or in the notes
accompanying the financial statements.

ILLUSTRATION 10.7
Capitalized Interest
Reported in the Income
Statement

ILLUSTRATION 10.8
Capitalized Interest
Disclosed in a Note

10-33 LO 2
 Interest Costs During Construction

Special Issues Related to Interest Capitalization

1. Expenditures for Land
◆ If land is purchased as a site for a structure, interest
costs capitalized during the period of construction are
part of the cost of the plant, not the land.

◆ Conversely, if the company develops land for lot sales,

it includes any capitalized interest cost as part of the
acquisition cost of the developed land.

2. Interest Revenue
◆ In general, companies should not offset interest revenue
against interest cost unless earned on specific borrowings.
10-34 LO 2
 Valuation of Property, LEARNING OBJECTIVE 3
Explain accounting issues
Plant, and Equipment related to acquiring and valuing
plant assets.

Companies should record property, plant, and equipment:

◆ at the fair value of what they give up or

◆ at the fair value of the asset received,

whichever is more clearly evident.

10-35 LO 3
 Valuation of PP&E

Cash Discounts — Discounts for prompt payment.

Deferred-Payment Contracts — Assets purchased on
long-term credit contracts are valued at the present value of the
consideration exchanged.

Lump-Sum Purchases — Allocate the total cost among

the various assets on the basis of their relative fair market
values.

Issuance of Shares — The market price of the shares

issued is a fair indication of the cost of the property acquired.

10-36 LO 3
 Valuation of PP&E

Exchanges of Non-Monetary Assets

Ordinarily accounted for on the basis of:
◆ the fair value of the asset given up or

◆ the fair value of the asset received,

whichever is clearly more evident.

Companies should recognize immediately any gains or losses on

the exchange when the transaction has commercial substance.

10-37 LO 3
 Exchanges of Non-Monetary Assets

Meaning of Commercial Substance

Exchange has commercial substance if the future cash flows
change as a result of the transaction. That is, if the two parties’
economic positions change, the transaction has commercial
substance.

ILLUSTRATION 10.10
Accounting for Exchanges
10-38 LO 3
 Exchanges of Non-Monetary Assets

Loss Situation (Has Commercial Substance)

Companies recognize a loss if the exchange has commercial
substance.

Rationale: Companies should not value assets at more than their

cash equivalent price. If the loss were deferred, assets would be
overstated.

10-39 LO 3
 Loss Situation (Has Commercial Substance)

Illustration: Information Processing PA trades its used machine for a

new model at Jerrod Business Solutions NV. The exchange has
commercial substance. The used machine has a book value of €8,000
(original cost €12,000 less €4,000 accumulated depreciation) and a fair
value of €6,000. The new model lists for €16,000. Jerrod gives
Information Processing a trade-in allowance of €9,000 for the used
machine. Information Processing computes the cost of the new asset
as follows.

ILLUSTRATION 10.11
Computation of Cost of
New Machine

10-40 LO 3
 Loss Situation (Has Commercial Substance)

Illustration: Information Processing records this transaction as follows:

Equipment
Accumulated Depreciation—Equipment
Loss on Disposal of Equipment
Equipment
Cash

ILLUSTRATION 10.12
Computation of Loss
Loss on on Disposal of Used
Disposal Machine

10-41 LO 3
 Exchanges of Non-Monetary Assets

Gain Situation (Has Commercial Substance)

Company usually records the cost of a non-monetary asset
acquired in exchange for another non-monetary asset at the
fair value of the asset given up, and immediately
recognizes a gain.

10-42 LO 3
 Gain Situation (Has Commercial Substance)

Illustration: Interstate Transportation Company exchanged a

number of used trucks plus cash for a semi-truck. The used trucks
have a combined book value of $42,000 (cost $64,000 less $22,000
accumulated depreciation). Interstate’s purchasing agent,
experienced in the secondhand market, indicates that the used
trucks have a fair market value of $49,000. In addition to the trucks,
Interstate must pay $11,000 cash for the semi-truck. Interstate
computes the cost of the semi-truck as follows.

ILLUSTRATION 10.13
Computation of Semi-
Truck Cost

10-43 LO 3
 Gain Situation (Has Commercial Substance)

Illustration: Interstate records the exchange transaction as follows:

Truck (semi)
Accumulated Depreciation—Trucks
Trucks (used)
Gain on Disposal of Trucks
Cash

ILLUSTRATION 10.14
Computation of Gain
Gain on on Disposal of Used
Trucks
Disposal

10-44 LO 3
 Exchanges of Non-Monetary Assets

Lacks Commercial Substance

Now assume that Interstate Transportation Company
exchange lacks commercial substance.

Interstate defers the gain of $7,000 and reduces the basis of

the semi-truck.

10-45 LO 3
 Exchanges of Non-Monetary Assets

Illustration: Interstate records the exchange transaction as

follows:

Trucks (semi)
Accumulated Depreciation—Trucks
Trucks (used)
Cash

ILLUSTRATION 10.15
Basis of Semi-Truck—Fair Value vs. Book Value

10-46 LO 3
 Exchanges of Non-Monetary Assets

Summary of Gain and Loss Recognition on Exchanges

of Non-Monetary Assets ILLUSTRATION 10.16

Compute the total gain or loss on the transaction. This amount is equal to the
difference between the fair value of the asset given up and the book value of
the asset given up.
(a) If the exchange has commercial substance, recognize the entire gain or
loss.
(b) If the exchange lacks commercial substance, no gain or loss is
recognized.

Disclosure include
◆ nature of the transaction(s),
◆ method of accounting for the assets exchanged, and
◆ gains or losses recognized on the exchanges.
10-47 LO 3
 Valuation of PP&E

Government Grants
Government Grants are assistance received from a
government in the form of transfers of resources to a company
in return for past or future compliance with certain conditions
relating to the operating activities of the company.

IFRS requires grants to be recognized in income (income

approach) on a systematic basis that matches them with the
related costs that they are intended to compensate.

10-48 LO 3
 Government Grants

Example 1: Grant for Lab Equipment. Spectrum AG received a

€500,000 subsidy from the government to purchase lab equipment on
January 2, 2019. The lab equipment cost is €2,000,000, has a useful
life of five years, and is depreciated on the straight-line basis.

IFRS allows AG to record this grant in one of two ways:

1. Credit Deferred Grant Revenue for the subsidy and amortize

the deferred grant revenue over the five-year period.

2. Credit the lab equipment for the subsidy and depreciate this
amount over the five-year period.

10-49 LO 3
 Government Grants

Example 1: Grant for Lab Equipment. If Spectrum chooses to

record deferred revenue of €500,000, it amortizes this amount over
the five-year period to income (€100,000 per year). The effects on the
financial statements at December 31, 2019, are:
ILLUSTRATION 10.17
Government Grant
Recorded as Deferred
Revenue

10-50 LO 3
 Government Grants

Example 1: Grant for Lab Equipment. If Spectrum chooses to

reduce the cost of the lab equipment, Spectrum reports the
equipment at €1,500,000 (€2,000,000 - €500,000) and depreciates
this amount over the five-year period. The effects on the financial
statements at December 31, 2019, are:

ILLUSTRATION 10.18
Government Grant Adjusted to Asset

10-51 LO 3
 Government Grants

Example 2: Grant for Past Losses. Flyaway Airlines has incurred

substantial operating losses over the last five years. The City of
Plentiville does not want to lose airline service and therefore agrees
to provide a cash grant of $1,000,000 to the airline to pay off its
creditors so that it may continue service. Because the grant is given
to pay amounts owed to creditors for past losses, Flyaway Airlines
should record the income in the period it is received.

Cash
Grant Revenue

If the conditions indicate that Flyaway must satisfy some future

obligations, then it is appropriate to credit Deferred Grant Revenue
and amortize it over the appropriate periods in the future.
10-52 LO 3
 Government Grants

Example 3: Grant for Borrowing Costs. Flyaway The City of

Puerto Aloa is encouraging the high-tech firm TechSmart to move its
plant to Puerto Aloa. The city has agreed to provide an interest-free
loan of $10,000,000, with the loan payable at the end of 10 years,
provided that TechSmart will employ at least 50 percent of its work
force from the community of Puerto Aloa over the next 10 years.
TechSmart’s incremental borrowing rate is 9 percent. The present
value of the future loan payable ($10,000,000) is $6,499,300
($10,000,000 × .42241 (i=9%, n=10). The entry to record the
borrowing is as follows.
Cash
Notes Payable

10-53 LO 3
 Government Grants

In addition, using the deferred revenue approach, the company

records the grant as follows ($10,000,000 - $4,224,100).

Cash
Deferred Grant Revenue

TechSmart then uses the effective-interest rate to determine interest

expense of $380,169 (9% × $4,224,100) in the first year. The
company also decreases Deferred Grant Revenue and increases
Grant Revenue for $ 380,169. As a result, the net expense related to
the borrowing is zero in each year.

10-54 LO 3
 Costs Subsequent LEARNING OBJECTIVE 4
Describe the accounting
to Acquisition treatment for costs subsequent
to acquisition.

Recognize costs subsequent to acquisition as an asset

when the costs can be measured reliably and it is probable that
the company will obtain future economic benefits.
Evidence of future economic benefit would include increases in
1. useful life,

2. quantity of product produced, and

3. quality of product produced.

10-55 LO 4
 Costs Subsequent to Acquisition

Major Types of Expenditures

Additions. Increase or extension of existing assets.
Improvements and Replacements. Substitution of a better or
similar asset for an existing one.
Rearrangement and Reorganization. Movement of assets from
one location to another.
Repairs. Expenditures that maintain assets in condition for
operation.

10-56 LO 4
 Costs Subsequent to Acquisition

ILLUSTRATION 10.21
Summary of Costs Subsequent to Acquisition of Property, Plant, and Equipment

In determining how costs should be allocated subsequent to acquisition,

companies follow the same criteria used to determine the initial cost of
property, plant, and equipment. They recognize costs as an asset when the
costs can be measured reliably and it is probable that the company will obtain
future economic benefits.
10-57 LO 4
 Disposition of Property, LEARNING OBJECTIVE 5
Describe the accounting
Plant, and Equipment treatment for the disposal of
property, plant, and equipment.

A company may retire plant assets voluntarily or dispose of

them by
◆ Sale,

◆ Exchange,

◆ Involuntary conversion, or

◆ Abandonment.

Depreciation must be taken up to the date of disposition.

10-58 LO 5
 Disposition of PP&E

Sale of Plant Assets

Illustration: Barret Group recorded depreciation on a machine
costing €18,000 for nine years at the rate of €1,200 per year. If it
sells the machine in the middle of the tenth year for €7,000, Barret
records depreciation to the date of sale as:

Depreciation Expense (€1,200 x ½)

Accumulated Depreciation—Machinery

10-59 LO 5
 Disposition of PP&E

Illustration: Barret Group recorded depreciation on a machine

costing €18,000 for nine years at the rate of €1,200 per year. If it
sells the machine in the middle of the tenth year for €7,000, Barret
records depreciation to the date of sale. Record the entry to record
the sale of the asset:

Cash
Accumulated Depreciation—Machinery
Machinery
Gain on Disposal of Machinery

10-60 LO 5
 Disposition of PP&E

Involuntary Conversion
Sometimes an asset’s service is terminated through some type of
involuntary conversion such as fire, flood, theft, or
condemnation.

Companies report the difference between the amount recovered

(e.g., from a condemnation award or insurance recovery), if any,
and the asset’s book value as a gain or loss.

They treat these gains or losses like any other type of disposition.

10-61 LO 5
 Disposition of PP&E

Illustration: Camel Transport Corp. had to sell a plant located on

company property that stood directly in the path of an interstate
highway. Camel received $500,000, which substantially exceeded the
book value of the land of $150,000 and the book value of the building
of $100,000 (cost of $300,000 less accumulated depreciation of
$200,000). Camel made the following entry.

Cash
Accumulated Depreciation—Buildings
Buildings
Land
Gain on Disposal of Plant Assets

10-62 LO 5