Get ready for IFRS 15

Get ready for IFRS 15
Recognising revenue in the real
estate and construction industries
The IASB and FASB have issued their new Standard on revenue
recognition – IFRS 15 ‘Revenue from Contracts with Customers’
(ASU 2014-09 in the US). For companies with real estate
development, property management or construction activities,
IFRS 15 replaces several familiar standards and provides
significant new guidance in a number of key areas.
Filled with practical insights and examples, this publication
offers companies operating in the real estate and construction
industries helpful guidance in identifying and responding to the
most significant impacts of the new Standard.
Issue 1 August 2016

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Contents
1 Introduction 1
2 In more detail 3
Scope 4
Core principles 6
Step 1: Identifying the contract with a customer 7
Combining contracts 7
Segmenting contracts 8
Contracts with vendor repurchase rights or obligations 8
Step 2: Identifying the performance obligations 9
Step 3: Determining the transaction price 12
Claims and incentive payments (variable consideration) 12
Non-cash consideration 14
Time value of money 14
Step 4: Allocating the transaction price to the performance obligations 16
Estimating the stand-alone selling price 16
Allocating discounts and variable consideration 17
Allocating changes in the transaction price 18
Step 5: Recognising revenue when or as performance obligations are satisfied 19
Measuring progress towards completion 21
Ability to reasonably measure progress 23
Control transferred at a point in time 23
Other important considerations 24
Contract modifications 24
Incremental costs of obtaining a contract 26
Costs to fulfil a contract 26
Amortisation and impairment of contract costs 27
Sale-leaseback transactions 27
Onerous contracts 28
Warranties 28
Presentation 29
Disclosures 31
Other business impacts 32
3 Effective date and transition 33

1. Introduction
In May 2014, the International Accounting Standards Board (IASB) and US FASB issued
their new Standard on revenue – IFRS 15 ‘Revenue from Contracts with Customers’
(ASU 2014-09 in the US).

For companies with real estate development, property management or construction
activities (the “real estate and construction industries”), the new guidance replaces
several familiar standards including IAS 18 ‘Revenue’, IAS 11 ‘Construction Contracts’
and IFRIC 15 ‘Agreements for the Construction of Real Estate’.

In return, the new Standard provides significant new guidance
addressing key questions such as:
• Should revenue be recognised over time, or only
upon completion?
• How will revenue recognition be impacted when a seller
finances its customer’s purchase?
• What impact will contract modifications (ie ‘change
orders’ or ‘variations’) have on current and future
revenues?
• How should performance-based fees be accounted for?
• When a developer intends to make a claim for cost
overruns caused by a customer delay, what impact
will this have on current period revenues?
• Can mobilisation and contract acquisition costs be
capitalised, or must they be expensed?
• When do bundled goods or services represent
separate performance obligations?
IFRS 15 abandons the former risks and rewards-based
approach in favour of a new control-based model built around
the following five steps.
The new Standard changes the criteria for determining
whether revenue is recognised at a point in time or over time
and companies will need to consider their contracts carefully.
Disclosures about revenue are also expanded and improved
and now include information about contract balances and
changes, remaining performance obligations (backlog), and key
judgements around the timing of and methods used for
recognising revenue.
2 Issue 1 August 2016
Practical insight – The big picture
Accounting for revenue in the real estate and construction
industries involves unique challenges, from dealing with
complex bundles of interrelated goods and services
to vendor guarantees, financing and other forms of
continuing involvement. The detailed guidance in IFRIC 15
has been replaced by new criteria and entities will need
to apply their professional judgement when determining
whether revenue from off-plan sales of residential units
and other real estate transactions must be recognised
over time or at a point in time.
1
Identify the contract
with the customer
2
Identify the
performance
obligations
3
Determine the
transaction price
4
Allocate the
transaction price
5
Recognise
revenue
IFRS 15’s control-based 5-step model
Companies are required to apply IFRS 15 to their annual reporting periods beginning on or after 1 January 2018 although early
application is permitted. With the potential to significantly impact the timing and amount of revenue recognised, entities in the real
estate and construction industries will want to invest time up front to ensure all critical impacts are identified and understood well
in advance of implementation.

IFRS 15
All other contracts with
customers, and the costs
to obtain and fulfil those
contracts
Leasing
(IAS 17,
IFRS 16)
Insurance
(IFRS 4)
Certain
non-monetary
exchanges
Financial
Instruments
(IFRS 9)
Rights or
obligations in
scope of IFRS 10,
IFRS 11, IAS 27,
IAS 28
Scope
IFRS 15 applies to contracts with customers to provide goods or services. It does not
apply to certain contracts within the scope of other IFRSs such as lease contracts,
insurance contracts, financing arrangements, financial instruments, guarantees (other
than product warranties), and non-monetary exchanges between entities in the same line
of business to facilitate sales to third-party customers.

Even after a customer contract is determined to be in scope,
there are a number of additional ‘gating’ criteria to be met
before the detailed guidance in IFRS 15 can be applied.
These include:
• the contract has commercial substance
• the parties have approved the contract
• each party’s rights and the payment terms can be identified
• it is probable the company will collect the consideration to
which it will be entitled.
in scope of IFRS 15
in scope of other standards
Practical insight – Real estate investors
For real estate investors, accounting for an acquired
property (land or building or both) and its subsequent
disposition depends on the investor’s intentions:
• property intended for sale in the ordinary course of
business is accounted for under IAS 2 ‘Inventories’,
and its subsequent sale under IFRS 15 ‘Revenue from
Contracts with Customers’
• owner-occupied property (including property held for
future use as owner-occupied property) is accounted
for under IAS 16 ‘Property, Plant and Equipment’
• property held to earn rentals or for capital
appreciation or both is accounted for under IAS 40
‘Investment Property’.

Recognising revenue in the real estate and construction industries
Issue 1 August 2016 5
When amounts are received from a customer before all of the
above conditions have been met, these payments must be
presented as a liability. This continues until either the criteria
have been met, or one of the following occurs:
• performance is complete and substantially all the
consideration promised by the customer has been received
and is non-refundable, or
• the arrangement has been cancelled and any consideration
received is non-refundable.
For companies in the real estate and construction industries,
the collectability criterion noted above takes on added
significance when the seller finances the purchase of real
estate. In making its assessment of collectability a company
considers only the buyer’s ability and intention to pay the
consideration when it is due. This could include assessing the
creditworthiness of the buyer, and determining whether the
customer has other income or assets that could be used to
repay the loan and whether the seller-lender has recourse to
those other assets. If collection is not considered probable,
then the detailed revenue recognition guidance in IFRS 15 is not
applied, and any cash received is accounted for as a deposit.
This approach differs from current guidance which includes
collectability as one of the main revenue recognition criteria
within the IAS 18 and IAS 11 models. However, we do not
anticipate this structural change will significantly impact the
amount or timing of revenue for most companies.
Example 1 – Vendor financing with collectability
concerns
A real estate developer enters into a contract with an
individual for the sale of a small retail-oriented building for
CU500,000. The customer is required to pay a deposit
of only CU50,000 and enters into a long-term financing
arrangement with the developer for the remainder of the
purchase price. In the event of default, the developer
has the right to repossess the building, but no ability to
enforce collection against any of the customer’s other
assets, which are minimal. Upon signing the contract,
the customer obtains immediate control of the property
in which he plans to operate a comic book store. The
building is located in the city’s business district which has
little foot traffic during evenings and weekends. While the
customer has collected comic books as a hobby for many
years, he has no direct retail experience, no significant
collateral, and no other sources of income at this time.
The developer considers the criteria in IFRS 15.9 and
concludes that, at inception, it is not probable that it will
be successful in collecting all the consideration to which it
is entitled because:
a) the customer’s ability to repay the loan depends on
the success of the planned retail operation in which
they have no relevant experience, and
b) the customer has no other income or assets that
could be used to repay the loan.
As a result, at inception of the contract the developer is
required to recognise the CU50,000 as a deposit liability.
This continues until either the criteria are met, or until one
of the previously described cancellation- or completion-
related conditions occurs. Until that time, the developer
is unable to apply the IFRS 15 model and recognises no
revenue.
Note that if the developer intends to offer a price
concession to the customer, then the amount the
developer will be entitled to is less than the amount
stated in the contract, and the additional ‘gating’ criteria
are assessed against the lower amount. Under the
circumstances described above, a concession is unlikely
to change the outcome of the analysis.

Core principles
IFRS 15 is based on a core principle requiring a company to recognise revenue in a
way that reflects the pattern in which goods or services are transferred to customers,
at an amount that reflects the consideration the company expects to be entitled to in
exchange for those goods or services.

Putting this principle into practice involves the following
five steps:
• identifying the contract(s) with a customer
• identifying the performance obligations
• determining the transaction price
• allocating the transaction price to the performance
obligations
• recognising revenue as (or when) performance occurs
We will deal with each of the steps in more detail below.
The first step in IFRS 15 is to identify the ‘contract’, which
IFRS 15 defines as “an agreement between two or more
parties that creates enforceable rights and obligations”.

Step 1: Identifying the contract with a customer
The first step in IFRS 15 is to identify the ‘contract’, which IFRS 15 defines as
“an agreement between two or more parties that creates enforceable rights
and obligations”.

A contract can be written, oral or implied
by a company’s customary business
practices. A contract does not exist if
each party has a unilateral right to
terminate a wholly unperformed contract
without compensating the other party. A
customer is a party that contracts with a
company to obtain goods or services that
are an output of its ordinary activities.
Combining contracts
IAS 11 includes some guidance on when
two or more contracts should be
combined, focusing on how the group of
contracts was negotiated, the extent of any
interrelationships between them, and
whether they are performed concurrently.
There is new language to consider under
IFRS 15, but the underlying principles are
similar. Under IFRS 15, a company is
required to combine two or more contracts
and account for them as a single contract if
they are entered into at or near the same
time and meet one of the following criteria:
• the contracts were negotiated
as a package with one commercial
objective
• the amount paid under one contract is
dependent on the price or
performance under another contract
• the goods or services to be transferred
under the contracts constitute a single
performance obligation.
As a result, we do not expect that
current practice will change significantly
in this area.
Example 2 – Collaborative arrangements
Company A enters into a one-off arrangement with Company B to co-develop
a warehouse. Assume that Company A’s ordinary activities do not include
the construction of buildings for sale to its customers. Upon completion of
the project, each party will receive a 50% interest in the building. Company A
provides the labour and procurement services and Company B provides the
cash needed to pay for the concrete, steel, and other materials. While there is
always the potential to look at this transaction as the sale of a portion of the
warehouse in exchange for cash, the development of assets under collaborative
arrangements are outside the scope of IFRS 15. In this situation B would not be
a customer of A.
Diagram 1 – Combining multiple legal contracts
with the same entity for accounting purposes
Single contract for IFRS 15 purposes
Separate contract #1
(Design services)
(Construction services
– labour and materials)
(Project management services)

Segmenting contracts
While IFRS 15 does not provide any guidance specifically
addressing the segmentation of individual contracts, it does
provide detailed guidance concerning when the individual
promises in a contract need to be accounted for as separate
performance obligations. While most companies in the real
estate and construction industries are unlikely to see significant
changes in this area, the segmentation criteria in IAS 11 are
different than the relevant criteria in IFRS 15, and all contracts
will need to be carefully assessed using the new guidance. The
identification of separate performance obligations within a
contract is covered in greater detail in Step 2 below.
Contracts with vendor repurchase rights or obligations
Under current guidance, a seller’s right (call option) or obligation
(forward or put option) to repurchase property (or any other
good) from the buyer must be carefully analysed to ascertain
whether the significant risks and rewards have been transferred
to the original buyer. If the risks and rewards have been retained
by the seller, then the contract is a financing arrangement and
does not give rise to revenue.
Under IFRS 15, however, the accounting for a repurchase
agreement depends on the specific nature of the seller’s right or
obligation (eg forward, seller’s call option or buyer’s put option),
the relationship between the repurchase price and the original
selling price, and, in some cases, the relationship between the
repurchase price and expected market value of the repurchased
asset at the repurchase date. In many instances, a contract that
contains a repurchase agreement will fall outside of IFRS 15 and
be accounted for as a lease or financing arrangement.
Example 3 – Combining contracts
Company A enters into an agreement with a customer for
the sale of land for CU1 million. At the same meeting with
the same representatives present, Company A enters into
a second agreement with the same customer to construct
a building on that land for an additional CU500,000.
The contracts should be combined. The two
contracts were entered into at or near the same time
and appear to have been negotiated as a package with
a single commercial objective in mind. As a result, the
IFRS 15 model must be applied to identify the separate
performance obligations contained within the combined
contract and to allocate the total consideration among
them. In most cases this will result in changes to the
timing of revenue recognition.
The allocation principles in IFRS 15 (see Step 4)
cannot be circumvented by the use of multiple contracts.
While IFRS 15 does not provide any guidance specifically
addressing the segmentation of individual contracts, it
does provide detailed guidance concerning when the
individual promises in a contract need to be accounted
for as separate performance obligations.

Step 2: Identifying the performance obligations
Having identified a contract, a company will need to identify the performance obligations
within that contract.

For example, a developer may sell land
with a commitment to then design and
build a shopping centre on it. The
company will need to use the new
guidance to evaluate whether the land
sale, design, and construction elements
represent separate performance
obligations or a single performance
obligation. In contrast, existing standards
provide almost no guidance on how to
identify the separate components of a
transaction.
Under IFRS 15, a performance
obligation is a promise in a contract with a
customer to transfer either (1) a good or
service, or a bundle of goods or services,
that is ‘distinct’, or (2) a series of distinct
goods or services that are substantially
the same and meet certain criteria.
A promised good or service is ‘distinct’
if both:
• the customer benefits from the item
on its own or together with other
readily available resources
• it is ‘separately identifiable’ (eg the
supplier does not provide a significant
service integrating, modifying or
customising the promised goods or
services).
A readily available resource is a good or
service that is sold separately (either by
the company or by someone else) or that
the customer has already obtained.
Diagram 2 – Meaning of ‘distinct’
Distinct
Customer can
benefit either
alone or with other
readily available
resources
Readily available
resource = Sold
separately or
customer has
already obtained
Significant
integration
services not
provided
No significant
customisation
or modification
Not highly
dependent or
interrelated
Separately identifiable

Indicators that a promise is ‘separately identifiable’ include:
• Significant integration services are not provided, ie the good
or service must not be used solely as an input to produce the
output called for in the contract. As an example of this
consider a contract for the sale of a building in which the
seller is required to procure all the necessary materials
including metal beams, roofing materials, screws, bolts, nails,
flooring, and other elements common to a building. The seller
also provides the labour and expertise required to assemble
all those parts into the completed building. In this example,
the materials needed to construct the building are not
considered to be separately identifiable because they are
subject to significant integration services. Put another way,
the contract is for the sale of a completed building, not the
separate sale of parts and labour as distinct deliverables in
their own right.
• The good or service does not significantly modify or
customise other promised goods or services in the contract.
Where, for example, a company agrees to modify an
apartment by installing a new kitchen and replacing the
flooring before control over the apartment transfers to the
buyer, those services are not considered to be separately
identifiable from the sale of the apartment itself.
• The good or service is not highly dependent on, or
interrelated with, other promised goods or services in the
contract.
Performance obligations are normally specified in the contract
but also include promises implied by a company’s customary
business practices, published policies or specific statements that
create a valid customer expectation that goods or services will
be transferred under the contract.
Example 4 – Identifying distinct performance
obligations
A construction services company enters into a contract
with a customer to build a water purification plant. The
company is responsible for all aspects of the build
including overall project management, engineering and
design services, site preparation, physical construction
of the plant, procurement of pumps and equipment for
measuring and testing flow volumes and water quality,
and the integration of all components. Determining
whether a good or service represents a performance
obligation on its own or is required to be aggregated with
other goods or services can have a significant impact on
the timing of revenue recognition.
In order to determine how many performance
obligations are present in the contract, the company
applies the guidance above. While the customer may be
able to benefit from each promised good or service on its
own (or together with other readily available resources),
they do not appear to be separately identifiable within the
context of the contract. That is, the promised goods and
services are subject to significant integration, and as a
result will be treated as a single performance obligation.
This is consistent with a view that the customer is
primarily interested in acquiring a single asset (a water
purification plant) rather than a collection of related
components and services.

Performance obligations do not include administrative-type tasks
that do not result in a transfer of a good or service to a
customer, regardless of how necessary they are (eg some kinds
of set-up or mobilisation activities).
In light of the significant new guidance provided, companies
applying IFRSs will need to analyse all but the simplest customer
contracts to determine whether they include more than one
performance obligation, based on the ‘distinct’ principle
described above. That said, we expect that many long-term
construction and service contracts will be identified as single
performance obligations because they often include a significant
integration service.
We expect that many long-term construction and
service contracts will be identified as single performance
obligations because they often include a significant
integration service.
Practical insight – What does a performance
obligation look like?
A performance obligation is easy to identify – most of
the time. When a contract simply states that a company
will sell Apartment #15 to its customer, we expect that
Apartment #15 is going to be a performance obligation.
But some performance obligations can be harder to
spot. As already noted, a performance obligation does
not have to be stated in the contract. Some performance
obligations can be implied by past behaviour creating
a valid expectation of performance in the mind of a
customer. In addition, stand-ready obligations (eg a
promise to clear snow from a shopping mall parking
lot when and if it snows) and coupons for significant
and incremental discounts off future purchases (where
the coupons represent a ‘material right’ granted to the
customer) can also be performance obligations.

Step 3: Determining the transaction price
Under IFRS 15, the ‘transaction price’ is defined as the amount of consideration a
company expects to be entitled to in exchange for the goods or services promised
under a contract, excluding any amounts collected on behalf of third parties (for
example, sales taxes). This consideration may include fixed or variable amounts or both.

The transaction price is not adjusted for the effects of a
customer’s credit risk, but is adjusted if the company (eg
based on its customary business practices) has created a valid
expectation that it will enforce its rights for only a portion of
the contract price (ie make a concession).
In the real estate and construction industries the transaction
price can be impacted by a variety of facts and circumstances
including, but not limited to:
• claims and incentive payments (variable consideration)
• materials or equipment provided to the company by the
customer (non-cash consideration)
• time value of money.
Claims and incentive payments (variable consideration)
The amount of consideration received under a contract may
vary due to items such as claims, performance bonuses,
discounts, refunds, credits, price concessions, penalties and
other similar items. Under existing IFRS, claims and incentive
payments are included in contract revenue when it is probable
the customer will accept the claim (or the related performance
standards will be met), and the amount can be reliably
measured.
Under IFRS 15, a company begins by estimating the amount
of variable consideration using either the expected value (sum
of probability weighted amounts) or most likely amount,
whichever best predicts the amount of variable consideration to
which the company will be entitled. An expected value approach
might be appropriate in situations where a company has a large
number of possible outcomes within a single contract (for
example, a multi-tiered bonus structure). The most likely amount
might be appropriate in situations where a contract has only
two possible outcomes (for example, a bonus for early delivery
that would either be received in its entirety or not at all). A
company must use the same method to estimate variable
consideration throughout the life of a contract.
Having estimated the amount of variable consideration it
expects to receive, a company must then consider whether this
amount needs to be constrained. The objective of the constraint
is to allow companies to include variable consideration in the
transaction price only to the extent it is highly probable there
will not be a significant reversal of revenue when the related
uncertainty is resolved. Factors that could increase the
likelihood or the magnitude of a revenue reversal include, but
are not limited to, the following:
• the amount of consideration is highly susceptible to factors
outside the company’s influence
• the uncertainty is not expected to be resolved for a
long time
• the company’s experience with similar contracts is limited
• the company has a practice of offering a broad range of
price concessions
• there are a large number and wide range of possible
consideration amounts in the contract.
.

In ‘cost-plus’ contracts the seller is entitled to consideration in
the amount of the total costs incurred plus an agreed-upon
margin. As total costs are not generally known until a contract
is complete, the consideration is considered to be variable and
the guidance above applies.
Example 5 – Incentive payments
On 1 January 20X7 a construction services company
enters into a contract with a customer for the
construction of an oil refinery. The promised consideration
is CU300 million, but this amount will increase if the
company is successful in completing construction
ahead of the agreed-upon deadline of 31 December
20X9. Specifically, the company is entitled to receive an
additional CU50,000 for each week that construction is
completed ahead of schedule. This performance bonus is
a form of variable consideration.
The company considers the terms of the bonus clause
and determines that the variable consideration should be
estimated using the expected value method as this will
provide the best estimate of the amount of the bonus
to which it will ultimately be entitled. The company then
applies the guidance above to determine whether any
portion of this amount must be constrained.
Practical insight – Variable consideration
Under IFRS 15, sellers must estimate the amount of
variable consideration (for example, performance-based
management fees) using either an expected value or
most likely amount approach. This estimate is subject to
a constraint permitting variable amounts to be included in
the transaction price only when it is highly probable that
a significant reversal of cumulative revenue will not occur
when the uncertainty is resolved. This differs from existing
guidance which focuses on whether it is probable that
related performance requirements have been met and the
amount can be measured reliably. As ‘highly probable’ is a
higher threshold than ‘probable’ we expect this could lead
to revenue recognition being delayed in some situations.
Ultimately, judgement will be required to assess variable
consideration under the new model, and the significance
of the impact is likely to vary from entity to entity
according to the nature of their contractual arrangements
and the judgements made under existing standards.
In the real estate and construction industries the
transaction price can be impacted by a variety of
facts and circumstances.

Non-cash consideration
Under IFRS 15, when a customer promises consideration in a
form other than cash (eg its own equity shares), the fair value of
the non-cash consideration must be included in the transaction
price. If the company is unable to reasonably estimate the fair
value of the non-cash items, it measures the consideration
indirectly by referring to the stand-alone selling price of the
goods or services promised under the contract.
When a customer transfers control of goods or services (eg
materials, equipment, labour) to facilitate a company’s fulfilment
of a contract, the goods or services contributed by the
customer are treated as non-cash consideration.
While existing IFRSs do not provide specific guidance on
how to account for non-cash consideration, the general
guidance on non-monetary exchanges makes reference to the
fair value of the goods received. As a result, it is likely that most
entities will not see any significant changes in this area.
Time value of money
In the real estate and construction industries, payment terms
may vary depending on the nature of the agreement, the
financial resources of the customer and many other factors.
Where a contract includes a significant financing component, it
must be accounted for separately from revenue, and reported
as interest revenue or expense in the statement of
comprehensive income. This is true regardless of whether it is
the seller or the customer that receives the financing.
IFRS 15 provides a number of indicators to help a company
determine whether a significant financing component is present
in a contract, including (among other things) the relationship
between the promised consideration and the cash selling price,
and the combined effect of the length of time between the
transfer of the promised goods or services and when the
customer pays and prevailing market rates of interest. As a
practical expedient, the effects of financing may be ignored
when the length of time between performance and collection is
one year or less.
A contract may not have a significant financing component if:
• advance payments have been made but the transfer of the
good or service is at the customer’s discretion
• the consideration is variable based on factors outside the
vendor’s and customer’s control (eg a sales-based royalty)
• a difference between the promised consideration and the
cash price relates to something other than financing such as
protecting one of the parties from non-performance by the
other (see Example 6 below).
To adjust the amount of consideration for the time value of
money, a company applies the discount rate that would be used
in a separate financing transaction between itself and its
customer at contract inception. That rate must reflect the credit
risk of whichever party is receiving a benefit of financing (ie the
customer if payment is deferred and the vendor if payment is in
advance) and any collateral provided.
Example 6 – Significant financing components and
customer holdbacks
A construction services company enters into a contract
for the construction of a bridge. Construction is expected
to take place over two years. During the construction
phase the customer is required to make regular milestone
payments intended to match the company’s expected
progress towards completion. Under the terms of the
contract a specified percentage of each payment is to be
withheld by the customer. Amounts withheld will be paid
to the company only once the bridge is complete.
The company concludes that the contract does
not include a significant financing component. IFRS
15 provides an exception to the normal rule when the
mismatch between performance and payment arises for
a reason other than financing. In this case the withholding
of a specified percentage of each milestone payment
is intended to protect the customer from the possibility
the company might fail to adequately complete its
responsibilities under the contract.

Under existing IFRSs, the focus is on vendor financing (ie
payments received post-delivery) and measuring the fair value
of the consideration to be received. There is no specific
requirement to account for the financing effect of payments
received in advance of performance, and thus the accounting
for such arrangements is mixed. Under IFRS 15 the objective is
to recognise revenue at an amount equal to the price the
customer would have paid had they paid in cash at the time of
performance, and both vendor- and customer-financing are of
equal importance. The effect of these changes could be
significant and companies will need to review their customer
contracts carefully to ensure the effects of financing are
captured and reported appropriately.
To adjust the amount of consideration for the time value of
money, a company applies the discount rate that would be
used in a separate financing transaction between itself and
its customer at contract inception.
Practical insight – Uncertainty in the transaction
price
Under IASs 18 and 11, uncertainty in the transaction
price is partly a recognition issue. If the revenue amount
cannot be measured reliably then either no revenue is
recognised, or revenue is limited to the costs incurred
to date assuming their recovery is probable. If a reliable
estimate is available then the uncertain consideration
would typically be measured at fair value. Assessing
reliability may involve considerable judgement.
IFRS 15 has more specific and detailed guidance
and will change some current practices. That said,
in highly uncertain situations (eg some success fee-
type arrangements when the outcome of the relevant
contingency is unpredictable) the practical effect is likely
to be the same – ie revenue is recognised only when the
uncertainty is resolved. In situations involving a number of
similar transactions, providing the company with relevant,
predictive experience, we believe that IFRS 15 could lead
to earlier recognition in some cases.

Step 4: Allocating the transaction price to the performance obligations
When a company determines that a contract contains more than one performance
obligation, it is required to allocate the transaction price to each performance obligation
based on its relative stand-alone selling price at contract inception.

Estimating the stand-alone selling
price
IFRS 15 defines stand-alone selling price
(‘SSP’) as “the price at which a company
would sell a promised good or service
separately to a customer”. The
observable selling price charged by
the company, if available, provides the
best evidence of SSP. If the SSP is not
observable (which we’d expect to be
the case for many real estate and
construction contracts), the company
estimates it using all available information
including market conditions, entity-
specific factors, and information about
the customer, maximising the use of
observable inputs. IFRS 15 suggests (but
does not require) three possible methods
for estimating the SSP:
• adjusted market assessment
• expected cost plus margin
• residual.
When allocating revenue among the
various performance obligations in a
contract, IAS 18 and IAS 11 provide very
little guidance. Therefore, the extent to
which a company will be impacted by the
new guidance will depend upon the
accounting policy adopted under
existing IFRSs.
Table 1 – Estimating the stand-alone selling price
Method
Adjusted market assessment
approach
Expected cost plus margin
approach
Residual approach
Description
Involves evaluating the market in which a company sells goods or
services and estimating the price that customers in that market
would pay. A company might also consider price information from
its competitors and adjust that information for differences in product
features, cost structure and expected margins.
A company forecasts its expected costs of providing the goods or
services and adds an appropriate margin.
Begin with the total transaction price and subtract the sum of observable
stand-alone selling prices for other goods and services promised under
the contract. This method is permitted only if a company:
• sells the same good or service to different customers (at or near
the same time) for a broad range of amounts; or
• has not yet established a price for the good or service and has not
previously sold it on a stand-alone basis.

Allocating discounts and variable
consideration
A discount is present in a contract
whenever the sum of the stand-alone
selling prices for the promised goods or
services exceeds the total consideration
to be paid. The relative selling price
method allocates this discount
proportionately to each of the identified
performance obligations, as illustrated in
Example 7. However, a discount must be
allocated to one or more (but not all) of
the performance obligations if specific
criteria are met. Those criteria focus on
whether a company has observable
evidence of the obligations to which the
entire discount belongs.
In a similar way, variable consideration
may be attributable to either an entire
contract or only a specific part. Variable
consideration must be allocated entirely
to one or more (but not all) performance
obligations if and only if specific criteria
are met.
Example 7 – Relative stand-alone selling price method
A construction services company enters into a contract for the construction of
a hospital and adjacent pharmacy for a total contract price of CU250 million.
Assume for purposes of this example that the hospital and pharmacy are
determined to be separate performance obligations. The company is required
to allocate the total contract price between the hospital and pharmacy using the
relative selling price method.
The company is able to observe or estimate stand-alone selling prices for
the hospital and pharmacy at CU280 million and CU20 million respectively. The
total contract price of CU250 million is allocated as follows:
SSP Relative SSP (%) Relative SSP ($)
Hospital CU280 million 93.3%1
CU233.3 million2
Pharmacy CU20 million 6.7% CU16.7 million
Total CU300 million 100% CU250.0 million
1
280/300 = 93.3%
2
93.3% x 250 million = 233.3 million

Allocating changes in the transaction
price
If the transaction price changes other
than through a contract modification (for
example, when a company updates its
estimate of variable consideration), the
change must be allocated among the
performance obligations on the same
basis as at contract inception. Amounts
allocated to satisfied performance
obligations will impact revenue in the
period the change occurs.
Contract modifications are discussed
beginning at page 24.
Example 8 – Allocating a change in transaction price
A construction services company enters into a contract for the construction
of a hospital and adjacent pharmacy for a total contract price of CU250
million. Assume for purposes of this example that the hospital and pharmacy
are determined to be separate performance obligations and that revenue is
recognised over time.
The company is entitled to a bonus payment of CU10 million if the
foundations for both buildings are completed by 1 December. At the time the
contract is signed, the stand-alone selling prices for the hospital and pharmacy
are estimated at CU280 million and CU20 million respectively.
At inception of the contract, the company determines that it is likely to
succeed in earning the bonus payment. However, it is unable to conclude that
it is highly probable that a significant reversal will not occur, as there is still a
reasonable chance that it will fail to meet the deadline. The bonus is therefore
constrained, and the transaction price of CU250 million is allocated among
the performance obligations on a relative stand-alone selling price basis (see
Example 7).
The foundations are completed on 20 November. As a result, the company
is now entitled to receive the bonus payment of CU10 million, and the
transaction price is re-estimated at CU260 million. The revised transaction price
is reallocated between the two performance obligations on the same basis as at
inception:
SSP Relative SSP (%) Relative SSP Relative SSP
(at inception – (unchanged from (CU – bonus) (CU – total)
do not update) Example 7)
Hospital CU280 million 93.3%1
CU9.3 million CU242.7 million2
Pharmacy CU20 million 6.7% CU0.7 million CU17.3 million
Total CU300 million 100.0% CU10.0 million CU260.0 million
1
280/300 = 93.3%
2
93.3% x 260 million = 242.7 million
To the extent that the bonus is allocated to performance obligations that have
already been satisfied, revenue is increased by way of a cumulative catch-up
adjustment in the same period in which the transaction price changes.

Services are also considered to be assets, even if only
momentarily, when they are received and consumed by
the purchaser.
Step 5: Recognising revenue when or as performance obligations are satisfied
Under IFRS 15 revenue for a performance obligation is recognised when control of the
related good or service is transferred to the customer.

A customer obtains control of an asset (good or service) when it
can direct the use of and obtain substantially all the remaining
benefits from it. Control includes the ability to prevent other
entities from directing the use of and obtaining the benefits from
an asset.
Control transfers over time if any of three following conditions
are met:
• the customer receives and consumes the benefits as the
company performs (eg most services)
• the customer controls the asset as it is created or enhanced
• the asset has no alternative use to the seller and the seller is
entitled to payment for its performance to date.
If none of these conditions are satisfied, the seller recognises
revenue at a point in time. Note that for this purpose, services
are also considered to be assets, even if only momentarily, when
they are received and consumed by the purchaser.
The first of these criteria is most often (and most readily)
satisfied when dealing with routine services like office cleaning,
building maintenance or administrative support. But for certain
leasing or development activities it may be less clear whether the
benefit of those services is received and consumed at the time
the services are performed.

The second of these criteria is helpful in situations where it is
clear that the customer controls the asset as it is created or
enhanced. For example, this might be the case for some (but not
all) contracts calling for the construction of a building on
customer-owned land. It can be more challenging to apply to
other construction-type contracts where the buyer does not have
an ongoing right to access the building site, and legal title and
physical possession transfer only when the contract is complete.
In these cases companies will need to look carefully at the
specific rights identified in the contract to determine whether the
buyer has the ability to direct the use of, and obtain substantially
all of the remaining benefits from, the asset while it is still under
construction. When making this assessment, a company
considers a buyer’s ability to:
• use the asset to produce goods or provide services (eg
occupying the lower stories of a partially-completed office
tower while work continues on the remaining floors above)
• use the asset to enhance the value of other assets
• use the asset to settle liabilities or reduce expenses
• sell or exchange the asset before construction is complete
• pledge the partially-completed asset to secure a loan, and
• hold the asset.
Making this assessment can be challenging, and in many cases it
will be unclear whether an asset under construction is controlled
by the customer and exactly when that control transfers. For this
reason, we expect that many construction companies will
support revenue recognition over time with a detailed
analysis of the third criterion.

The third criterion is comprised of two
parts, both of which must be met in order
to recognise revenue over time. When
evaluating whether an asset (eg
construction-in-progress) has no
alternative use to the seller, a company
considers any impediments, contractual or
practical, that would prevent it from
transferring the partially-completed asset
to another purchaser. If the contract
language provides the seller with the right
to substitute another asset of similar
characteristics and quality, this would
suggest that control over the asset does
not transfer over time as performance
occurs. With respect to a company’s right
to receive payment for performance
completed to date, the amount should
approximate the selling price of any goods
or services transferred to date, including a
reasonable profit margin. When making
this assessment, a company considers
not only the applicable contractual terms,
but also any legislation, legal precedent or
customary business practices that could
override those contractual terms.
Practical insight – ‘Off-plan’ sales of residential real estate
Under IFRS 15, in order to recognise profits on the sale of residential real
estate before construction has been completed and individual buyers have
begun occupying their units, the seller must meet one of the three criteria noted
above indicating that control of the unit transfers over time. When assessing the
third (‘no alternative use’) criterion, a company should consider any contractual
or practical impediments that would prevent it from redirecting the unit to
another customer. These could include such things as contractual terms
naming the specific unit being sold (eg ‘Apartment #15’), or significant rework
costs that would be required to make the unit suitable for another customer.
With regards to its entitlement to payment for services performed to date,
a company considers whether it is entitled to enforce payment in the event
the customer terminates the contract for reasons other than the company’s
own failure to perform. To satisfy this criterion, the right to receive payment
should go beyond the mere reimbursement of costs incurred and reflect a
normal selling price for the goods or services transferred to date (ie including a
reasonable profit margin). Note also that the existence of a payment schedule
does not necessarily mean that a company is entitled to an amount that at least
compensates it for work completed to date if such amounts are refundable or
are expected to lag behind performance.
Under existing IFRSs, an agreement for the construction of real estate
may be within the scope of either IAS 11 or 18. That determination is a matter
of judgement that depends on the terms of the agreement and related facts
and circumstances. IFRIC 15 provides guidance when assessing whether an
agreement for the construction of real estate is within the scope of IAS 11 or
18 and whether related revenue is to be recognised at a point in time similar to
a sale of goods, or over time.
Based on the way typical off-plan residential unit sales contracts are
currently structured, we believe that the new guidance may require some
companies to change their practices. The important thing to remember is that
with the introduction of new guidance the boundary may have shifted and a
careful examination of facts and circumstances including the contractual terms,
local legal environment and customary business practices will be required.

Practical insight – Guarantees
In some real estate contracts, a seller guarantees the
return of its customer’s investment or a return on that
investment for an extended period of time. If this leads to
a conclusion that a seller has retained significant financial
risk in a project, this is one possible indicator that
control may not have passed to the buyer. Under these
conditions a seller needs to pay particular attention to the
description of control in IFRS 15 and consider carefully
whether the buyer has obtained “the ability to direct
the use of, and obtain substantially all of the remaining
benefits from, the asset”. If control of the asset has not
been transferred to the buyer, revenue would not be
recognised.
Similarly, if a property seller guarantees a buyer’s
financing, this is an example of a transaction that is partly
in scope of IFRS 15 and partly in scope of IFRS 9. The
seller applies IFRS 9 to initially measure the value of the
guarantee and IFRS 15 to determine when it recognises
revenue from both the guarantee and from the sale of
property. In both cases, revenue cannot be recognised
until control of the related asset has been transferred to
the buyer.
As existing IFRSs focus on identifying whether the
seller has transferred the significant risks and rewards
of ownership to the buyer (rather than the transfer of
control) caution is warranted. Depending on the facts
and circumstances some companies may experience a
change in the timing of revenue recognition when IFRS 15
is adopted.
Measuring progress towards completion
For performance obligations satisfied over time, a company
recognises revenue over time in proportion to its progress
towards completion of that performance obligation. The method
chosen to measure this progress should reflect the pattern in
which the company transfers control of the goods or services to
the customer. This measurement must be updated from time to
time as circumstances change and accounted for as a change in
estimate under IAS 8 ‘Accounting Policies, Changes in Accounting
Estimates and Errors’.
For measuring a company’s progress towards completion
IFRS 15 identifies two broad approaches:
• output methods (eg surveys of performance completed to
date, time elapsed, units produced, etc)
• input methods (eg labour hours expended or costs incurred
relative to the expected total amounts).
For companies involved in the construction of residential or
commercial real estate, the cost-to-cost method (an input
method) is widely used. When applying input methods like
cost-to-cost, it is important to exclude items from the calculation
of progress when they do not faithfully reflect a company’s
progress in satisfying the performance obligation. The cost of
procured but as yet uninstalled materials, for example, may not
be proportionate to the company’s progress in satisfying the
performance obligation. Other costs, such as unexpected
amounts of wasted materials, do not contribute to a company’s
progress at all. For some uninstalled materials where control of
the good transfers to the customer before related services are
provided, it may be appropriate to adjust the input method to
recognise revenue only to the extent of the cost of the good.
This might be appropriate when, for example:
• the good is not distinct
• the customer obtains control of the good before receiving
services related to the good
• the cost of the transferred good is significant relative to the
total expected costs, and
• the good is procured from a third party (ie not manufactured
by the seller).

Example 9 – Input method with uninstalled materials
In February 20X8, a real estate developer enters into a contract with a customer to construct a new
five story residential complex for total consideration of CU10 million. The terms of the contract are
such that the developer’s performance creates or enhances an asset (ie work-in-progress) that the
customer controls as performance occurs. The developer considers the guidance in IFRS 15 and
concludes that the project represents a single performance obligation satisfied over time. Total
expected costs are CU8 million, including CU1.6 million for state-of-the-art solar panels which, once
installed, will supply up to 75% of the building’s electrical needs. The developer obtains control of the
solar panels from a third party supplier before transferring them to the building site (and in this case,
the customer).
The developer uses the cost-to-cost method to measure its progress towards completion of
the building. The customer obtains control of the solar panels when they are delivered to the site in
November 20X8, although they will not be installed until May 20X9. The solar panels represent 20%
of the total estimated costs of the project, and this cost is considered to be significant.
At 31 December the solar panels remain uninstalled and under the control of the customer. As the
cost of the solar panels represents 20% of the total estimated costs of the project, but the panels
required very little effort to procure, the developer concludes that it would be overstating its estimate
of performance if it included the costs of the solar panels in its cost-to-cost calculations. As a result,
the developer removes the cost of the solar panels from its cost-to-cost calculations, recognising
revenue for the transfer of the solar panels in an amount equal to their cost (ie at a zero margin)
(see IFRS 15.B19(b)).
As of 31 December 20X8 other costs incurred (excluding the solar panels) are CU3.2 million
and performance is therefore considered to be 50% complete (ie CU3.2 million ÷ [CU8.0 million –
CU1.6 million]). As a result, at 31 December the developer recognises the following:
CU (millions)
Revenue (solar panels) 1.6
Revenue (rest of project @ 50%) 4.21
Total revenue 5.8
Cost of goods sold 4.82
Profit 1.0
1
50% × (CU10 million – CU1.6 million)
2
CU1.6 million cost of solar panels plus CU3.2 miliion in other costs incurred
Note that had the developer not adjusted its calculations as shown above, it would have recognised
profit of CU1.2 million, an increase of 20%.

Ability to reasonably measure progress
A company recognises revenue for a performance obligation
satisfied over time only if it can reasonably measure its progress
towards completion of that performance obligation. A company
is not able to reasonably measure its progress towards
completion if it lacks reliable information that is required to apply
an appropriate method of measurement.
In some cases, such as during the early stages of a
contract, a company might not be able to reasonably measure
its progress towards completion, but may still expect to recover
its costs incurred in satisfying the performance obligation. In this
situation, a company recognises revenue only to the extent of
costs incurred until it can reasonably measure its progress.
Control transferred at a point in time
In situations where control over an asset (good or service)
is transferred at a single point in time, a company recognises
revenue by evaluating when the customer obtains control of
the asset.
In performing this evaluation, a company considers various
indicators of control including, but not limited to, the following:
• the company has a present right to receive payment for the
asset
• the customer has legal title to the asset
• the customer has physical possession of the asset
• the customer has assumed the significant risks and rewards
of owning the asset
• the customer has accepted the asset.
The transfer of legal title, for example, often indicates the
transfer of control. However, where the seller retains legal title
solely as a means of protecting itself against a customer’s
failure to pay, that retention of title does not preclude the
possibility that the customer has obtained control of the asset.
A company recognises revenue for a performance
obligation satisfied over time only if it can reasonably
measure its progress towards completion of that
performance obligation.

Other important considerations

Contract modifications
In construction and real estate contracts
it is common for the scope or pricing of a
contract to change in response to a
variety of circumstances not foreseen at
inception (often referred to as ‘change
orders’ or ‘variations’). While frequently
documented in writing, these
modifications can also be effected by
oral agreement or even implied by
customary business practices. When
deciding how to account for a modified
contract, a company must first determine
whether the modification is considered to
be a separate contract. A company
accounts for a modification as a separate
contract, if both:
• the scope changes due to the
addition of ‘distinct’ goods or services
(see Step 2)
• the price change reflects the stand-
alone selling prices of the newly
added goods or services.
When a modification is treated as a
separate contract, only future revenue is
impacted as the company will continue to
account for the pre-modification elements
of the contract as before.
Does the additional
price/unit = SSP?
Are all the newly
added goods or
services distinct?
Start here
Diagram 3 – Treatment of contract modifications
Treat as
separate contract
[IFRS 15.20]
Yes
Yes
Yes
Are all remaining goods
and services distinct?
Are at least some of
the remaining goods
and services distinct?
Combination –
judgement needed
[IFRS 15.21(c)]
Treat as part of
existing contract
[IFRS 15.21(b)]
No
No
No
No
Treat as termination
of old and creation
of new contract
[IFRS 15.21(a)]
Yes

When a modification does not satisfy the conditions needed
to support treatment as a separate contract, the accounting will
depend on whether the remaining goods and services under the
modified contract are ‘distinct’ from those already transferred
to the customer at the modification date:
• If all remaining goods or services are distinct from those
already transferred to the customer at the modification date
(including those newly added under the terms of the
modification), then the modification is treated as a
termination of the original contract and the creation of a
new contract. The transaction price to be allocated to the
remaining performance obligations is the total consideration
promised by the customer (as modified) less the amount
already recognised as revenue. No adjustments are made
to the amount of revenue recognised on or before the
modification date. If a change to an amount of variable
consideration arises subsequently but relates to
performance occurring before the modification date, then
the guidance on variable consideration applies.
• If none of the remaining goods or services are distinct from
those already transferred to the customer at the
modification date, but they form part of a single
performance obligation that is partially satisfied as of the
modification date, a company adjusts both the transaction
price and the measure of progress towards completion for
that performance obligation. Revenue recognised to date is
adjusted for the contract modification on a ‘cumulative
catch-up’ basis. This treatment usually results when, for
example, a construction company agrees with its customer
to upgrade an in-progress building’s agreed-upon
specifications for an additional charge.
• If the remaining goods or services are a combination of
these scenarios a company accounts for the effects of the
modification on unsatisfied or partially satisfied obligations
consistently with the guidance above. No adjustments are
made to the amount of revenue recognised for separate
performance obligations satisfied on or before the
modification date.
Example 10 – Basic modification
A property management company enters into a two-year
agreement to manage a rental property. The owners of
the rental property commit to pay CU50,000 per year.
The property management company routinely sells these
service to other parties on a stand-alone basis at the
same rate. At the end of the first year, the management
company agrees to reduce the fee for the remaining
year to CU40,000 (the stand-alone selling price of the
services at that time). At the same time, the customer
agrees to extend the contract for an additional two
years for total consideration of CU70,000 payable at the
beginning of years three and four in two equal instalments
of CU35,000. Immediately following the modification,
the contract has three years remaining, and entitles the
company to consideration of CU110,000.
The company determines that it is not able to account
for the modification as a separate contract. Although the
additional services are considered to be distinct from
those originally promised, the price of the contract has
not increased by an amount that reflects the company’s
stand-alone selling price of the additional services,
measured on the date of the modification. The company
will therefore account for the modification as a termination
of the original contract and creation of a new contract.
As the total remaining consideration is CU110,000
(CU40,000 + CU70,000), the company recognises
revenue of CU36,667 per year over each of the three
remaining years in the contract.

If the parties to a contract approve a change in scope before
agreeing on the corresponding change in price, the seller uses
an estimate of the change in transaction price when applying
the modification guidance above. The constraint on variable
consideration also applies – see Step 3.
Incremental costs of obtaining a contract
IFRS 15 requires a company to capitalise the incremental costs
of obtaining a contract if it expects to recover those costs.
‘Incremental costs’ of obtaining a contract are defined as costs
that a company would not have incurred had it not obtained the
contract (some sales commissions, for example).
In order to obtain work, most companies in the real estate
and construction industries find they must participate in a
competitive tendering process. Developing a tender, or bid,
involves a variety of costs as the prospective builder works to
gain an understanding of a project’s requirements, develop its
materials requirements list, and obtain cost estimates from
potential trade subcontractors. Costs that a company incurs
regardless of whether it obtains a contract (eg most bid costs)
are expensed as incurred, unless the costs are explicitly
chargeable to the customer whether or not the company
obtains the contract. When a company is required to undertake
design or other project planning activities as part of the
tendering process, these are considered for capitalisation as
fulfilment costs using the criteria described in the next section.
As a practical expedient, IFRS 15 allows a company to
expense the incremental costs of obtaining a contract as
incurred if the amortisation period of the asset that the
company would have otherwise recognised is one year or less.
Costs to fulfil a contract
If costs incurred in fulfilling a contract with a customer are
covered under another Standard (such as IAS 2 ‘Inventory’ or
IAS 16 ‘Property, Plant, and Equipment’), a company accounts
for those costs in accordance with that Standard. Otherwise, a
company recognises an asset for those costs, provided all of
the criteria in the table below are met. With the exception of
mobilisation and other similar up-front costs, we expect that
many companies in the real estate and construction industries
will be expensing fulfilment costs as they are incurred, while
recognising revenue over time.
Example 11 – Change in price not yet agreed
A construction company has agreed to upgrade the
flooring spec on all levels of a building currently under
construction. While the final details of the flooring
have been agreed, the company is still in the process
of coming to an agreement with its customer on the
additional compensation to be paid as a result of this
change. The contract was previously determined to
consist of a single performance obligation (ie the building)
with revenue being recognised over time.
In this case the construction company estimates
the change in the transaction price arising from the
modification and applies the constraint. As the upgraded
flooring and all remaining goods or services to be
transferred under the original contract are not considered
to be ‘distinct’ from the goods or services already
transferred to the customer, the company updates its
measure of progress towards completion for the building
and applies this to the revised transaction price.
Revenue recognised to date is updated on a ‘cumulative
catch-up’ basis.

Practical insight – Mobilisation costs
A construction services company typically incurs a variety
of costs while preparing to perform under a contract (ie
‘mobilisation costs’). These costs will include such things
as planning the layout of the construction site, obtaining
statutory drawings of all the existing utilities in the vicinity
of the site, and selecting suppliers to provide on-site
catering and security. The new guidance will require
businesses to re-examine how they account for
these costs.
While IAS 11 allows mobilisation costs to be
capitalised and amortised over the life of the contract,
many construction businesses tend to expense these
costs as incurred. IFRS 15 will require such costs to
be capitalised where the specific criteria in IFRS 15 are
met. The impact on each company will therefore depend
entirely on the specifics of each customer contract and
the policies historically applied under existing IFRSs.
Amortisation and impairment of contract costs
Under IFRS 15, a company amortises capitalised contract costs
on a systematic basis consistent with the pattern in which the
related goods or services are transferred to the customer. If a
company identifies a significant change to the expected pattern
of transfer, it updates its amortisation to reflect the change in
estimate in accordance with IAS 8.
A company recognises an impairment loss in earnings if the
carrying amount of an asset exceeds the remaining amount of
consideration the company expects to receive in connection with
the related goods or services less any costs directly related to
providing those goods or services that have not yet been
recognised as expenses. When determining the amount of
consideration it expects to receive, a company ignores the
constraint on variable consideration previously discussed, and
adjusts for the effects of the customer’s credit risk.
Sale-leaseback transactions
The accounting for sale and leaseback transactions falls under
IAS 17 ‘Leases’ (or IFRS 16 ‘Leases’) and may result in the
deferral of a portion of the revenue that might otherwise be
recognised by the seller-lessee. The new leasing guidance
confirms that the assessment of whether or not a sale has
occurred is made using the guidance in IFRS 15.
A sale-leaseback transaction with a customer put option that
obligates the seller-lessee to repurchase the asset at the
customer’s request would call into question whether control of
the asset had been transferred to the customer and thus
whether a sale had actually occurred. If a sale has not occurred,
then the arrangement is treated as a financing. In this situation
the seller-lessee continues to recognise the transferred asset
and recognises a financial liability equal to the transfer proceeds.
This financial liability (and the corresponding financial asset
recognised by the buyer-lessor) are accounted for under IFRS 9
‘Financial Instruments’.
IFRS 15 provides detailed guidance on how to account for
sales subject to repurchase agreements (calls, forwards and
puts) and a careful analysis of the facts and circumstances
surrounding each arrangement is required.
Table 2 – Contract fulfilment costs
Costs are capitalised if all of the following conditions are met:
• the costs relate directly to a contract (or anticipated contract), including:
– direct labour
– direct materials
– allocations that relate directly to the contract or contract activities (for
example, contract management and supervision costs and depreciation of
tools and equipment used in fulfilling the contract)
– costs that are explicitly chargeable to the customer
– other costs that the entity incurs only because it entered into the contract
(eg payments to subcontractors)
• the costs generate or enhance resources of the entity that will be used to
satisfy performance obligations in the future
• the entity expects to recover the costs.
Costs to be expensed as incurred include:
• general and administrative costs that are not explicitly chargeable to the
customer
• costs of wasted materials, labour or other resources that were not reflected
in the contract price
• costs that relate to satisfied performance obligations
• costs related to remaining performance obligations that cannot be
distinguished from costs related to satisfied performance obligations.

Onerous contracts
IFRS 15 does not include any guidance on how to account for
contracts in which the unavoidable costs of performing under
the contract exceed the economic benefits expected to be
received from it. Accordingly, such contracts will be accounted
for using the guidance in IAS 37 ‘Provisions, Contingent
Liabilities and Contingent Assets’.
Under IAS 37, the assessment of whether a provision needs
to be recognised takes place at the contract level. Under IAS
11, when a contract calls for the construction of two or more
assets, the construction of each asset is treated as a separate
contract if certain criteria are met (ie segmentation). This means
that each segment is assessed separately to determine whether
it is onerous. If the construction of one asset is onerous and
expected to generate a loss, for example, a provision is booked
even if the second asset and contract as a whole are not
onerous. This may change once a company has adopted IFRS
15. Similar segmentation provisions have not been included in
the new Standard, and IAS 37’s ‘contract’ appears to be a higher
unit of account than IFRS 15’s ‘performance obligation’. Once a
company has adopted IFRS 15, then, the assessment of whether
a contract is onerous will be performed at the contract level and
not the performance obligation level. In addition, when IFRS 15
requires an entity to combine two or more contracts entered
into at or near the same time, the assessment of whether the
contract is onerous should be performed at the level of the
combined contracts (ie the ‘contract’ from the point of view of
IFRS 15).
One further impact can be expected due to the fact that a loss
contract under IAS 11 is measured using an estimate of the total
contract costs (including, for example, an appropriate allocation
of construction overheads). This is likely to be greater than the
‘unavoidable costs’ identified under IAS 37.
Warranties
A company acting as a primary contractor may provide its
customers with a warranty over construction. While the
involvement of subcontractors in a construction project
adds some legal complexity for the parties involved, from an
accounting perspective the basic principles are the same as
in other industries. When a warranty provides the purchaser
with assurance that a new building has been constructed in
accordance with agreed-upon specifications and is free from
latent defects it is generally accounted for using the cost accrual
guidance in IAS 37 ‘Provisions, Contingent Liabilities and
Contingent Assets’. When a customer can purchase a warranty
separately, or all or part of a warranty provides a customer with
an additional service beyond the basic assurance described
above, it is treated as a separate performance obligation. In this
case the developer allocates a portion of the transaction price
to that service unless it cannot reasonably account for the
assurance and service portions of the warranty separately.
If it cannot reasonably separate the assurance and service
components of a warranty, it accounts for both together
as a single performance obligation.
Practical insight – Assessing whether a contract is
onerous
When assessing whether a contract is onerous, IAS 37
requires companies to consider the economic benefits
expected to be received but does not define in detail
exactly what that means. Under existing IFRSs the analysis
would either include revenues that are more likely than not
to be received, or be performed on a probability weighted
basis. We believe this approach will continue to apply in
the future and that companies will not be required to apply
the IFRS 15 constraint when estimating the economic
benefits to be received. Assessing whether a contract
is onerous is guided by IAS 37, while the constraint is a
feature of IFRS 15.

Presentation
Under IFRS 15 a company presents a contract in its
statement of financial position as either a contract liability
or a contract asset depending on the relationship between
the company’s performance and the customer’s payments
as at the reporting date. A company’s unconditional right to
consideration is presented separately as a receivable.
Diagram 4 summarises the circumstances under which
various assets and liabilities arise.
A company presents a contract as a liability whenever
the consideration received (or due) from the customer exceeds
the revenue recognised for performance to date (entries 1,
5, and 6 in the Diagram). Conversely, if the company has
transferred goods or services as of the reporting date which
the customer has not yet paid for, the company recognises
either a contract asset or a receivable (entries 2, 3 and 4). A
company recognises a receivable to the extent that only the
passage of time is required before payment of the amount is
due (or the amount is already due); otherwise, a company
recognises a contract asset.
Practical insight – Presentation of contract assets
and liabilities
IFRS 15 does not require the use of specific labels when
presenting contract assets or liabilities on the statement
of financial position. If, for example, a company previously
concluded it is appropriate to describe its contract
liabilities under the caption ‘deferred revenue’, it may
continue to do so.
Similarly, many construction-type contracts include
detailed billing schedules itemising the amounts that
will be paid by the purchaser on specific dates or upon
achievement of various milestones. When a contract
asset or receivable results because the revenue
recognised to date exceeds the amount of consideration
received from a customer (commonly encountered
when construction holdbacks are present), a company
will have some flexibility in selecting the appropriate
captions. If, for example, a company previously concluded
it is appropriate to use the caption ‘Unbilled accounts
receivable’ in its financial statements to describe certain
assets, it may continue to do so. Although in this case
care must be taken to ensure it is clear to a reader
whether this is a subcategory of receivables (ie only the
passage of time is required before the amount is due) or
a contract asset.
Under previous IFRSs journal entry 6 in Diagram 4
was discouraged based largely on a definition of deferred
revenue that focused on the receipt of cash in advance
of revenue being recognised. Under IFRS 15 companies
will be required to recognise this entry whenever an
amount is due under a contract (but not yet received) and
performance has not yet occurred. This will represent a
change in practice for many.

Dr. Cash
Cr. Revenue
Cr. Contract liability
Dr. Cash
Dr. Contract asset (or AR)
Cr. Revenue
Dr. Accounts receivable
Cr. Revenue
Dr. Contract asset
Cr. Revenue
Dr. Cash
Dr. Accounts receivable
No entries
Diagram 4 – Receivables, contract assets and contract liabilities under IFRS 15
No
No
Has a good or service
been transferred to the
customer?
Has a payment been
received?
Is a payment due?
Has a payment been received?
Yes – some cash
received, but less
than revenue
Yes – more
cash received than
revenue recognised
Yes
No
Under IFRS 15 a company presents a contract in its
statement of financial position as either a contract liability
or a contract asset depending on the relationship between
the company’s performance and the customer’s payments
as at the reporting date.
Yes
Does the company have an
unconditional right to payment?
(amount is due or only the passage
of time is required before amount
is due)
No
Yes
No
Yes
1
2
3
4
5
6

Disclosures
All entities, especially those with contracts
greater than one year in duration, will
need to provide additional disclosures
beyond those currently required. As a
result, systems and processes will need
to capture and summarise the
incremental information needed to comply
with the new Standard. Some of the more
significant new disclosures include:
General
Disaggregation of revenue
Information about contract
balances
Information about
performance obligations
Information about
significant judgements
Assets recognised from the
costs to obtain or fulfil a
contract
• revenue recognised from contracts with customers, separately from
other sources of revenue
• impairment losses on receivables and contract assets
• categories that depict the nature, amount, timing, and uncertainty of
revenue and cash flows
• sufficient information to enable users of financial statements to
understand the relationship with revenue information disclosed for
reportable segments under IFRS 8 ‘Operating Segments’
• including opening and closing balances of contract assets, contract
liabilities, and receivables (if not separately presented)
• revenue recognised in the period that was included in contract
liabilities at the beginning of the period and revenue from
performance obligations (wholly or partly) satisfied in prior periods
• explanation of relationship between timing of satisfying performance
obligations and payment
• explanation of significant changes in the balances of contract assets
and liabilities
• when the entity typically satisfies performance obligations
• significant payment terms
• nature of goods and services
• obligations for returns, refunds and similar matters
• types of warranties and related obligations
• aggregate amount of transaction price allocated to remaining
performance obligations at end of period1
• judgements impacting the expected timing of satisfying
performance obligations
• methods used to recognise revenue for performance satisfied over
time, with explanation
• the transaction price and amounts allocated to performance
obligations (eg estimating variable consideration and assessing if
constrained and allocating to performance obligations)
• judgements made in determining costs capitalised
• amortisation method used
• closing balances by main category and amortisation expense
1
not required if (i) the performance obligation is part of a contract which has an original expected
duration of less than one year; or (ii) the entity applies an expedient to recognise revenue at the
amount it is entitled to invoice when this corresponds directly with the value the customer obtains
from the entity’s performance
Table 3 – Summary of disclosure requirements

Other business impacts
In addition to the accounting impacts discussed above, the
introduction of this important new Standard has the potential to
impact other areas of a business in a significant way, including
the following.
Investor relations
Consider whether owners and other stakeholders have been
provided with all the information they need in order to
understand the impacts that the new Standard will have on the
company and its financial information.
Bank covenants
With changes to the guidance on recognising revenue over time
versus at a point in time and on the capitalisation of costs to
acquire or fulfil a contract, recognised assets and liabilities may
be changing and this could impact compliance with existing loan
covenants. Identify any potential risks and begin discussions with
lenders well in advance.
Bonus and other compensation plans
Where significant impacts on the timing of revenue recognition
have been identified, consider whether changes need to be
made to the Company’s bonus and other compensation plans in
order to ensure that payouts remain aligned with the Company’s
compensation objectives.
Accounting systems and related processes
IFRS 15 will require companies to capture and track new
information, especially when it comes to complying with the
enhanced disclosure requirements. Consider whether existing
systems can be adapted or must be replaced, and begin the
assessments and vendor searches early.
Staff training
Identify any supplemental training staff will need in order to
understand the new requirements and work effectively with new
or modified accounting systems and processes.
Internal budgeting
Consider that changes to the way in which revenue is recognised
can impact the timing of related corporate tax instalments and
other cash flow items like employee compensation plans. There
are also likely to be a variety of one-time costs associated with
transition, such as the cost of hiring additional staff to analyse
the impact on existing contracts-in-progress, and the cost of
making changes to legacy software systems.

3. Effective date and transition
IFRS 15 is effective for annual reporting periods beginning on or after 1 January 2018.
Early adoption is permitted.
Entities are required to apply the new revenue standard either:
• retrospectively to each prior period presented, subject to some practical expedients or
• retrospectively, with the cumulative effect of initial application recognised in the
current period.
A company that chooses to restate only the current period is required to provide the
following additional disclosures in the initial year of adoption:
• for each financial statement line item, the current year impact of applying the new
revenue standard
• an explanation of the reasons behind the significant impacts.

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Contacts
Global Leader, Real Estate and Construction
Sian Sinclair
Australia
T +61 7 3222 0330
E sian.sinclair@au.gt.com
Asia Pacific
Sian Sinclair
Australia
T +61 7 3222 0330
E sian.sinclair@au.gt.com
Wilfred Chiu
China
T +86 10 8566 5828
E wilfred.chiu@cn.gt.com
Europe and Middle East
Kersten Muller
UK
T +44 (0)20 7728 3139
E kersten.j.muller@uk.gt.com
Americas
Alvin Wade
United States
T +1 214 561 2340
E alvin.wade@us.gt.com
Bo Mocherniak
Canada
T +1 416 360 3050
E bo.mocherniak@ca.gt.com
Africa
Lee-Anne Bac
South Africa
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