Accounting Standard (AS) 10
(issued 1985)
Accounting for Fixed Assets
Introduction:
1. Financial statements disclose certain information relating to fixed assets.
In many enterprises these assets are grouped into various categories, such
as land, buildings, plant and machinery,vehicles, furniture and fittings,goodwill,
patents, trade marks and designs. This statement deals with accounting for
such fixed assets except as described in paragraphs 2 to 5 below.
2. This statement does not deal with the specialised aspects of accounting
for fixed assets that arise under a comprehensive system reflecting the effects
of changing prices but applies to financial statements prepared on historical
cost basis.
3. This statement does not deal with accounting for the following items to
which special considerations apply:
(i) forests, plantations and similar regenerative natural resources;
(ii) wasting assets including mineral rights, expenditure on the
exploration for and extraction of minerals, oil, natural gas and
similar non-regenerative resources;
(iii) expenditure on real estate development; and
(iv) livestock.
Expenditure on individual items of fixed assets used to develop or maintain
the activities covered in (i) to (iv) above, but separable from those activities,
are to be accounted for in accordance with this Statement.
4. This statement does not cover the allocation of the depreciable amount
of fixed assets to future periods since this subject is dealt with in Accounting
Standard 6 on ‘Depreciation Accounting’.
5. This statement does not deal with the treatment of government grants
and subsidies, and assets under leasing rights. Itmakes only a brief reference
to the capitalisation of borrowing costs and to assets acquired in an
amalgamation or merger. These subjects requiremore extensive consideration
than can be given within this Statement.
Definitions:
6 The following terms are used in this Statement with the meanings
specified:
6.l Fixed asset is an asset held with the intention of being used for the
purpose of producing or providing goods or services and is not held for sale
in the normal course of business.
6.2 Fair market value is the price that would be agreed to in an open and
unrestricted market between knowledgeable and willing parties dealing at
arm’s length who are fully informed and are not under any compulsion to
transact.
6.3 Gross book value of a fixed asset is its historical cost or other amount
substituted for historical cost in the books of account or financial statements.
When this amount is shown net of accumulated depreciation, it is termed as
net book value.
Explanation:
7. Fixed assets often comprise a significant portion of the total assets of an
enterprise, and therefore are important in the presentation of financial position.
Furthermore, the determination of whether an expenditure represents an
asset or an expense can have a material effect on an enterprise’s reported
results of operations.
Identification of Fixed Assets
8
8.1 The definition in paragraph 6.1 gives criteria for determining whether
items are to be classified as fixed assets. Judgement is required in applying
the criteria to specific circumstances or specific types of enterprises. It may
be appropriate to aggregate individually insignificant items, and to apply the
criteria to the aggregate value. An enterprise may decide to expense an item
which could otherwise have been included as fixed asset, because the amount
of the expenditure is not material.
8.2 Stand-by equipment and servicing equipment are normally capitalised.
Machinery spares are usually charged to the profit and loss statement as and
when consumed. However, if such spares can be used only in connection
with an itemof fixed asset and their use is expected to be irregular, itmay be
appropriate to allocate the total cost on a systematic basis over a period not
exceeding the useful life of the principal item.
8.3 In certain circumstances, the accounting for an itemof fixed asset may
be improve dif the total expenditure there on is allocated to its component parts,
provided they are in practice separable, and estimates are made of the useful
lives of these components. For example, rather than treat an aircraft and its
engines as one unit, it may be better to treat the engines as a separate unit if
it is likely that their useful life is shorter than that of the aircraft as a whole.
Components of Cost
9
9.1 The cost of an itemof fixed asset comprises its purchase price, including
import duties and other non-refundable taxes or levies and any directly
attributable cost of bringing the asset to itsworking condition for its intended
use; any trade discounts and rebates are deducted in arriving at the purchase
price. Examples of directly attributable costs are:
(i) site preparation;
(ii) initial delivery and handling costs;
(iii) installation cost, such as special foundations for plant; and
(iv) professional fees, for example fees of architects and engineers.
The cost of a fixed asset may undergo changes subsequent to its acquisition
or construction on account of exchange fluctuations, price adjustments,
changes in duties or similar factors.
9.2 Administration and other genera lover head expenses are usually excluded
from the cost of fixed assets because they do not relate to a specific fixed
asset. However, in some circumstances, such expenses as are specifically
attributable to construction of a project or to the acquisition of a fixed asset
or bringing it to its working condition, may be included as part of the cost of
the construction project or as a part of the cost of the fixed asset.
9.3 The expenditure incurred on start-up and commissioning of the project,
including the expenditure incurred on test runs and experimental production,
is usually capitalised as an indirect element of the construction cost.However,
the expenditure incurred after the plant has begun commercial production,
i.e., production intended for sale or captive consumption, is not capitalised
and is treated as revenue expenditure even though the contractmay stipulate
that the plantwill not be finally taken over until after the satisfactory completion
of the guarantee period.
9.4 If the interval between the date a project is ready to commence
commercial production and the date atwhich commercialproduction actually
begins is prolonged, all expenses incurred during this period are charged to
the profit and loss statement. However, the expenditure incurred during this
period is also sometimes treated as deferred revenue expenditure to be
amortised over a period not exceeding 3 to 5 years after the commencement
of commercial production.
Self-constructed Fixed Assets
10
10.1 In arriving at the gross book value of self-constructed fixed assets,
the same principles apply as those described in paragraphs 9.1 to 9.5. Included
in the gross book value are costs of construction that relate directly to the
specific asset and costs that are attributable to the construction activity in
general and can be allocated to the specific asset. Any internal profits are
eliminated in arriving at such costs. It may be noted that this paragraph relates to “all expenses” incurred during the
period. This expenditure would also include borrowing costs incurred during the
said period. Since Accounting Standard (AS) 16, Borrowing Costs, specifically
deals with the treatment of borrowing costs, the treatment provided by AS 16 would
prevail over the provisions in this respect contained in this paragraph as these
provisions are general in nature and apply to “all expenses” (see ‘The Chartered
Accountant’, November 2001, page 699). Accordingly, this paragraph stands
withdrawn insofar as borrowing costs are concerned.Accounting for Fixed Assets 147
Non-monetary Consideration
11
11.1 When a fixed asset is acquired in exchange for another asset, its
cost is usually determined by reference to the fair market value of the
consideration given. Itmay be appropriate to consider also the fairmarket
value of the asset acquired if this is more clearly evident. An alternative
accounting treatment that is sometimes used for an exchange of assets,
particularly when the assets exchanged are similar, is to record the asset
acquired at the net book value of the asset given up; in each case an
adjustment is made for any balancing receipt or payment of cash or other
consideration.
11.2 When a fixed asset is acquired in exchange for shares or other securities
in the enterprise, it is usually recorded at its fair market value, or the fair
market value of the securities issued, whichever is more clearly evident.
Improvements and Repairs
12
12.1 Frequently, it is difficult to determine whether subsequent expenditure
related to fixed asset represents improvements that ought to be added to the
gross book value or repairs that ought to be charged to the profit and loss
statement. Only expenditure that increases the future benefits from the
existing asset beyond its previously assessed standard of performance is
included in the gross book value, e.g., an increase in capacity.
12.2 The cost of an addition or extension to an existing asset which is of a
capital nature and which becomes an integral part of the existing asset is
usually added to its gross book value.Any addition or extension,which has a
separate identity and is capable of being used after the existing asset is
disposed of, is accounted for separately.
Amount Substituted for Historical Cost
13
13.1 Sometimes financial statements that are otherwise prepared on a
historical cost basis include part or all of fixed assets at a valuation in
substitution for historical costs and depreciation is calculated accordingly.
Such financial statements are to be distinguished from financial statements
prepared on a basis intended to reflect comprehensivelythe effects of changing
prices.
13.2 A commonly accepted and preferred method of restating fixed assets
AS 10 (issued 1985)
is by appraisal, normally undertaken by competent valuers. Other methods
sometimes used are indexation and reference to current prices which when
applied are cross checked periodically by appraisal method.
13.3 The revalued amounts of fixed assets are presented in financial
statements either by restating both the gross book value and accumulated
depreciation so as to give a net book value equal to the net revalued amount
or by restating the net book value by adding therein the net increase on
account of revaluation. An upward revaluation does not provide a basis for
crediting to the profit and loss statement the accumulated depreciation
existing at the date of revaluation.
13.4 Different bases of valuation are sometimes used in the same financial
statements to determine the book value of the separate items within each of
the categories of fixed assets or for the different categories of fixed assets.
In such cases, it is necessary to disclose the gross book value included on
each basis.
13.5 Selective revaluation of assets can lead to unrepresentative amounts
being reported in financial statements. Accordingly, when revaluations do
not cover all the assets of a given class, it is appropriate that the selection of
assets to be revalued be made on a systematic basis. For example, an
enterprise may revalue a whole class of assets within a unit.
13.6 It is not appropriate for the revaluation of a class of assets to result in
the net book value of that class being greater than the recoverable amount of
the assets of that class.
13.7 An increase in net book value arising on revaluation of fixed assets
is normally credited directly to owner’s interests under the heading of
revaluation reserves and is regarded as not available for distribution.
A decrease in net book value arising on revaluation of fixed assets is
charged to profit and loss statement except that, to the extent that such a decrease
is considered to be related to a previous increase on revaluation that
is included in revaluation reserve, it is sometimes charged against that
earlier increase. It sometimes happens that an increase to be recorded is a
reversal of a previous decrease arising on revaluation which has been charged to
profit and loss statement in which case the increase is credited to profit
and loss statement to the extent that it offsets the previously recorded
decrease.Accounting for Fixed Assets
Retirements and Disposals
14
14.1 An item of fixed asset is eliminated from the financial statements on
disposal.
14.2 Items of fixed assets that have been retired from active use and are
held for disposal are stated at the lower of their net book value and net
realisable value and are shown separately in the financial statements. Any
expected loss is recognised immediately in the profit and loss statement.
14.3 In historical cost financial statements, gains or losses arising on disposal
are generally recognised in the profit and loss statement.
14.4 On disposal of a previously revalued itemof fixed asset, the difference
between net disposal proceeds and the net book value is normally charged or
credited to the profit and loss statement except that, to the extent such a loss
is related to an increase which was previously recorded as a credit to
revaluation reserve and which has not been subsequently reversed or utilised,
it is charged directly to that account. The amount standing in revaluation
reserve following the retirement or disposal of an asset which relates to that
asset may be transferred to general reserve.
Valuation of Fixed Assets in Special Cases
15
15.1 In the case of fixed assets acquired on hire purchase terms, although
legal ownership does not vest in the enterprise, such assets are recorded at
their cash value, which, if not readily available, is calculated by assuming an
appropriate rate of interest. They are shown in the balance sheet with an
appropriate narration to indicate that the enterprise does not have full
ownership thereof.
15.2 Where an enterprise owns fixed assets jointly with others (otherwise
than as a partner in a firm), the extent of its share in such assets, and the
proportion in the original cost, accumulated depreciation and written down
value are stated in the balance sheet. Alternatively, the pro rata cost of
8 Accounting Standard (AS) 19, Leases, has come into effect in respect of assets
leased during accounting periods commencing on or after 1-4-2001. AS 19 also applies
to assets acquired on hire purchase during accounting periods commencing on
or after 1-4-2001. Accordingly, this paragraph is not applicable in respect of
assets acquired on hire purchase during accounting periods commencing on or
after 1-4-
2001 (see ‘The Chartered Accountant’, November 2001, page 699).150 AS 10 (issued 1985)
such jointly owned assets is grouped togetherwith similar fullyowned assets.
Details of such jointly owned assets are indicated separately in the fixed
assets register.
15.3 Where several assets are purchased for a consolidated price, the
consideration is apportioned to the various assets on a fair basis as
determined by competent valuers.
Fixed Assets of Special Types
16
16.1 Goodwill, in general, is recorded in the books only when some
consideration in money or money’s worth has been paid for it.Whenever a
business is acquired for a price (payable either in cash or in shares or
otherwise) which is in excess of the value of the net assets of the business
taken over, the excess is termed as ‘goodwill’.Goodwill arises frombusiness
connections, trade name or reputation of an enterprise or fromother intangible
benefits enjoyed by an enterprise.
16.2 As amatter of financial prudence, goodwill iswritten off over a period.
However,many enterprises do notwrite off goodwill and retain it as an asset.
From the date of Accounting Standard (AS) 26, Intangible Assets, becoming
mandatory for the concerned enterprises, paragraphs 16.3 to 16.7 stand withdrawn
(see AS 26). The erstwhile paragraphs were as under:
"16.3 Patents are normally acquired in two ways: (i) by purchase, in which case
patents are valued at the purchase cost including incidental expenses, stamp duty,
etc. and (ii) by development within the enterprise, in which case identifiable costs
incurred in developing the patents are capitalised. Patents are normally written off
over their legal term of validity or over their working life, whichever is shorter.
16.4 Know-how in general is recorded in the books only when some consideration
in money or money’s worth has been paid for it. Know-how is generally of two
types:
(i) relating to manufacturing processes; and
(ii) relating to plans, designs and drawings of buildings or plant and
machinery.
16.5 Know-how related to plans, designs and drawings of buildings or plant and
machinery is capitalised under the relevant asset heads. In such cases depreciation
is calculated on the total cost of those assets, including the cost of the know-howAccounting for Fixed Assets
Disclosure
17
17.1 Certain specific disclosures on accounting for fixed assets are already
required by Accounting Standard 1 on ‘Disclosure of Accounting Policies’
and Accounting Standard 6 on ‘Depreciation Accounting’.
17.2 Further disclosures that are sometimes made in financial statements
include:
(i) gross and net book values of fixed assets at the beginning and
end of an accounting period showing additions, disposals,
acquisitions and other movements;
(ii) expenditure incurred on account of fixed assets in the course of
construction or acquisition; and
(iii) revalued amounts substituted for historical costs of fixed assets,
the method adopted to compute the revalued amounts, the nature
of any indices used, the year of any appraisal made, and whether
an external valuer was involved, in case where fixed assets are
stated at revalued amounts.
Accounting Standard.
18. The items determined in accordance with the definition in
capitalised. Know-how related to manufacturing processes is usually expensed in
the year in which it is incurred.
16.6 Where the amount paid for know-how is a composite sum in respect of both
the types mentioned in paragraph 16.4, such consideration is apportioned amongst
them on a reasonable basis.
16.7 Where the consideration for the supply of know-how is a series of recurring
annual payments as royalties, technical assistance fees, contribution to research,
etc., such payments are charged to the profit and loss statement each year."
10 See footnote 9.152 AS 10 (issued 1985)
paragraph 6.1 of this Statement should be included under fixed assets
in financial statements.
19. The gross book value of a fixed asset should be either historical
cost or a revaluation computed in accordance with this Standard. The
method of accounting for fixed assets included at historical cost is set
out in paragraphs 20 to 26; the method of accounting of revalued assets
is set out in paragraphs 27 to 32.
20. The cost of a fixed asset should comprise its purchase price and
any attributable cost of bringing the asset to its working condition for its
intended use.
21. The cost of a self-constructed fixed asset should comprise those
costs that relate directly to the specific asset and those that are
attributable to the construction activity in general and can be allocated
to the specific asset.
22. When a fixed asset is acquired in exchange or in part exchange
for another asset, the cost of the asset acquired should be recorded
either at fair market value or at the net book value of the asset given up,
adjusted for any balancing payment or receipt of cash or other
consideration. For these purposes fair market value may be determined
by reference either to the asset given up or to the asset acquired,
whichever is more clearly evident. Fixed asset acquired in exchange
for shares or other securities in the enterprise should be recorded at its
fair market value, or the fair market value of the securities issued,
whichever is more clearly evident.
11 Pursuant to the issuance of Accounting Standard (AS) 16, Borrowing Costs,
which came into effect in respect of accounting periods commencing on or after 1-
4-2000, a portion of this paragraph stands withdrawn from the aforesaid date. The
erstwhile paragraph was as under:
“20. The cost of a fixed asset should comprise its purchase price and any
attributable cost of bringing the asset to its working condition for its intended use.
Financing costs relating to deferred credits or to borrowed funds attributable to
construction or acquisition of fixed assets for the period up to the completion of
construction or acquisition of fixed assets should also be included in the gross
book value of the asset to which they relate. However, the financing costs (including
interest) on fixed assets purchased on a deferred credit basis or on monies borrowed
for construction or acquisition of fixed assets should not be capitalised to the
extent that such costs relate to periods after such assets are ready to be put to use.
”Accounting for Fixed Assets 153
23. Subsequent expenditures related to an item of fixed asset should
be added to its book value only if they increase the future benefits from
the existing asset beyond its previously assessed standard of
performance.
24. Material items retired from active use and held for disposal should
be stated at the lower of their net book value and net realisable value
and shown separately in the financial statements.
25. Fixed asset should be eliminated from the financial statements on
disposal or when no further benefit is expected from its use and disposal.
26. Losses arising from the retirement or gains or losses arising from
disposal of fixed asset which is carried at cost should be recognised in
the profit and loss statement.
27. When a fixed asset is revalued in financial statements, an entire
class of assets should be revalued, or the selection of assets for
revaluation should be made on a systematic basis. This basis should be
disclosed.
28. The revaluation in financial statements of a class of assets should
not result in the net book value of that class being greater than the
recoverable amount of assets of that class.
29. When a fixed asset is revalued upwards, any accumulated
depreciation existing at the date of the revaluation should not be credited
to the profit and loss statement.
30. An increase in net book value arising on revaluation of fixed
assets should be credited directly to owners’ interests under the head
of revaluation reserve, except that, to the extent that such increase is
related to and not greater than a decrease arising on revaluation
previously recorded as a charge to the profit and loss statement, it
may be credited to the profit and loss statement. A decrease in net
book value arising on revaluation of fixed asset should be charged
directly to the profit and loss statement except that to the extent that
such a decrease is related to an increase which was previously
recorded as a credit to revaluation reserve and which has not been
subsequently reversed or utilised, it may be charged directly to that
account.154 AS 10 (issued 1985)
31. The provisions of paragraphs 23, 24 and 25 are also applicable
to fixed assets included in financial statements at a revaluation.
32. On disposal of a previously revalued item of fixed asset, the
difference between net disposal proceeds and the net book value should
be charged or credited to the profit and loss statement except that to the
extent that such a loss is related to an increase which was previously
recorded as a credit to revaluation reserve and which has not been
subsequently reversed or utilised, it may be charged directly to that
account.
33. Fixed assets acquired on hire purchase terms should be recorded
at their cash value, which, if not readily available, should be calculated
by assuming an appropriate rate of interest. They should be shown in
the balance sheet with an appropriate narration to indicate that the
enterprise does not have full ownership thereof.
1 2
34. In the case of fixed assets owned by the enterprise jointly with
others, the extent of the enterprise’s share in such assets, and the
proportion of the original cost, accumulated depreciation and written
down value should be stated in the balance sheet. Alternatively, the pro
rata cost of such jointly owned assets may be grouped together with
similar fully owned assets with an appropriate disclosure thereof.
35. Where several fixed assets are purchased for a consolidated price,
the consideration should be apportioned to the various assets on a fair
basis as determined by competent valuers.
36. Goodwill should be recorded in the books only when some
consideration in money or money’s worth has been paid for it. Whenever
a business is acquired for a price (payable in cash or in shares or
otherwise) which is in excess of the value of the net assets of the business
taken over, the excess should be termed as ‘goodwill’.
12 Accounting Standard (AS) 19, Leases, has come into effect in respect of assets
leased during accounting periods commencing on or after 1-4-2001. AS 19 also
applies to assets acquired on hire purchase during accounting periods commencing
on or after 1-4-2001. Accordingly, this paragraph is not applicable in respect of
assets acquired on hire purchase during accounting periods commencing on or
after 1-4-2001 (see ‘The Chartered Accountant’, November 2001, page 699)
39. The following information should be disclosed in the financial
statements:
(i) gross and net book values of fixed assets at the beginning
and end of an accounting period showing additions, disposals,
acquisitions and other movements;
(ii) expenditure incurred on account of fixed assets in the course
of construction or acquisition; and
(iii) revalued amounts substituted for historical costs of fixed
assets, the method adopted to compute the revalued amounts,
the nature of indices used, the year of any appraisal made,
and whether an external valuer was involved, in case where
fixed assets are stated at revalued amounts.
13 From the date of Accounting Standard (AS) 26, Intangible Assets, becoming
mandatory for the concerned enterprises, paragraphs 37 and 38 stand withdrawn
(See AS 26). The erstwhile paragraphs were as under :
"37. The direct costs incurred in developing the patents should be capitalised
and written off over their legal term of validity or over their working life, whichever
is shorter.
38. Amount paid for know-how for the plans, layout and designs of buildings
and/or design of the machinery should be capitalised under the relevant asset
heads, such as buildings, plants and machinery, etc. Depreciation should be
calculated on the total cost of those assets, including the cost of the know-how
capitalised. Where the amount paid for know-how is a composite sum in respect
of both the manufacturing process as well as plans, drawings and designs for
buildings, plant and machinery, etc., the management should apportion such
consideration into two parts on a reasonable basis."
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