C.5 Initial Measurement
C.5.1 Initial Recognition of the Cost of a QAHP Investment
ASC 323-740
25-3 A
liability shall be recognized for delayed equity
contributions that are unconditional and legally
binding. A liability also shall be recognized for equity
contributions that are contingent upon a future event
when that contingent event becomes probable. Topic 450
and paragraph 842-50-55-2 provide additional guidance on
the accounting for delayed equity contributions.
25-5 At the
time of initial investment, immediate recognition of the
entire benefit of the tax credits to be received during
the term of an investment in a qualified affordable
housing project is not appropriate (that is, affordable
housing credits shall not be recognized in the financial
statements before their inclusion in the investor’s tax
return).
30-1
Paragraph 323-740-25-5 prohibits immediate recognition
of tax credits, at the time of initial investment, for
the entire benefit of tax credits to be received during
the term of an investment in a qualified affordable
housing project. See paragraph 323-740-35-2 for the
required subsequent measurement calculation methodology
when an entity uses the proportional amortization method
of accounting for an investment in a qualified
affordable housing project through a limited liability
entity.
Investments that are accounted for in accordance with ASC
323-740, including QAHP investments that are not accounted for in
accordance with the proportional amortization method, are initially recognized
at cost. The cost of the investment should include (1) the initial investment
amount, (2) the amount of any unconditional and legally binding future
contributions to be made, and (3) the cost of any future contributions that are
contingent on a future event that is determined to be probable. Notwithstanding
the reference in ASC 323-740-25-3 to the leveraged lease accounting guidance in
ASC 842-50-55-2, we believe that these delayed equity contributions are not
required to be recognized on a discounted basis. However, if an investor elected
to record delayed equity contributions on a discounted basis and recognize the
subsequent accretion expense, we would not object.
Example C-1
Company A executes an investment agreement for a QAHP
investment that meets the scope criteria in ASC 323-740
to be accounted for by using the proportional
amortization method. The investor has elected to apply
that method. As part of the investment agreement, A
makes an initial cash investment of $1 million and
agrees to invest (1) an additional $1 million one year
after the initial investment and (2) up to an additional
$0.5 million to fund losses of the QAHP. On the date of
the initial investment, A determines that it is not
probable that it will be required to invest any
additional cash to fund losses of the QAHP.
On the date of the initial investment, A recognizes an
investment of $2 million, with an offsetting liability
of $1 million for the portion of the future commitments
that is unconditional and legally binding. However, the
contingent commitment to fund an additional $0.5 million
would not be recognized in the initial investment
balance because it is not considered probable.
If, on a future date, A determines that
it is probable that it will be required to fund the
additional $0.5 million, it would recognize that amount
in the investment balance, and the amortization
recognized in each period would be prospectively
adjusted to reflect the additional investment.
For simplicity, assume that the investment was assessed
and continues to qualify for the proportional
amortization method after this additional investment
amount was recognized.
See Section C.6.2 for
further interpretive guidance on how to adjust the proportional amortization
calculation for commitments to fund that are made, or are contingent and become
probable, after the initial measurement of the investment.
C.5.2 Recognizing Deferred Taxes When the Proportional Amortization Method Is Used to Account for a QAHP Investment
For an investment accounted for under the proportional amortization method, an
entity generally should not record deferred taxes for the temporary difference
between the investment’s carrying amount for financial reporting purposes and
its tax basis. The proportional amortization method reflects the view that an
investment in a QAHP through a limited liability entity is in substance the
purchase of tax benefits. Accordingly, the initial investment is amortized in
proportion to the affordable housing tax credits and other tax benefits
allocated to the investor, as described in ASC 323-740-35-2. This approach is
similar to the accounting for purchased tax benefits described in ASC
740-10-25-52, which requires that future tax benefits (net of the amount paid)
purchased from a party other than a tax authority be initially recognized as a
deferred credit and then recognized in tax expense when the related tax
attributes are realized.
Further, while ASC 323-740 does not explicitly state that an entity is not
required to recognize deferred taxes for the temporary difference related to its
QAHP investment, ASU 2014-01 amended the example in ASC 323-740-55-2 through
55-5 so that it no longer addresses the recognition of deferred taxes for the
temporary difference.
In the Background Information and Basis for Conclusions of ASU
2014-01, the EITF expressed the view that the proportional amortization method
better reflects a QAHP investment’s economics than the equity or cost methods of
accounting and thus should help users better understand such investments. As
shown in Column K of the table in Example
C-2, if an entity does not record deferred taxes when using the
proportional amortization method, there will be a return in all periods that is
positive and in proportion to the investment amortization in each respective
period. Column O of the table in Example
C-2, on the other hand, shows that when deferred taxes are
recorded on the investment, a net decrease in income tax expense (or increase in
benefit) occurs in the early years and a net increase in income tax expense (or
reduction of benefit) occurs in later years. We believe that result is less
indicative of the overall economics, is more difficult for financial statement
users to understand, and is therefore generally inconsistent with the EITF’s
overall objectives in ASU 2014-01. Nonetheless, we are aware that others believe
that since the asset is an investment, an entity would not be precluded from
accruing deferred taxes on the related temporary difference. Entities that take
this view are encouraged to consult with their income tax accounting
advisers.
We believe that when an entity uses the practical expedient
described in ASC 323-740-35-4, as discussed in further detail in Section C.6.3, it should
recognize deferred taxes on the investment. Under the practical expedient, the
entire cost of the QAHP investment is amortized over only the period during
which the QAHP credits are received (generally 10 years). The period over which
“other tax benefits” such as depreciation will be received may be longer (e.g.,
depreciation deductions would normally be taken over a period of 15 years or
longer). When deferred taxes are recognized for the temporary difference, the
current tax benefit for the “other tax benefits” received after the amortization
of the investment’s cost is offset by deferred tax expense resulting from the
reversal of the DTA recognized for the remaining tax basis. We believe that when
using the practical expedient, an entity should record deferred taxes since this
approach results in a better reflection of the investment’s performance and thus
should provide users with a better understanding of an entity’s QAHP investment,
as demonstrated in Column O of the table in Example C-4.
If the practical expedient is used and deferred taxes are
not recorded, a reporting entity will recognize “other tax benefits”
in the years after the cost of the investment has been amortized, and those
other tax benefits will not be reduced by the cost of obtaining them in the
period in which they are recognized. The investment may result in an incremental
expense in the early years and an incremental benefit in the later years. We
believe that these results are less reflective of the overall economics of the
investment and, again, inconsistent with the overall objectives of ASU
2014-01.