Valerii Zhuk
National Scientific Center “Institute of Agrarian Economics”, Ukraine
E-mail: zhuk@faaf.org.ua
Yuliia Bezdushna
National Scientific Center “Institute of Agrarian Economics”, Ukraine
E-mail: zbirnyk@pdatu.edu.ua
Svitlana Tyvonchuk
National University of Life and Environmental Sciences of Ukraine,
Ukraine
E-mail: s.o.tyvonchuk@gmail.com
Submission: 13/10/2018
Accept: 08/02/2019
ABSTRACT
The climate change and food security are closely related to the
effective use and conservation of agricultural land. This research is devoted
to improving the methodological and methodical procedures for the IFRS’s
application to the accounting of the land assets of agricultural enterprises,
primarily for the needs of developing countries. Research of the accounting
state of agrarian enterprises in Ukraine was carried out using statistical
methods, methods of analysis and synthesis. Interviews of 3000 different
accountants as to the land tenure of enterprises revealed methodological and
methodical difficulties in applying IFRS to the land assets of agricultural
enterprises. A special need consists in improvement of the valuation procedures
for such assets. On the example of the United States and Ukraine, it has been
established that, for the purpose of determining the fair value of agricultural
assets, it is difficult for accountants to use generalized approaches to IFRS
that do not take into account branch specifics and differences in socioeconomic
environments in different countries. For developing countries with a strong
agricultural potential, the most effective is the f the land potential of
agricultural enterprises based on the rental income. Accordingly, the
calculation methodology should be incorporated into their current accounting
policy. Based on the simulation and forecasting technique it was determined,
that valuation of the land assets of agricultural enterprises by the rental
income method increases their cost by almost three times compared with the
calculation based on the rental. The carried out studies form also the
methodological framework for the further improvement of IFRS, including
development of a separate industry-specific IAS (IFRS) “Agricultural Land”.
Keywords: land assets of agricultural enterprises, fair valuation, accounting
policy, IFRS, industry-specific accounting standards, rental income
1. INTRODUCTION
At
the World Economic Forum in Davos in 2018, climate change and food security are
called major future challenges of humanity. These problems are closely linked
to the efficient use and conservation of agricultural lands. If accounting
community can and should help in solving these problems?
First
of all, we need to show with the “business language” that agricultural lands
are a special asset. Special so as to have a separate presentation in
accounting and financial statements.
In
fact, both natural science and politicum distinguish agricultural lands in
their activities, and only we continue to consider it together with other
property, plant and equipment in IAS 16 Property, Plant and Equipment, or
investment property in IAS 40 Investment Property.
It
is our belief that the participation of accountants in solving food and
environmental problems of ensuring sustainable human development is an increase
in the status of agricultural land in financial statements. This is a more
meaningful accounting of the land assets of agricultural enterprises and taking
into account this episode in macroeconomic policy.
The
issue of methodological framework for the arrangement of accounting of the land
assets is particularly relevant for countries that reorient the development of
agrarian production to market conditions and plan sustainable development of
rural areas. This work, which improves the procedures for the IFRS application,
generally contributes to the development of a separate standard “Agricultural
Land”, improves the quality and credibility of financial statements.
2. LITERARY REVIEW
Solving
the problems of effective information provision of agricultural land management
is important for researchers. Such studies are carried out in the context of
increasing the value of these assets in macroeconomic policy, in the theory and
methodology of accounting, financial statements, improving their evaluation and
information provision of the mechanisms for fair distribution of land rent,
etc.
Attention
to the calculation of the agrarian wealth value in macroeconomic policy is
increased. Roy and Thomassin (2014) proposed a hedonic model to assess natural
resources. It is proposed to be used in the agrarian sector to account changes
in land use.
The
data assessment from various public sources on land use and land lease for
formation of national accounts was conducted by Monge, Bryant and Anderson
(2014). Adger and Whitby (1993) not only drew attention in the work
“Natural-resource accounting in the land-use sector: theory and practice”, but
also solved the problem of consideration the land potential in total income.
The results of the researches, in
which the economic and legal preconditions for the determination and accounting
of rent are disclosed on the basis of the main provisions and ideas of
institutional theory, agency theory and rent theory (BARDASH; OSADCHA, 2018; OSADCHA; BARDASH, 2017), carried out by are noteworthy.
Important
is the study of the aspect of land asset valuation. Helbing, et al. (2017)
offer alternatives to official procedures and evaluation methods in the paper
“Estimating location values of agricultural land”.
Borchers,
Ifft and Kuethe (2014) consider relation of the price of agricultural land to
use of values and benefits in the study. They argue that the price of land is due
to a complex set of factors that are not always related to agricultural
activity.
Choumert
and Phélinas (2015) and Middelberg (2014) refer to the necessity to take into
consideration the features of the socioeconomic status of different countries
at the valuation of agricultural land in the study "Determinants of
agricultural land values in Argentina" in the study “Agricultural land
valuation methods used by financiers: The case of South Africa”.
The
considerable part of the researches is devoted to the representation of the
land assets in accounting and financial statements. In particular, Bruckner et
al. (2015). offer a structured review and a comparative assessment of the
existing accounting methods and models for calculating land traces. Researchers
identify differences in available accounting methods and point out their
shortcomings. They propose options for the further development of global land
registry methods, in particular by highlighting the benefits of hybrid
accounting approaches as a basis for their reliable and transparent assessment.
The
works of scientists of the academic science of Ukraine (BEZDUSHNA, 2014; OSTAPCHUK; KORINENKO, 2018; ZDYRKO, 2016) are devoted to solving the problem of accounting of agricultural land
and land use rights through the application of a separate industry-specific
standard, the strengthening of accounting and control procedures.
It
is important to assess the effectiveness of IFRS as to the disclosure of
information about the land assets of enterprises. So Zhang Y. and Andrew J.
analyzed the disclosure of information related to the land and land use rights
in the statements of Chinese companies. The authors note that due to certain
legal and economic features of land use in China, some of the principles of IFRS
cannot be met by Chinese companies, as a result of which their financial
statements are not comparable to those of companies from other countries in
terms of land (ZHANG; ANDREW, 2010).
When
evaluating positively the results of our colleagues' researches it is worth
noting their restrictions in seeking approaches to strengthening the role of
accounting and financial statements in preserving and ensuring the effective
use of agricultural land at different levels of management.
So,
the tasks of our research are:
·
it is necessary to clarify the
possibilities of national standards and IFRS to provide completely answers to
the latest management requests as to these assets;
·
it is necessary to define conceptually the
need for a separate IAS “Agricultural Land”;
·
concrete ways to improve the accounting
policies as to the land assets of agricultural enterprises for now should be
proposed.
The
research objective consists in improving the methodological (industry-specific
accounting policy) and methodical (determination of fair value) procedures for
the IFRS’s application to the accounting of the land assets of agricultural
enterprises, primarily for the needs of developing countries, and in
substantiating the feasibility of developing an IAS/IFRS “Agricultural Land”.
3. MATERIALS AND METHODS
The idea of the research is aimed at increasing the socioeconomic
responsibility of the accounting profession for the effective use of the land
assets of agricultural enterprises. The inconsistency of the land accounting status
with the needs for sustainable development is solved by methodological and
methodical improvements to the application of national accounting standards and
IFRS. The general and special methods stated below were used in the research:
·
statistical methods, including the method
of questioning - to identify the main trends and problems of accounting for the
land assets;
·
analogue and comparative methods - in the
exercise of the comparative assessment of the approaches of IFRS and national
standards, in particular, the Indonesian Land Accounting Standard, the
comparison of the land valuation indicators in the United States and Ukraine;
·
methods of analysis and synthesis - to
assess the effectiveness of methods for determining the fair value of the land
assets of agricultural enterprises;
·
method of generalization - when
determining the components of improvement of the accounting policies for
agricultural land in the organizational, methodological and methodical aspects;
·
methods of simulation and forecasting - when
determining the impact of accounting policies on macroeconomic policies, the
need for special attention to land resources in macroeconomic policy.
The
valuation of land, the right to permanent use and the right to land lease for
its entering on the balance sheet is made using the methodology of expert
monetary valuation, in particular methods of direct and indirect capitalization
of rental income and net operating income.
The
economic and mathematical methods of research and the method of generalization
are applied in the process of calculating the potential value of land capital
in the financial statements of agrarian enterprises of Ukraine subject to a new
accounting policy.
The
statistical data of the State Statistics Service of Ukraine, the State Service
of Ukraine for Geodesy, Cartography and Cadaster, the National Bank of
Ukraine; the official data on the
website of the United States Department of Agriculture , data from the site of
the accountants of Indonesia, International and national standards of
accounting and financial statements, national and international laws and
regulations on issues of agricultural land valuation are the sources of
information in the research.
4. RESEARCH RESULTS
4.1.
Land
assets beyond accounting
Ukraine
is a typical representative of developing countries, with growing exports of
agricultural raw materials. Its population, with a share of 0.5% of the people
of Earth, has 8.8% of black soil - the best land in the world due to its
natural fertility (Oficijnyj sajt Derzhavnoji sluzhby statystyky Ukrajiny, 2018).
At
the same time, agricultural land in Ukraine is not presented in the accounting
of agrarian enterprises.
According
to the current legal norms, the main owners of land in Ukraine are individuals
(6.8 million villagers) and the state. The agrarian business is not yet able to
own land on the right of ownership. It cannot buy land, because the moratorium
on the purchase and sale of agricultural land in Ukraine is extended until
2020. Instead, business has legislative opportunities for entering into land
lease agreements and emphyteusis. At the beginning of 2017, such contracts were
concluded for 18.7 and 1.4 million hectares, respectively.
The
legislation of Ukraine defines the minimum lease term of 7 years. Now the average
term of lease exceeds 10 years. These rights are not only enjoyed but
also actively managed through the transfer to sublease, the possibility of
selling corporate rights without obtaining the consent of the lessor, etc.
However, the right to lease land, to emphyteusis and to permanent use (this is
still 0.77 million hectares) is also not presented in the balance sheets of
Ukrainian agrarian enterprises (DERZHAVNA SLUZHBA UKRAJINY, 2017; PYTANJ
GHEODEZIJI, KARTOGHRAFIJI TA KADASTRU, 2018). Why?
Within
the framework of the scientific research program of the National Academy of
Agrarian Sciences of Ukraine for 2016-2020, “Theoretical and methodological
principles of the transformation of the institutional basis of accounting and
harmonization of accounting in the agrarian sector of the economy”, we studied
the reasons for this, both in terms of the imperfection of land relations in
Ukraine and complexity of application and imperfections of IAS and IFRS for
agricultural land accounting.
4.2.
Identification
of the reasons for low presentation of the land assets in accounting
Superficially
the reason is the low discipline of accountants in complying with the national
accounting regulations (standards).
(Ukraine implemented IFRS in the early 2000s. On the whole, the national
standards are identical to IFRS).
However,
questionnaire survey of accountants of agrarian enterprises revealed other
problems. The survey was attended by over 3,000 accountants from all regions of
Ukraine. The questionnaire survey was held in early 2018 within the framework
of training seminars, periodically held by public professional associations -
the Federation of Auditors, Accountants and Financiers of the agro-industrial
complex of Ukraine. The purpose of the survey is to identify the reasons for
the low presentation of land potential in accounting of enterprises.
According
to the results of the questionnaire survey, the absence of significant
differences in the responses of accountants of enterprises with different bank of
land was established (we formed land groups as follows: up to 1000 hectares,
1000 to 5000 hectares, more than 5,000 hectares). Answers to the reasons for not accounting the
land assets are given as follows:
·
lack of control as to compliance with IFRS
on the part of the state institutions - is the reason for 72-84% of the
respondents;
·
insufficient professional knowledge of
accountants – 65-85%;
·
lack of motivation on the part of the
owners side – 61-78%;
·
the high cost of an independent expert
estimation for entering the land assets on a balance sheet – 83-91%;
·
low-level regulating and complexity of
procedures for valuation and accounting of the land assets in accounting
standards, lack of methodological recommendations for their application - 92 to
98%;
·
mismatch of the valuation of these assets
according to the methodology of IFRS and the “shadow” market - 48-81%.
So,
indeed, the level of opportunities and professional training of accountants
itself is not enough to represent such specific assets. But no less important
is the complexity of applying IFRS, their low regulating particularly to the
specifics of accounting for such assets in the agricultural sector.
The
biggest problems arise with the assessment (almost 98% of the
respondents). For agricultural land, a
general approach to asset valuation is provided for. For example, IFRS 13 -
Fair Value Measurement, gives priority to a market approach that is difficult
to apply in an underdeveloped market. IFRS regulate that if the fair value of
land cannot be estimated through the application of a market (comparative)
approach (a moratorium is in effect in Ukraine), then the income approach is
applied. It is based on a theoretical basis on the direct relationship between
rent and the price of land. The method of calculating fair value under such an
approach is simpler, and therefore more accessible to accountants.
The
rental market for agricultural land in Ukraine has existed since 2000. When
assessing (in order to enter on the balance sheet), capitalization of rent is
carried out on the average interest rate of deposits. But there is a problem in
determining the fair value of such an approach for the developing countries
that have not yet formed a competitive environment in the land lease market, in
financial and other markets (Table 1). This is an obvious fact for scientists.
In particular, academician of NAAS, Shpychak (2018) notes that the estimation
calculated by this method in the United States, corresponds to the market value
with a deviation of about 10.8% (11250 and 10107), while in Ukraine it differs
by 2.92 times, or by 292.1%.
Table 1: Problem of estimating arable land for entering on the balance
sheet by the income method of 2016
Indicator |
Value |
Ukraine |
|
Deposit rate, % |
15 |
Rent for 1 ha, USD |
64.2 |
“Market” estimated price of land, USD
(by the income method) |
428 |
Land price, USD (average in the “shadow”
market) |
1250 |
Deviation of the estimated price from
the actual one,% |
+192.1 |
USA |
|
Deposit rate, % |
3 |
Rent for 1 ha, U.S. dollars |
336 |
Estimated price of land, USD (by the
income method) |
11200 |
Market price of land, USD |
10107 |
Deviation of the estimated price from
the actual one,% |
+10.8 |
Source: Shpychak (2018)
Calculated
based on the data of the State Statistics Service of Ukraine and the United
States Department of Agriculture. So, the problem exists, and it is necessary
to adapt the application of IFRS 13 to certain economic features of different
institutional environments.
We
arrive to the same conclusion also at the study of accounting problems and the
determination of the fair value of the rights to lease, the emphyteum and the
rights of permanent use of land. The estimation of these assets by the income
method based on the rental has problems similar to the above-mentioned.
The
research of audit practice in Ukraine and the questionnaire data show that when
selling a business, the right to land lease and the emphyteusis is taken into
account in the price of such transactions. The right to land lease is
conditionally estimated by agreement of the parties for 200 to 500 USD per 1
hectare of arable land, depending on the duration of the lease (7 to 49 years).
Emphyteusis
for more than 50 years is estimated starting from 1000 USD per 1 hectare of
arable land, depending on the location of the land plot, soil fertility, etc (EVOLAND, 2018). But for accounting purposes, this information cannot be
applied, since these land assets are not entered on the balance sheet, and
therefore the rights to lease them, the emphyteusis are not formally the
objects of transactions.
4.3.
Assessment
of single efforts to solve problems in Ukraine
It
should be noted that there is a practice of entering of rights to land lease on
the balance sheet in recent years in Ukraine. Such rights are acquired at open
auctions from the transfer of communal land for lease. However, the market of
the rights to the lease of communal land in rural areas is insignificant in
size of land masses (10 to 100 ha). On average, such rights are sold at a price
of about USD 100 per 1 ha with the lease term of 7 years (EVOLAND, 2018).
The
public sector and a number of agricultural holdings whose shares are located on
the London and Warsaw Stock Exchanges formally comply with the procedures for
presentation the land use rights in the financial statements in Ukraine. But
for them, the rights of permanent use and land use rights are assessed by
independent experts. Such an assessment is based on the generalized approaches.
It often does not take into consideration the specifics of the industry, has a
non-comparable methodology and methodical approaches that does not comply with
the principles of IFRS.
The
accounting policy in the system of the National Academy of Agrarian Sciences of
Ukraine is a positive example in solving this problem. But the right to
permanent use of arable land of experimental farms of virtually identical
fertility is also there assessed by independent experts at a cost of USD 127 to
USD Thousand 5.7 per hectare1. The
reason is the same - International Valuation Standards, like IFRS, are not
sufficiently meaningful to take into consideration industrial specifics and
features of the markets of different countries.
So,
formally, enterprises not only use, but also dispose of the land assets that
are not in their private ownership. However, the accounting treatment of rights
to land use by the methodology of IFRS is problematic for accountants. This problem,
as well as the representation of the land assets being in the property,
requires improvement of the procedures for the application of IFRS. Firstly, in
terms of industrial specifics taken into consideration by them; and secondly,
overcoming their weak elasticity to level differences in the state of the
economies of different countries.
4.4.
Prospects
of the proposals of foreign scientists and practitioners
DiPiazza
Jr. and Eccles (2002) pointed to the first problem and suggested ways of
solving it in the work “Building Public Trust: The Future of Corporate
Reporting” (HELBING, et al., 2017). They proved that approaches to the valuation of assets differ
substantially by sectors of the economy. The uniform methodology of accounting
and statements of assets in different sectors of the economy, which is set out
in IFRS, needs to be reviewed.
According
to the authors’ opinion the land, its fertility is the determining asset for
the agrarian business to provide people with safe and high-quality food.
Conversely, the land assets are not so important for industry and other
industries. It is clear that the rating of importance of the same type of
assets by industry is significantly different. It is important to strengthen in
IFRS the methodological definition with the value essence of certain assets,
their determinability for a particular industry-specific economy.
Therefore,
proposal of the above-mentioned scientists regarding the development and
reduction of industry standards to practice are justified in full. Moreover,
there are already a number of similar IFRSs (construction, insurance, banking
sphere etc.). In the agricultural sector, such a standard is IAS 41 –
Agriculture for the accounting of biological assets and agricultural products.
Taking
into account the food and environmental problems of the world, the
consideration of the introduction of a separate IFRS “Agricultural Land” or
relevant amendments to IAS 41 becomes relevant. At the time of deepening the
representation of this asset most important for humanity in financial
statements.
DiPiazza
Jr. and Eccles (2002) considered the introduction of the second-level
standards, which, in addition to IFRS, would regulate the disclosure of
information in certain areas as a possible option to solve this problem. The
scientists proposed a three-level model of financial statements: general
standards, industry-specific and corporate standards.
They
noted that the representatives of industries, public institutions of countries
for which some or other sectors are at the forefront must join to the
development of such standards. In general, the existence of industry-specific
standards is extremely important for investors, for industry-specific markets,
for state management of entire countries (DIPIAZZA JR.; ECCLES, 2002).
Ukraine,
which positions itself in the world as a large agrarian country with unique
lands, should not stand aside in this work. In addition, for Ukraine, an
in-depth presentation of land potential in financial statements is extremely
important on the threshold of the introduction of the land market. According to
the researches of the National Scientific Center “Institute of Agrarian
Economics”, in the case of cancellation of the moratorium on the land market
prohibition about 14 percent of the current owners (owning about 3 million
hectares) will be ready to sell it right away (LUPENKO, et al., 2018). The total potential of the market is estimated 12 to 18 million
hectares of land. Such a large-scale
market cannot remain without proper accounting.
In general, solving the problems of
applying IFRS in Ukraine is in line with the views and proposals of foreign
researchers and proves the need to combine the efforts of science and the
professional community to introduce a special accounting policy for agricultural
land, up to the introduction of a separate Standard.
International
experience has examples of such work. In Indonesia, in 1998, a separate
standard of land accounting and use rights was adopted - PSAK 47 Akuntansi
Tanah (Accounting for Land) (PERNYATAAN STANDAR AKUNTANSI KEUANGAN,
2011). According to the standard, in the accounting, land should be represented
as a special component of fixed assets, and all land rights - as “Deferred
Costs - Land Rights”. These assets are represented separately from other rights
in the enterprise’s balance sheet.
Land
rights are subject to depreciation during the period of their validity or
economic viability of the land, whichever is shorter. Economic benefits and economic
expediency of the recognition of land rights should be evaluated and
established in terms of changes in the conditions of economic activity.
The
financial statements disclose separately information about these two groups of
assets: land and land rights. The Notes to the Financial Statements disclose
the type of land rights, their term of validity, depreciation policy as to them
(PERNYATAAN STANDAR AKUNTANSI KEUANGAN, 2011).
Although
Indonesia is not currently applying this standard (Indonesia has moved to
IFRS), its methodological potential has provided a powerful basis for effective
accounting of Indonesia's land under IFRS.
4.5.
Conceptual
provisions for solving the problem
In
Ukraine, the issue of introducing a separate national standard for agricultural
land accounting is raised for a long time. On our initiative, by the decision
of the Board of the Ministry of Agrarian Policy of Ukraine dated February 03,
2009 the Concept of accounting development in the agrarian sector of the
Ukrainian economy was adopted, where the development and adoption of such a
standard was foreseen by 2015.
Its main tasks are defined as
follows:
a)
a separate presentation in the financial
statements of the land assets having vital importance for solving economic and
food problems;
b)
ensuring investment transparency and
attractiveness of agrarian business;
c)
formation of information guidelines for
pricing in the introduction of a full-fledged market for land of agricultural
purpose.
However,
now this project, due to the reform of the Ministry of Agrarian Policy of
Ukraine, is more appropriate to implement in the preparation of relevant
methodological recommendations. In 2017, the Government of Ukraine adopted a
new Order of normative monetary valuation of agricultural land (MINISTERSTVO AGHRARNOJI POLITYKY TA PRODOVOLJSTVA UKRAJINY, 2017). The state budget of Ukraine for 2018 provides for a nation-wide
regulatory and monetary valuation of agricultural land. For practicing
accountants, these are additional incentives and targets for organizing the
accounting of land assets of agricultural enterprises.
So,
aiming at developing and approving a separate national (agricultural)
accounting regulation (standard) for agricultural land, we consider adoption of
mandatory guidelines for the application of IFRS to agricultural land as the
first step in this way.
The
purpose is to develop an industry-specific accounting policy in order to fully
represent the land assets in the financial statements of agricultural
enterprises.
Improving
the accounting policy for agricultural land provides for a combination of a
number of components:
·
Organizational - development of the typical accounting policy for land assets and
procedures for accounting the centralized (under the Ministry's system)
periodic calculations of the fair value of land assets in the accounting
policies of enterprises;
·
Methodological - coordination of valuation procedures, depreciation policy, disclosure
of information in financial statements;
·
Methodical -
inventory, documentation, representation on bookkeeping accounts and financial
statements.
4.6.
High
priority of the issue of assessment of the land assets
First
of all, our efforts are aimed at researching and solving problems with
determination of the fair value of land assets. This is the biggest problem of
applying IFRS for practicing accountants. This is a problem of clear regulating
the application of IFRS in the practice of developing countries.
The
new accounting policy aims at choosing the most effective assessment techniques
at a specific time.
Our
researches prove that in today's conditions, capitalization of not net
operating but rental income (actual or expected) is effective for the
procedures of accounting valuation of land assets in the agrarian sector.
Net
operating income is determined on the basis of the analysis of market rates for
land rent. But, as stated above, today it is ineffective for Ukraine. The
reason is the non-conformity of the land relations and the market environment
with the methodology laid down in IFRS.
Today,
the most effective for these countries is the choice of accounting policies by
the rental income.
The rent income is calculated as the difference between the
expected income from the production received on the land (actual or conditional),
and the production costs and profits of the producer.
Direct
capitalization is based on the assumption of the continuity and unchangeability
of cash flow from the use of land. In
this case, the value of the land plot is determined as the ratio of net
operating or rental income to the capitalization rate by the formula as
follows:
, (1)
where
Vdc – value of the land plot determined by the direct capitalization (in
UAH);
In – net operating or rental income (in UAH);
Cr – capitalization rate (decimally).
Indirect
capitalization is based on the assumption of limitation and variability of cash
flow from the use of a land plot for a certain period with its subsequent sale
on the market. In this case, the value of the land plot is determined as the
current value of future income from its use and sale by the formula as follows:
, (2)
where Vidc
– value of the land plot determined by the indirect capitalization (in UAH);
Ir – expected net
operating or rental income for the i-year (in UAH);
Р – current reversion value;
t – period (in years), which is considered at the indirect capitalization
of net operating or rental income.
It
is efficiently to use the direct capitalization for determining the value of
land plots, but indirect capitalization should be applied to the calculation of
the cost of the lease right, as in this case the limited time use of the land
plot takes place.
To
determine the rental value of land plots used as agricultural land, a set of
plants typical for the area is considered, which ensures its efficient use,
crop rotation observance and preservation of soil fertility. The expected
income from products obtained on a land plot is the product of normal (typical)
harvest of agricultural crops and prices of its sale on the market.
The
production costs include: technological costs for obtaining agricultural
products (including general administrative expenses); costs of primary
processing; selling expenses.
The
producer's profit is defined as the percentage of total expenditures or
expected income from products obtained on the land plot.
Organizational
procedures for evaluating the proposed methodology can be carried out by
accountants either independently or on the basis of data calculated by the
relevant regional subdivisions of the Ministries of Agriculture. The sources of
information for conducting these calculations are official and available in all
countries. For Ukraine they are listed
in the list of primary sources (OFICIJNYJ SAJT NACIONALJNOGHO BANKU
UKRAJINY;
DERZHAVNA SLUZHBA STATYSTYKY UKRAJINY, 2017).
As
opposed to calculation of the value of land by capitalizing the rent, the
methodology based on the rental income takes into account the business's
efficiency, economic value and soil fertility. Comparison of the results of
these two approaches in Ukraine as a whole varies threefold (Table 2).
Table 2: Valuation of arable land by the income method (based on
the rent and rental income - as a whole in Ukraine as of January 01, 2017)
Indicator |
Based on the rent |
Based on the rental income |
Ukraine |
|
|
Capitalization rate for land, %1 |
10.4 |
10.4 |
Rent (rental income), USD for 1 ha |
40.202 |
112.163 |
Fair value, USD for 1 ha (accounting estimate) |
387 |
1078 |
Fair value of land, USD billion (32.5 million ha of arable land) |
12.57 |
35.04 |
1 Adopted at the
risk-free rate level - the interest rate on deposits of non-financial
corporations (weighted average interest rate in the annual calculation)
according to the financial statistics of the NBU. Section 4 “Financial Markets” (Finansova statystyka
NBU).
2 The average land rent
for land shares in Ukraine according to the State Geocadastre as of January 01,
2017 (Derzhavna
sluzhba Ukrajiny z pytanj gheodeziji, kartoghrafiji ta kadastru).
3Calculated according to
the Methodology (Kabinet
Ministriv Ukrajiny), the
calculation procedure and information support are described above.
4 The official NBU rate
as of December 31, 2016 is 1:27.19 UAH (Oficijnyj kurs NBU).
Comparison
of different approaches to the assessment of the rights to lease of
agricultural land also gives priority to accounting policies in the approaches
based on the rental income. The value of the lease right is defined as the
current value of the future additional income for the tenant by the formula as
follows:
, (3)
where
Vidcr – value of the lease right to land determined by the indirect net
capitalization (in UAH);
Ir – additional income of the tenant for the 1st year (in UAH);
t – period of lease of land, in years.
Additional
income is calculated as the difference between the rental income and the rent
specified in the lease agreement.
In
applying this approach as a whole in Ukraine we obtain the following indicators
of the value of the lease right to land when entering on the balance sheet of
the tenant (Table 3). (The forecasting period in the calculation in Table 3 is
taken at the level of 10 years. This is the average term of lease in Ukraine
under the agreements as of January 01, 2017) (DERZHAVNA
SLUZHBA UKRAJINY Z PYTANJ GHEODEZIJI, KARTOGHRAFIJI TA
KADASTRU, 2018).
Table 3: Calculation of the value of the lease right to arable land for
representation in the accounting of the tenant (on average in Ukraine as of
January 01, 2017).
Indicator |
Value |
Rental income, USD/ha1 |
112,16 |
Expenses for rent for shares, USD/ha2 |
40,21 |
Additional income of user, USD/ha annually, up to |
71,95 |
Capitalization rate, Ск, %3 |
10,4 |
Market value of the lease right (indirect capitalization), USD/ha |
525,47 |
1 Calculated
according to the Methodology (Kabinet Ministriv Ukrajiny, 2002), the calculation procedure and information support are described above.
2 The average land rent
for land shares in Ukraine according to the State Geocadastre as of January 01,
2017 (Kabinet
Ministriv Ukrajiny).
3 Adopted at the
risk-free rate level - the interest rate on deposits of non-financial
corporations (weighted average interest rate in the annual calculation)
according to the financial statistics of the NBU. Section 4 “Financial Markets” (Finansova statystyka
NBU).
When
applying this methodology for valuation of rental rights for specific
enterprises, their value is calculated on the actual term of validity of the
lease agreement, and the rental income by the region of the actual location of
the land plot.
5. DISCUSSION OF THE RESEARCH RESULTS
1) In the researches of Samuel A. DiPiazza Jr. and Robert G. Eccles,
“Building Public Trust: The Future of Corporate Reporting” (DiPiazza, Eccles, 2002) the conceptual framework for increasing the credibility of financial statements
are highlighted, that provide for deepening the content-richness of IFRS
through their three-level construction: general, industry-specific and
corporate standards. The results of our researches highlight the need and
importance of such a development of financial statements. It targets us to work
on the development of IAS/IFRS “Agricultural Land”.
Our
studies have made it possible to identify ways to improve the application of
IFRS for the land assets and to develop appropriate organizational and
methodological (typical industry-specific accounting policies) and methodical
(fair value determination) supports. In addition, accentuating and solving
problems of representing the land assets of agricultural enterprises in
financial statements, forms a certain scientific contribution to the
development of macroeconomic policies.
2) A simple and effective application of the procedures of IFRS in the
determination of fair value of the agricultural land assets by accountants is
proposed. The developed recommendations
correspond to the specifics of the industry and the features of the
socioeconomic environment of Ukraine. Thus, the valuation of 1 hectare of
arable land as of January 01, 2017, according to the recommended accounting
policy in Ukraine as a whole, amounts to USD 1.074, according to the
Government's standard government valuation - USD 1.138, the average price of
the shadow market makes USd 1.250 (Baza zemelnyih resursov EVOLAND) (i.e. a
deviation of 5-8%). The fair value of
the lease right of 1 hectare, according to our calculations, makes USD 525, the
price of the shadow market makes 200 to 500 USD (Baza zemelnyih resursov
EVOLAND).
In
addition, the developed approaches allow us to determine the fair value of the
right of permanent use of land (as a whole in Ukraine as of January 01, 2017,
it is USD 969 per 1 hectare of agricultural land). The new accounting policy
provides an opportunity to valuate also the right to emphyteusis (according to
the calculations of this research, it is about USD 1,000 per 1 hectare of
arable land). (We have to note that the government methodology of regulatory
and monetary land valuation does not valuate the rights of its lease,
emphyteusis or the right of permanent use).
The
effectiveness of the application of the new accounting policy as to the
agricultural land on the example of Ukraine is shown in Table 4.
Today,
there is no such policy either at the level of enterprises or at the state
level in Ukraine. As a result, the land assets of agrarian enterprises of Ukraine
are valued at only USD 151 million in official financial statements. While
using a new accounting policy, this indicator would have been
USD 14,3 billion, and taking into account the land potential of
commodity enterprises (which are currently do not maintain accounting records)
- almost USD 25 billion.
Table 4: Valuation of the land capital of the agrarian sector of
Ukraine's economy
in the financial statements as of January 01, 2017
Land capital/assets |
Area, Million
ha1 |
Valuation according to IFRS, USD
billion |
|
Actually in the financial statements2 |
By calculation, when applying a new accounting
policy |
||
Arable land (potential) |
32.5 |
0.151 |
14.3 |
including: |
|
|
|
Land of non-state enterprises on the
right of lease |
18.70 |
0.001 |
9.82 |
Lands of citizens
(ownership) |
9.27 |
– |
(10,0)3 |
Land of state-owned enterprises on the
right of permanent use |
3.2 |
0.15 |
3.12 |
Emphyteusis
|
1.4 |
– |
1.36 |
1 Statistical book “Agriculture of Ukraine for 2016”. State Statistics Service of Ukraine (Derzhavna sluzhba statystyky
Ukrajiny, 2016).
2 Calculated by the
author according to the data of the State Statistics Service of Ukraine (Oficijnyj sajt
Derzhavnoji sluzhby statystyky Ukrajiny).
3 Land valuation of
commodity enterprises that do not maintain accounting records
6. CONCLUSION
1) The implementation and application of a typical industry-specific
accounting policy for agricultural land assets to developing countries is an
important mechanism for allocation and raising their value in the financial statements.
This practice, besides obvious benefits at the national level, will serve as
the basis for improving IFRS and possible appearance of a separate standard
"Agricultural Land" in IFRS.
2) Increasing the attention to agricultural land assets in financial
statements is a peculiar and important contribution of the accounting
profession to solving ecological and climatic problems and ensuring sustainable
development of humanity. Through this component, development of macroeconomic
policies is enriched too.
3) For Ukraine, the need for such an approach is motivated by needs as
follows:
·
overcoming corruption and unshadowing of
the agrarian economy. Since, when selling the corporate rights of enterprises,
lease rights and emphyteusis land is taken into account only in the “shadow”.
It disorients the market, leads to distortions in the calculation of GDP of the
country, as well as to the loss of taxes;
·
fair calculation of national wealth of
Ukraine. Since now it is not possible to calculate the rights of lease, emphyteusis,
permanent land use, and, in fact, the agricultural land itself under the
national chart of accounts;
·
improvement of capitalization and
investment attractiveness of farm enterprises, small and medium-sized agrarian
enterprises. Since land as their most valuable asset is not properly perceived
on the investment, lending and insurance market.
4) The results of the researches will be presented to the Government of
Ukraine, professional associations of agricultural enterprises in the form of
memoranda and methodological recommendations. The Federation of Auditors,
Accountants and Financiers of the AIC of Ukraine receives from this research
materials for referring to the International Accounting Standards Board (IASB)
for the development of a separate IAS/IFRS “Agricultural Land”.
Credits.
The
authors of the paper express gratitude to their colleagues: doctors of Economic
Sciences S. V. Bardash, T. S. Osadcha, V. M. Zayats, candidates of economic
sciences, Ostapchuk, S. M.; Panadiy, O. P.; Semenyshena, N. V. for their help
and critical appraisal.
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1 According
to the data of internal statements of experimental farms of the system of the National
Academy of Agrarian Sciences of Ukraine.