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Issue (XIV)/ October 2017 ISSN-L 2344-102X
THE ACCOUNTING TREATMENT FOR
THE REVALUATION SURPLUS OF FIXED
ASSETS
Assoc. prof., PhD. Liliana LAZARI 1 *
[1] ASEM, Republica Moldova, e-mail: lilianalazary@gmail.com
Abstract The objective of this research is to examine and present the methods of recognizing, recording and doing the financial report of the surplus raised within the revaluation of the entity’s fixed assets. As a starting point, there are presented the stipulations of the National Accounting Standards regarding the subsequent evaluation of fixed assets (NAS „Tangible and intangible assets”, NAS „Investment Property”, NAS „Impairment of Assets”, etc.), afterwards being examined the provisions of the International Financial Reporting Standards concerning the methods of revaluating the fixed assets, their recognition, book-keeping and financial reporting.
Key words: fixed assets, subsequent evaluation, revaluation, revaluation surplus, depreciation, amortization, fair value, book value, accounting records
JEL Classification: M41, Q5, A
I. Introduction
The aim of financial statements is to present a true and fair view of the entity’s
assets, to provide information regarding the entity’s financial position, its performance
and cash flows; information that ought to be useful to users in taking economic decisions.
Thus, evaluation has a fundamental significance in offering a true and fair view because
all the elements recorded in accounting pass though an „evaluation” process. Evaluation is
the process within which the value of property items is determined. Depending on the
time when the evaluation is carried out, it can be divided into two forms: current
* (^) Liliana LAZARI, E-mail: lilianalazary@gmail.com
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assessment (carried when the assets enter and leave the patrimony), and periodical
evaluation (carried at the end of the year, with the aim of presenting the real information
of the financial statements). Revaluation consists in modifying the costs at which the
assets entered the entity with their new fair value.
The necessity of fixed assets’ revaluation is determined by their long duration of
use within the entity (more than one year, but which can be up to 100 years, according to
the Catalogue of fixed and intangible assets of the RM), periods in which the values of
fixed assets can be influenced by the macroeconomic processes. Therefore, the necessity
of presenting their values within the reporting period, in accordance to the real situation of
each period arises. This is done through the subsequent evaluation. The reason is that the
information presented in the financial statements will genuinely report about the value of
the entity’s fixed assets.
II. Matter and method
According to accounting regulations, both the NAS and the IFRS, after the initial
recognition of fixed assets the entity has to choose and indicate in its accounting policy
the further evaluation model that will be used. To this end, SNC ”Tangible and intangible
assets”, points 17 - 18, establish the following methods for the assets’ subsequent
evaluation:
At book value, which is performed according to the rules of NAS; or
Can be performed on the basis of the revaluation model under IAS 38
“Intangible assets” and IAS 16 “Property, Plant and Equipment” (according to NAS
provisions “Tangible and intangible assets”, p. 18). For this purpose, the entities in the
Republic of Moldova that follow the national accounting standards shall apply the
provisions of international accounting standards, under the condition to stipulate the
respective provisions in their accounting policies.
So, the entity must choose and mention in its accounting policies the model of
asset evaluation that it will subsequently apply: the model based on book value (at cost) or
the revaluation model.
We should be mentioned that in the opinion of Professor Alexander Nederița
“according to national accounting rules, local entities can apply voluntary basis under the
revaluation model in accounting policies. However, this provision is not sufficiently
substantiated and does not ensure completely the veracity of the indicators in the financial
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one shall use the liability account 343 „Other elements of own equity” for which a
separately sub account called „Surplus from fixed assets’ revaluation” will be opened.
In the debit of the account 343 „Other elements of own equity” sub account
„Surplus from fixed assets’ revaluation” are recorded: cassation of the surplus after the
fixed asset’s revaluation (depending on the chosen method in the accounting policies),
decreasing the revaluation surplus of the fixed asset that was tested for depreciation in
previous periods.
In the account’s credit is recorded the fixed asset’s surplus after revaluation.
The credit balance represents the amount of the revaluation surplus of the existing
fixed assets at the end of the reporting period.
For the book-keeping of fixed assets’ revaluation differences, it is necessary to take
into account:
the revaluation method that is used, depending on the means that is used for the
accumulated depreciation:
the revaluation only of the book value of the fixed asset, the accumulated
depreciation is removed from the asset’s gross book value (cost of entry); in
literature it is called the net value method;
simultaneous revaluation of both the cost of entry and the depreciation of the fixed
asset; it is called in literature the gross method. The gross book value (cost of
entry) is adjusted in a way that is consistent with the revaluation of the asset’s book
value. The accumulated depreciation at the revaluation date is restated
proportionally with the change of the asset’s gross book value (entry cost), such as
the asset’s book value after revaluation to be equal to its revaluated amount.
The revaluation method that is used has to be provided in the entity’s accounting policies.
the result of the revaluation and if the revaluated fixed asset was previously the
subject of revaluation through surplus or devaluation:
If the revaluation result is bigger compared to the book value, then it is registered
as follows:
a) As an increase of the revaluation surplus (credit of the account 343 „Other
elements of own equity”, sub account „Surplus from fixed assets’
revaluation”), if previously there was no decrease recognized as an expense
associated with that asset; or
b) As a revenue to offset the expense with the previously recognized decrease of
the value of that asset.
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if the revaluation result is a decrease (devaluation) of the book value, then it is
registered as follows:
a) as an expense with the whole devaluation amount, when the revaluation surplus
has not recorded any sum related to that asset; or
b) as a decrease of the revaluation surplus with the minimum between the
revaluation surplus’ value and the depreciation value, and the remaining
uncovered difference is recorded as an expense.
The book-keeping of the differences arisen from assets’ revaluation are presented as
follows:
In case the revaluation of fixed assets is carried at book value , before recording
the revaluation, it is necessary to record the removal of assets’ accumulated depreciation
through settlement.
The accounting formulas used for the settlement of the fixed assets’ depreciation
that will be revaluated:
the surplus on the revaluation of fixed assets, in the case when the book value
of the asset is increased as a result of reassessment, must be recognized in other elements of own equity and accumulated in own equity.
- for intangible assets: Dt 113 „Amortization of intangible assets” Ct 112 „Intangible assets”
- for fixed assets: Dt 124 „Amortization of fixed assets” Ct 123 „Fixed assets”
- for mineral resources: Dt 126 „Amortization and depreciation of mineral resources” Ct 125 „Mineral resources”
- for fixed biological assets: Dt 133 „Amortization and depreciation of fixed biological resources” Ct 132 „Fixed biological resources”
- for real estate investments – when their records are kept at cost value: Dt 152 „Amortization and depreciation of real estate investments” Ct 151 „Real estate investments”
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The decrease from the revaluation of fixed assets, when the book value of an asset
decreases as a result of revaluation, has to be recognized as profit or loss (through
expenses). As such, it is necessary to perform the book record of spending’ increase
(debit 721) and decrease of the depreciated fixed assets’ value – if the direct method of
accounting is applied (the credit part of the accounts of the depreciated fixed assets) or
the increase of the fixed asset’s depreciation – if the indirect method of accounting is
applied (the credit of the depreciation accounts corresponding to the depreciated fixed
asset).
Nonetheless, the decrease that arises from the revaluation of fixed assets has to
be recognized in other elements of own equity, because the revaluation surplus represents
a credit balance for that asset. Therefore, the decrease that is recognized in other elements
of own equity reduces the accumulated sum of own equity by the sum of the surplus
obtained after revaluation.
This provision is applied under the existence of the following conditions:
The fixed asset that is currently revaluated, was also revaluated previously;
The result of the previous revaluation of the fixed asset registered a surplus;
The revaluation surplus was recorded as part of other elements of own equity.
When fulfilling these conditions, the decrease from the fixed asset’s previous
revaluation (that was previously revaluated) is recorded as part of own equity and not as
part of expenses. For this case, the following accounting formula is used:
The accounting records regarding the revaluation of a fixed asset, in order to present the recording mechanism, will be presented in the following example:
The accounting formula used at the decrease of revaluated fixed assets’ value that has previously registered a revaluation surplus: Dt 343 „Other elements of own equity” sub account „Surplus from fixed assets’ revaluation”
- in case of using the direct method of recording the losses from depreciation Ct 112 „Intangible assets”, Ct 121 „Fixed assets in progress” Ct 122 „Land” Ct 123 „Fixed assets” Ct 125 „Mineral resources” Ct 132 „Fixed biological assets” Ct 151 „Real estate investment” – when the records of real estate investments are kept at cost value
- in case of using the indirect method of recording the losses from depreciation Ct 114 „Depreciation of intangible assets”, 126 „Amortization and depreciation of mineral resources”, 127 „Depreciation of fixed assets in progress”, 128 „Depreciation of lands”, 129 „Depreciation of fixed assets”, 133 „Amortization and depreciation of fixed biological assets”, 152 „Amortization and depreciation of real investment investments” ( in case the records of real estate investments are kept at cost value) Note: we should mention that the amount exceeding the loss from depreciation against the revaluation surplus of the same fixed asset, is recorded in accounting the same way as the loss from depreciation in the case when the fixed asset did not previously record a revaluation surplus (by recording the increase of current expenses (the debit of account 721) and the decrease of the depreciated fixed asset’s value (the credit of the fixed assets’ accounts – if it is used the direct method of recording the depreciation, or the accounts for the depreciation of the fixed assets – if it is used the indirect method of recording the depreciation of fixed assets).
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The accounting records regarding the revaluation of a fixed asset, in order to present the
recording mechanism, will be presented in the following example:
Example: The entity JSC „Succes” bought at 15 March 201X a land, with a cost of 120
000 lei. The first revaluation of the land was carried out on 30 December 201X,
determining the land’s fair value of 162 000 lei. The second revaluation, carried out at 28
December 201X+2 showed that the fair value of the land is 104 000 lei. The third
revaluation, at 27 December 201X+4, presented that the land’s fair value is of 152 000
lei. At the fourth revaluation, carried out on 15 December 201X+7, the fair value was of
126 000 lei. At the fifth revaluation, on 20 December 201X+9, the fair value of the land
was of 134 000 lei. All the revaluations have been carried out by an evaluator from
professional evaluation entities.
Recording the economic operations regarding the land’s revaluation.
Table no. 1 - Economic operations record book
N
o Date Operation content Amount, lei
Accounts’ correspondence Debit Credit 1 15.03.201X Recording the purchase of the land 120 000 122 521 2 15.03.201X Paying for the land 120 000 521 242 3 30.12.201X
Recording the revaluation surplus of the land’s value at the first revaluation ( 000 - 120 000)
28.12.201X+
Recording the depreciation of the land’s value at the second revaluation (162 000 – 104 000):
- in the amount of the previously established revaluation surplus
- a) exceeding the depreciation of the revaluation surplus, in case of using the direct method, or
- b) exceeding the depreciation of the revaluation surplus, in case of using the indirect method Note: only record a) or b) is performed, depending on the chosen accounting method within the entity’s accounting policies.
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It is necessary to mention that when a fixed asset is revaluated for multiple times,
there must be information regarding the revaluations and depreciations history for each
fixed asset.
For the case when fixes assets’ revaluation is performed at entry cost, along
with the increase of the entry cost after revaluation (which is performed similarly
to the method of increasing the book value), the increase of their accumulated
amortization has to be proportionally recalculated. The following accounting
formula is written:
The accounting formula for recording the revaluation surplus (through the proportional revaluation method):
- For intangible assets: Dt 112 „Intangible assets” Ct 113 „Amortization of intangible assets” Ct 343 „Other elements of own equity” sub account „Surplus from fixed assets’ revaluation”
- For fixed assets Dt 123 „Fixed assets” Ct 124 „Amortization of fixed assets” Ct 343 „Other elements of own equity” sub account „Surplus from fixed assets’ revaluation”
- For mineral resources: Dt 125 „Mineral resources” Ct 126 „Amortization and depreciation of mineral resources” Ct 343 „Other elements of own equity” sub account „Surplus from fixed assets’ revaluation”
- for fixed biological assets:
- Dt 132 „Fixed biological assets” Ct 133 „Amortization and depreciation of fixed biological resources” Ct 343 „Other elements of own equity” sub account „Surplus from fixed assets’ revaluation” For real estate investments – when their records are kept at cost value: Dt 151 „Real estate investments” Ct 152 „Amortization and depreciation of real estate investments” Ct 343 „Alte elemente de capital propriu” subcontul „Surplus din reevaluarea activelor imobilizate”
Dt 343 „Alte elemente de capital propriu” subcontul „Surplus din reevaluarea activelor imobilizate” Ct 113 „Amortizarea imobilizărilor necorporale” Ct 124 „Amortizarea mijloacelor fixe” Ct 152 „Amortizarea și deprecierea investiiilor imobiliare” – cînd evidența investițiilor imobiliare se ține la cost
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The revaluation surplus of fixed assets is reflected in the accounting records throughout
the fixed asset’s existence within the economic entity.
At the exit of the fixed assets that were previously revaluated within the entity
(regardless the cause: liquidation, sale, giving off for free, etc.) it is necessary to also
discount the revaluation surplus of the respective objects.
The discount of the revaluated fixed assets included in other elements of own
equity can be performed through one of the following methods (according to point 41 IAS
The revaluation surplus included in own equity afferent to an element of
immobilizations can be directly transferred in the reported result when the asset is
derecognized. This can imply the transfer of the whole surplus when the asset is
decommissioned or disposed of.
Discounting the revaluation surplus of the decommissioned fixed assets is
performed through the following accounting formula:
Example: On 1 January, the revaluation surplus for the fixed assets of the JSC
„Miorita” constituted 54 000 lei, recorded in other elements of own equity as revaluation
surplus of fixed assets.
In June, an equipment that was previously revaluated with a surplus of 35 000 lei,
was decommissioned.
In November, the economic entity performed the revaluation of fixed assets.
According to the revaluation documents, the following results were established
(performed at book value):
-revaluation surplus of a lathe, in amount of 17 000 lei;
- the value reduction of a transport means, as a result of a 8000 lei revaluation,
that was previously revaluated and registered a surplus of 10 000 lei.
Recording the respective economic operations:
The accounting formula for recording the discount of the revaluation surplus of the entity’s decommissioned fixed assets: Dt 343 „Other elements of own equity” sub account „Surplus from fixed assets’ revaluation” Ct 332 „Undistributed profit (uncovered loss) from previous years”
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years, residual value is zero and the straight-line amortization method is used. The
equipment was put into operation on 1 January 201X. At the end of the first year of
maintenance, 31.12.201X its revaluation was performed and according to the assessor’s
report, the asset’s fair value was established to be in amount of 180 000 lei. According to
the entity’s accounting policies, revaluation is performed by removing the amortization at
the time of revaluation (at book value and the revaluation surplus is discounted during the
time when the asset is used).
Recording the respective economic operations:
Table no. 5 - Economic operations record book
Nr. Data Operation content Amount, lei
Accounts’ correspondence Debit Credit 1 01.01.201X
a) Recording for entries the cost of the purchased equipment (put into operation) b) Recording VAT, 20%
Monthly in 201X
Recording the calculation of the equipment’s amortization (200 000 lei / (5 years x 12 months)
31.12.201X
Discounting the amortization of the revaluated asset (3333,33 x12 months)
31.12.201X The^ asset’s^ book^ value^ =200^000 – (3333,33 x12 months)
31.12.201X
Recording the asset’s revaluation surplus 20 000^123 5 Monthly in the years 201X+ 201X+ 201X+ 201X+
Recording the calculation of the asset’s amortization (180 000 lei / (4 years x 12 months) (^) 3 750 821 124
6 Monthly in the years 201X+ 201X+ 201X+ 201X+
Recording the discount of the revaluation surplus during the asset’s usage (3 750 – 3 333,33) 416,67 343 332
Source: Personal elaboration
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The method that is used for discounting/transferring the revaluation surplus of fixed
assets has to be mentioned in the entity’s accounting policies. It is the entity that also has
to decide upon the selection of a certain method.
It is to mention that, according to the provisions of art.20, let. z9 of the Fiscal Code,
both the revenue from the revaluation of fixed assets and other assets, and the revenue
from the resumption of losses from the depreciation of fixed assets and other assets,
represent a non taxable income.
The analytical record of the revaluation surplus for tangible and intangible assets is
done on types and objects of revaluated fixed assets.
At the end of the period, the balance of the account 343 „Other elements of own
equity”, sub account „Revaluation surplus of fixed assets” is included in chapter 3 „Own
equity”, row 380 „Other elements of own equity” of the Balance sheet and in the row 171
„Differences from revaluation” of the Changes in equity statement.
IV. Conclusions
The objective of this research was to present the necessity of performing the
subsequent evaluation, based on the revaluation model as established in the International
Financial Reporting Standards versus the method of book value established in the
National Accounting Standards, aiming that the information from financial statements
would genuinely reflect the value of the entity’s fixed assets. In this context we support
the opinion of Professor A. Nederita revaluation model for entities that hold a dominant
position in different sectors and branches of national economy. Subsequently, the research
presents the recognition and recording process of the revaluation surplus of fixed assets,
which differs according to the revaluation method used. The latter depends on how the
accumulated amortization is handled (being stipulated in the entity’s accounting
policies), on the revaluation result and if the revaluated fixed asset was previously
revaluated through surplus or depreciation , which differs for each individual case. A
particular approach is also used for discounting the revaluation surplus of fixed assets
when they leave the patrimony: that can be transferred directly in the reported result when
the asset is derecognized or a part of the surplus can be transferred during the time when
the asset is used by the entity. In this respect, it is easier to apply method of discounting
the surplus when the asset leaves the patrimony, because the exact date when the fixed
asset was derecognized is not known and this method it is easier in calculations and
