Finance lease vs. operating lease: What’s the difference?

Making the right decision between finance and operating leases is essential for businesses to manage finances effectively. These two lease types differ in their accounting treatment, financial implications and operational considerations. This guide breaks down their distinctions to help you classify leases accurately and choose the best option for your business needs.

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Understanding lease types

Before diving into the details, it’s important to grasp the fundamental nature of finance and operating leases.

What is a finance lease?

A finance lease is a long-term arrangement that provides the lessee with ownership-like benefits of the leased asset. These leases often span most of the asset’s useful life and frequently include an option to purchase the asset at the end of the term, often at a discounted rate.

Under this structure, the lessee records the leased asset and a corresponding liability on their balance sheet, emphasising the financial impact. In essence, a finance lease resembles a financing agreement that assigns many ownership responsibilities to the lessee.

What is an operating lease?

An operating lease is designed for short-term use of an asset without transferring ownership. The lessor retains responsibility for the asset and the lessee simply pays for its use. These leases typically have shorter durations, often less than the asset’s useful life and generally lack a purchase option.

Historically, operating leases didn’t appear on the balance sheet; instead, payments were treated as rental expenses. However, newer standards now require most operating leases to be recognised on the balance sheet, narrowing their accounting distinction from finance leases.

Key differences in accounting treatment

Lease accounting standards, including IFRS 16 and ASC 842, play a significant role in how leases are classified and recorded.

How are finance leases recorded?

Finance leases are accounted for as both assets and liabilities on the lessee’s balance sheet. The leased item is listed under property, plant and equipment (PPE) or an equivalent category, valued at either its fair value or the present value of future lease payments, whichever is lower.

Over time, the lessee depreciates the asset while recognising interest on the lease liability. This dual impact appears in both the income statement and the balance sheet.

How are operating leases reflected?

Previously, operating leases were off-balance-sheet items, with payments recorded as rental expenses. However, under IFRS 16 and ASC 842, lessees must now record:

• A right-of-use (ROU) asset, representing the value of the lease.
• A lease liability, reflecting future payment obligations.

This shift increases transparency but reduces the flexibility previously associated with operating leases.

Ownership and risk

One major difference between these lease types lies in who assumes the risks and rewards of ownership.

Finance lease: risks and rewards

In a finance lease, the lessee takes on most ownership responsibilities, including maintenance, insurance and the risk of asset depreciation. However, they also gain potential benefits, such as asset appreciation and the option to purchase the asset at a favourable price when the lease ends.

Operating lease: risks and rewards

Operating leases leave ownership responsibilities with the lessor, including maintenance and residual value risks. For the lessee, this structure offers flexibility and avoids long-term obligations, making it ideal for businesses with evolving needs.

Financial reporting impact

The way leases are recorded significantly influences financial ratios and metrics.

Finance lease effects

Finance leases increase both assets and liabilities which can alter key financial ratios:

• Debt-to-equity ratio: Higher liabilities may signal increased leverage.
• Return on assets (ROA): The added asset value can dilute this metric.
• Interest coverage ratio: Interest expenses from the lease liability can reduce this measure of liquidity.

Operating lease effects

Previously, operating leases avoided balance sheet recognition, which helped maintain a favourable financial profile. With the adoption of new accounting standards, operating leases now impact financial ratios similarly to finance leases, though their simpler structure still offers some advantages.

Expense recognition

Finance lease expenses

In a finance lease, expenses consist of:

1. Depreciation of the leased asset, reflecting its use over time.
2. Interest expense on the liability, which decreases as the principal is repaid.

This structure results in higher initial expenses, gradually reducing over the lease term.

Operating lease expenses

Operating lease expenses are recognised on a straight-line basis, aligning with rental payments. This creates a predictable expense pattern that simplifies budgeting and reporting.

Lease classification criteria

Determining whether a lease is classified as finance or operating depends on specific accounting criteria.

Classification criteria

A lease is considered a finance lease if it meets any of these conditions:

• Ownership transfers to the lessee at the lease’s end.
• The lease includes a bargain purchase option.
• The term covers a significant portion of the asset’s useful life.
• Present value of lease payments equals or exceeds the asset’s fair value.

If none of these apply, the lease is classified as operating.

Impact of updated standards

With the adoption of IFRS 16 and ASC 842, most leases now appear on the balance sheet. This change enhances transparency but reduces the flexibility previously associated with operating leases.

Tax implications

Tax treatment varies based on lease classification.

Finance leases and taxes

Finance leases allow lessees to deduct both depreciation on the leased asset and interest on the liability. These deductions can lower taxable income, providing financial advantages.

Operating leases and taxes

For operating leases, payments are treated as deductible rental expenses. While this simplifies tax reporting, it doesn’t offer the same depreciation benefits as finance leases.

End-of-term options

Finance lease scenarios

At the end of a finance lease, the lessee typically has the option to:

• Purchase the asset, often at a favourable price.
• Return the asset to the lessor.

Some agreements also offer renewal terms, providing flexibility.

Operating lease scenarios

Operating leases usually involve returning the asset to the lessor. However, renewal or extension options may be available, allowing continued use without long-term commitment.

Impact on cash flow

Finance lease cash flow

Payments under a finance lease are split:

• The principal portion is a financing activity.
• The interest portion is an operating activity.

This separation provides a clear view of cash flows tied to lease obligations.

Operating lease cash flow

Operating lease payments are classified as operating cash outflows, aligning with other business expenses.

Choosing between finance and operating leases

When to choose a finance lease

A finance lease is ideal when:

• The asset is essential for long-term operations.
• Ownership offers financial or operational benefits.
• Tax advantages, such as depreciation are a priority.

When to opt for an operating lease

An operating lease is better suited for:

• Short-term or flexible asset needs.
• Businesses seeking to minimise long-term commitments.
• Companies prioritising lower balance sheet liabilities

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