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Traven ReedCanadore College

chapter 15Lease Financing

Corporate Valuation and Lease Financing

Topics in Chapter

• Types of leases• Tax treatment of leases• Effects on financial statements• Lessee’s analysis• Lessor’s analysis• Other issues in lease analysis

Who are the two parties to a lease transaction?

• The lessee, who uses the asset and makes the lease, or rental, payments.

• The lessor, who owns the asset and receives the rental payments.

• Note that the lease decision is a financing decision for the lessee and an investment decision for the lessor.

What are the five primary lease types?

• Operating lease– Short-term and normally cancelable– Maintenance usually included

• Financial lease– Long-term and normally noncancelable– Maintenance usually not included

• Sale and leaseback• Combination lease• "Synthetic" lease

How are leases treated for tax purposes?

• Leases are reviewed by CRA to determine if they are an actual lease or conditional sale.

• For an actual lease the full lease payment is deductible.

• If the lease did not meet the CRA guidelines then the lessee would treat the asset as a purchase and only deduct CCA and the interest portion of the lease payments.

How does leasing affect afirm’s balance sheet?

• For accounting purposes, leases are classified as either capital or operating.

• Capital leases must be shown directly on the lessee’s balance sheet.

• Operating leases, sometimes referred to as off-balance sheet financing, must be disclosed in the footnotes.

• Why are these rules in place?

CICA Section 3065

• Firms entering a financial lease contract are obligated to make lease payments as if they had signed a loan agreement

• Fail to make lease payments is taken as a default on interest/principal can bankrupt a firm

• To capitalize a lease, the present value of the lease payments is shown as debt.

• The same amount is shown as a fixed asset.

Impact on a firm’s capital structure

• Leasing is a substitute for debt.• As such, leasing uses up a firm’s

debt capacity.• Assume a firm has a 50/50 target

capital structure. Half of its assets are leased. This has the effect of raising its true debt ratio, and thus its true capital structure is changed.

Lessee’s Evaluation

• 2-year-life equipment cost: $100.• Loan rate on equipment = 10%• Marginal tax rate = 40%• Class 12, 100% CCA rate• If borrow and buy, a 2-year simple loan

requires $10 interest at ending of each year and $100 repayment at = 2

• Residual value at t = 2: $0• Maintenance cost: $0

Other Information for Lease

• If the equipment is leased:– Lease contract runs for 2 years– Lease meets CRA guidelines to

deduct lease payments for tax purposes

– Lease payment will be $55 at the end of each year

CCA Schedule for Owning

• Owner is entitled to the CCA and the interest deductions

• Note the CCA tax shield for Year 1, is: $100 x 1 x ½ = $ 50

$ 50 x 0.40 = $ 60

Year UCC before CCA

CCA@100%

UCC after CCA

Tax Saving from CCA

1 $100 $50 $50 $20

2 50 50 0 20

Cash Flow Time Line: Borrow-to-buy

0 1 2Equipment cost ($100)Inflow from loan 100

Interest expense ($10) ($10)

Interest tax savings 4 4Principal repayment ($100)CCA tax savings 20 20NCF 0 $14 ($86)

PV@6% cost of buying= $63.33

Why use 6% as the discount rate?

• Leasing is similar to debt financing.– The cash flows have relatively low risk; most

are fixed by contract.– Therefore, the firm’s 10% cost of debt is a

good candidate.

• The tax shield of interest payments must be recognized, so the discount rate is:

10%(1 - T) = 10%(1 - 0.4) = 6.0%

Cash Flow Time Line: Leasing

PV cost of leasing @ 6% = $60.50

Lease pmt ($55) ($55)

Tax savings frompayment

NCF 0 ($33) ($33)

What is the net advantage to leasing (NAL)?

• NAL = PV cost of owning - PV cost of leasing

= $63.33 - $60.50 = $2.83 > 0

• Should the firm lease or buy the equipment? Why?

• Lease because NAL > 0 implying leasing is cheaper than buying.

• Note that we have assumed the company will not continue to use the asset after the lease expires; that is, project life is the same as the term of the lease.

• What changes to the analysis would be required if the lessee planned to continue using the equipment after the lease expired?

What is the net advantage to leasing (NAL)? (cont’d)

Residual Value Consideration

• In leasing, the asset’s value at the end of the lease is called residual value.

• Assume the RV could be $0 or $400,000, with an expected value of $200,000. How could this risk be reflected?

• The discount rate applied to the residual value inflow (a positive CF) should be increased to account for the increased risk.

• All other cash flows should be discounted at the original 6% rate.

• If the residual value were included as an outflow (a negative CF) in the cost of leasing cash flows, the increased risk would be reflected by applying a lower discount rate to the residual value cash flow.

• Again, all other cash flows have relatively low risk, and hence would be discounted at the 6% rate.

Residual Value Consideration (cont’d)

Effect of Increased Residual Value Uncertainty

• The lessor owns the equipment when the lease expires.

• Therefore, residual value risk is passed from the lessee to the lessor.

• Increased residual value risk makes the lease more attractive to the lessee.

Lessor’s analysison the lease transaction

• To the lessor, writing the lease is an investment.

• Therefore, the lessor must compare the return on the lease investment with the return available on alternative investments of similar risk.

Lessor Evaluation

• Lease payment = $320,000 at the beginning of each year

• Cost of equipment = $1,000,000• Loan rate on equipment = 10%• Marginal tax rate = 40%• Class 43, 30% CCA rate• 4- year maintenance contract costs

$20,000 at the beginning of each year• Residual value at t = 4: $200,000

Time Line: Lessor’s Analysis (In Thousands)

0 1 2 3 4

Cost -1,000

CCA tax shield 60 102 71.4 49.98

Maint -20 -20 -20 -20

Tax sav 8 8 8 8

Lse pmt 320 320 320 320

Tax -128 -128 -128 -128

RV 200

RV tax -80

NCF -804 240 282 251.4 169.98

• The NPV of the net cash flows, when discounted at 6%, is $19,114

• Should the lessor write the lease? Why?

• Yes! If the lease’s NPV is greater than zero, then the lease should be written.

Time Line: Lessor’s Analysis (In Thousands – cont’d)

Remarks

• If all inputs for leasing analysis are symmetrical between lessee and lessor, leasing is a zero-sum game.

• The lessor’s cash flows would be equal, but opposite in sign, to the lessee’s NAL.

• What are the implications?• Differences between lessees and

lessors must exist to support a lease

Issues of Cancellation Clause

• A cancellation clause would lower the risk of the lease to the lessee but raise the lessor’s risk.

• To account for this, the lessor would increase the annual lease payment or else impose a penalty for early cancellation.

Other Issues in Lease Analysis

• Do higher residual values make leasing less attractive to the lessee?

• Is lease financing more available or “better” than debt financing?

• Is the lease analysis presented here applicable to real estate leases? To auto leases?

• Would spreadsheet models be useful in lease analyses?

• What impact do tax laws have on the attractiveness of leasing?

Other Issues in Lease Analysis (cont’d)

Numerical analyses often indicate that owning is less costly than leasing. Why,

then, is leasing so popular?

• Provision of maintenance services.• Risk reduction for the lessee.

– Project life– Residual value– Operating risk

• Portfolio risk reduction enables lessor to better bear these risks.

Reasons for Leasing

• Leasing is driven by various differences between lessees and lessors. Top three motivations:– Tax rate differentials– Lessors are often better to bear the

residual value risk than lessees– Lessors can maintain the leased asset

more efficiently than lessees

powerpoint presentation prepared by traven reed canadore college

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lease analysis slide

lease decision

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