Page 183 - 香港房屋協會 Hong Kong Housing Society Annual Report 2020/2021

香港房屋協會 2020/21 年度年報
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AUDITED FINANCIAL STATEMENTS 已審核財務報表 NOTES TO THE FINANCIAL STATEMENTS 財務報表附註
2.4 Summary of significant accounting policies
(continued)
Leases (continued)
The Housing Society as a lessor (continued)
Leases in which the Housing Society does not transfer substantially all the risks and rewards incidental to ownership of an asset are classified as operating leases. When a contract contains lease and non-lease components, the Housing Society allocates the consideration in the contract to each component on a relative stand-alone selling price basis. Rental income is accounted for on a straight-line basis over the lease terms and is included in revenue in the statement of comprehensive income due to its operating nature. Initial direct costs incurred in negotiating and arranging an operating lease are added to the carrying amount of the leased asset and recognised over the lease term on the same basis as rental income. Contingent rents are recognised as revenue in the period in which they are earned.
Leases that transfer substantially all the risks and rewards incidental to ownership of an underlying asset to the lessee, are accounted for as finance leases.
Investment properties
Investment properties are carried at cost less subsequent accumulated depreciation and impairment losses.
No depreciation is provided for investment properties under development until such asset is ready for its intended use. Depreciation on completed properties is provided to write off the cost of the properties over the estimated useful lives, using the straight-line method at the following rates per annum:
2.4 主要會計政策概要(續) 租賃(續)
房屋協會作為出租人(續)
倘房屋協會並未轉移資產擁有權的絕大 部份風險及附帶利益的租賃，均分類為 經營租賃。倘合約包含租賃及非租賃部 分，則房屋協會會以相對獨立售價基準 將合約中的代價分配至各組成部分。租 金收入乃於租賃期內按直線法入賬，並 因其經營性質而計入全面收益表。於磋 商及安排經營租賃時所產生的初步直接 成本乃加入租賃資產賬面值，並按相同 基準於租賃期內確認為租金收入。或然 租金於賺取時確認為期內收入。
轉移相關資產所有權附帶之絕大部分風 險及回報至承租人的租賃作為融資租賃 入賬。
投資物業
投資物業乃按原值減去其後累計折舊及 減值損失列出。
除發展中的投資物業已達到可作其預計 用途外，這些物業是不提折舊。竣工物 業折舊乃將物業的價值以直線方法按其 估計可使用年期，依照下列折舊年率撇 除:
批租土地 地契所剩餘年期
樓宇 按估計可使用年期(即四十 至六十年)或該樓宇的地契
所剩餘年期二者的較短者
Leasehold land Buildings
Over the unexpired period of the land lease
Over the estimated economic useful lives of 40 to 60 years or the unexpired period of the land lease, whichever is the shorter