The construction stage begins at the time the reporting entity obtains ownership of the PP&E or obtains the right to use the PP&E through an agreement (e.g., a lease). During this stage, costs are incurred to acquire, construct, or install the PP&E. This stage includes costs incurred prior to the long-lived asset being available for its intended use.
During the construction phase, a reporting entity should capitalize directly identifiable costs of construction in accordance with its capitalization policies. In general, indirect costs should continue to be expensed during construction. However, as further discussed in
UP 12.2.2,
ASC 970 provides specific guidance for the construction of real estate assets for sale or rental whereby certain overhead costs may be capitalized. In addition, regulated utilities may be able to include construction-related costs in rate base that would otherwise be expensed. To capitalize such costs, a regulated utility should ensure that it is probable such amounts will be included in future rate base (see
UP 18.2).
Figure UP 12-3 (included in
UP 12.6) summarizes the accounting for costs incurred during all phases of construction of a power or utility project constructed for a reporting entity’s own use. The following sections discuss specific additional considerations for certain of the costs that may be incurred during construction. See
UP 12.2.2 for incremental considerations for a reporting entity constructing a project for sale or rental.
Contributions received
Question UP 12-2
How do contributions received from developers or others impact the cost of plant?
PwC response
The accounting will depend on the type of payment received and varies by type of utility.
Utilities and power companies may receive amounts known as contributions in aid of construction (CIAC) that are generally intended to defray all or a portion of the costs of building or extending existing facilities. CIAC is a permanent contribution and in practice, electric and gas utilities record CIAC received as a reduction of the cost basis of plant. This concept is consistent with the Federal Energy Regulatory Commission’s accounting requirements and with a regulated utility’s ratemaking treatment because rate base is generally determined net of CIAC received.
Utilities and power companies also may receive construction advances from developers. Such amounts may be refunded to the developers once the development meets certain service milestones (e.g., number of customers added, volume of commodity delivered); amounts are retained if the milestones are not met in a specified time period. Advances are generally recorded as a liability until refunded or until the milestone period lapses. If the milestone period lapses, and the amounts are retained by the utility, the construction advances are usually reclassified to reduce the related plant balance. Additionally, because of the refund obligation, activity related to advances is usually classified as a financing activity in the statement of cash flows. Refer to
FSP 6.8.14 for further consideration of classification of CIAC within the statement of cash flows.
Water utilities may also receive CIAC; however, industry practice usually is to record CIAC as a liability and reduce the balance over the useful life of the related asset.
Contributions made
Municipalities and other government entities sometimes require entities to construct additional assets or infrastructure unrelated to the project as a condition of obtaining a construction permit. For example, if a company’s project plan eliminates trees or green space, the government entity may require that the company build a park or plant a certain number of trees along the municipality’s roads or make a charitable contribution to an environmental not-for-profit organization.
ASC 720-25 defines contributions of cash and other assets.
Partial definition from ASC 720-25-20
Contribution: An unconditional transfer of cash or other assets, as well as unconditional promises to give, to an entity or a reduction, settlement, or cancellation of its liabilities in a voluntary nonreciprocal transfer by another entity acting other than as an owner. Those characteristics distinguish contributions from:
- Exchange transactions, which are reciprocal transfers in which each party receives and sacrifices approximately commensurate value
- Investments by owners and distributions to owners, which are nonreciprocal transfers between an entity and its owners
- Other nonreciprocal transfers, such as impositions of taxes or legal judgments, fines, and thefts, which are not voluntary transfers.
In a contribution transaction, the resource provider often receives value indirectly by providing a societal benefit although that benefit is not considered to be of commensurate value. In an exchange transaction, the potential public benefits are secondary to the potential direct benefits to the resource provider.
Contributions should be expensed in the period made, unless the contribution is in substance the purchase of a good or service. Payments made or other services provided to a municipality or governmental entity to obtain a permit, zoning change, or other licenses necessary for construction are not contributions. Instead, such amounts are being paid in exchange for the ability to construct a facility (i.e., they are reciprocal and represent an exchange transaction). Therefore, if the payment is made once the project is probable or is in construction and can be directly identified with the receipt of the permit or license, capitalization of the payment as part of the plant asset is generally appropriate.
Similarly, an entity may be required to make certain commitments in order to obtain Federal Energy Regulatory Commission (FERC) operating licenses or as part of the negotiation for a license renewal. These may include commitments for capital related expenditures (e.g., pledges for plant improvements that will improve the environmental impact of the facility) or expense-type costs (e.g., commitments to fund environmental clean-up programs or perform remediation). Improvements to facilities made as part of the response to the negotiation for a FERC license may still be capitalized as part of plant provided that they meet the criteria for capitalization in
ASC 360.
For “expense-type costs,” the entity is committed to pay the expense in conjunction with the attainment of the license or license renewal. Accordingly, these commitments meet the criteria for liability recognition under
ASC 405 and the discounted value of the obligations should be recognized in the financial statements. As such costs were agreed to in consideration of the benefit of operating the facility, the offset to the liability may be recorded as an intangible asset in accordance with
ASC 350, and the asset would be amortized over the license period.
Capitalized interest and allowance for funds used during construction (AFUDC)
Generally, unregulated entities should capitalize interest during construction in accordance with
ASC 835. In addition,
PPE 1.3 describes the guidance on capitalizing interest for reporting entities in general, including the following topics:
- Qualifying assets
- Capitalization rate and eligible expenditures
- Capitalization period
- Financing through tax-exempt borrowings, such as pollution control bonds
- Capitalization of interest associated with land expenditures
- Capitalization of interest for equity method investments
Regulated utilities should capitalize allowance for funds used during construction (AFUDC) during the capitalization period, if allowed by the regulator. See
UP 18.3 for further information on recording AFUDC and refer to
PPE 1.3 for discussion on capitalized interest.
Test power
During the testing phase of a new plant, the facility will produce power that may be sold as “test power” under a related power purchase agreement, and delivered to the facility owner’s customers, or sold to the market. In accordance with
ASC 360-10-30-1, the historical cost of an asset includes “the costs necessarily incurred to bring it to the condition and location necessary for its intended use.”
Amounts to be capitalized include eligible costs incurred prior to the commercial operation date (see
UP 12.2.5). Costs during the testing phase are part of the preparation of the plant for its intended use; therefore, the cost to generate test power should be incorporated as part of the initial measurement of the capitalized cost of the plant.
Question UP 12-3
How should a reporting entity determine the earnings and related expense, if any, for test power?
PwC response
The accounting literature does not directly address the calculation of amounts earned and expenses associated with test power. In some situations, such as in the case of a company with multiple plants and customers, it may be difficult to directly attribute certain megawatt-hour sales to the test power. In other cases, there may be contractual cash flows specifically related to the plant and any test power produced.
The FERC Uniform System of Accounts, Electric Plant Instructions, 3.A(18)(a) and (18)(b) provides a framework for test power for utilities subject to its jurisdiction. In accordance with these requirements, the amount earned from sales that is credited to plant should equal the contractual amount, if applicable. Otherwise, it should be the fair value of the power. The related expense is the incremental cost of producing and delivering the power. In practice, the amount recorded is usually the contractual amount or the market price of power during the test period (as applicable), net of any incremental fuel and transmission costs.
This guidance is specific to FERC-regulated utilities, but we believe other utilities and power companies can follow the same approach. There also may be other methods of calculating amounts earned and related expense that are appropriate in the circumstances.
Question UP 12-4
Should amounts received from the sale of test power be included as a reduction of the capitalized construction costs?
PwC response
Yes. When testing a facility, a reporting entity typically will sell the test power.
ASC 360-10-30-1 and
30-2 acknowledge that the “activities” required to complete construction may extend over a period of time.
Excerpt from ASC 360-10-20
Activities: The term activities is to be construed broadly. It encompasses physical construction of the asset. In addition, it includes all the steps required to prepare the asset for its intended use. For example, it includes administrative and technical activities during the preconstruction stage, such as the development of plans or the process of obtaining permits from governmental authorities. It also includes activities undertaken after construction has begun in order to overcome unforeseen obstacles, such as technical problems, labor disputes, or litigation.
Amounts received for testing power are incidental to the facility’s operations because they are earned prior to the start of commercial operation. The process of producing and selling test power is one of the steps required to prepare the asset for its intended use. Therefore, consistent with the definition of activities and the requirements of
ASC 360-10-20, a reporting entity should record amounts received as a result of the sale of the test power, net of any incremental fuel or other incremental production costs, as a reduction of the construction work in progress balance. Only power sold after the commercial operation date should be recorded as revenue.
Interconnection costs
To provide power to its customers, a power plant requires an interconnection between the generating facility and the transmission owner’s transmission system. During the construction phase of a generation facility, the developer of the facility may be required to construct or fund the development of an interconnection to the transmission system, but the transmission system owner may retain ownership of the interconnection. There are certain generally accepted treatments of the assets in these types of arrangements as described below.
Interconnection costs as part of property, plant and equipment
One view is that the costs associated with the interconnection are costs of the plant itself. The cost of an asset should include “the costs necessarily incurred to bring it to the condition and location necessary for its intended use.” As the construction of an interconnection is required for a facility to be able to provide its output to the transmission system, costs incurred related the interconnection may be considered as having been incurred in order to bring the facility to the condition necessary for its intended use. Accordingly, interconnection costs may be capitalized within plant costs by the developer/owner.
Interconnection costs as an intangible asset
Although the developer/owner may have incurred costs related to the construction of interconnection, the actual ownership of the interconnection may be retained by the transmission owner. However, the facility will be granted a right to use the interconnection as part of an interconnection agreement. Accordingly, the developer/owner may classify the asset related to the interconnection as an intangible because the asset is not the underlying physical asset but rather a right to use the asset.