ASC 820-10-35-10B describes factors that should be considered in measuring the fair value of a nonfinancial asset, indicating that the highest and best use of the asset should be based on potential uses that are “physically possible,” “legally permissible,” and “financially feasible.” The currently-accepted framework for utility plant asset valuations is based on the conclusion that use of utility property outside of regulation is neither legally permissible nor financially feasible because of the public interest in the assets.
Physically possible
Legal restrictions on the physical use of utility plant assets created by regulation (see below) may be viewed as similar to an easement or zoning restriction. Although the asset is within the jurisdiction of a regulator, it is essentially zoned for the single purpose of serving customers of regulated utilities and yields a regulated return. As with an easement, the regulated utility may pay to have the public-use requirement removed (i.e., by return of all or a portion of any gain to customers), but that obligation impacts the realizable value of the asset. Similar to an easement, this leads to a conclusion that a market participant would consider the impact of regulation when valuing the asset.
Legally permissible
State utility commissions and regulators grant a type of monopolistic status to regulated utilities, while retaining some legal control over utility operations to protect the public interest. Under this regulatory compact, regulated utilities agree to rate regulation and accept a “duty to serve,” which includes agreement to serve all who seek service in the territory and to provide safe and reliable service at fair and reasonable rates. Further, the utility’s shareholders receive a stable return, which lowers the return on investment necessary to attract capital. However, in exchange, the shareholders are subject to the requirement that the regulated assets of the regulated utility must be operated for the benefit of the ratepayers and the regulator’s approval is required for significant transactions.
The unique relationship between a public utility, its regulator, and its customers was first established in 1877 in connection with the Munn v. Illinois case. Munn and Scott, owners of a grain elevator, challenged the right of the state of Illinois to regulate their business. The US Supreme Court found that “when private property is devoted to a public use, it is subject to public regulation.” Further, the court ruled that:
When, therefore, one devotes his property to a use in which the public has an interest, he, in effect, grants to the public an interest in that use, and must submit to be controlled by the public for the common good, to the extent of the interest he has thus created.
This decision highlights the public interest in the individual property of the regulated utility and indicates that use of that property is controlled for the common good. Regulated utility assets are limited to use for public purposes, and the legal obligation arising from regulation directly restricts the use of an asset as “utility property.” In addition, regulated utilities often are required to obtain certificates of convenience for significant asset acquisitions, which serve to formally notify a regulator of intent to construct or purchase assets and to gain approval as to the need for the asset and intended use. These requirements further support direct linkage of regulation to the individual asset.
Financially feasible
In the context of a public-use asset that cannot be sold without the regulator’s approval, it is not feasible to realize the potential value of the asset outside of the rate-regulated environment. The regulator would either deny the sale or require the regulated utility to refund the gain to the ratepayers. As such, a market participant would be expected to determine the fair value of a utility asset based on retaining the asset for regulated operations and earning a regulated rate of return.
Other considerations
The FASB’s approach to accounting by regulated entities provides helpful guidance when considering the fair value of utility plant assets in a business combination. The FASB previously recognized that regulation may impact the economics of transactions such that it should affect the application of US GAAP. Rate-regulated accounting guidance was issued in recognition of the potentially pervasive impact of regulation on a regulated utility. Prior to the Codification, in the Basis for Conclusions to
FAS 71, the FASB provided the following context.
FAS 71, paragraph 75
The Board concluded that, for general-purpose financial reporting, the principal economic effect of the regulatory process is to provide assurance of the existence of an asset or evidence of the diminution or elimination of the recoverability of an asset. The regulator’s rate actions affect the regulated enterprise’s probable future benefits or lack thereof. Thus, an enterprise should capitalize a cost if it is probable that future revenue approximately equal to the cost will result through the rate-making process. (emphasis added)
The FASB acknowledged that regulation may result in a benefit or detriment to a regulated utility and that rate actions of the regulator may change the value of an asset to an enterprise. Incorporating the effects of regulation in the valuation of the individual assets of a regulated utility is thus consistent with the FASB’s conclusion.
Question UP 20-2
Is there an acceptable alternative view that regulation is an attribute of the reporting entity and should be excluded when measuring the fair value of utility plant assets?
PwC response
Generally, no. At the time the guidance in
ASC 805 was initially promulgated by the FASB, there was significant industry debate as to whether regulation should be considered an attribute of the reporting entity owning the asset or a characteristic of the asset itself. Because
ASC 820 requires a market participant view of fair value, a conclusion that regulation is an attribute of the reporting entity and not a characteristic of the individual assets would lead to the conclusion that the effects of regulation generally should not be incorporated in the valuation of utility plant assets. However, there is strong support for the view that regulation is a characteristic of the asset and that its effects should be incorporated in the valuation of utility plant assets. This conclusion is consistent with industry practice since the adoption of
ASC 805 which has followed the view that regulation is a characteristic of the asset and should be incorporated into the valuation of utility plant assets.
There may be circumstances when a reporting entity’s measurement of the fair value of utility plant assets should also incorporate potential uses outside of the regulated environment (see
UP 20.3.1.2).