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3.3 IAS 23 Borrowing Costs & IAS 20 Government Grants

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ACCA Applied Skills — Financial Reporting FR

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1 Chapter 1: The Conceptual Framework & Qualitative Characteristics

1.1 Purpose of Financial Reporting & The Conceptual Framework 1.2 Qualitative Characteristics, Materiality & Prudence 1.3 Elements of Financial Statements, Recognition & Measurement Bases

2 Chapter 2: Regulatory Framework, Standard Setting & IFRS 18 Foundations

2.1 The Regulatory Framework, IASB Standard Setting & Due Process 2.2 Presentation and Disclosure Foundations & IFRS 18 2.3 Concepts and Principles of Groups & Consolidated Accounts 2.4 When Consolidation Is Required, Exemptions and Uniform Group Policies 2.5 The ISSB and IFRS S1 Sustainability-Related Financial Disclosures

3 Chapter 3: Tangible Non-Current Assets

3.1 IAS 16 Property, Plant and Equipment — Recognition and Cost 3.2 IAS 16 Revaluation Model & Asset Disposals 3.3 IAS 23 Borrowing Costs & IAS 20 Government Grants 3.4 IAS 40 Investment Property

4 Chapter 4: Intangibles, Impairment & Inventories

4.1 IAS 38 Intangible Assets — Research & Development 4.2 IAS 36 Impairment of Assets — Principles and Testing 4.3 Cash-Generating Units (CGUs) and Goodwill Impairment 4.4 IAS 2 Inventories & IAS 41 Biological Assets

5 Chapter 5: Leases and Revenue from Contracts

5.1 IFRS 16 Leases — Lessee Accounting 5.2 IFRS 16 Lessor Accounting & Sale and Leaseback 5.3 IFRS 15 Revenue from Contracts with Customers — The 5-Step Model 5.4 IFRS 15 Contract Costs and Specific Revenue Transactions

6 Chapter 6: Financial Instruments, Provisions, Tax & Currency

6.1 IFRS 9 & IAS 32 Financial Instruments 6.2 IAS 37 Provisions, Contingent Liabilities & IAS 10 Events After Reporting Period 6.3 IAS 12 Income Taxes — Current and Deferred Tax 6.4 IAS 21 Foreign Currency Transactions & IAS 33 Earnings Per Share 6.5 Factoring of Receivables and Derecognition of Financial Assets

7 Chapter 7: Financial Analysis & Ratio Performance

7.1 Profitability and Efficiency Ratios 7.2 Liquidity and Working Capital Management Ratios 7.3 Gearing, Solvency and Investor Ratios 7.4 Analytical Interpretation, Context & Reporting Limitations 7.5 EPS as a Performance Indicator: Trends and Limitations 7.6 Interpreting Not-for-Profit and Public Sector Financial Statements

8 Chapter 8: Cash Flows and Group Analysis

8.1 IAS 7 Statement of Cash Flows — Operating Activities 8.2 IAS 7 Cash Flows — Investing and Financing Activities 8.3 Analysing Cash Flows & Group Financial Statements

9 Chapter 9: Preparation of Single-Entity Financial Statements

9.1 Single-Entity Statement of Profit or Loss and OCI under IFRS 18 9.2 Statement of Financial Position and Statement of Changes in Equity 9.3 Comprehensive Single-Entity Trial Balance Adjustments 9.4 IFRS 5 Non-Current Assets Held for Sale and Discontinued Operations 9.5 IAS 8 Accounting Policies, Estimates and Errors, and Disclosing Material Items

10 Chapter 10: Consolidated Statement of Financial Position

10.1 Group Concepts, Control & The Consolidation Framework 10.2 Working 2: Net Assets of the Subsidiary & Fair Value Adjustments 10.3 Working 3 Goodwill & Working 4 Non-Controlling Interest 10.4 Working 5 Group Retained Earnings & Intra-Group Adjustments

11 Chapter 11: Consolidated Profit or Loss and Associates

11.1 Consolidated Statement of Profit or Loss & OCI 11.2 Mid-Year Acquisitions and Non-Controlling Interest Allocation 11.3 IAS 28 Investments in Associates & The Equity Method 11.4 Consolidated Statement of Changes in Equity & Group Disclosures 11.5 Disposal of a Subsidiary and Loss of Control

12 Chapter 12: ACCA FR CBE Exam Strategy and Technique

12.1 CBE Tools, Spreadsheets and Word Processing Response Technique 12.2 Section A & B Objective Test Case Strategy 12.3 Section C Constructed Response Mastery

3.3 IAS 23 Borrowing Costs & IAS 20 Government Grants

Key Takeaways Explain This Topic AI

Under IAS 23, borrowing costs directly attributable to the acquisition, construction, or production of a qualifying asset (which necessarily takes a substantial period of time to prepare) must be capitalized as part of the asset cost.

For specific borrowings, capitalized borrowing costs equal actual interest incurred less any investment income earned from the temporary reinvestment of unspent loan proceeds prior to expenditure.

For general borrowings, eligible expenditure is multiplied by the weighted average capitalization rate of the general pool, capped at total actual general borrowing costs incurred during the period.

Under IAS 20, government grants are recognized only when there is reasonable assurance that conditions will be met and the grant will be received; grants related to income are matched against related expenses over appropriate periods.

Capital grants related to assets must be accounted for using either the deferred income method (amortized to P&L over the asset's useful life) or the deduction from asset carrying amount method (reducing initial cost and subsequent depreciation).

Last updated: September 2026

3.3 IAS 23 Borrowing Costs & IAS 20 Government Grants

Capital expenditure projects frequently rely on external debt financing and state assistance. In the ACCA Financial Reporting (FR) examination, IAS 23 Borrowing Costs and IAS 20 Accounting for Government Grants and Disclosure of Government Assistance are closely paired. Both standards dictate whether financing flows and state subsidies are recognized on the Statement of Financial Position or in the Statement of Profit or Loss.

  • 1. IAS 23: Scope, Core Principle & Qualifying Assets
  • The Core Principle

Borrowing costs that are directly attributable to the acquisition, construction, or production of a qualifying asset form part of the cost of that asset. All other borrowing costs are recognized as an expense in profit or loss in the period in which they are incurred (IAS 23.1). The historical benchmark treatment of expensing all borrowing costs is prohibited.

What is a Qualifying Asset?

Under IAS 23.5, a qualifying asset is an asset that necessarily takes a substantial period of time to get ready for its intended use or sale (ordinarily greater than 6 to 12 months). QUALIFYING ASSETS MATRIX

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  • QUALIFYING ASSETS (Capitalise Interest) NON-QUALIFYING ASSETS (Expense Interest)
  • * Bespoke manufacturing plants & factories * Assets ready for intended use when acquired
  • * Power generation facilities & wind farms * Routine inventories manufactured in short cycles
  • * Self-constructed commercial office buildings * Financial assets (equity investments, bonds)
  • * Major infrastructure projects (bridges, ports) * Assets measured at fair value (IAS 41 / IAS 40)
  • * Bespoke IT enterprise software taking years to build * Standard off-the-shelf machinery installed in weeks
  • Borrowing Costs Defined

Under IAS 23.6, borrowing costs include:

Interest expense calculated using the effective interest method under IFRS 9 Financial Instruments .

Finance charges in respect of lease liabilities recognized under IFRS 16 Leases .

Exchange differences arising from foreign currency borrowings to the extent that they are regarded as an adjustment to interest costs.

2. IAS 23: Specific Borrowings vs. General Borrowings

IAS 23 establishes two distinct measurement frameworks depending on whether funds are borrowed specifically for the asset or drawn from a central corporate borrowing pool.

Framework A: Specific Borrowings

When an entity borrows funds specifically for the purpose of obtaining a qualifying asset, the capitalisable borrowing costs are determined as: Capitalisable Borrowing Costs = Actual Interest Incurred during Period - Investment Income on Temporary Reinvestment

The Temporary Reinvestment Rule (IAS 23.12)

Entities often draw down the full amount of a project loan on day one but spend the cash in phases as construction milestones are reached. Unspent funds are placed on short-term deposit.

Mandatory Offset: Any interest earned from temporarily investing these specific borrowed funds must be deducted from gross borrowing costs to determine the net amount capitalised into the qualifying asset.

No P&L Recognition: This investment income is not recognized as finance income in profit or loss; it directly reduces the capitalised asset balance.

Framework B: General Borrowings

When an entity finances construction out of a pool of general corporate borrowings (loans, bonds, overdrafts not earmarked for a specific project), eligible borrowing costs are calculated using a weighted average capitalisation rate : Weighted Average Capitalisation Rate = Total Borrowing Costs Incurred on General Pool / Total Weighted Average General Borrowings Outstanding Capitalised Borrowing Costs = Eligible Expenditure on Qualifying Asset * Weighted Average Rate * Time Fraction

The Capitalisation Ceiling Rule (IAS 23.14)

The amount of borrowing costs capitalised during a reporting period cannot exceed the total actual borrowing costs incurred by the entity during that same period across all general borrowings.

3. IAS 23: The Capitalisation Period (Chronological Rules)

Determining the exact timeframe during which interest can be capitalised is a primary testing area in the ACCA FR exam. Capitalisation is governed by three strict milestones: COMMENCEMENT SUSPENSION CESSATION

  • (All 3 conditions met) (Active development interrupted) (Substantially complete)
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  • V V V
  • [Capitalise Interest] ------------> [Expense in P&L] ------------> [Capitalise] -> [Expense in P&L]
  • 1. Commencement of Capitalisation (IAS 23.17)

Capitalisation begins on the commencement date, which is when all three of the following conditions are simultaneously met:

Expenditure for the asset is being incurred: Payments made, assets transferred, or interest-bearing liabilities assumed.

Borrowing costs are being incurred: Interest clock is actively ticking.

Activities necessary to prepare the asset are in progress: This includes physical construction as well as technical and administrative work prior to physical construction (architectural design, geotechnical surveys, statutory building permits).

Warning

Exam Trap: Drawing down a loan and holding cash does not trigger capitalisation if no active preparatory activities or expenditures have occurred. Until active preparatory work begins, all interest incurred is expensed to P&L!

2. Suspension of Capitalisation (IAS 23.20–21)

Capitalisation of borrowing costs must be suspended during extended periods in which active development of the qualifying asset is interrupted:

Interest Expensed: During suspension, interest incurred is charged directly to profit or loss as a finance cost.

Crucial Exceptions (No Suspension):

Capitalisation is not suspended during periods when substantial technical or administrative work is being carried out.

Capitalisation is not suspended when a temporary delay is a necessary part of the process of getting an asset ready for its intended use (e.g., a mandatory 3-week concrete curing delay, or predictable seasonal high-water levels that temporarily prevent bridge pier construction).

Conversely, delays caused by labour strikes, contractor disputes, financing shortages, or unexpected regulatory stop-work orders require immediate suspension .

3. Cessation of Capitalisation (IAS 23.22–24)

Capitalisation ceases when substantially all the activities necessary to prepare the qualifying asset for its intended use or sale are complete :

An asset is normally ready when physical construction is complete, even though routine administrative work (e.g., final decorating, filing fire safety certificates) may still be ongoing.

When construction is completed in discrete parts and each part is capable of being used while construction continues on other parts (e.g., a multi-building business park where Building 1 is finished and ready for occupancy), capitalisation ceases for that completed unit immediately.

4. IAS 20: Government Grants — Principles and Revenue Grants

IAS 20 Accounting for Government Grants and Disclosure of Government Assistance prescribes the accounting for assistance received from government bodies in the form of transfers of resources in return for past or future compliance with specified conditions.

Recognition Threshold (IAS 20.7)

A government grant is recognized only when there is reasonable assurance that:

The entity will comply with the conditions attaching to it; and

The grant will be received.

Receipt of cash alone is not conclusive evidence that conditions have been or will be fulfilled. If conditions are not yet fulfilled, cash received is recognized as a liability (deferred income) .

Core Accounting Principle: The Matching Concept

Grants are recognized in profit or loss on a systematic basis over the periods in which the entity recognizes as expenses the related costs for which the grants are intended to compensate (IAS 20.12). A grant cannot be credited directly to equity or recognized immediately in profit or loss on a cash-received basis.

Grants Related to Income (Revenue Grants)

These are grants other than those related to assets (e.g., wage subsidies, research subsidies, or compensation for operational expenses):

Matching Rule: Recognized in profit or loss over the periods that the related expenditure is incurred.

Presentation Options in Profit or Loss:

Method 1 (Gross): Present the grant as a credit in the Statement of Profit or Loss, either separately or under a general heading such as "Other Operating Income".

Method 2 (Net): Deduct the grant from the related operating expense in the Statement of Profit or Loss.

5. IAS 20: Grants Related to Assets (Capital Grants)

Capital grants are government grants whose primary condition is that an entity qualifying for them should purchase, construct, or otherwise acquire non-current assets. Under IAS 20.24, two alternative presentation methods are permitted: CAPITAL GRANTS PRESENTATION OPTIONS (IAS 20)

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  • METHOD 1: DEFERRED INCOME METHOD METHOD 2: NETTING / DEDUCTION FROM ASSET

* Asset recognized at gross cost. * Grant deducted directly from gross cost of asset.

* Grant recognized as Deferred Income liability. * Asset carried at net book value on SFP.

* Deferred Income released to P&L over useful life * Subsequent depreciation calculated on reduced net cost.

of asset (matches depreciation pattern). * Depreciation charged to P&L is lower each year.

* SFP shows both gross asset and liability. * SFP shows single reduced asset balance.

Mathematical Equivalence in Profit or Loss

Both methods produce the identical net impact on profit or loss over the asset's useful life:

  • Feature Deferred Income Method Netting / Deduction Method
  • Asset on SFP Gross Cost less Depreciation Net Cost (Cost less Grant) less Depreciation
  • Liability on SFP Deferred Income (Current & Non-Current) $Nil (no liability recognized)
  • Depreciation in P&L Full depreciation on gross cost Lower depreciation on net cost
  • Grant Income in P&L Amortization of deferred income credited to P&L $Nil (embedded in lower depreciation)
  • Net Profit / Loss Impact Depreciation less Grant Amortization Net Depreciation Charge (Identical Amount!)
  • 6. IAS 20: Repayment of Government Grants

A government grant that becomes repayable (e.g., due to failure to meet job-creation conditions or premature asset disposal) is accounted for as a change in accounting estimate under IAS 8 and applied prospectively :

Repayment of Revenue Grants

Applied first against any unamortized deferred credit balance remaining in respect of the grant.

To the extent that the repayment exceeds any such deferred credit, or where no deferred credit exists, the repayment is recognized immediately in profit or loss as an expense.

Repayment of Capital Grants

If Deferred Income Method was used: Debit the unamortized deferred income balance; any excess repayment is recognized immediately in profit or loss.

If Netting Method was used: The repayment is recorded by increasing the carrying amount of the asset. The cumulative additional depreciation that would have been recognized in profit or loss to date in the absence of the grant is recognized immediately in profit or loss as an expense!

  • 7. Comprehensive Worked Example: Borrowing Costs & Capital Grants
  • Scenario Details

On 1 January 20X3, Solis Renewable Energy Ltd commences construction of a solar power plant (a qualifying asset). Construction is completed and the plant is commissioned on 31 December 20X3.

Financing Details:

Total construction expenditure incurred in 20X3: $3,000,000 (incurred evenly throughout the year, equivalent to an average expenditure of $1,500,000).

On 1 January 20X3, Solis drew down a specific 3-year bank loan of $2,000,000 at a fixed interest rate of 8% per annum dedicated to the project.

Unspent loan proceeds were temporarily invested in government treasury bills, earning investment interest of $15,000 during 20X3.

The remaining $1,000,000 construction expenditure was funded from Solis's general borrowing pool.

General Borrowings Pool in 20X3:

  • 6% Bank Loan: $2,500,000 (annual interest = $150,000)
  • 9% Debentures: $1,500,000 (annual interest = $135,000)
  • Total General Pool: $4,000,000; Total Annual General Interest: $285,000

Government Capital Grant:

On 1 January 20X3, Solis received a government grant of $600,000 towards the construction of the clean energy plant.

All grant conditions were fully complied with.

Operational Life: The plant has an estimated useful life of 20 years with zero residual value. Straight-line depreciation begins on 1 January 20X4.

Step 1: Calculate Capitalised Borrowing Costs (IAS 23)

Specific Borrowing Capitalisation:

Gross interest incurred = $2,000,000 * 8% = $160,000.

Less temporary investment income = ($15,000).

Net Specific Borrowing Costs Capitalised = $160,000 - $15,000 = $145,000.

General Borrowing Capitalisation:

Weighted Average Capitalisation Rate = $285,000 / $4,000,000 = 7.125%.

Expenditure funded from general borrowings = $1,000,000 incurred evenly across the year (average balance = $1,000,000 / 2 = $500,000, or applied over average 6 months).

General Borrowing Costs Capitalised = $1,000,000 * 7.125% * (6/12) = $35,625.

Total Borrowing Costs Capitalised into Plant:

Total Borrowing Costs Capitalised = $145,000 + $35,625 = $180,625

Total Gross Cost of Plant at 31 December 20X3:

  • Total Gross Cost of Plant = $3,000,000 (Construction) + $180,625 (Borrowing Costs) = $3,180,625
  • Step 2: Compare IAS 20 Presentation Methods for 20X4 (First Operational Year)
  • Method 1: Deferred Income Method

Plant PPE Carrying Amount at 31 Dec 20X4:

  • Gross Cost = $3,180,625
  • Depreciation for 20X4 (20 years) = $3,180,625 / 20 = $159,031
  • Carrying Amount on SFP = $3,180,625 - $159,031 = $3,021,594

Deferred Income Balance at 31 Dec 20X4:

  • Initial Grant = $600,000
  • Grant Amortization credited to P&L in 20X4 (20 years) = $600,000 / 20 = $30,000
  • Total Remaining Deferred Income = $600,000 - $30,000 = $570,000
  • Split: Current Liability = $30,000; Non-Current Liability = $540,000

Net Impact on Profit or Loss for 20X4:

  • Operating Depreciation Expense: ($159,031)
  • Grant Amortization Income: $30,000
  • Net P&L Charge = $159,031 - $30,000 = $129,031
  • Method 2: Netting / Deduction from Asset Method

Initial Net Asset Cost on 1 Jan 20X4:

Initial Net Asset Cost on 1 Jan 20X4 = $3,180,625 - $600,000 = $2,580,625

Depreciation for 20X4 (20 years):

Net Depreciation for 20X4 (20 years) = $2,580,625 / 20 = $129,031

Plant PPE Carrying Amount at 31 Dec 20X4:

  • Plant PPE Carrying Amount on SFP = $2,580,625 - $129,031 = $2,451,594
  • Deferred Income Liability: $0

Net Impact on Profit or Loss for 20X4:

  • Operating Depreciation Expense: ($129,031)
  • Grant Income: $0
  • Net P&L Charge = $129,031 (Exactly identical to Method 1!)
  • 8. Common Exam Traps & Examiner Guidance

Temporary Investment Income Fallacy: In specific borrowings, investment income earned on surplus cash must be deducted from capitalized borrowing costs , not recorded as finance income in profit or loss.

Grant Cash Inflow Trap: A cash grant received from the government must never be credited directly to profit or loss upon receipt unless all conditions have already been fully satisfied and the grant is compensation for expenses already recognized.

Ratio Analysis Distortions: The choice between the deferred income method and the netting method under IAS 20 affects Return on Capital Employed (ROCE) and asset turnover because the netting method reduces total assets while the deferred income method increases both gross assets and total liabilities.