TABLE OF CONTENTS 100. INTRODUCTION

Similar documents
WHITE PAPER ON FUNDS FROM OPERATIONS

December 18, Mr. Hans Hoogervorst Chairman International Accounting Standards Board 30 Cannon Street London EC4M 6XH United Kingdom

WHITE PAPER ON FUNDS FROM OPERATIONS

These notes will be appropriate both for both students who have chosen financial reporting as a depth area as well as those who have not.

Business Combinations

IASB Agenda Consultation Thank you for the opportunity to comment on the International Accounting Standards Board s Agenda Consultation.

IFRS Update Guy Thomas, CPA, CA

In December 2003 the IASB issued a revised IAS 40 as part of its initial agenda of technical projects.

In December 2003 the Board issued a revised IAS 40 as part of its initial agenda of technical projects.

Re: Request for Views on Effective Dates and Transition Methods

In December 2003 the Board issued a revised IAS 40 as part of its initial agenda of technical projects.

FASB Update. FASB Exempts Private Companies from Variable Interest Entity Guidance Affects: Private Companies

Leases: Overview of the new guidance

NAREIT/REALpac Impact of Revenue Recognition Proposal on Accounting for Real Estate Sales

White Paper on Funds From Operations & Adjusted Funds From Operations for IFRS. February, Whit

This version includes amendments resulting from IFRSs issued up to 31 December 2009.

IFRS 15. Revenue from Contracts with Customers. Presented by CPA Dr. Peter Njuguna

In December 2003 the IASB issued a revised IAS 17 as part of its initial agenda of technical projects.

Going global. Trouble ahead. Ongoing major projects. Where next?

EN Official Journal of the European Union L 320/373

White Paper on Adjusted Cashflow From Operations (ACFO) for IFRS. February, 2018

IASB Staff Paper March 2011

International GAAP Holdings Limited Model financial statements for the year ended 31 December 2017 (With early adoption of IFRS 16)

CHAPTER TWO Concepts and principles

Accounting for Real Estate Transactions

CPA COMPETENCY MAP STUDY NOTES UPDATE TO DECEMBER 31, 2018

FASB Emerging Issues Task Force

The entity that obtains control of the acquiree. The business or businesses that the acquirer obtains control of in a business combination.

EN Official Journal of the European Union L 320/323

New Zealand Equivalent to International Financial Reporting Standard 16 Leases (NZ IFRS 16)

The new IFRS 16 Leases effective as of 1 January 2019

IFRS : Where do we stand? Planned changes 2012 and beyond

New Zealand Equivalent to International Accounting Standard 40 Investment Property (NZ IAS 40)

New leases standard ASC 842 Lessee - operating leases. Itai Gotlieb, Partner, Professional Practice July 2017

Accounting and Auditing Update. Paul Lundy

FSA Faculty Consortium Technical Accounting Update. Bob Uhl, partner, Deloitte & Touche LLP

Technical Corrections and Improvements to Recently Issued Standards

In December 2003 the Board issued a revised IAS 17 as part of its initial agenda of technical projects.

REAL ESTATE PERSPECTIVE ON NEW LEASE ACCOUNTING STANDARDS

Sri Lanka Accounting Standard LKAS 40. Investment Property


July 17, Technical Director File Reference No Re:

Mountain Equipment Co-operative

Contents. Easy. Fairly Complicated. More Advanced. Page. Background. Background to financial reporting in South Africa... 3

Detailed competency map: Knowledge requirements. (AAT examination)

Property, Plant and Equipment

Proposed Accounting Standards Update (Revised)

Re: Discussion Paper Preliminary Views on Revenue Recognition in Contracts with Customers

IFRS - 3. Business Combinations. By:

IFRS in Saudi Arabia: Compliance with SOCPA. Contents are subject to change. For the latest updates visit

International Financial Reporting Standards (IFRSs ) 2004

GASB 69: Government Combinations

Impact of lease accounting changes to corporate real estate

Summary of IFRS Exposure Draft Leases

TECHNICAL INFORMATION PAPER - VALUATIONS OF REAL PROPERTY, PLANT & EQUIPMENT FOR USE IN AUSTRALIAN FINANCIAL REPORTS

Lease Accounting - New Changes in US, International and Government Accounting Standards

LEASE ACCOUNTING UNDER IFRS 16 AND IAS 17 A COMPARATIVE APPROACH

International Accounting Standards Board 30 Cannon Street London EC4M 6XH United Kingdom. September 13, 2013

New Zealand Equivalent to International Accounting Standard 40 Investment Property (NZ IAS 40)

International Accounting Standard 17 Leases. Objective. Scope. Definitions IAS 17

I ROC 2017 Financial Administrators Section Conference

Accounting and Auditing. Norman Mosrie, CPA, FMFMA, CHFP James Sutherland, CPA

No February Leases (Topic 842) An Amendment of the FASB Accounting Standards Codification

It s Back Accounting for Asset Leases the new way!

International Financial Reporting Standards (IFRS)

Good Real Estate Group (International) Limited

What are the accounting requirements for typical real estate lease, property, and investment property activities?

Property, Plant and Equipment

Consolidated Financial Statements of ECOTRUST CANADA. Year ended December 31, 2016

IFRS and HKFRS Update and Challenge 1 June 2011

Lease Accounting Standard Update ASU Presented by: Nicholas Hoefel, CPA Manager, Audit Services Group

Property, Plant and Equipment

While we generally support the FASB s conclusions on the leases project, we have comments on the following topics:

AAT Professional Diploma in Accounting

International Accounting Standard 17. Leases

Property, Plant and Equipment

Intangibles Goodwill and Other (Topic 350)

Repsol is very pleased to provide comments on the Exposure Draft Leases (ED2013/6), issued by the IASB on 16 May 2013.

Accounting and Auditing Update. Staci L. Brogan, CPA, Shareholder Patricia R. Giudici, CPA, Senior Manager Schneider Downs & Co. Inc.

Sri Lanka Accounting Standard-LKAS 40. Investment Property

FASB/IASB Update Part II

New Developments Summary

Definitions. CPI is a lease in which base rent is adjusted based on changes in a consumer price index.

Build Toronto Inc. Consolidated Financial Statements December 31, 2015

2018 Accounting & Auditing Update P R E S E N T E D B Y : D A N I E L L E Z I M M E R M A N & A N D R E A S A R T I N

EITF ABSTRACTS. [Nullified by FIN 46 and FIN 46(R) for entities within the scope of FIN 46 or FIN 46(R)]

Exposure Draft. Accounting Standard (AS) 40 Investment Property. Last date for the comments: November 10, 2018

Accounting for Real Estate Transactions

IFRS 16 Leases supplement

Good Real Estate Group (International) Limited - including EPRA BPR

6 The following terms are used in this Standard with the meanings specified: A bearer plant is a living plant that:

The joint leases project change is coming

IFRS-5: Non-current Assets Held for Sale and Discontinued Operations

Intangible Assets IAS 38, IAS 36, IFRS 3

International Accounting Standards Board Press Release

roots The Substance of the Standard Contents Changes to the Accounting for Goodwill for Private Companies

Edison Electric Institute and American Gas Association New Lease Standard

The Substance of the Standard

International Financial Reporting Standards (IFRS)

In December 2003 the IASB issued a revised IAS 17 as part of its initial agenda of technical projects.

Transcription:

TABLE OF CONTENTS 100. INTRODUCTION 101. REAL PROPERTY ASSOCIATION OF CANADA 102. THE ORIGINAL ACCOUNTING PRACTICES HANDBOOK 103. THE REALPAC IFRS HANDBOOK 103.1. PREPARATION 103.2. APPLICATION 103.3. IDENTIFICATION OF RECOMMENDATIONS 103.4. IDENTIFICATION OF DEFINED TERMS 103.5. EFFECTIVE DATE 103.6. ADDITIONS AND REVISIONS 103.7. FURTHER INFORMATION 103.8. CONTENTS October 2017 150. REAL ESTATE PROPERTIES 151. INTRODUCTION 151.3. INCOME-PRODUCING PROPERTY 151.4. DEPRECIABLE REAL ESTATE PROPERTY 152. INVESTMENT PROPERTY 153. OWNER-OCCUPIED PROPERTY 154. INVENTORY PROPERTY 155. NON-CURRENT ASSETS HELD FOR SALE 175. FINANCIAL INSTRUMENTS 175.1 SCOPE 176. CLASSIFICATION AND MEASUREMENT 176.1. CLASSIFICATION OF FINANCIAL ASSETS 176.2. CLASSIFICATION OF FINANCIAL LIABILITIES 176.3. MEASUREMENT OF FINANCIAL ASSETS AND FINANCIAL LIABILITIES 176.4. CLASSIFICATION AND MEASUREMENT OF EQUITY INSTRUMENTS 177. IMPAIRMENT OF FINANCIAL ASSETS REALPAC IFRS/October 2017 TOC-1

TABLE OF CONTENTS 200. COSTS 201. INTRODUCTION 202. PREACQUISITION COSTS 203. PROPERTY ACQUISITION COSTS 203.3. NON-MARKET RATE DEBT 203.4. REACQUISITION THROUGH FORECLOSURE OR POWER OF SALE 204. DEVELOPMENT AND CONSTRUCTION COSTS 204.4. AMENITIES 204.5. AIR RIGHTS AND PAYMENTS IN LIEU 204.6. GENERAL AND ADMINISTRATIVE EXPENSES 204.7. SALES AT NOMINAL VALUES 205. CARRYING COSTS 205.10. BORROWING COSTS 205.11. INTEREST 205.12. INCIDENTAL OPERATIONS 205.13. ALLOCATION OF CARRYING COSTS TO LAND AND BUILDING 205.14. REALTY TAXES 205.15. PROPERTY TAXES 206. FINANCING COSTS 206.7 EXAMPLE OF AMORTIZING TRANSACTION COSTS USING THE EFFECTIVE INTEREST METHOD WHEN A LOAN IS MEASURED AT AMORTIZED COST 207. INITIAL LEASING COSTS FOR OPERATING LEASES 207.1. TYPES OF INITIAL LEASING COSTS 207.2. DIRECT LEASING COSTS 207.3. TENANT IMPROVEMENTS 207.4. TENANT INCENTIVES 207.5. SALES AND MARKETING COSTS 208. REDEVELOPMENT PROJECTS 209. SELLING COSTS OF INVENTORY PROPERTY 210. COSTS TO COMPLETE 211. ALLOCATION OF COSTS 211.1. METHODS OF ALLOCATION 211.2. TIMING OF ALLOCATION 211.3. REVISION OF ESTIMATES 212. CHANGE IN USE/TRANSFERS TOC-2 REALPAC IFRS/October 2017

TABLE OF CONTENTS 250. FAIR VALUE MEASUREMENT 251. INTRODUCTION 252. DEFINITION OF FAIR VALUE 253. HIGHEST AND BEST USE 254. FAIR VALUE HIERARCHY 255. VALUATION TECHNIQUES 255.5. MARKET APPROACH 255.6. COST APPROACH 255.7. INCOME APPROACH 256. FAIR VALUE UNDER INTERNATIONAL VALUATION STANDARDS 300. IMPAIRMENT OF REAL ESTATE PROPERTIES 301. INTRODUCTION 302. RECOGNITION AND MEASUREMENT OF DEPRECIABLE REAL ESTATE PROPERTY 302.18. FAIR VALUE LESS COSTS TO SELL 302.19. VALUE IN USE 303. RECOGNITION AND MEASUREMENT OF REAL ESTATE PROPERTY CLASSIFIED AS INVENTORY 303.5. DETERMINATION OF ESTIMATED SELLING PRICE 303.6. TREATMENT OF FUTURE CARRYING COSTS 303.7. OTHER COSTS 303.8. PROVISION FOR LOSS 303.9. RECOVERY IN VALUE 400. REVENUE AND PROFIT RECOGNITION ON SALES OF REAL ESTATE 401. INTRODUCTION 402. REVENUE AND PROFIT RECOGNITION ON SALES OF REAL ESTATE 403. STEP 1: IDENTIFYING THE CONTRACT 403.1. THE CONTRACT AND THE CUSTOMER 403.2. COLLECTIBILITY 404. STEP 2: IDENTIFYING PERFORMANCE OBLIGATIONS 405. STEP 3: DETERMINING THE TRANSACTION PRICE REALPAC IFRS/October 2017 TOC-3

TABLE OF CONTENTS 405.4. VARIABLE CONSIDERATION 405.5. NON-CASH CONSIDERATION AND FINANCING COMPONENTS 406. STEP 4: ALLOCATING THE TRANSACTION PRICE 407. STEP 5: TRANSFER OF CONTROL AND SATISFYING A PERFORMANCE OBLIGATION 407.2. TRANSFER OF CONTROL 407.3. SATISFYING A PERFORMANCE OBLIGATION 407.4. ACCOUNTING FOR THE SALE OF CONDOMINIUM UNITS 407.5. WHERE CONTROL HAS NOT BEEN PASSED 407.6. CONSTRUCTION CONTRACTS 408. REPORTING REVENUE GROSS AS A PRINCIPALVERSUS NET AS AN AGENT 409. LEASE CONTRACT MODIFICATIONS 410. ACCOUNTING FOR THE SALE OF OPTIONS 500. REVENUE AND PROFIT RECOGNITION FOR INCOME-PRODUCING PROPERTIES 501. INTRODUCTION 502. CONSTRUCTION COMPLETION DATE OF PROPERTIES UNDER CONSTRUCTION 502.5. MULTI-PHASE OR USE DEVELOPMENTS 503. RENTAL REVENUE AND EXPENSES PRIOR TO THE CONSTRUCTION COMPLETION DATE OF AN INCOME-PRODUCING PROPERTY 504. LEASES TO ANCHOR TENANTS 505. METHOD OF RECOGNITION OF INCOME 506. CONTINGENT RENTAL INCOME 507. LEASE CANCELLATION FEES 508. RE-LEASING COSTS 509. REFINANCING COSTS 510. PARTICIPATING MORTGAGE LOANS 511. VENDOR TAKEBACK RECEIVABLES 512. LONG-TERM REPLACEMENT ITEMS 513. DECOMMISSIONING OBLIGATIONS 514. UNREALIZED CHANGES IN FAIR VALUE OF INVESTMENT PROPERTY MEASURED USING THE FAIR VALUE MODEL PER IAS 40 TOC-4 REALPAC IFRS/October 2017

TABLE OF CONTENTS 515. MEASUREMENT MODEL FOR OWNER-OCCUPIED PROPERTY: COST OR REVALUATION MODEL 515.2. COST MODEL 515.3. REVALUATION MODEL 516. DEPRECIATION RECOGNIZED ON DEPRECIABLE REAL ESTATE PROPERTIES 516.2. COMPONENTS AND USEFUL LIFE 516.3. METHOD OF DEPRECIATION 516.4. COMMENCEMENT OF DEPRECIATION 516.5. PERIODIC REVIEW OF DEPRECIATION 516.6. DEPRECIATION OF REDEVELOPED PROPERTIES 600. INVESTMENT IN JOINT ARRANGEMENTS 601. INTRODUCTION 602. CRITERIA FOR THE IDENTIFICATION AND CLASSIFICATION OF A JOINT ARRANGEMENT 602.14 EXAMPLE 603. REPORTING OWNERSHIP OF JOINT ARRANGEMENTS 604. TRANSACTIONS WITH A JOINT OPERATION 605. TRANSACTIONS WITH A JOINT VENTURE 606. NON-COTERMINOUS YEAR ENDS AND OTHER ISSUES 607. ACCOUNTING WITHIN CO-TENANCIES 700. FOREIGN CURRENCY TRANSLATION 701. INTRODUCTION 702. FUNCTIONAL CURRENCY OF FOREIGN OPERATIONS 703. FOREIGN CURRENCY DENOMINATED MONETARY ITEMS 704. FOREIGN CURRENCY DENOMINATED NON- MONETARY ITEMS 750. DISPOSAL OF REAL ESTATE PROPERTY AND DISCONTINUED OPERATIONS 751. INTRODUCTION REALPAC IFRS/October 2017 TOC-5

TABLE OF CONTENTS 752. REAL ESTATE PROPERTY TO BE DISPOSED OF OTHER THAN BY SALE 753. REAL ESTATE PROPERTY TO BE DISPOSED OF BY SALE 754. PRESENTATION 755. ADDITIONAL DISCLOSURES 760. DERIVATIVES 761. INTRODUCTION 762. NON-FINANCIAL DERIVATIVES AND THE OWN-USE EXCEPTION 763. EMBEDDED DERIVATIVES 764. HEDGE ACCOUNTING 800. SPECIAL REPORTING PRACTICES 801. INTRODUCTION 802. STATEMENT OF FINANCIAL POSITION 803. STATEMENT OF CASH FLOWS 803.3. CASH FLOWS FROM OPERATING ACTIVITIES 803.4. SPECIFIC ITEMS AFFECTING CASH FLOWS FROM OPERATING ACTIVITIES 803.5. TENANT INCENTIVES 803.6. GAIN OR LOSS ON SALE OF PROPERTY 803.7. PROVISION FOR LOSS OR REVERSAL OF PROVISION FOR LOSS ON INVENTORY PROPERTY HELD FOR SALE 803.8. UNREALIZED CHANGES IN THE FAIR VALUE OF INVESTMENT PROPERTIES RECOGNIZED IN PROFIT OR LOSS 803.9. CHANGES IN THE CARRYING VALUE OF DEPRECIABLE REAL ESTATE PROPERTY TO RECOGNIZE AN IMPAIRMENT LOSS, REVERSAL OF AN IMPAIRMENT LOSS, OR A REVALUATION GAIN OR LOSS IMPACTING PROFIT OR LOSS 803.10. NON-CASH INTEREST INCOME OR EXPENSE 803.11. PREFERRED SHARE DIVIDENDS TOC-6 REALPAC IFRS/October 2017

TABLE OF CONTENTS 803.12. UNREALIZED CHANGES IN THE FAIR VALUE OF FINANCIAL INSTRUMENTS RECOGNIZED IN PROFIT OR LOSS 803.13. DISTINCTION BETWEEN CASH FLOWS FROM OPERATING, INVESTING AND FINANCING ACTIVITIES 803.14. CAPITAL IMPROVEMENTS 803.15. EXPENDITURES ON INVENTORY PROPERTY HELD FOR SALE 803.16. EXPENDITURES ON INCOME-PRODUCING PROPERTY 803.17. CONSTRUCTION PAYABLES 803.18. PROCEEDS ON SALE OF PROPERTY OR RECOVERY OF COSTS 803.19. VENDOR TAKEBACK RECEIVABLES 803.20. EXPENDITURES ON LONG-TERM REPLACEMENT ITEMS 803.21. DISCLOSURES WITHIN THE STATEMENT OF CASH FLOWS 804. STATEMENT OF COMPREHENSIVE INCOME 804.1. RECOVERY OF OPERATING COSTS 804.2. SALE OF INCOME-PRODUCING PROPERTY 804.3. UNREALIZED CHANGES IN FAIR VALUE OF INVESTMENT PROPERTY MEASURED AT FAIR VALUE 804.4. PROVISION FOR LOSS OR REVERSAL OF PROVISION FOR LOSS ON INVENTORY PROPERTY HELD FOR SALE 804.5. PROVISION FOR LOSS OR REVERSAL OF IMPAIRMENT OF DEPRECIABLE REAL ESTATE PROPERTY 804.6. REVALUATION GAINS OR LOSSES OF DEPRECIABLE REAL ESTATE PROPERTY 804.7. TENANT INCENTIVES 804.8. INTEREST INCOME AND EXPENSE 805. NOTES TO THE FINANCIAL STATEMENTS 805.1. SIGNIFICANT ACCOUNTING POLICIES 805.2. CAPITALIZED COSTS 805.3. JOINT VENTURES 900. INVESTMENT PROPERTIES 901. INTRODUCTION 902. DEFINITION OF INVESTMENT PROPERTY REALPAC IFRS/October 2017 TOC-7

TABLE OF CONTENTS 903. MEASUREMENT AT RECOGNITION 904. SUBSEQUENT MEASUREMENT OF INVESTMENT PROPERTY 905. FAIR VALUE MODEL FOR INVESTMENT PROPERTY 906. COST MODEL FOR INVESTMENT PROPERTY 907. DISCLOSURES FOR INVESTMENT PROPERTY 907.2. DISCLOSURES FOR BOTH THE FAIR VALUE MODEL AND COST MODEL 907.3. ADDITIONAL DISCLOSURES FOR THE FAIR VALUE MODEL 907.4. ADDITIONAL DISCLOSURES FOR THE COST MODEL 908. U.S. GAAP 1000. ACCOUNTING PRACTICES OF CANADIAN LIFE INSURANCE ENTERPRISES AND PENSION PLANS 1001. INTRODUCTION 1002. LIFE INSURANCE ENTERPRISES 1002.3. LEGISLATION AND ACCOUNTING REGULATIONS 1003. PENSION FUND VEHICLES 1004. PENSION PLANS GLOSSARY OF TERMS WHITE PAPER ON FUNDS FROM OPERATIONS AND ADJUSTED FUNDS FROM OPERATIONS (FFO AND AFFO) WHITE PAPER ON ADJUSTED CASH FLOW FROM OPERATIONS (ACFO) WHITE PAPER ON APPLYING THE ACQUISITION METHOD FOR A BUSINESS COMBINATION TOC-8 REALPAC IFRS/October 2017

SECTION 100 100. INTRODUCTION 101. REAL PROPERTY ASSOCIATION OF CANADA 101.1. The Canadian Institute of Public Real Estate Companies (CIPREC) was established in 1970 to represent the unique position of publiclyowned real estate investment and development companies. Since its inception, the Association has undergone two name changes. In 1999, the Association changed its name to the Canadian Institute of Public and Private Real Estate Companies (CIPPREC) to reflect its wider member base. On March 31, 2005, the Association changed its name from CIPPREC to the Real Property Association of Canada (REALPAC) to reflect the new vision of its members. 101.2. REALPAC continues to be Canada s premier industry association for investment real property leaders. The Association s mission is to bring together the country s investment real property leaders to collectively influence public policy, to educate government and the public, and to ensure stable and beneficial real estate capital and property markets in Canada. 101.3. REALPAC members currently own real estate assets located in the major centres across Canada and include real estate investment trusts, publicly traded and large private companies, banks, brokerages, crown corporations, investment dealers, life companies, lenders and pension funds. Assets include retail, office, industrial, hotel, multi-residential (apartments) and seniors housing. 101.4. REALPAC operates in several areas including advocacy, research, financial best practices, standard setting, publishing, conferences and networking events. 101.5. In regard to advocacy and the development of financial best practices involving global standards, that is, key projects undertaken by the International Accounting Standards Board and the Financial Accounting Standards Board (U.S.), REALPAC partners with other global real estate associations through its active participation in the Real Estate Equity Securitization Alliance (REESA). REESA s objective is to develop consensus views globally on accounting and financial reporting matters, as well as on the application of accounting standards. Current REESA members include: REALPAC IFRS/October 2017 100-1

SECTION 100 Asian Public Real Estate Association (APREA); Association of Real Estate Securitization (Japan) (ARES); British Property Federation (BPF); European Public Real Estate Association (EPRA); National Association of Real Estate Investment Trusts (NAREIT ); Property Council of Australia (PCA); and REALPAC. 102. THE ORIGINAL ACCOUNTING PRACTICES HANDBOOK 102.1. In 1970, the Association recognized the need to improve financial reporting within the real estate investment and development industry. At that time, there were considerable variations in accounting practices from company to company for similar transactions. The Association supported Canadian Generally Accepted Accounting Principles (GAAP) as standards for financial reporting and also recognized that the Accounting Standards Boards of Canada (AcSB) was the sole standard setting body for accounting principles in Canada. The Association further acknowledged that the CPA Canada Handbook (previously the CICA Handbook) was the primary source for GAAP. However, since the AcSB had not issued rules for particular industries, a gap had developed in applying the AcSB rules to transactions within the real estate industry. The Association believed that the nature of the real estate industry was such that in certain areas, specialized accounting practices, consistent with GAAP, must be formulated and adopted together with a more meaningful disclosure of the practices used to enable investors and others to more fully understand the financial affairs of the companies involved. As a result, the Association published the first edition of its Handbook, Recommended Accounting Practices for Real Estate Companies. 102.2. Since 1970, the recommendations in the REALPAC Handbook have received widespread acceptance in the industry as evidenced by many companies disclosing in their financial statements that their accounting policies and standards of disclosure are substantially in accordance with such recommendations. 102.3. In January 2006, the AcSB announced its decision to require all publicly accountable enterprises (as defined by the AcSB) to report in accordance with International Financial Reporting Standards (IFRS) effective for interim and annual financial statements relating to fiscal years beginning on or after January 1, 2011. In addition, in 2009, the AcSB announced that it approved Canadian financial reporting standards specifically for private 100-2 REALPAC IFRS/October 2017

SECTION 100 enterprises (Accounting Standards for Private Enterprises (ASPE)), also for years beginning on or after January 1, 2011. Early adoption was available for both IFRS and ASPE. Further, private enterprises are permitted to apply IFRS in place of ASPE. 102.4. The significant changes to GAAP in Canada meant that the current edition of the REALPAC Handbook would no longer be relevant for both publicly accountable enterprises and private enterprises by 2011. It would be necessary to re-write the REALPAC Handbook into two separate editions, one that addressed guidance for enterprises reporting in accordance with IFRS and one that addressed guidance for enterprises reporting in accordance with ASPE. 102.5. In 2010, REALPAC released the first edition of the REALPAC Handbook: Recommended Accounting Practices for Real Estate Investment and Development Entities Reporting in Accordance with IFRS, referred to as the REALPAC IFRS Handbook. 102.6. The first amendment to the REALPAC IFRS Handbook addressed changes made to IFRS since 2010, including IFRS 10, IFRS 11, IFRS 12, IFRS 13 and IFRIC 21. 102.7. This second amendment to the REALPAC IFRS Handbook addresses the following new standards since the first amendment: IFRS 9 Financial Instruments, which is effective for annual periods beginning on or after January 1, 2018, with earlier application permitted; IFRS 15 Revenue from Contracts with Customers, which is effective for annual periods beginning on or after January 1, 2018, with earlier application permitted; and IFRS 16 Leases, which is effective for annual periods beginning on or after January 1, 2019, with earlier application permitted (provided IFRS 15 has been or is applied at the same time as IFRS 16). 103. THE REALPAC IFRS HANDBOOK 103.1. PREPARATION REALPAC IFRS/October 2017 100-3

SECTION 100 103.1.1. The real estate industry is an increasingly complex one whose only common denominator is that the activities of all entities involved are associated in some way with land or buildings or both. It includes entities that buy and sell undeveloped land, entities that develop land for sale or for construction of their own buildings thereon, entities that construct buildings for sale or for retention as income-producing properties and entities that engage in a combination of some or all of these activities. Often these activities are carried out through joint ownership arrangements. To further complicate matters from an accounting viewpoint, the accounting may be different depending on the stage of development or depending on the nature of the activities carried on by a particular entity, that is, whether the related asset is held for inventory or investment purposes. 103.1.2. REALPAC acknowledges that the International Accounting Standards Board (IASB) is the organization responsible for issuing the accounting standards now to be used by publicly accountable enterprises in Canada. IFRS include International Financial Reporting Standards (IFRS) as issued by the IASB, International Accounting Standards (IASs) as issued by the IASB s predecessor, the Board of the International Accounting Standards Committee, and Interpretations developed by the International Financial Reporting Interpretations Committee (IFRIC) or its predecessor, the Standing Interpretations Committee (SIC). REALPAC believes that it has a responsibility to provide guidance to its members on the application of IFRS to enable members to both reflect the uniqueness of complex transactions and more consistently account for similar transactions. Accordingly, the REALPAC IFRS Handbook has been written to document what we believe is generally current acceptable practice in all regions reporting in accordance with IFRS for transactions that are occurring today. 103.1.3. The recommendations represent the views of REALPAC on the application of IFRS to the real estate investment and development industry. REALPAC believes that adherence to the recommendations will ensure compliance with IFRS, as issued by the IASB. 103.1.4. Codification of accounting principles from official standard setting authorities in the United States (U.S.) is generally greater than IFRS. There are differences in accounting practice for the real estate industry between U.S. GAAP and IFRS. The REALPAC IFRS Handbook has noted practice in the United States where differences from IFRS practice are thought to be significant; however, readers are cautioned that there may be other differences. U.S. GAAP 100-4 REALPAC IFRS/October 2017

SECTION 100 references are stated by the FASB Accounting Standards Codification (ASC) topic and sub-topic reference (e.g. ASC ###-##). 103.1.5. REALPAC has attempted to eliminate the variations in accounting practices from entity to entity or region to region, and in most instances, has chosen one practice as being the most appropriate in the circumstances. Where two or more practices for the same transaction have gained widespread acceptance, REALPAC has attempted to state a preference for one practice but, in some areas, has noted that another practice may also be acceptable. 103.2. APPLICATION 103.2.1. REALPAC has tried to make the REALPAC IFRS Handbook as inclusive as possible based on knowledge of the usual types of transactions and accounting issues being addressed at the time the material was prepared. Because of the unique nature of certain transactions and the ever-changing ways of undertaking real estate deals, the REALPAC IFRS Handbook cannot provide guidance in all situations. REALPAC recognizes that professional judgement forms the basis for the preparation of financial statements, which means that there may be more than one legitimate way of measuring events or presenting financial data in a particular case. 103.2.2. The IASB continues to make changes to IFRS. The REALPAC IFRS Handbook will be updated as quickly as possible to reflect any changes made to IFRS, however there may be a delay from the time the revised standards are issued and the time of publication of amendments to the REALPAC IFRS Handbook. Readers are cautioned to monitor on-going changes to IFRS to ensure they are aware of the most up to date standards. Updates can be found on the IASB website: http://www.ifrs.org. 103.2.3. REALPAC acknowledges the role of the IASB, and accordingly no recommendation is intended to override the requirements or recommendations of the IASB or IFRIC. Nor is any REALPAC recommendation intended to override the requirements of a governing statute. 103.2.4. Recommendations should not be considered to have retroactive effect, unless specified, although retroactive adjustments may be appropriate or desirable. REALPAC IFRS/October 2017 100-5

SECTION 100 103.2.5. Recommendations do not need to be applied to immaterial items. 103.3. IDENTIFICATION OF RECOMMENDATIONS 103.3.1. All recommendations have been set in bold type in order to highlight them. In addition to recommendations, the material includes explanatory background material and suggestions as to other practices that REALPAC believes may be appropriate. 103.4. IDENTIFICATION OF DEFINED TERMS 103.4.1. All defined terms have been set out in italics. The definitions can be found in the GLOSSARY OF TERMS section of the REALPAC IFRS Handbook. 103.5. EFFECTIVE DATE 103.5.1. Recommendations are effective with respect to financial statements relating to years commencing on or after January 1, 2011, the mandatory date of adoption of IFRS for publicly accountable enterprises in Canada. 103.5.2. The recommendations of the REALPAC IFRS Handbook do not address the requirements of IFRS 1, applicable to first-time adopters of IFRS. IFRS 1 applies when an entity adopts IFRS for the first time by an explicit and unreserved statement of compliance with IFRS. In general, IFRS 1 requires an entity to comply with each IFRS effective at the end of its first IFRS reporting period. IFRS 1 grants limited exemptions from these requirements in specified areas where the cost of complying with them would be likely to exceed the benefits to users of financial statements. IFRS 1 also prohibits retrospective application of certain IFRSs in some areas; particularly where retrospective application would require judgements by management about past conditions after the outcome of a particular transaction is already known. Lastly, IFRS 1 requires disclosures that explain how the transition from previous GAAP to IFRS affected the entity s reported financial position, financial performance and cash flows. 103.6. ADDITIONS AND REVISIONS 100-6 REALPAC IFRS/October 2017

SECTION 100 103.6.1. As both the accounting and real estate environments change, REALPAC intends to update sections of the REALPAC IFRS Handbook to keep it current. Amendments will be issued periodically by REALPAC for insertion in the REALPAC IFRS Handbook and changes in existing recommendations will be reflected by the replacement of the relevant page or pages. 103.6.2. REALPAC will monitor the activities of the IASB and IFRIC on an ongoing basis. Any new or amended IFRS or IFRIC issued will be reviewed to determine if a revision or update is required to the REALPAC IFRS Handbook. 103.7. FURTHER INFORMATION 103.7.1. Reference should be made to REALPAC for further information on any of the topics covered in this REALPAC IFRS Handbook. 103.7.2. Copies of the most recent annual financial statements of the publicly-traded members of REALPAC are available from the System of Electronic Document and Analysis and Retrieval (SEDAR) as guidance for disclosure matters. 103.8. CONTENTS 103.8.1. The topics covered are listed in the TABLE OF CONTENTS and the INDEX. REALPAC IFRS/October 2017 100-7