The Professional's Guide to Fair Value E-Book

James P. Catty

• Herausgeber: John Wiley & Sons
• Kategorie: Fachliteratur
• Serie: Wiley Corporate F&A
• Sprache: Englisch

Seitenzahl: 336

Veröffentlichungsjahr: 2012

Beschreibung

An all-encompassing guide to the elements and basics of fair value With the important role fair value is playing in the creation of a converged set of global accounting standards, demand for products in this category is growing spectacularly. The elements and basics of fair value are covered, including risk, dealing with the SEC, and details on legal responsibility. In addition, sample financial statements are included, along with tables, recommended applicable techniques, and management checklists for those who are responsible for preparing and approving of financial statements. * Written by the Chairman and co-CEO of the International Association of Consultants, Valuators and Analysts (IACVA) * Includes sample financial statements of both U.S. and foreign companies Appropriate for anyone involved professionally with finance--managers, accountants, investors, bankers, instructors, and students--The Professional's Guide to Fair Value is a reliable reference on the ins and outs of fair value financial disclosure.

Leseprobe

Contents

Cover

Series

Title Page

Copyright

Dedication

Preface

Acknowledgments

1: Significance of Value

BUSINESS USES FOR VALUATION

MERGERS AND ACQUISITIONS

FINANCIAL REPORTING

INVESTMENT BANKERS VERSUS VALUATORS

VALUATION REQUIREMENTS

LITIGATION RISKS

TEN COMMANDMENTS OF VALUATION

2: Fair Value Concept

RELEVANT PRONOUNCEMENTS

DEFINITIONS

MARKET PARTICIPANTS

FAIR VALUE ACCOUNTING

REVALUATION UNDER IFRS

OTHER TYPES OF VALUE

VALUATION PRINCIPLES

REPORTING AND CASH-GENERATING UNITS

3: Fair Value Framework

STAGE 1: DETERMINE THE UNIT OF ACCOUNT

STAGE 2: EVALUATE THE PREMISE OF VALUE

STAGE 3: ASSESS THE PRINCIPAL MARKET

STAGE 4: ESTABLISH THE MOST ADVANTAGEOUS MARKET

STAGE 5: SELECT APPROPRIATE VALUATION METHODS

STAGE 6: ESTIMATE FAIR VALUE CONCLUSIONS

4: Taming the Future

DEFINITIONS

EFFECT OF MARKET PARTICIPANTS' ASSUMPTIONS

SCENARIO ANALYSIS

SCENARIO IMPLICATIONS

5: Projecting What Is to Come

BASE THE FUTURE ON THE PAST

THE TRUTH IS IN THE PARTS

AVOID UNNECESSARY RISKS

GARBAGE IN, GARBAGE OUT

BELIEVABLE AND LIKELY CONCLUSIONS

QUALITY OF EARNINGS

CONCLUSION

6: The Market Approach to Fair Value

NATURE OF MARKETS

CLASSIFYING ASSETS

COMPARABLE TRANSACTIONS

GUIDELINE ENTITIES

GUIDELINE ENTITIES EXAMPLE

LICENSED ASSET EXAMPLE

CONCLUSION

7: The Cost Approach to Fair Value

CURRENT REPLACEMENT COST

DEDUCTIONS

INTEGRATING THE FACTORS

RESIDUAL VALUE

USEFUL LIVES

VALUING INTANGIBLE ASSETS BY THE COST APPROACH

CONCLUSION

8: The Income Approach to Fair Value

CAPITALIZATION METHODS

INCOME APPROACH—DISCOUNTING

TERMINAL AMOUNTS

APPLICATION TO INTANGIBLE ASSETS

9: Sources of Value—Profits

STRUCTURE OF BUSINESSES

INNOVATION

DUPONT ANALYSES

10: Sources of Value—Risks

REDUCING RISKS

CONTINUAL MONITORING AND TESTING

DEALING WITH BIASES

RISK RATE COMPONENT MODEL

INTELLECTUAL CAPITAL VALUE DRIVERS

CONCLUSION

11: Valuing Liabilities

LIABILITIES TRANSFERRED RATHER THAN SETTLED

ASSET RETIREMENT OBLIGATIONS

CONTINGENT LIABILITIES

12: Business Combinations

DO MERGERS PAY OFF?

WHY MERGE?

DETERMINATION OF SYNERGIES

INTRINSIC AND INVESTMENT VALUES

QUANTIFICATION

13: Purchase Price Allocation

STAGE 1: DETERMINE THE ACQUIRER

STAGE 2: ESTABLISH THE CONSIDERATION'S FAIR VALUE

KNOWLEDGE OF THE INDUSTRY

STAGE 3: IDENTIFY ALL THE ITEMS INVOLVED

STAGE 4: SELECT APPROPRIATE VALUATION TECHNIQUES

STAGE 5: ESTIMATE FAIR VALUES AND RECONCILE RATES OF RETURN

CONCLUSION

14: Impairment

REPORTING UNITSs

CASH-GENERATING UNITS

GOODWILL

ALLOCATIONS

GAAP LONG-LIVED ASSETS IMPAIRMENT TEST

IFRS IMPAIRMENT TEST

GAAP GOODWILL IMPAIRMENT TEST

15: The Auditor's Blessing

AUDITING FAIR VALUES

CONCLUSION

About the Author

index

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Library of Congress Cataloging-in-Publication Data:

Catty, James P. The professional's guide to fair value : the future of financial reporting / James P. Catty. p. cm. – (Wiley corporate F&A series) Includes index. ISBN 978-1-118-00438-8 (hardback); ISBN 978-1-118-18542-1 (ebk); ISBN 978-1-118-18543-8 (ebk); ISBN 978-1-118-18544-5 (ebk) 1. Fair value–Accounting–Standards. 2. Financial statements. I. Title. HF5681.V3C37 2012 657′.3–dc23 2011034184

To Dita, who prevents life becoming un huis clos

Preface

Acknowledgments

TO WRITE A BOOK is a complicated endeavor. Having gone that route before, I know the importance of partners, colleagues, and associates. Therefore I would like to thank my partner in business and life, Dita Vadron, for her unfailing support. Thanks also to my colleagues in the International Association of Consultants, Valuators and Analysts: Susan Yi in China; James Horvath and Zareer Pavri in Canada; and Wolfgang Kniest, Robert Brackett, Richard Claywell, William A. Hanlin Jr., and Terry Isom in the United States for unfailing support and useful comments. Without the helpful staff at John Wiley & Sons and my invaluable assistant, Hellen Cumber, this opus would never have seen the light of day.

1

Significance of Value

It's always hard to value things. In some cases, you don't have enough information. In other cases, you don't want to know the truth.

—Donald Brownstein (1972–), American investor

SINCE THE BEGINNING OF TIME, some form of valuation has been involved in estimating the worth or price of each item in every exchange between trading parties. Whether through barter, cash, or some other medium, assets have been exchanged constantly in personal, business, and taxation transactions on some agreed-on basis. Before money and banks, payments often consisted of sheep, goats, or bushels of grain; in each case, an implicit value was involved. As a result, based on the earliest known records, from around 5000 B.C. at Jericho in Israel, some consider valuation to be the world's fifth oldest profession, after hunters, farmers, merchants, and priests.

BUSINESS USES FOR VALUATION

When considering a substantial business deal, whether a major expansion, significant acquisition, plant closure, or considerable divestiture, management will eventually reach a tipping point. A go/no-go decision has to be made, based on a bottom line calculated from inadequate information. The key questions are: How much value will be created, and for whom? The answers can be elusive; the process is rather like trying to distinguish a black sock from a blue one when dressing in the dark. Often, many of the assets involved can't be seen and aren't recorded anywhere, but are still real.

Many readers, be they lawyers, accountants, teachers, bankers, judges, investors, analysts, or managers, will have had some involvement with the valuation process. They will know how challenging it is to determine the value of a business asset. But some may not realize the difficulties and may still look at traditional accounting statements to show how much a company or even an asset is worth. Please don't! Those figures are generally based on historical costs, after some amortization, and reflect the past, not the present.

In reality, value is about the future; it is also about many more assets than the traditional items—receivables; inventory; property, plant & equipment—beloved of bankers, that we all can touch and feel. Much of the value of any company, as seen by purchasers and investors, lies in its unrecorded, usually internally generated, intangible assets—brands, licenses, contracts, workforce expertise, and so forth. Some authorities place the figure for the United States at over 70%, as shown by the Standard & Poor's (S&P) 500 index. The existence of intangible assets makes the art of the deal somewhat like trying to put a key in the front door lock when the porch light is off.

When a business buys a building for $2 million, it shows the same amount as an asset on its balance sheet and has it available as collateral for borrowing. If it hires an employee who is brilliant and can generate an additional $3 million in sales, with a guaranteed bonus of $300,000, the firm not only cannot record an asset, but must show the guaranteed payment as a liability. Yet the purchase of the building is likely to add less to the fair value of the firm than the additional profits and cash flows generated by the hiring.

MERGERS AND ACQUISITIONS

The most obvious need for valuators in business comes when a merger or an acquisition is undertaken. If the buyer is strategic, its managers often wonder how much of that very intangible asset popularly known as synergy will be generated by the transaction. What effect should it have on the price they are willing to pay? There is obvious value, perhaps a significant amount, in immediately being able to use otherwise idle productive capacity or to have direct access to new products or markets. However, there are also always risks and costs involved, sometimes considerable ones. Both the advantages and the risks are things management must question and a valuator has to quantify. For the increasing number of financial buyers, valuation is even more important. What can be paid often depends on which noncore assets can be sold and for how much.

FINANCIAL REPORTING

Since the 2008–2009 worldwide financial crisis, when many financial markets ceased to function effectively, and the resulting recession, more and more attention is being paid to corporate financial reporting. International Financial Reporting Standards (IFRS) have been or are being adopted by over 100 countries, representing more than half of the market capitalization of every stock market in the world. The main holdout is the United States, which has always believed in the sanctity of its own highly developed Generally Accepted Accounting Principles (GAAP). However, their custodian, the Financial Accounting Standards Board (FASB), is continuing to work with the International Accounting Standards Board (IASB), creators of IFRS, to harmonize the two regimes. Happily, the integration of the two accounting languages is not likely to lead to a mishmash franglais, as exemplified by “Donnez-moi les cornflakes”—“Pass me the cornflakes.” The major impact will likely be a level playing field around the financial world, with more assets being reported at fair values as against historical costs.

During the first decade of the 2000s there were significant changes in financial reporting in the United States. One major improvement was a change in accounting for acquisitions and the attendant introduction of goodwill impairment testing. Under both GAAP and IFRS it is now mandatory for all acquirers to allocate the purchase price of a target among the various assets acquired—financial, physical, and intangible—as well as the liabilities assumed, in keeping with their fair values. In general, all long-lived assets, except goodwill, which is an unamortized residual that is only tested for impairment, have to be amortized, thus impacting earnings.

Intangible Assets

To be recognized as an asset, an intangible must satisfy one of two criteria: it must be either contractual in nature or salable. As the purchase price allocation (PPA) process is critical to most transactions (see Chapter 13), valuators have gradually taken on a more strategic role in the acquisition process. They help identify potential intangible assets that may be owned by the target, and develop preliminary views as to their values during the planning, regulatory approval, and due diligence phases. Although any residual is booked as goodwill and not amortized, it, together with all long-lived physical and intangible assets, has to be annually tested for impairment. This is done to determine whether any reductions of carrying amounts are required as a result of changed circumstances. While only purchased intangible assets are recorded, the key Step 2 of the GAAP goodwill impairment test that determines the amount of any write-off does not differentiate between them and similar internally generated items.

Fair Value Measurement

In plain language, fair value is a broad concept; a thesaurus gives 47 synonyms for fair, including candid, equitable, honest, impartial, just, lawful, plain, reasonable, sincere, and upright. Without the modifier market, fair value can be seen as a “value” that is “fair.” Accordingly, there is wide latitude as to what it might be. Depending on circumstances, the fair value of an asset could be its market, intrinsic, or investment value and might represent either a liquidation or a going-concern amount. Fortunately, FASB and IASB have developed a fixed definition, which is discussed in Chapter 2, and a related framework to estimate it, described in Chapter 3.

Fair Market Value

The term fair market value, which can be traced back to United States v. Fourteen Packages of Pins, an 1832 federal court tariff case, has become well defined and fully established in legal, tax, and accounting settings. It now relates to finding the value that an asset would have on a market that is fair, in the context of a real or hypothetical sale.

From the mid-nineteenth century onward, with the development of national and then international markets, the need for business valuation in most Western countries has been driven principally by insurance and tax/tariff requirements. In recent years the focus has moved to fair value for financial reporting. In the United States the term was used, interchangeably with fair market value, during the 1920s to record assets on balance sheets. In 1933, the newly minted Securities and Exchange Commission (SEC), due to the excessive share price declines since 1929, prohibited any write-ups of assets over their original cost.

At the same time, the SEC switched the emphasis among the financial statements from the balance sheet (statement of financial position) to that for profit and loss (income statement or statement of operations); we are now seeing a form of “back to the future” as the emphasis is gradually returning to assets and liabilities from revenues and expenses—but that is another story.

Relevant Documents

Fast-forward 20 years to 1953; the Depression is long over, prosperity is back, and fair value returns. In that year, Accounting Research Bulletin (ARB) 43 stated that from then on, fair value was to be the basis for recording all assets acquired in a purchase; however, the term was not defined, nor were any procedures prescribed to estimate it.

The 1970s, in the aftermath of some so-called "dirty pooling" scandals, saw the issuance of Accounting Principles Board (APB) Opinions 16 and 17. Under them, fair value was again required to be used in recording assets acquired other than in a pooling of interests. They also established the notion of identifying and recording purchased intangible assets, apart from goodwill; for fair value, this was the beginning of the modern era. As none of those terms were defined, the tradition arose of using the same fair market values for recognizing assets on the financial statements as were shown on the tax returns; any unallocated balance went to goodwill, which was amortized over a period of up to 40 years.

Then came the booming 1990s, when economic changes forced a new look at accounting policies. In that decade, there were numerous, sometimes enormous, acquisitions fueled by new technologies and the apparent strength of firms' intangible assets and intellectual property. The latter is an important subset of intangible assets (patents, trademarks, copyrights, designs, trade secrets, etc.) that are granted specific legal protection.

The average price-to-book ratio of the S&P 500 index is considered a useful proxy for the unrecorded intangible assets owned by American industry. This rose from about 1.1 times in 1982, the start of the last major bull market in shares, to close to 5.0 times at the peak in 1999; it has since dropped to around 3.0 times in 2010.

In that so-called Goldilocks era (1990–2005), when growth of the U.S. economy was not too big, but not too small, a significant number of FASB documents dealt with value, measurement methods, and present value techniques. Of the 32 Statements of Financial Accounting Standards (SFAS) issued in the decade, 15 addressed recognition or measurement issues, and 11, with some overlap, referred to present value techniques.

The first few years of the new millennium were hectic. In 2000, FASB issued Concept Statement 7 dealing with net present value as a means of estimating fair value. In June 2001, it issued SFAS 141 and SFAS 142, quickly followed by SFAS 144, Accounting for the Impairment or Disposal of Long-Lived Assets. Those documents included an earlier definition of fair value and provided detailed procedures for recording intangible assets in business combinations. The American Institute of Certified Public Accountants (AICPA) followed with an In-Process Research and Development (IPR&D) Practice Aid (December 2001) that contained some detailed descriptions of acceptable valuation premises and practices. In January 2003, AICPA issued Statement on Auditing Standards (SAS) 101, which established the auditor's role in assessing fair value measurement; finally, in June 2006, SFAS 157, Fair Value Measurements, was issued; a final revised version as Accounting Standards Codification (ASC) 820 followed on May 12, 2011.

The term fair value has always related to financial reporting, whereas fair market value in the United States and Canada, plus market value in much of the rest of the world, is now usually linked to tax reporting and financing requirements. But fair value has always been stated to be market-based, and many practitioners have considered it to be synonymous with fair market value. This is changing. FASB has observed that the U.S. definition of fair market value, which is, in effect, set out in U.S. Revenue Ruling 54-60, relates principally to assets (property) and has attached to it a significant legal content. Because such interpretive case law may not be relevant for financial reporting, FASB chose to develop its own definition (described in Chapter 2) that is free of past interpretations and case law and represents an “exit” price based on the new concept of market participants rather than willing buyers and willing sellers.

Under both IFRS and GAAP, there is a major distinction between the two terms: Fair value does not consider the point of view of a willing seller, but is solely an exit price. In Chapter 4 a simplified example shows that fair value using market participant assumptions can be significantly lower (or possibly higher) than fair market value based on management's expectations.

Fair Value Accounting

The worldwide debate about the role of fair value (as defined in ASC 820) in financial reporting was still under way in 2011. The current model is mixed—some assets, both financial and physical, are carried at amortized cost, most of the rest at fair values. However, disclosures in both the financial statements and their notes provide additional fair value information for both groups. Most practitioners agree that the present situation creates anomalies and challenges. There is no potential consensus, as there are a number of arguments for and against the complete adoption of fair value accounting. They are grouped into objective and subjective categories in Tables 1.1 and 1.2.

TABLE 1.1 Objective Arguments Supporting and Opposing Fair Value Accounting

SupportingOpposingEasy to explain Always relevant Prevents some transaction structuring Promotes consistency Provides basis for investment decision Improves transparencySometimes difficult and costly to determine and audit More susceptible to bias when estimated May create inconsistency due to different models and inputs Not always useful, such as factories versus financial instruments Could be confusing when combined with transaction flows in income statement Lacks relevance when assets are to be held

TABLE 1.2 Subjective Arguments For and Against Fair Value

SupportingOpposing It ensures correct timing of impairment losses. It is a useful early indicator of problems. Management intent may produce harmful bias. Losses cannot be masked.In some cases, there is no real market, only a notional one. Markets can be wrong; management's estimates of future cash flows may be better. Market pessimism or optimism is irrelevant if there is no intent or need to sell. Too much information exacerbates market spikes, as undue pessimism and irrational fear may create downward spirals; the inverse is also true.

INVESTMENT BANKERS VERSUS VALUATORS

Of the professionals involved in preparing valuations, investment bankers and valuators are the most important. As an aside, I have been both; the former in my twenties when I could easily pull an all-nighter for a bulge bracket (top-level) Wall Street firm, then the latter for most of the past 40 years. Both are heavily involved in determining values but for very different purposes. Ideally, they should work together for the benefit of their mutual client.

Typically, the investment banker brings two parties, the potential buyer and the reluctant seller, together and assists them in finding a sufficiently mutually beneficial price that makes a deal possible. This is important to that professional, as much of the investment bank's revenue is performance based. In the process, there is always some valuation activity, often a considerable amount. If the deal involves a public offering or a private placement of securities, there may be regulatory requirements for an independent valuation. As well, there is frequently the need or desire, by one party or the other, to obtain independent information on the soundness and future financial and economic viability of the transaction and the entities resulting from its completion, as well as its fairness to both parties.

Following closing, the valuator comes into his or her own, as independence is essential for the PPA process that has to be undertaken at fair values. In addition, normally there are compliance issues and requirements for financial, tax, and often statutory filings. Whether the work is done by a valuator, by an investment banker, or internally, the need to know the value of a business has global application, especially today with joint ventures, domestic consolidations, public listings, and increased foreign investment.

VALUATION REQUIREMENTS

Valuation involves some qualitative but mainly quantitative activities. Neither totally an art nor completely alchemy, it is a hybrid, driven by judgments that consider universal, basic economic principles, such as supply, scarcity, demand, substitution, and utility. There are three generally adopted approaches: market, cost (asset-based), and income. These are discussed in more detail in Chapters 6, 7, and 8, respectively.

In the larger picture, a business is usually thought of as a combination of resources (financial, physical, intangible, and human) that absorb inputs and generate outputs, rather than just a summation of the underlying assets. The invested capital (the sum of debt and equity) represents the total enterprise value (TEV) of the business; this must obviously equal the total of the fair values of each of the assets, liabilities, and equity.

A business valuation usually assesses the underlying earnings and cash flows generated by the resources involved and does not place a particular amount on each individual item. Asset appraisers, sometimes the same individuals but wearing another hat, look mainly at specific items and do not spend much time on the entire entity's economic position. There are strong demands for both, as shown in Table 1.3, which sets out the needs of 10 typical types of users.

TABLE 1.3 Needs of Financial Statement Users

UserNeedAuditorsAsset valuesBankruptcy judgesBoth business and asset valuesBoard of directorsEquity valuesFinancial analystsBoth business and asset valuesInvestment bankersAggregate business valueLegal counselBoth business and asset valuesManagementUsually both, as compensation may be tied to returnsRegulatorsBoth business and asset valuesShareholdersEquity valuesTax authoritiesAsset values

LITIGATION RISKS

Finally, we must deal with a significant but not often discussed problem: securities (shareholder) litigation, which cost U.S. enterprises more than $35 billion in settlements from 1996 to 2005. Often, when investors lose money, they feel the loss was not due to their bad decisions, but was somebody else's fault, so their first thought is “Who can I sue?” The introduction of fair value reporting is likely to result in increased litigation, especially in the United States, but also in other countries. This is because estimating fair value is based on principles, not rules, and therefore requires significant judgment. In hindsight, it is sometimes easy for litigants to question any of the judgments exercised by valuators, financial statements preparers, or those auditing them.

Certainly not a lot of judgment is required for a valuation using Level 1 inputs of the three-level fair value hierarchy (discussed in Chapter 3); the market price for an identical asset is what it is. There are more judgments in valuations using Level 2 inputs of adjusted data, or information from analogous markets. For example, a plaintiff's lawyer might ask a valuator, “How did you make the decision that market A was similar enough to market B that its prices are satisfactory Level 2 inputs for items traded in market B?” For Level 3 inputs (everything else), there are considerably more judgments involved, especially in preparing financial projections (discussed in Chapter 5), as well as using them in Discounted Cash Flow (DCF) valuation models (Chapter 8).

Undoubtedly plaintiffs will aggressively try to second-guess most judgments. A basic allegation is likely to be that an impairment write-down should have been made earlier than it was. In a Level 3 case, they will say that the models were based on improper assumptions, the projections were poorly constructed, and so on. This focus, of attacking well-supported judgments based on subsequent happenings, will be heightened in the United States if there is a move toward IFRS with its principles-based accounting, which requires more judgments, and away from GAAP's rules-based accounting, which involves far fewer.

Such attacks will begin in the early stages of the litigation, due to the 2007 Tellabs decision by the U.S. Supreme Court. That body held that, before a securities matter can even get to the discovery stage, a court must weigh the allegations in the complaint and decide if they suggest fraud or its absence. Where the suggestion of fraud is at least as strong as its absence, the case goes forward; otherwise it does not.

2

Fair Value Concept

All values are anticipations of the future.

—Oliver Wendell Holmes (1841–1935), American jurist

CHAPTER 1 DEALT WITH THE SIGNIFICANCE OF VALUE. Now we turn to fair value as a concept; this is followed in Chapter 3 by a discussion of the framework used to determine the appropriate amount. While fair market value or market value has been used in tax codes of many nations for more than a century, fair value is still very new; in 1979, the Financial Accounting Standards Board (FASB) issued Statement of Financial Accounting Standards (SFAS) 33, Financial Reporting and Changing Prices, which required firms to disclose in the notes to their financial statements current cost information, which in effect reflected market values. In the United States, fair value became fully developed with a common definition for all users in 2006 on the issuance of the SFAS 157. In May 2011, with minor improvements, as Accounting Standards Codification (ASC) 820, it was fully converged with International Financial Reporting Standards (IFRS) 13, integrating the notion in just about every country around the world and making financial statements more significant worldwide.

RELEVANT PRONOUNCEMENTS

Over 60 Generally Accepted Accounting Principles (GAAP) in the United States and IFRS pronouncements incorporate fair value in some manner. The main assets, liabilities, or transactions whose accounting treatment is affected include:

Debt and equity securitiesAlmost all assets acquired and liabilities assumed in a business combinationGuarantee liabilitiesNonmonetary transactionsContributions of servicesDerivativesAsset retirement obligationsImpairments of a single or group of long-lived assetsRestructuring liabilities

DEFINITIONS

While many readers may consider the subject complicated, when applying fair value it is crucial to understand its definition and how it differs from other measures. ASC 820 defines it as:

The price that would be received to sell an asset or paid to transfer a liability in an orderly transaction between market participants at the measurement date.

This is an exit price as it relates to “the price that would be received” and therefore is not the same as the well-established fair market value (United States and Canada) and market value (rest of the world).

Fair market value is a tax construct where the adjective fair relates to the noun market rather than to value. It is defined in the United States according to the International Glossary of Business Valuation Terms (International Glossary) as:

The price at which the property would change hands between a willing buyer and a willing seller when the former is not under any compulsion to buy and the latter is not under any compulsion to sell, both parties having reasonable knowledge of relevant facts, are able, as well as willing, to trade and are well-informed about the property and the market for such property.

In Canada the word highest is inserted before the term price.

Those definitions are subject to well-developed bodies of rules, regulations, judicial decisions, and commentaries. They are intended to represent the activities of hypothetical conventional buyers and sellers and, as such, to reflect a consensus price of a transaction for the asset or security after it has been exposed to a broad market for a reasonable period. All generally accepted valuation methods were developed to establish fair market value and have been adapted to determine fair values.

The definition for market value from the International Valuation Standards is very similar to that of fair market value:

The estimated amount for which a property should exchange on the date of valuation between a willing buyer and a willing seller in an arm's-length transaction after proper marketing wherein the parties had each acted knowledgably, prudently, and without compulsion.

In each case the resulting number is a midpoint or entry price, rather than an exit price. It is important to note that the current definition of fair value introduced the key feature of market participants. This is intended to ensure that its measurements are market-based rather than entity-specific, which fair market value or market value often is. All these versions of value reflect economic truth plus measurement errors and management biases.

MARKET PARTICIPANTS

Market participants, a key feature of fair value, are industrial or financial organizations that buy and sell in the particular market involved. They are similar to, but not the same as, the willing buyers and willing sellers referred to in the definitions of both fair market value and market value. A market participant must be:

Independent of the relevant entityKnowledgeable about the item and potential sale from available information, including usual and customary due diligence effortsFinancially able to enter into a hypothetical transaction for the itemWilling, motivated, but not forced or otherwise compelled to deal

Depending on the item, the range of market participants will vary widely, including both industrial and financial buyers. For a vacant manufacturing facility they would include speculators as well as potential users, while for a reporting unit (under GAAP) or cash-generating unit (under IFRS; see Chapter 14) they could comprise a wide variety of venture capital firms as well as known or potential competitors.

In identifying candidates, management should consider factors specific to the asset, the market, and entities to which they might sell. A potential profile must be prepared, but participants need not be identified. In most cases, the process is straightforward, as management will have a general knowledge of probable buyers. Sometimes it is necessary to make assumptions about others that might be interested.

When there is no apparent exit market, as is the case for many intangible assets, an entity should establish the characteristics of market participants (both industrial and financial) to which it could theoretically sell the item. Once those are determined, their assumptions as to how to price it should be identified. This may best be done by constructing a hypothetical market for the asset, based on management's views about what others would take into account in negotiating a purchase. Likely considerations include the asset's specific location, condition, assumed market growth, expected depreciation, availability of synergies, and appropriate risk premiums.

FAIR VALUE ACCOUNTING

There are many active and inactive markets, broadly defined, for financial instruments and many other assets. Information acquisition costs are falling partly due to the Internet making more market data immediately available, while estimating fair values is easier due to more and better statistical models. This has led to increased demand from investors and other users for expanded fair value accounting. However, there is substantial push-back from managements due to the difficulties in implementation and the resulting volatility in net income. The question therefore is not whether accounting should be predominantly based on amortized historical costs or fair values, but how, in a mixed attribute model, an asset, liability, or equity should be recorded.

REVALUATION UNDER IFRS

Under IAS 16, Property, Plant & Equipment, and IAS 40, Investment Properties, entities may choose to record selected physical assets using either the historical cost or the revaluation model. Under the latter:

Assets are shown at fair values on the balance sheet.Changes in fair values go to a revaluation reserve.

3

Fair Value Framework

Get a good idea and stay with it. Work at it until it's done and done right.

—Walt Disney (1901–1960), American showman

THE PREVIOUS CHAPTER DISCUSSED the concept of fair value; this one deals with calculating the amount. Then we go on to the more interesting topics of “Taming the Future” (Chapter 4) and “Projecting What Is to Come” (Chapter 5). The two converged standards, ASC 820 and IFRS 13, define an exit price and create an underlying conceptual framework for establishing the necessary amounts. This has six stages:

1. Determine the unit of account.

2. Evaluate the premise of value.

3. Assess the principal market.

4. Establish the most advantageous market.

5. Select appropriate valuation methods.

6. Estimate fair value conclusions.

STAGE 1: DETERMINE THE UNIT OF ACCOUNT

The first stage in arriving at the fair value of an asset, security, technology, liability, or business interest is to clearly identify exactly what is to be valued; this is known as the unit of account. It may be a single asset (a stand-alone office building), a liability or security, a group of related assets (a functioning machine shop), a reporting or cash-generating unit, an ownership interest in an entity, or even a complete enterprise.

It is based on the level at which the accounting for the item takes place and the extent it is required to be aggregated or disaggregated in accordance with any applicable GAAP or IFRS rules. For example:

Depreciation is usually calculated for individual operating assets.An allowance for doubtful accounts may be determined by individual customers or for pools of similar purchasers.Goodwill impairment is measured for each reporting unit or cash-generating unit.

In some cases the relevant standard defines the unit of account; in others judgment is needed to determine the appropriate quantity. If the authoritative literature requires valuing a single item (such as a traded share), then that is the unit of account; if it refers to valuing a group of assets (for instance a fleet of the same model trucks), then the group is the unit of account.