Classification of lease transactions under IBC: Financial vs. Operational debt
– Barsha Dikshit, Partner | resolution@vinodkothari.com
The Insolvency and Bankruptcy Code, 2016 (‘IBC’) broadly classifies debts into two categories-Financial Debt and Operational Debt. The classification of a debt as either financial or operational plays a pivotal role, particularly in determining the eligibility of the creditor for inclusion in the committee of creditors upon the initiation of the corporate insolvency resolution process
Section 5(8) of the IBC defines “Financial Debt” as a debt, along with any interest thereon, that is disbursed against the consideration for the time value of money and encompasses a wide range of debts, including any liability or obligation arising from disbursement of funds to a borrower for financing the operations of a debtor., or any similar arrangement. Notably, the definition under Section 5(8) further elaborates that financial debt includes:
“Any liability in respect of any lease or hire purchase contract that is deemed a finance or capital lease under Indian Accounting Standards (IND AS) or other prescribed accounting standards.”
This provision underscores the significance of the classification of lease agreements. When a lease is structured in such a manner that it aligns with the criteria provided for lease arrangements under applicable accounting standards, it qualifies as a finance lease, and thus, a financial debt; otherwise will be treated as an operational debt (We have earlier discussed in detail the treatment of lease transactions under IBC. The same can be seen here.)
For the same reason, lease transactions often give rise to legal disputes regarding their classification as financial or operational debt, especially in the context of the IBC, because in such transactions, the principle of “substance over form” would prevail. A transaction may prima facie appear to be merely an operational transaction involving renting of properties; however, a holistic assessment might reveal that the transaction is, in fact, a financial lease, that is, a financing transaction.
Below, we have discussed some key judicial cases under the IBC where the judiciary has addressed such complexities and provided clarity on whether such lease transactions should be classified as Finance lease or operating lease.
HPFS vs. Nufuture Digital (India) Limited
In this matter, Hon’ble NCLT, Mumbai was also posed with a similar question as to whether the lease in question was a financial lease in terms of accounting standards and thus, a financial debt under IBC, even though the ownership of the underlying assets remains with the lessor?
The following facts were considered by the Bench (para 31 onwards). We have summarised these points along with our comments –
- As per the terms of lease agreement, at the inception date, the present value of the lease rentals would cover the entire cost of the underlying leased assets, which is one of the conditions mentioned in clause 63 of IND AS 116 for treating a lease transaction as ‘finance lease’.
- Various clauses in the lease agreement indicated that the risks and rewards in the equipments were transferred to the CD. For example, CD shall continue to be liable to pay the installments and be bound by all obligations and provisions of the agreement notwithstanding any defect, breakdown or destruction of any equipment or any force majeure event. CD shall be responsible for the selection, installation, operation and maintenance of the Equipment, as well as insurance. That is, the lessor was not assuming any asset-based risk.
- The mere absence of an option to purchase the leased equipments vested in the CD cannot make it operational lease as it is one of the criterion, in alternate, for recognition of a transaction as financial lease. Mere stipulation of return of equipment to the lessor does not make it operating lease (which is usual in case of financial transactions in case of default)
- Further, the stipulation that, upon equipment return, the lessor was entitled to lease, sell or dispose of the equipment and was to credit the difference between the excess amount and its stipulated loss value, in favour of the lessee, further suggests that any accretion in value or residual vests in the lessee and not the lessor.
- Moreover, Hon’ble Bench placed reliance on the audited financial statement of the lessor wherein the dues from lessee were appearing under the head “receivables”. Whereas, in case of operating lease, the assets underlying lease transaction are usually recorded as “plant and machineries” in the books of the lessor.
On the basis of the above, it was held that the lease in question was, in fact, a financial lease, and thus, a financial debt.
Similarly, in New Okhla Industrial Development Authority vs. Anand Sonbhadra the Hon’ble Supreme Court was called upon to determine the nature of the lease transaction, specifically addressing whether a lease of land, wherein substantial risks are transferred to the lessee, with the rewards being enjoyed by the lessor and ownership vested in the lessee, constitutes a financial lease?
Hon’ble SC, while addressing the concern, considered the following facts:-
- In this matter, the Lessor is clothed with absolute power to make alteration/ addition or modification in the term of lease deed including the power to take back the possession of the land/building, the only limitation is that larger public interest must justify such taking back of the possession.
- As per Ind AS 116, in case of financial lease, substantial risk and rewards incidental to ownership of underlying assets get transferred to the lessee. However, in the present case, the leases granted by NOIDA do not substantially transfer all rewards incidental to ownership since: (a) NOIDA’s lease does not contemplate transfer of ownership of the underlying asset, i.e. the underlying land, at the end of the lease term; (b) the Lessee has no power to cancel the lease deed, however the cancellation under various contingencies, such as misrepresentation or default on the part of lessee are permitted to the lessor only. (c) allottees do not gain any ownership rights over the underlying land. Thus, largely the risks were retained by the lessee, while the rewards remained with the lessor.
- Furthermore, NOIDA’s contention that the leased land is shown as a sale in its balance sheet was also rejected by the Hon’ble Supreme Court, in light of the ownership rights remaining with NOIDA, by virtue of Sections 5, 7 and 9 of the Uttar Pradesh Apartment (Promotion of Construction, Ownership and Maintenance) Act, 2010.
Thus, upholding the order passed by NCLT and NCLAT, Hon’ble SC concluded that the lease deed in the present case was heavily tilted in favor of the lessor as it controlled most aspects of the agreement, an therefore, the lease in question is not a finance lease, but operating lease.
The decision underlined the importance of the specific terms of the lease, which must go beyond mere rental payments to qualify for financial debt status.
Ghaziabad Development Authority vs. Amrit Agarwal
In this case, the dispute arose from a sale agreement wherein the Ghaziabad Development Authority (GDA) sold land for Rs. 100 Crores, with Rs. 25 Crores paid upfront and the remaining Rs. 75 Crores to be paid in 16 installments, along with interest at 12% for timely payments and 15% in case of default. Upon the default of the CD, the GDA filed a claim during CIRP. The IRP admitted the claim as an operational debt, prompting GDA to challenge this classification.
GDA contended that the outstanding dues, including interest, qualify as financial debt under Section 5(8) of IBC. On the other hand, the IRP, relying on the SC’s judgment in Okhla Industrial Development Authority vs. Anand Sonbhadra (Supra), argued that the agreement should be treated as an operating lease, with the remaining balance being classified as lease rent.
However, the Hon’ble NCLT, Principal Bench held that certain land transactions, although not traditionally categorized as financial leases, may be treated as financial debt if they involve structured payments with a time value of money.
The key takeaway from this case is that the substance of the transaction, rather than its formal classification, is crucial in determining whether the arrangement constitutes financial debt. Even if the transaction is classified as a land sale, if it involves fixed, structured payments and reflects the risks and rewards of ownership being transferred to the lessee, it may qualify as financial lease and thus financial debt under the IBC.
Conclusion
Understanding the nuances of finance and operating leases and their treatment under the IBC is crucial for stakeholders as it helps in determining the rights of creditors in insolvency proceedings. It is not the form of the lease (whether it involves ownership transfer) that determines its classification, but the substance of the agreement and whether it creates a financial obligation similar to debt.
As evident from the rulings above, Court decisions have consistently focused on the substance of the agreements — whether it involves a financial obligation, rather than just a rental arrangement. This aligns with the broader objectives of the IBC, which seeks to safeguard rights of the creditors during insolvency proceedings.
Read More:
Treatment of Lease Transactions under Insolvency and Bankruptcy proceedings
Inclusion of assets taken on lease in the liquidation estate of the lessee
Inclusion of assets taken on lease in the liquidation estate of the lessee