FRS 102 Lease Accounting Changes Explained

A Practical Implementation Guide for UK Businesses

FRS 102 lease accounting: from accounting periods starting on or after 1 January 2026, lease accounting under FRS 102 is changing significantly. These changes will affect most UK businesses that lease property, vehicles, equipment, or other assets.

This guide explains the FRS 102 lease accounting changes in plain terms and sets out a practical approach to implementation that businesses can follow without unnecessary complexity.

What is changing under FRS 102 lease accounting

Under the revised FRS 102 lease accounting standard, lessees will be required to recognise most leases on the balance sheet.

Instead of recording lease payments purely as rent expense, businesses will recognise:

• a right of use asset, representing the right to use the leased asset

• a lease liability, representing the obligation to make future lease payments

In the profit and loss account, lease costs will usually be split between:

• depreciation of the right of use asset

• interest on the lease liability

While cash payments remain unchanged, this new presentation can affect reported profits, EBITDA, and balance sheet gearing.

Which leases fall within the new rules

The FRS 102 lease changes apply to most operating leases, including:

• office and commercial property leases

• retail and hospitality premises

• vehicles and fleet leases

• plant, machinery, and specialist equipment

Certain leases may be exempt if they qualify as:

• short-term leases, typically 12 months or less

• low-value asset leases, such as small office equipment

These exemptions are optional and must be applied consistently and documented within the accounting policies.

How to identify whether a contract contains a lease

One of the most important aspects of implementing FRS 102 lease accounting is identifying all leases, including those hidden within service contracts.

A contract contains a lease if:

• there is an identified asset

• the business obtains substantially all economic benefits from using that asset

• the business controls how and for what purpose the asset is used

Contracts for outsourced services, IT infrastructure, and logistics may include embedded leases that must be brought onto the balance sheet.

How FRS 102 lease transition works

FRS 102 allows a simplified transition approach designed to minimise disruption.

Key transition points include:

• no requirement to restate comparative figures

• adjustments recorded through opening retained earnings

• right of use assets typically measured at an amount equal to the lease liability at transition, adjusted for prepayments or accruals

This approach avoids reopening prior year accounts but requires accurate calculations at the transition date.

Why implementation is more than an accounting exercise

The technical accounting entries under FRS 102 are not complex. The challenge lies in implementation and ongoing compliance.

Common issues include:

• incomplete lease registers

• missing embedded leases

• poor quality lease data

• lack of controls over lease modifications such as extensions or rent reviews

Without clear processes, errors can easily arise during the year rather than just at year end.

Step by step approach to implementing FRS 102 lease changes

1. Create a complete lease register

Compile a central register of all leases and contracts that may contain leased assets.

2. Agree accounting policy decisions

Document decisions on exemptions, discount rate methodology, and treatment of non-lease components.

3. Collect consistent lease data

For each lease, capture:

• lease term and renewal options

• payment schedules and escalation clauses

• incentives, deposits, and rent-free periods

• modification history and break clauses

4. Establish internal controls

Put procedures in place to ensure new leases and changes are identified and recorded promptly.

5. Communicate the financial impact

Bringing leases onto the balance sheet may affect loan covenants and financial ratios. Early communication with lenders and stakeholders is essential.

What UK businesses should do now

Businesses with accounting periods starting in 2026 should treat 2025 as a preparation year.

Recommended actions include:

• building a lease register template

• reviewing major contracts for embedded leases

• agreeing policy positions in advance

• documenting a clear lease modification process

Early preparation reduces risk and avoids rushed adjustments later.

Summary

The FRS 102 lease accounting changes represent a structural shift in financial reporting for UK businesses. While the rules are manageable, successful implementation depends on early planning, accurate data, and clear processes.

Professional support at an early stage can make the transition smoother and prevent costly errors during the first year of adoption.