This excerpt taken from the ELON 10-Q filed May 16, 2008.
3. Property and Equipment, Net
Property and equipment are stated at cost. The cost of buildings and improvements for our leased San Jose, California headquarters facilities, for which we are the deemed owner for accounting purposes only, includes both the costs paid for directly by the Company and the costs paid for by the builder (lessor).
Depreciation is provided using the straight-line method as follows:
A summary of property and equipment, net as of March 31, 2008 and December 31, 2007 is as follows (in thousands):
Accounting for buildings and improvements
In December 1999, the Company entered into a lease agreement with a real estate developer for its existing corporate headquarters in San Jose, California. This agreement requires minimum rental payments for ten years totaling approximately $20.6 million and also required that the Company provide a $3.0 million security deposit, which requirement has since been reduced to $1.2 million. The Company satisfied the security deposit requirement by causing to have issued a standby letter of credit (LOC) in July 2000. The LOC is subject to annual renewals and is currently secured by a $15.0 million line of credit at the bank that issued the LOC. The line of credit is maintained primarily for the purpose of providing standby letters of credit as required under the Companys lease agreements, as well as for providing standby letters of credit that arise from time to time in the general course of business. As of March 31, 2008, and December 31, 2007, no amounts had been drawn against the line of credit or the letters of credit.
In October 2000, the Company entered into another lease agreement with the same real estate developer for an additional building at its headquarters site. Construction on the second building was completed in May 2003, at which time monthly rental payments commenced. This second lease agreement also requires minimum rental payments for ten years totaling approximately $23.4 million. In addition, this second lease agreement also required a security deposit of $5.0 million. The Company satisfied this security deposit requirement by causing to have issued another LOC in October 2001. This LOC is also subject to annual renewals and is currently secured by a line of credit at the bank that issued it.
Both the December 1999 and October 2000 leases permit the Company to exercise an option to extend the respective lease for two sequential five-year terms.
The Company has accounted for the two buildings at its San Jose, California headquarters site under EITF Issue No. 97-10 (EITF 97-10), The Effect of Lessee Involvement in Asset Construction, and SFAS No. 98 (SFAS 98), Accounting for Leases: Sale-Leaseback Transactions Involving Real Estate, Sales-Type Leases of Real Estate, Definition of the Lease Term, and Initial Direct Costs of Direct Financing Leases an amendment of FASB Statements No. 13, 66, and 91 and a rescission of FASB Statement No. 26 and Technical Bulletin No. 79-11. EITF 97-10 applies to entities involved with the construction of an asset that will be leased when the construction project is completed. During construction, the Company paid for certain tenant improvements, including structural elements of the buildings, and, in accordance with EITF 97-10, is therefore the deemed owner for accounting purposes of the two buildings at its San Jose, California headquarters site. Accordingly, the Company recorded assets for the total costs of the buildings and improvements, including the costs paid by the lessor (the legal owner of the buildings that the Company leases), with corresponding liabilities for the costs paid by the lessor. Upon completion of construction of each building, the Company did not meet the sale-leaseback criteria in SFAS 98 for de-recognition of the building assets and liabilities. Therefore the leases are accounted for as financing obligations.
For the December 1999 and October 2000 lease agreements, the Company initially recorded assets and corresponding lease financing obligations for the building and improvement costs paid by the lessor in the amount of $12.0 million and $15.2 million, respectively. For both the three months ended March 31, 2008 and 2007, the Company has recorded depreciation expense associated with the building and improvement costs paid for by the lessor of $681,000. As of March 31, 2008 and December 31, 2007, the net book value of the buildings and improvements paid for by the lessor was $11.8 million and $12.5 million, respectively.
Under the lease agreements, a portion of the total lease payments is accounted for as an operating lease of land and recorded as expense on a straight-line basis over the term of the lease which includes the construction period. The remaining portions of the monthly lease payments are considered to be payments of principal and interest on the lease financing obligations. For the three months ended March 31, 2008 and 2007, land lease expense was $113,000 for each quarter, principal reductions on the lease financing obligation were $688,000 and $613,000, respectively, and interest expense was $274,000 and $319,000, respectively.