If depreciation is so inevitable and the necessity of its charge so absolute, can anything be said in support of the proposal to offset depreciation against appreciation? By appreciation is meant an increase in value due to the passing of time. Judicial authority can be found in support of it in cases of valuation for rate purposes.[42] There is no question but that a realized increment in land or any other asset offsets a depreciation or any other expense charge in just the same way that any other item of income offsets an expense. There is, however, this marked difference between depreciation and appreciation: the former is an inexorable reality advancing day by day entirely independent of market fluctuations, whereas the latter is dependent on the market and usually cannot be realized until the asset is sold.

When, however, as is too often the case, the proposal to offset depreciation by appreciation is meant to justify a policy which takes no cognizance of depreciation on the books because it is offset by appreciation, no support can be found for that view. In itself it reveals an entire lack of knowledge of the purpose of the depreciation charge or a disregard of the fundamental and obvious requirements of prudence. Depreciation is one of the costs of production and without it true cost cannot be shown. Failure to show depreciation on the books would justify also the omission of a cash income item because the cash was to be spent immediately in payment of salaries—a cancellation outside the business records of income against expense which can under no circumstances be justified.

Appreciation Due to Physical Changes

There is a kind of appreciation which is not dependent on fluctuations of the market and which as surely accrues, up to a certain point, day by day as does depreciation. Properties the value of which has been enhanced by earth construction work done on them are susceptible of this kind of appreciation. “Appreciation is generally restricted to physical items, and measures their gain in value due to age, use, and properly directed labor.... It results from work not specifically charged to capital account ... and covers items not represented ... in connection with a valuation.”[43] It is found in connection with such items as roadbeds, solidification and grassing of slopes, drainage, dams, embankments, etc.

Its two forms are called solidification and seasoning, and adaptation. By the first is meant a settling and compacting of loose earth and its protection from wasting and washing away, as by the grassing of slopes, and the planting of trees and shrubs to hold the snows. When a roadbed is turned over to the operating division, it frequently is far from complete in the sense of being in a high state of efficiency, and the cost of its maintenance and up-keep during the early years of its life is much higher than during later years. This appreciation due to seasoning is difficult of valuation, but perhaps the difference in up-keep between early and later years is the best measure of it.

Appreciation Due to Adaptation to Use

“Adaptation” is a term used to cover that class of expenditures needed for the better adaptation of the property to its use. In the early stages of the development of a property many things cannot be foreseen nor can a proper basis be settled upon for a determination of the charges as between capital and revenue. The proper handling of such expenditures as those incurred for drainage requirements, better adaptation of the roadway to the surrounding topography of the country, etc., are difficult. If these costs have not originally been charged against capital, the properties may truly be said to have appreciated in value by reason of them. Items of this kind require a wise discrimination between costs of operation and capital charges. The effect of such changes is almost always lost sight of so far as physical appearance shows, and the appreciation due to them is difficult of valuation at a later time. In the case of railroads, perhaps the difference in maintenance cost as between the early and later years of the roadbed is the best index.

In the case of industrial concerns, the cost of a rearrangement of machinery and working facilities for the better and more economical handling of the product frequently results in an appreciation in value due to adaptation to use. This has already been discussed in Chapter V.

As stated above, appreciation has judicial sanction and its valuation, although fraught with many difficulties and uncertainties, has been made and the results accepted. The generally haphazard method of roughly estimating the value of an appreciation when its determination becomes necessary suggests that it were better, by far, to attempt the proper segregation of the charge between capital and revenue at the time of its incurrence, rather than to take cognizance of an appreciation in value at a later time. There are undoubtedly circumstances in which appreciation in value can be properly recognized and should be taken into the accounts not only of public utility properties but also of industrial concerns.

Unearned Increment