3. Istisna
Definition and Shariah Legitimacy
Conditions of Istisna
Models of Istisna
Application of Istisna
Meezan Bank Istisna Product
Comparisons
Accounting Treatment & Specimens
4. Istisna
General Rules of Sale in Islam
Existence | Ownership | Possession
Istisna Definition
“Istisna is a sale transaction where commodity is transacted before
it comes into existence. It is an order to producer to manufacture
a specific commodity”
5. Istisna
Shariah Legitimacy
• On Bases of Urf
• Sharia gives permission to recognize customs that prevailed at the time of
Muhammad (SAW) but were not abrogated by the Qur'an or the Hadis.
• Under Qiyas
• Subject Matter in this contract does not exist but its availability is Certain
• Under Istishan
• Hanfi School of Thought People are Unanimous on its need
• Hadis Reference
“The Prophet (PBUH) required that a pulpit (platform) be built for preaching”
[Bukhari 2/908]
“The Prophet (PBUH) required that a finger ring be manufactured for Him”
[Bukhari 5/220 and Muslim 3/1655]
6. Istisna
Similarities
Istisna Salam
• Subject Matter • Non Existence of • Subject Matter
Manufacture able Anything
Subject Matter
• Price • Price
• Future Delivery
Prompt , Installments Full Advance Payment
Deferred • Termination
• Termination Differences Once affected can’t be
Unilaterally Before Start unilaterally cancelled.
of Work. • Time of Delivery.
• Time of Delivery. Fixed Delivery Time
Variable Delivery Time
7. Istisna
Subject Matter
Price
Delivery
Security
Termination
8. Istisna
Subject Matter
• The requirement of a valid contract.
Capacity of the contracting parties, offer and acceptance
• Subject Matter in accordance with Islamic
Principles
• Manufacture able Goods
Construction process involving labor
• Type, quality, quantity can be clearly
Specifications
To remove factor of Garar
• Use of own goods for manufacturing of Istisna
Commodity.
Difference between ijara and istisna
9. Istisna
Price
• Price fixed with Mutual consent
• Price can be Money, Commodity and Usufruct
• Payment of Price Flexible
On Spot , Differed, In Installments
• Tier Pricing System
Price according to versions in delivery
Installments according to Delivery of Product
10. Istisna
Delivery
• Time and Place of Delivery
• Before Delivery risk associated with Istisna
commodity lies on manufacture
• After Delivery risk associated with Istisna
commodity lies on buyer
• Possession can be physical or constructive
11. Istisna
Security
• Right of Security for both Manufacturer and
purchaser
• Purchaser has right of option of defect
12. Istisna
Termination
• After completion of Contract
• Can be cancelled with Mutual Consent
• Can be cancelled unilaterally before start of
Work
13. Istisna
1 Direct Istisna Sale Model
Payment of Istisna Price (Always less then market price)
Manufacturer
Bank
Deferred Delivery of Manufacture able goods
Istisna Goods sold to market at market Rate
Market
14. Istisna
2 Parallel Istisna Sale Model
Delivery of Istisna Product
Specified order of Manufacture able Goods
Usually Higher then Market Price
Payment on Spot Or 3rd Party
Installments on Deferred Basses
Bank
• Order to Manufacturer
• Same Specification
• Delivery Date
• Market Price
• Agency Agreement
Manufacturer • Indirect Delivery on
Request for Delivery
Behalf of bank
15. Istisna
1 House Financing
2 Project Financing
3 BOT Financing
4 Working Capital Financing
Source : Islamic Banking Bulletin, Islamic Banking Department State Bank of Pakistan
16. Istisna
Order for House
1 House Financing Installments
• Land Market Price + X
• Construction
• Use of Parallel Istisna Delivery of House
• Payment Schedule Bank Customer
• Security
• Discrepancy
Ownership of Bank
2 Project Financing Construction of House
• Industrial Projects Market Price
• Factory, Machinery
Parallel Istisna
• Up gradation
Constructor
17. Istisna
3 BOT Financing
Build Operate and Transfer ,Developmental Projects ,Toll Fee
After 20 Years
Ownership Transfer Yearly Contract
Operate Toll Fee
Contractor
Government
Ownership Construction
Bank Highway
Financing Agreement
(Period 20 years) Constructor
Parallel Istisna
18. Istisna
4 Working Capital Financing
Murabaha Replacement in Manufacturing Concern
Parallel Istisna at Market Price
Installments
Date: (Y – 1 month)
Financing Requirement
for Steel Structures
Agency Agreement
Constructor Specifications Ithehad Steel
Market Price + X Bank
Date Y
Constructive Possession
Delivery of Steel Structures
19. Istisna
Contents
Product Risk
• Bank Magnitude • Pricing Factors Management
Requirements • Pricing System
• Process Flow • Market Share • Default Risk
• Financing Product • Delivery Risk
Product Breakup • Order Cancelation
Design • Istisna Share
Pricing Risk
• Option of Defect
• Risk of Damage
20. Istisna
•Bank Requirements • Confirm Order
• Process Flow
• Nature of Product
Product Incompliance with Islamic Principles
Design
• Credibility of Manufacturer
Financial Statements, Banking Relationships,
Assets and Liabilities, ECIB (Electronic Credit
Information Beaurue) etc.
• Reliability of Order
Reliable ordering Source
• Market Situation
Easley Marketable product
21. Istisna
• Bank Requirements
•Process Flow • Step 1: Master Istisna Agreement
Time, Quantity, Price, Specification, Delivery Date
Product • Step 2: Security
Design According to the volume of finance required.
• Step 3:Istisna Price Either Full or in Installments
• Step 4: Request for Acceptance of Delivery
Identification & Separate storage, Goods Receiving Note ,
Risk Transfer
• Step 5: Agency Agreement
Constructive Possession, Agency Fee
• Step 6: Payment Adjustment
• Step 7: Order Cancellation
Agent will sale product in market with Bank’s mutual consent.
22. Istisna
• Bank Requirements
•Process Flow • Step 1: Master Istisna Agreement
Time, Quantity, Price, Specification, Delivery Date
Product • Step 2: Security
Design According to the volume of finance required.
• Step 3:Istisna Price Either Full or in Installments
• Step 4: Request for Acceptance of Delivery
Identification & Separate storage, Goods Receiving Note
, Risk Transfer
• Step 5: Agency Agreement
Constructive Possession, Agency Fee
• Step 6: Payment Adjustment
• Step 7: Order Cancellation
Agent will sale product in market with Bank’s mutual consent.
23. Istisna
Tijarah Loans and
running
Istisna 1% Salam finances
1%
8%
Product Musharakah
2%
Magnitude 0%
Murabaha
Diminishing 37%
Musharakah
• Market Share 23%
•Financing Breakup Ijarah
• Istisna Share 17%
Diminishing Istisna Export
Loans and
Musharakah 4% Tijarah Salam Refinance
1% running
24% Musharakah 0% 11%
finances
0% 1% Breakup of Financing of
Murabaha
37%
Meezan Bank in Year 2009
Ijarah
24%
Export
Refinance
9%
Breakup of Financing of Meezan Bank in Year 2008
Source: Meezan Bank 2009 Annual Report
24. Istisna
Istisna Share in Total Financing Over the Years
Product 60000000000.00 8.4 %
Magnitude
4%
50000000000.00 0.68%
• Market Share
• Financing Breakup
40000000000.00
• Istisna Share
30000000000.00
20000000000.00
10000000000.00
0.00
2009 2008 2007
Istisna Share 3729059000.00 1605460000.00 238,275,000
Total Financing 46716610000.00 40626920000.00 34,576,339,000
Source: Meezan Bank Annual Report
25. Istisna
•Pricing System • Based on Kibor Benchmark
• Pricing Factors • Pricing based on K + (1 to 5 %) rate of Return
Suppose 10,000 is required
Order Price:12000
Product Kibor : 12 %
Pricing Return at K+1 (13%) : 11,300 | 1300
Return at K+3 (15%) : 11,500 | 1500
Return at K+5 (17%) : 11,700 | 1700
• Profit of Bank is Difference of Istisna Price(price
given by bank) and Sale Price of order.
Istisna Price at K+1 :12000-1300 = 10,700
( Manufacturer Profit = 700 | Bank Profit = 1300)
Istisna Price at K+3 : 12000-1500 = 10,500
( Manufacturer Profit = 500 | Bank Profit = 1500)
Istisna Price at K+5 : 12000-1700 = 10,300
( Manufacturer Profit = 300 | Bank Profit = 1700)
26. Istisna
• Pricing System
•Pricing Factors • Normal Market Price
Istisna Price is Always Less the Market Price so that
bank can earn by selling product in market at
Product market rate.
Pricing
• Nature of Product
Easily Marketable
• Volume of Product
• Creditability of Manufacturer
• Risk Factor Involved
27. Istisna
Risk • Security
Management In accordance with Volume of Financing
Mortgage Property etc
•Default Risk • Credibility of Company
• Delivery Risk Financial Statements, Banking Relationships, Assets
• Order Cancelation
Risk and Liabilities, ECIB (Electronic Credit Information
• Option of Defect Beaurue) etc.
• Risk of Damage
• Market Dynamics
28. Istisna
Risk • Delivery Delayed
Management As Istisna is a Manufacture able Product
• Default Risk
• Confirm Orders
•Delivery Risk Credibility of The Company is also at stake to fulfill
• Order Cancelation
Risk the original order.
• Option of Defect
• Risk of Damage • Tier Pricing System
Price is associated with the variation in delivery
date. This is permissible by Islamic Principles.
29. Istisna
Risk • 3rd Party Refuse to buy Product
Management
• Default Risk
• Reliability of Order is Checked Before Istisna
• Delivery Risk Agreement
•Order
Cancelation Risk • Nature of Product, Easily Marketable , Product
• Option of Defect
Expiry
• Risk of Damage
• Sale to another Customer Through Agent
30. Istisna
Risk
Management • Low Quality, Deviation from Specification
• Default Risk • Bank has option to Reject Delivery of Product, and
• Delivery Risk Demand Adjustment
• Order Cancelation Risk
•Option of Defect • Even it can liquidate the Security to recover any
• Risk of Damage loses.
31. Istisna
Risk • After Delivery All the Risk lies with Bank.
Management
• Default Risk
• Risk of Damage is reduced using Takaful
• Delivery Risk Instrument
• Order Cancelation Risk
• Option of Defect
•Risk of Damage
32. Istisna
Comparison
Istisna Conventional Loan
• Non Interest • Interest Based
• Limitation on Use • No Limitation
of Finance • No Surety of Profit
• Surety of Profit • No Grace Period
Continuous
• Grace Period in
Compounded
Delivery.
Interest.
34. Istisna
Example Details
Istisna (Purchase) Price/Cost/Principal 1,000
Tenure 1.5 months
Sale Price of the Goods sold to 3rd Party 1,200
Total profit on transaction 200
Date of Disbursement to the customer 1-Apr-07
Date of Delivery 15-May-07
Date of Sale by the Bank 20-May-07
At the time of Disbursement
1-Apr 2010 Dr Cr
Istisna Financing (A/R) 1000
Pay Order / Party Account/ Cash 1000
35. Istisna
At Date of Delivery
15- May- 2010 Dr Cr
Asset 1000
Istisna Financing (A/R) 1000
At Date of Sale
20 - May - 2010 Dr Cr
Cash 1200
Asset 1000
Sale 200
46. Islamic Banking and Finance | Faculty of Management Sciences | International Islamic University Islamabad
Editor's Notes
al-Kasanf, a ~anaff jurist defines isti~nii' as "when one orders acraftman to prepare a piece of furniture for a determined price, to be delivered lateror one may engaged a cobbler to make a pair of shoes for a fixed price," or "a contracton a commodity on liability with the provision of work" or "to order a manufacturerto produce a specific commodity in a specific way".to make a contract w}th a skilled person tomake something.From the above discussions, it could besaid that isti~na' is the giving of an order to a labourer or artisan to make a defmitearticle with agreement to pay a definite price for that article when made
Despite the fact thatisti~nii' and salam have some points of similarities such as the non-existence of thesubject-matter (ma 'qud 'alayh) or the future delivery, there are some points of differencesas follows:
Despite the fact thatisti~nii' and salam have some points of similarities such as the non-existence of thesubject-matter (ma 'qud 'alayh) or the future delivery, there are some points of differencesas follows: