Chirayuthchai TraisaengsatheanStrategic Finance for Property Development

Checklist for owners and internal auditors

A five-pillar control system, checklists from weekly to annual, a Red-Flag Register and 20 monthly questions

Key takeaways

  • Segregating duties, tiered approvals and independent reconciliation are the core of internal control
  • Checklists are organised by frequency: check high-risk areas more often
  • The evidence used for checking must come from third parties
  • Record the answers in writing as evidence of the directors' oversight

The examples in this article are written to illustrate risk patterns and do not identify or accuse any person or entity. Warning signs are grounds for further review, not a conclusion that wrongdoing has occurred.

The five pillars of internal control

Good internal control is designed so that fraud is hard to commit and is caught quickly, without slowing the business down.

PillarKey elementsExample controls
Documentation systemEvery transaction is supported by evidence that is complete and easy to retrieveDocument policy, retention for at least 5 years under the Accounting Act 2000, document numbering system
Approval systemTiered approval authority by amountDelegation of authority (DOA) table and two signatures for high-value amounts
Cash control systemSeparate the people who receive, pay, record and reconcileMonthly bank reconciliation, limits on cash on hand, payment by transfer
Tax control systemFile on time, file accurately and reconcileTax calendar, VAT and WHT reconciliation, review before filing
Fraud prevention systemRemove opportunity, detect and provide a whistleblowing channelSegregation of duties, job rotation or mandatory leave, whistleblower channel, spot checks

Illustrative example: one employee controls the entire cycle

A single accounting clerk issued invoices, received payments, posted entries and reconciled the bank accounts. The clerk misappropriated customer receipts and concealed it by adjusting balances in the system. Losses accumulated over several years and were detected only when the clerk went on sick leave and the substitute could not get the reconciliation to agree.

Lesson: Segregation of duties and mandatory leave or job rotation are low-cost, effective controls.

Internal auditor's corner: checkpoints

  • Assess the design and operating effectiveness of the controls
  • Test segregation of duties through access rights in the system and walkthroughs of the process

Owner Checklist

Weekly

  • Cash and bank balances, and any unusual inflows or outflows
  • Receivables that are due or overdue, and follow-up
  • Payables and expenses due this week: is there enough cash?
  • High-value approvals awaiting signature

Monthly

  • Reconcile every bank account and be able to explain any differences
  • The three financial statements compared with the previous month and the budget, with explanations of variances
  • Latest adjusted ageing of receivables and payables, with a collection plan and the high-risk doubtful debts
  • Revenue in the books, PP 30 and cash received all agree
  • VAT, WHT and social security filed and paid on time
  • Transactions with directors and related parties are documented and approved
  • Count petty cash and spot-count high-risk inventory
  • Unusual or large adjusting entries are reviewed
  • Ask the 20 questions and record the answers

Quarterly

  • Review the Red-Flag Register and risk scores
  • Run one Case Lab: sample a high-risk transaction and trace it end to end
  • Count inventory and key assets
  • Review unusual expenses and costs, and the quality of earnings
  • Half-year tax estimate (PND 51) and tax planning

Annual

  • Close the accounts and prepare documents for the auditor
  • Review the full-year tax risks before filing PND 50
  • Review delegation of authority (DOA) and segregation of duties
  • Assess internal control and make improvements
  • Review related-party transactions and transfer pricing for the full year
  • Check that documents are retained as required by the Accounting Act (at least 5 years)

When carried out consistently, this checklist helps reduce the likelihood of back taxes, fraud or misappropriation, disputes with partners, rejected loan applications, uncertified financial statements, and civil, criminal or money-laundering cases. It does not, however, guarantee that problems will not occur.

Checklist for overseeing the outsourced accounting provider

Use this in addition to the owner checklist when accounting and fund transfers are handled outside the company

One-off check at the start

#What to checkSupporting evidence
1The owner or a director gives final approval in the bank system; the provider only sets up transactionsList of users and permissions in the corporate banking system, issued by the bank
2The company owns the usernames for the Revenue Department e-Filing system and for social securityRegistration confirmation letters, and the e-mail address linked to the account belongs to the company
3Bank statements for every account are sent directly to the owner's e-maile-Statement set up at the bank
4The payee register is locked, and any addition or change needs separate approvalThe bank's prescribed procedure and the list of register approvers
5The engagement contract covers all required topics; see the clauses a contract should includeSigned engagement contract

Monthly

#What to checkSupporting evidence
1Every bank account is reconciled, and the reconciliation is reviewed by someone other than the providerReconciliation report and original statements from the bank
2Sample 5 payments and trace each back to its approval and the payee's identityApproval, invoice and transfer page showing the destination account name
3All additions or changes to the payee register this monthChange report from the bank system
4Register of suspense accounts and adjusting entries, with an explanation for each itemReport from the provider
5Tax payment receipts for every return filed in the month, pulled by the owner personally from the Revenue Department systeme-Payment receipt
6The full trial balance, not only the three financial statementsTrial balance with opening balances
7Outstanding balances with group companies and directors, and how they moved this monthAccount-by-account movement report

Quarterly and annual

FrequencyWhat to check
QuarterlyReconcile customer advances to the unit-level sales contract register, and review the contract cancellation rate
QuarterlyCompare cumulative payments to contractors with construction progress certified by the engineer
QuarterlyReview the cost to complete and the funding sources to be used
YearHave an independent reviewer who is not the provider review the controls over payments and account closing
YearReview the engagement contract, system access rights and the handover plan
YearReview the transfer pricing documentation and related-party transactions for the full year before filing PND 50

Three iron rules

  1. Evidence used for checking must always come from third parties. The owner must pull bank statements and tax payment receipts personally.
  2. The person who transfers money must not be the person who reconciles it
  3. Customer money may leave the project only where there is a written contract, interest and a repayment date

Red-Flag Register for internal auditors

Use this as a quarterly review form: rate the risk of each account as high, medium or low, and record what you find

AccountWarning signsTest methodLinked risk
Trade receivablesLong ageing, concentrated in a few customers, growing faster than salesAgeing, AR confirmation and review of receipts after period-endFictitious revenue, bad debts, tax
Trade payablesLong overdue, incomplete documents, duplicate payments3-way match and AP confirmationFictitious suppliers, sham purchases
Loans to directorsGrowing continuously, with no contract or interestCheck resolutions, contracts and market-rate interestTax, misappropriation, directors' duties
Amounts due to directorsLarge loans with no known sourceSource of funds and loan documentsRevenue avoidance, money laundering
CashUnusually high balance that does not agree with the statementCash count and bank reconciliationMisappropriation, off-book payments
InventoryLong DIO, never counted, value out of line with salesStock count and NRV testFictitious inventory, window dressing of the accounts
Accrued expensesRound-sum accruals booked at period-end and reversed at the start of the next periodDocument review and cut-off testProfit manipulation, fictitious expenses
Input VATUnusually high; new or non-existent vendorsCheck actual tax invoices and vendor due diligenceFake tax invoices, claiming refunds beyond entitlement
Output VATRevenue in the books does not agree with PP 30VAT ReconciliationVAT avoidance, incomplete revenue
Retained earningsUnexplained retrospective adjustmentsCheck adjusting journal entries and dividend resolutionsCovering tracks, dividend tax

20 questions owners should ask every month

Designed so that vague answers become warning signs immediately. Ask them regularly and the accounting team will come prepared.

Set for general businesses

#QuestionsIf the answer is vague, watch for
1Is any legal or tax filing still outstanding this month?Legal and tax compliance
2Which taxes fall due in the next 7 or 15 days?Unpaid tax, penalties
3What percentage of receivables was collected against target?Liquidity
4Which customers are starting to look like bad debts?Bad debts
5Which creditors are nearing their due date, and is there enough cash to pay them?Liquidity
6Do cash and bank balances agree with the report? Have they been reconciled yet?Misappropriation, cash
7Are there any unusual transfers or transactions?Fraud, money laundering
8How do this month's statements differ from last month's, and why?Quality of earnings
9Why did profit increase? Is it real, or the result of adjusting entries?Window dressing
10Why did cash fall?Cash flow
11Are any expenses unusual or unusually high?Fictitious expenses
12Are there items the Revenue Department might question?Tax risk
13Which items is the auditor likely to ask about?Financial statement risk
14Are any documents still incomplete?Incomplete documents
15Are there any receivables or payables that need special follow-up?Credit, bad debts
16Is there any unusual, obsolete or long-outstanding inventory?Fictitious inventory
17Are there tax risks that should be fixed quickly?Back taxes
18Are there legal risks we should know about?Litigation
19If a bank asked to see the financial statements today, what would need explaining?Creditworthiness
20If the Revenue Department came to audit today, would the company be ready?Audit readiness

Set for condominium project owners who use outsourced accounting

#QuestionsIf the answer is vague, watch for
1How much cash is in each account this month? Does it match the statements I received directly from the bank?Misappropriation, accuracy of the accounts
2How much in customer advances has accumulated? Does it match the unit-level sales contract register?Fictitious revenue, refund obligations
3What was customers' money used for this month? How much was project cost, and how much left the project?Diversion of funds, project liquidity
4What percentage of actual construction progress does cumulative project cost represent?Cost overruns, payments ahead of progress payments
5How much more money is needed to complete construction and transfer all units?Stalled-project risk
6How many units can be transferred in the next 6 months, and what is their value?Revenue pipeline, cash flow
7How many contracts were cancelled this month, and how much must be refunded?Quality of sales, liquidity
8How much have the balances with group companies and directors changed, and why?Cash extraction, tax
9How much interest income was received from group companies this month? Was it received in actual cash or only accrued?Quality of profit, tax on revenue not received in cash
10For interest already paid, has the payer withheld and remitted WHT?Back taxes
11Were any payments made abroad this month? Was WHT withheld and PP 36 filed in full?Back taxes, money laundering
12How many suspense accounts or accounts with no counterparty name still carry a balance, and what is the total?Covering tracks, unreliable financial statements
13How many adjusting entries were made this month? What was the largest, and who approved it?Window dressing
14How many payee bank account numbers were added or amended in the banking system, and who approved them?Payment fraud
15What is the remaining balance of expenses without supporting documents, and how far has the document chase progressed?Non-deductible expenses, embezzlement
16Have all taxes for this month been filed and paid? Ask to see the payment receipts.Unpaid tax, penalties
17Which expense items were recorded in project cost this month, and on what basis?Window-dressing of the financial statements, CIT issues
18What is the remaining balance of foreign-currency liabilities, and what is this month's exchange rate difference?Currency risk
19If a bank asked to review the financial statements today to consider a project loan, what issues would we have to explain?Creditworthiness
20If the Revenue Department came for an audit today, which documents could we still not find?Audit readiness

How to use it effectively

Send the questions to the service provider 5 working days before each monthly meeting, and require written answers rather than verbal ones. This set of documents serves as evidence of the directors' oversight and can be used when explaining matters to the auditor, the bank, the Revenue Department or partners. The last 2 questions are a rehearsal for an inspection: whenever you cannot answer, you know what needs fixing.

This content is management and internal audit guidance, not a legal or tax opinion for a specific case. Check the current law and consult an auditor, tax adviser or lawyer before making decisions in a real case.