ISA 570 · Real Estate

Going Concern Checklist for Real Estate

Tailored going concern assessment for real estate entities. Covers industry-specific indicators including vacancy rates, loan-to-value covenants, refinancing risk, and tenant creditworthiness.

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Going Concern
Checklist.

Session
0x1C49
FY End
not set
Currency
€
engagement.conf
indicators.list
README.md
01// engagement_context— ISA 570.3
02entity_name=
03fy_end=
04expected_auth_date=
05entity_type=
06initial_engagement=
07currency=
08// indicators— ISA 570.A2–A7 (0/21 selected)
No indicatorsscore: 0awaiting selection0/21 indicators
✓highfinNet liability or net current liability position
✓highfinFixed-term borrowings approaching maturity without realistic refinancing prospects
✓highfinLoan covenant breaches or indications that financial support may be withdrawn
✓highfinSubstantial operating losses or significant deterioration in the value of assets
✓mediumfinArrears or discontinuance of dividends
✓mediumfinInability to pay creditors on due dates
✓mediumfinAdverse key financial ratios
✓mediumfinNegative operating cash flows indicated by historical or prospective financial statements
✓highopeManagement intentions to liquidate the entity or cease operations
✓highopeLoss of key management or personnel without replacement
✓highopeLoss of a major market, franchise, licence, or principal supplier
✓mediumopeLabour difficulties or shortages of important supplies
✓mediumopeFundamental changes in market or technology that the entity cannot adapt to
✓lowopeDependence on the success of a particular project
✓highothLegal proceedings or regulatory action that may result in claims the entity cannot meet
✓highothChanges in law or regulation expected to adversely affect the entity
✓mediumothNon-compliance with capital or other statutory requirements
✓mediumothCatastrophic loss of a major asset
✓lowothExcessive dependence on short-term borrowings to fund long-term assets
✓mediumothBusiness interruption from cyber attacks or IT system failure
✓mediumothExposure to climate-related physical or transition risks threatening the business model
15// events_conditions_rationale— ISA 570.10–11 · independent identification
16auditor.identification=
17management.own_list=
Events & conditions · independent identification (ISA 570.10–11)
20// management_assessment— ISA 570.12–15 · evaluate management's assessment
21period_end=must be ≥12m from FS date
22method=
23key_assumptions=
24data_reliability=
Management's assessment · period + method + data reliability
27// management_plans— ISA 570.16 · feasibility + intent & ability
No plans documented. Add management's plans (asset sale, refinancing, equity raise, cost reduction, etc.) with per-plan feasibility assessment.
Management's plans · feasibility (intent AND ability)
35// cash_flow_stress_test— ISA 570.16(c) · runway scenarios
Enter monthly burn rate to run cash flow stress test.
Cash flow stress test · runway scenarios
45// sensitivity_analysis— what-if additional indicators
Select indicators to run sensitivity.
Sensitivity · what-if indicator escalation
50// risk_heat_map— category × severity
Select indicators to generate heat map.
Risk heat map · category × severity
55// material_uncertainty— ISA 570.18–20 · three-step determination
56basis_appropriate=
is GC basis of accounting appropriate?
57uncertainty_level=
58reasoning=
59stand_back_assessment=
Material uncertainty · three-step determination + stand-back
62// disclosure_adequacy— ISA 570.19 · financial statement note
✓
Going concern basis of accounting is appropriate based on audit evidence obtainedISA 570.19
✓
Material uncertainty (if any) is adequately disclosed in the financial statementsISA 570.20
✓
Principal events or conditions giving rise to doubt are specifically describedISA 570.20(a)
✓
Management’s plans to address the uncertainty are disclosedISA 570.20(b)
✓
Financial statements include explicit statement that material uncertainty existsISA 570.21
✓
Auditor’s report includes ‘Material Uncertainty Related to Going Concern’ sectionISA 570.22
✓
If disclosure is inadequate, a qualified or adverse opinion is consideredISA 570.23
✓
Written representations obtained on going concern assessment completenessISA 580.10(e)
70proposed_disclosure_text=
Disclosure adequacy · ISA 570.19 + proposed text
75// audit_report_decision— ISA 570.21–24 · report form
76report_decision=
77rationale=
tcwg_communication (ISA 570.25)
78
79key_points_communicated=
Audit report decision + TCWG communication
85// isa_570_revised_readiness— effective Dec 2026 · 2024 revisions
✓
Enhanced risk assessment for going concern events and conditions
Structured identification process for events and conditions, applied regardless of initial risk assessment.
✓
Evaluate management’s intent AND ability to execute mitigating plans
Both intent and ability must be separately assessed and documented.
✓
Mandatory going concern section in all auditor’s reports
A dedicated GC section is required even when no material uncertainty exists.
✓
Explicit stand-back assessment at the end of audit fieldwork
Stand back and consider all evidence obtained that is relevant to going concern before forming a conclusion.
✓
Enhanced transparency about going concern work in auditor’s report
Greater detail about procedures performed and conclusions reached.
✓
Professional skepticism documented at each stage, not just in conclusions
Evidence of skeptical questioning of management assumptions must appear throughout working papers.
ISA 570 (Revised) 2024 readiness checklist
awaiting selection·0/21 indicators · score 0private
01weighted_score
total—
02assessment_level
level—
03indicators
selected—
04high_severity
count—
CONTEXTUAL INTELLIGENCE — 1 warning
ℹ ISA 570.10
No indicators identified. ISA 570.10 still requires documentation that going concern was considered. Ensure working papers record the basis for this nil conclusion, including the information sources reviewed.
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Going concern assessment: Real Estate

Real estate entities face going concern risks that are amplified by leverage. Property companies typically carry significant debt secured against their portfolio, with covenants tied to property valuations and rental income coverage ratios. A decline in property values, an increase in vacancy rates, or the insolvency of a major tenant can trigger covenant breaches that cascade into going concern doubts.

Key risk factors: Real Estate

Key real estate going concern indicators include: vacancy rates rising above the level required to service debt, approaching loan maturity dates without committed refinancing, LTV covenant breaches triggered by declining property valuations, insolvency or lease default by major tenants, rising interest rates increasing debt service costs beyond rental income coverage, and inability to fund committed development projects or contractual obligations.

LTV covenant compliance — recalculate LTV ratios using current valuations (not book values) to assess proximity to covenant thresholds. A 5–10% decline in values could trigger breaches.

Debt maturity schedule — assess whether loans maturing within 12 months have committed refinancing. In tight credit markets, refinancing is not guaranteed, especially for secondary assets.

Vacancy rate trajectory — are vacancies increasing? Calculate the void period before new tenants are secured and whether rental income covers debt service during voids.

Tenant creditworthiness — assess the financial health of the top 5–10 tenants by rental income. The insolvency of a single major tenant can collapse income coverage ratios.

Interest rate exposure — for variable-rate debt, model the impact of rate increases on debt service coverage. If interest rate hedges are expiring, the entity faces increased exposure.

Development commitments — entities with projects under construction have contractual obligations to complete them. Assess whether funding is in place and whether the completed project will generate sufficient returns.

Frequently asked questions

What are the key going concern risk factors for real estate?
Key real estate going concern indicators include: vacancy rates rising above the level required to service debt, approaching loan maturity dates without committed refinancing, LTV covenant breaches triggered by declining property valuations, insolvency or lease default by major tenants, rising interest rates increasing debt service costs beyond rental income coverage, and inability to fund committed development projects or contractual obligations.
What should auditors consider when assessing going concern for real estate?
LTV covenant compliance — recalculate LTV ratios using current valuations (not book values) to assess proximity to covenant thresholds. A 5–10% decline in values could trigger breaches. Debt maturity schedule — assess whether loans maturing within 12 months have committed refinancing. In tight credit markets, refinancing is not guaranteed, especially for secondary assets. Vacancy rate trajectory — are vacancies increasing? Calculate the void period before new tenants are secured and whether rental income covers debt service during voids. Tenant creditworthiness — assess the financial health of the top 5–10 tenants by rental income. The insolvency of a single major tenant can collapse income coverage ratios. Interest rate exposure — for variable-rate debt, model the impact of rate increases on debt service coverage. If interest rate hedges are expiring, the entity faces increased exposure. Development commitments — entities with projects under construction have contractual obligations to complete them. Assess whether funding is in place and whether the completed project will generate sufficient returns.
What is the ISA 570 going concern assessment period?
The going concern assessment must cover at least 12 months from the date the financial statements are expected to be authorised for issue, not from the balance sheet date. This distinction matters: for entities with a long time between year-end and signing, the assessment period may extend significantly into the future.

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