Generate an Excel workbook for project internal audit: RERA, bookings, collections, escrow, project costs, WIP, contractor RA bills, materials, brokerage, GST/tax and handover evidence.
| Area | Risk | Control | Test | Evidence | Cadence |
|---|---|---|---|---|---|
| RERA approvals disclosures | Project registration, sanctioned-plan changes, quarterly updates or customer disclosures are incomplete. | RERA registration tracker, approval repository, change workflow and periodic disclosure review. | Match project master to RERA registration, sanctioned plans, approvals, changes and disclosure support. | RERA registration, sanctioned plan, commencement certificate, approval tracker, change approval and disclosure filing. | Monthly / Quarterly |
| Booking allotment agreement | Bookings, allotments, cancellations or agreement terms are processed without complete KYC, pricing and legal support. | Booking approval, KYC checklist, price/discount approval and agreement execution tracker. | Sample bookings from lead to allotment, agreement, pricing, KYC, cancellation and refund support. | Booking form, allotment letter, KYC, price approval, agreement for sale, cancellation note and refund support. | Monthly |
| Collections escrow receivables | Milestone demands, receipts, escrow/collection accounts, receivables or refunds are not reconciled. | Demand approval, receipt-to-bank reconciliation, collection account review and receivables ageing review. | Match demand letters to milestone terms, reconcile receipts to bank/customer ledger and test refunds. | Demand letter, customer ledger, receipt, bank statement, escrow/collection account, ageing report and refund approval. | Monthly |
| Project cost WIP allocation | Land, approval, construction, borrowing, overhead or common costs are misclassified or allocated to wrong projects. | Project budget, cost-code master, WIP review and common-cost allocation policy. | Compare actual costs to budget by code; sample WIP, borrowing cost and allocation entries. | Project budget, cost-code master, WIP ledger, allocation working, borrowing-cost working and GL extract. | Monthly |
| Contractor RA bills retention | RA bills, advances, variations, retention or penalties are processed without certified work evidence. | Work-order control, measurement book certification, RA bill review and retention/advance tracker. | Match RA bills to work order, BOQ, measurement, site certificate, variation order and payment. | Work order, BOQ, measurement book, site certificate, RA bill, variation order, retention ledger and payment proof. | Monthly |
| Materials site inventory | Site materials are procured, issued, consumed, wasted or stolen without accurate project evidence. | Approved vendor/PO, GRN/QC, material issue notes, site stock counts and wastage approval. | Match PO, GRN, QC and site issue; compare material consumption to BOQ norms and count stock. | Vendor master, PO, GRN, QC report, issue note, BOQ norm, stock count, wastage approval and invoice. | Monthly |
| Brokerage marketing schemes | Brokerage, referral fees, schemes or freebies are paid without eligible sale, approval or tax support. | Channel partner agreement, brokerage eligibility checklist, scheme approval and TDS/GST review. | Match brokerage claims to eligible bookings, collection milestones, cancellations and tax support. | Broker agreement, booking file, collection milestone, brokerage working, scheme note, approval and tax support. | Monthly |
| Revenue GST tax interface | Revenue, GST, TDS, construction-contract tax computation or cancellation accounting is inconsistent with project facts. | Revenue-recognition review, GST/ITC review, cancellation approval and tax computation tie-out. | Tie revenue to contract, collection, possession and policy; review GST treatment, credit notes and tax working. | Accounting policy, customer contract, possession record, GST working, credit note, tax computation and GL. | Monthly / Quarterly |
| Handover defects claims | Possession, defects, complaints, delays, legal cases or claims are not tracked to financial and compliance impact. | Handover checklist, defect tracker, complaint/legal tracker and provision/contingency review. | Sample handover files, age defects/complaints, review delay compensation and tie legal cases to provisions. | Possession letter, handover checklist, snag list, complaint log, legal tracker, claim working and provision note. | Monthly / Quarterly |
Use this with the real estate project audit checklist, the RCM builder and the monitoring rules repository.
Real estate project audit is strongest when customer, site and finance evidence are tested together. The workbook connects RERA registration, bookings, collections, project costs, RA bills, materials, brokerage, tax treatment, handover and customer claims to practical RCM rows.
The Excel export gives auditors separate sheets for engagement scope, RCM rows, booking/collection samples, project cost and WIP, RA bill testing, materials inventory, brokerage/GST/tax testing and monitoring exceptions. Tailor it to state RERA rules, project phase and approved audit scope.
A CA firm is reviewing a residential developer with two ongoing towers, customer collections, contractor RA bills and site material issues.
