Chirayuthchai TraisaengsatheanStrategic Finance for Property Development

How many numbers must a business owner know

A small set of numbers that answers whether we are growing, whether we are making money and where the problems are, with an example of a one-page report

Key takeaways

  • Owners do not need to look at every number, but they do need a small set that answers three questions: are we growing, are we making money, and where are the problems?
  • A starting set that works for most businesses is seven metrics. Each one needs an accountable person, a target and a threshold that triggers a decision.
  • A number that does not change a decision belongs in the team's report, not on the owner's front page.

A monthly report that runs to dozens of pages has everything except an answer to what needs to be done this month. When there are too many numbers, owners fall back on gut feeling and the bank balance when making decisions. A cockpit has hundreds of gauges, but the pilot knows which one to watch at each phase of the flight. The number of gauges is not what keeps the aircraft safe. What matters is knowing which ones signal life or death.

The three questions the numbers must answer

There is no fixed answer to how many numbers you need to know. But the set should be small enough to remember without opening a file, and it should cover these three angles.

QuestionsStarting metricsWhat it shows
Are we growing?Sales versus the prior yearReal growth, excluding one-off items
Backlog or bookingsRevenue visible in advance
Are we making money?Gross MarginQuality of sales
EBITDAAbility to generate operating profit before depreciation and financing costs
Where are the problems?Usable cash and runwayHow long we can last if things get worse
Cash Conversion CycleDays of cash tied up in receivables and inventory
DSCR and Covenant headroomHow far we are from the bank's conditions

This set must be adapted to the business. A hotel should use occupancy, ADR and RevPAR. A restaurant should watch prime cost. A property development company should watch cumulative sales, amounts due from buyers, construction progress against budget, and cash remaining until the project is completed, because monthly financial statements do not yet reflect this picture.

A good metric has four parts

  1. One definition. For example, what is deducted to arrive at usable cash. It must be written down and not changed unilaterally.
  2. A target or benchmark. For example, the plan, the prior year, or the terms in the loan agreement.
  3. An accountable person. The person who must explain when the target is missed and propose a fix.
  4. A decision threshold. At what level, what must be done.

Example: the owner's one-pager

A hypothetical example: the monthly report of a company with revenue of THB 20 million a month.

FigureThis monthBenchmarkReads as
Sales versus the prior yearTHB 20.0 millionTHB 18.0 millionUp 11.1%
BacklogTHB 45 millionTHB 40 millionVisibility of about 2.3 months of revenue
Gross Margin28.5%30.0%1.5 points below plan, equal to THB 0.3 million a month of lost gross profit
EBITDATHB 2.4 millionTHB 2.7 million12% of revenue; the shortfall corresponds to the margin loss
Usable cashTHB 14 millionThreshold: THB 12 millionIf stress occurs, spending of THB 2 million a month gives a runway of 7 months
CCC78 days70 daysReceivables are stretching; check by customer
DSCR1.35xCovenant 1.20xCash flow before debt can fall by a further 11.1% before hitting the threshold

Headroom calculation: assume cash available for debt service of THB 16.2 million a year and debt service of THB 12 million a year, giving a DSCR of 1.35x. A level of 1.20x requires cash of THB 14.4 million, so cash can fall by THB 1.8 million, or 11.1%.

From this one page, the owner can see that sales are not the problem. The problems are margin and collections. This month's agenda should therefore have only two items: why margin has fallen, and the list of overdue receivables.

Do not start by buying a dashboard if the accounting team still closes the books slowly or definitions are not yet aligned. A one-page Excel table with numbers you can trust is more useful than a beautiful chart that nobody believes.

The right frequency

  • Weekly: usable cash, overdue receivables, and bookings or sales
  • Monthly: gross margin, EBITDA, CCC, backlog and DSCR
  • Quarterly: stress test, adequacy of credit facilities, and a review of whether the set of metrics still suits the business

Common mistakes

The first mistake is choosing only the numbers that look good. A company that reports only sales will see problems late. The second is changing definitions too often. If this month's cash includes deposits but last month's did not, the comparison is meaningless. The third is looking only at the latest month. Where there is seasonality, compare with the same month of the prior year and show a trend of at least six periods. The fourth is having numbers but no decisions. If a meeting ends with no follow-up work, the report has not done its job.

Next steps

  • Write down the three questions, then choose no more than seven metrics that answer them most directly.
  • Write the definition and data source for each metric, so everyone uses the same formula.
  • Name the accountable person and the decision threshold.
  • Set a fixed reporting date and start with a one-page format.
  • After three months of use, drop any metric that has never led to a decision.