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Preparing to go public<br />
the predictability of cash flows ordinarily<br />
associated with apartment and commercial<br />
property leasing, which generally includes<br />
shopping centers and malls. Nursing<br />
homes, hotels, motels, golf courses, auto<br />
dealerships, equipment rental operations<br />
and other businesses that are more<br />
susceptible to variations in costs and<br />
revenues over shorter periods due to market<br />
and managerial factors are not considered to<br />
be real estate operations. In such cases, the<br />
Rule 3-05 requirements will apply.<br />
Financial statements of an equity method<br />
investment: If the company holds an<br />
investment in unconsolidated subsidiaries<br />
or 50%-or-less owned entities accounted<br />
for under the equity method that exceeds<br />
significance thresholds as defined by Rule<br />
3-09 of Regulation S-X, separate financial<br />
statements for the investee company<br />
may need to be filed with the registration<br />
statement, including an audit for certain<br />
periods.<br />
Significance of investees is evaluated<br />
under Rule 1-02(w) of Regulation S-X<br />
based on the following tests:<br />
• the company’s and its other subsidiaries’<br />
investments in, and advances to, the<br />
investee exceed 20% of the total assets<br />
of the company and its subsidiaries<br />
consolidated as of the end of the most<br />
recently completed fiscal year; and<br />
• the company’s and its subsidiaries’<br />
equity in the pre-tax income from<br />
continuing operations of the investee<br />
exceed 20% of such income of<br />
the company and its subsidiaries<br />
consolidated for the most recently<br />
completed fiscal year.<br />
If either of these tests is met, separate<br />
financial statements of the investee must<br />
be filed. Insofar as is practicable, the<br />
separate financial statements required<br />
shall be as of the same dates and for the<br />
same periods as the audited consolidated<br />
financial statements required to be filed<br />
by the company. The required financial<br />
statements of the investee must be audited<br />
only for those fiscal years in which either of<br />
the above tests is met; the remaining years<br />
can be unaudited. These audited financial<br />
statements may or may not be required to<br />
be audited by an independent accountant<br />
registered with the PCAOB, depending on<br />
the level of reliance placed on these audited<br />
financial statements by the company’s<br />
principal independent accountant. If<br />
the registrant’s principal independent<br />
accountant makes reference to the audit of<br />
the investee in its report, then the investee<br />
audit must be performed by an independent<br />
accountant registered with the PCAOB. 4<br />
Under Rule 4-08(g) of Regulation S-X,<br />
for any unconsolidated subsidiaries and<br />
50%-or-less owned entities accounted<br />
for under the equity method that meet<br />
any of the three Rule 1-02(w) criteria at<br />
the greater than 10% but not more than<br />
20% significance level, summary financial<br />
information as described by Rule 1-02(bb)<br />
must be presented in the notes to the<br />
financial statements.<br />
Financial statements of guarantors and<br />
for collateralizations: A guarantee of a<br />
public security (e.g., a guarantee of a public<br />
debt or public preferred equity security)<br />
is itself considered a security that must<br />
be registered under the Securities Act,<br />
absent an applicable exemption. Rule<br />
3-10 of Regulation S-X requires each<br />
guarantor of registered securities to file<br />
the same financial statements required<br />
for the company in the filing. If certain<br />
criteria are met, condensed consolidating<br />
financial information may be provided in<br />
the company’s financial statements in lieu<br />
of separate audited financial statements,<br />
unless a guarantor is newly acquired.<br />
Under Rule 3-16 of Regulation S-X,<br />
audited financial statements must also<br />
be filed for each affiliate whose securities<br />
collateralize any class of registered<br />
securities if the greater of the aggregate<br />
principal amount, par value, book value or<br />
market value equals 20% or more of the<br />
principal amount of the secured class of<br />
securities being offered.<br />
If any of the above situations is<br />
applicable, Rules 3-10 and 3-16 should<br />
be reviewed to determine the extent<br />
of financial information required to be<br />
included with the registration statement.<br />
4<br />
The auditor of the financial statements of<br />
the nonissuer entity must be registered if,<br />
in performing the audit, the auditor played a<br />
“substantial role” in the audit of the issuer, as<br />
that term is defined in PCAOB Rule 1001(p)(ii).<br />
If the “substantial role” test is not met, the firm<br />
is not required to be registered. The inclusion<br />
or exclusion of such a report under Rule 2-05 of<br />
Regulation S-X does not affect this determination.<br />
Pro forma financial information: Pro forma<br />
financial information may be required to<br />
assist investors in understanding the nature<br />
and effect of significant acquisitions,<br />
dispositions, reorganizations, unusual<br />
asset exchanges, debt restructurings<br />
or other transactions contemplated in<br />
the prospectus. In such cases, historical<br />
financial information is adjusted in the pro<br />
forma financial information to reflect the<br />
transactions and the impact of the offering<br />
on the company’s capital structure. All<br />
significant assumptions must be disclosed.<br />
Guidance regarding pro forma financial<br />
information is provided in Article 11 of<br />
Regulation S-X. 5 Rule 11-01 of Regulation<br />
S-X specifies the circumstances under<br />
which pro forma financial information is<br />
required in filings with the SEC and sets<br />
forth general guidelines for the content of<br />
that information. Article 11 requires:<br />
• a condensed pro forma balance sheet as<br />
of the end of the most recent period<br />
for which a consolidated balance sheet<br />
of the company is required, unless the<br />
transaction is already reflected in that<br />
balance sheet; and<br />
• a condensed pro forma income<br />
statement for the company’s most<br />
recently completed fiscal year and<br />
the most recent interim period of the<br />
company, unless the historical income<br />
statement reflects the transaction for<br />
the entire period.<br />
Pro forma adjustments related to the<br />
pro forma condensed balance sheet and<br />
condensed income statement must include<br />
adjustments which give effect to events<br />
that are:<br />
• directly attributable to the transaction;<br />
• factually supportable; and<br />
• expected to have a continuing impact<br />
on the company (applicable only to the<br />
condensed income statement).<br />
5<br />
Certain pro forma disclosures are required<br />
by GAAP (e.g., Financial Accounting<br />
Standards Board (FASB) Accounting Standards<br />
Codification (ASC) Topic 805 [Statement of<br />
Financial Accounting Standards (SFAS) 141R],<br />
ASC Topic 718 [SFAS 123(R)] and certain<br />
Emerging Issues Task Force (EITF) consensuses)<br />
and should be provided where applicable.<br />
Those presentations may differ in style and<br />
content from the requirements of Article 11 of<br />
Regulation S-X.<br />
NYSE IPO Guide<br />
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