Examples

Question 1

Vals, L3, Retail, Guildford

Answer 1

Purpose: Asset Valuation (potential disposal)

• Advised the client on the under-rented status of a single-let high street unit after comparing the passing rent to the rental evidence
• Recommended applying the term and reversion method, capitalising using appropriate yields based on similar under-rented evidence with similar unexpired lease terms
• Cross-checked capital value psf to ensure alignment with comparable retail investments
• Advised on MV, with insights to inform the clients decision

Question 2

Vals, L3, Acquisition, Guildford

Answer 2

• Advised on residual valuation for a site without planning consent; recommended residential development as the suitable use after consulting with planning teams and local policy
• Established GDV using local comparables, deducting development costs to produce a residual land value
• Conducted sensitivity analysis to assess impact of build cost increases on land value; informed client to guide decision-making

Question 3

Vals, L2, Industrial, Wickford

Answer 3

• Conducted a Market Rent valuation using the comparable method
• Collated and analysed rental transactions, adjusting headline rents to net effective rents
• Prepared a report summarising Market Rent, providing client insight for a potential lease renewal

Question 4

Vals, L2, Retail Warehouse, Manchester

Answer 4

Purpose: Asset Valuation

• Performed an investment method valuation on an income-generating retail warehouse
• Compared passing rent to rental evidence, discovering an under-rented status
• Used term and reversion approach, selected suitable capitalisation rate (similar under-rented properties with similar unexpired lease terms), documented findings for the client’s use

Question 5

Inspection, L3, Retail, Billericay

Answer 5

• Advised the client on market potential for a vacant retail unit with high footfall, suggesting hot food offerings as an optimal use
• Recommended a building surveyor to outline improvements that would attract food service tenants, enhancing property appeal

Question 6

Inspection, L3, Industrial, Wickford

Answer 6

Purpose: Portfolio Strategy

• Identified defects during an inspection of an industrial estate unit; documented findings and advised specialist investigation
• Advised prioritising the investigation due to potential repair costs, reporting implications on management and property value
• I gathered all the information from my inspection and the specialist report and advised client to commission a full scope of works and advised on the most urgent repairs

Question 7

Inspection, L2, Lease Renewal, Retail, Appletree

Answer 7

• Inspected retail unit compliance with lease terms, documenting minor defects like door painting and ceiling tile damage
• Created a report, advising that repairs be completed before lease renewal

Question 8

Inspection, L2, Valuation, Leisure, Pitsea

Answer 8

Purpose: To inform an asset valuation

• Conducted a site inspection to verify layout and boundaries, ensuring site plan accuracy
• Checked surrounding infrastructure, documented findings to support accurate valuation

Question 9

Property Management, L3, Vacant Retail, Long Riding

Answer 9

• Managed a vacant property, ensured security, and maintained compliance with insurer requirements
• Advised specialist surveys for structural issues and advised including energy efficiency upgrades for re-letting (does not have an EPC)
• Advised on marketing strategies, including tenant profiles and potential incentives, aligning with client’s strategy

Question 10

Property Management, L3, Rent Arrears, Retail, Wickford

Answer 10

• Reviewed lease terms and assessed tenant’s arrears situation (short-term cashflow issue), considering the unit’s quiet location and risk factors
• Advised against forfeiture, recommending a payment plan to secure continuous income
• Structured a payment plan to protect the client’s interests, successfully recovering arrears without tenant loss

Question 11

Property Management, L2, Retail Parade, Felmores

Answer 11

• Inspected a shop parade, identified urgent maintenance issues (e.g., lighting, trip hazards), reviewed lease and plans to confirm landlord responsibility
• Coordinated repairs, kept client and tenants informed, ensuring minimal disruption and compliance with safety standards

Question 12

Property Management, L3, Service Charge, Industrial Estate

Answer 12

• Reviewed landscaping-related service charge costs, ensuring transparency per RICS standards
• Compiled evidence and explanatory notes to support fair allocation (based on the relative floor area occupied by each tenant), assisting client in budgeting discussions with tenants

Question 13

L&T, L3, Management of Retail Parade, Basildon

Answer 13

• Conducted due diligence on lease assignment and advised securing a rent deposit due to the assignee’s limited trading history
• Suggested aligning lease expiries to facilitate client’s redevelopment plans

Question 14

L&T, L3, Breach of Covenant, Wickford

Answer 14

• Identified tenant breach (shutters closed, contacted tenant - had moved their business, account in arrears of more than 20 days, unable to reach amicable solution)
• RTL and advised client on forfeiture options
• Advised forfeiture through peaceable re-entry; adivsed compliance with Torts Act 1977 regarding tenant goods left behind (a couple of chairs and a microwave - placed notice on unit giving T reasonable time to collect the goods before proceeding with disposal)

Torts:

• Inspect the property once tenant departed
• Made a record of the goods left behind (chairs and microwave) – took photographs and kept an inventory (with description) of the goods.
• Put up a general goods (section 12) notice to the door of the property after taking back possession.
• Stored all items accordingly and ensure they were not damaged or destroyed, deliberately or recklessly.
• Retained sale proceeds for a ‘reasonable period’.

Question 15

L&T, L2, Lease Renewal, Retail, Cherrydown

Answer 15

• Collected lease details, made lease summary of key terms
• Confirmed protection under the 54 Act, and served Section 25 Notice (not less than 6 months, not more than 12 months and not before the contractual expiry date of the lease)
• Negotiated new terms post-notice, coordinated with solicitors to draft the renewal lease

Question 16

L&T, L2, Rent Review, Retail, Alderney Gardens

Answer 16

• Overdue rent review
• Reviewed lease terms (time not of the essence) and relevant docs (incl. licence to alter),

RR Terms

• Upwards only to MR
• Time not of essence
• Assumptions & Disregards
• Dispute resolution options (independent expert)
• Hypothetical term
• Memoranda of agreement
• Inspected and measured property, and researched comparable data to assess rental value
• Initiated negotiations with tenant (letter marked subject to contract), concluded with a signed rent review memoranda on lease

Question 17

L&L, L3, Tenant Selection, Wickford

Answer 17

• Managed marketing and tenant selection
• Conducted market analysis and created a tenant profile
• Hosted viewings and reviewed offers (sent to client within 1 day)
• Assessed factors such as financial stability, business plan and tenant mix compatibility

Advised accepting offer from financially stable tenant over a higher rent offer to meet client’s long-term objectives

Question 18

L&L, L3, Agreement for Lease, Whitmore Way

Answer 18

• Advised client on a pre-letting strategy, suggested an AfL with a prospective tenant who agreed to refurbishments
• Drafted terms (incl. conditions and longstop date), ensuring clarity on tenant responsibilities and landlord benefits, aiding in securing a suitable lease agreement

Question 19

L&L, L2, Marketing, Wickford

Answer 19

• Assisted in drafting marketing particulars, verified details with the landlord, and ensured compliance with legal requirements
• Co-ordinated viewings, provided accurate lease term information to prospective tenants, facilitating transparent communication

Question 20

L&L, L2, Heads of Terms, Cricket Club

Answer 20

• Drafted HoTs for a new letting, confirmed tenant identities, outlined demise premises
• Conducted meetings, verified details, and finalised terms, preparing for the lease drafting phase

Question 21

Measurement, L2, Retail, Appletree

Answer 21

• Conducted NIA measurement using a laser, included usable areas, and excluded non-usable spaces
• Aligned results with previous records, annotated floor plans, and verified accuracy through senior colleague review

Question 22

Measurement, L2, Industrial, Wickford

Answer 22

• Measured industrial unit on a GIA basis, using laser for accuracy and Excel for calculations
• Excluded canopy areas, complied with standards, and had measurements reviewed by line manager for accuracy

Question 23

Data Management, L2, Comparable Evidence Schedule

Answer 23

• Compiled comparable evidence data for a valuation, using online platforms (Edozo) and internal records
• Verified data with agents to ensure accuracy and relevance, organised into a clear schedule
• Stored the schedule securely in a restricted-access system, supporting an accurate and compliant valuation process

Question 24

Data Management, L2, Property Data Management, Basildon Council

Answer 24

• Managed data on property inspections and lease agreements, ensuring accuracy and secure storage
• Developed a standardised template for inspection reports to maintain consistency
• Conducted regular audits of data to identify and correct inaccuracies, supporting reliable data management for the council