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APC Final 2025 > Q&A SoE > Flashcards

Q&A SoE Flashcards

1
Q

What is CBRE’s Code of Business Conduct?

Ethics, rules of conduct and professionalism

A

The RISE values.
* Respect
* Integrity
* Service
* Excellence

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2
Q

What are the five rules of conduct for the RICS?

Ethics, rules of conduct and professionalism

A

Honesty and Integrity;
Competence and Competent staff;
Quality Work;
Respect, Inclusion and diversity;
Responsibility, Public Interest.

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3
Q

What is CBRE’s complaints handling procedire (CHP)?

Client Care

A

5 Days to acknolwdge the complaint
20 days to respond to complaint
If unsatified, property redress will be used as third party

Client Care

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4
Q

Who is your complaint officer?

Client Care

A

Nigel Anderson

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5
Q

How do you agree fee shares?

Client Care

A

We have internal fee share standards within CBRE. We aim to stay at 30% for all projects.

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6
Q

Could you please explain what a marketing report may include?

Communication and Negotiation

A

It would include the property being marketed.
Rental/Sale Cost.
Location
Amenities
Contact Details

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7
Q

What would be included in a valuation report?

Communication and Negotiation

A

As per Red Book Guidance, this would include the property being valued, the method of valuation, the purpose of valuation, valuation date, whether it is red book or not, statutory information (EPC, planning, flood risk), the valuation, recommendations.

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8
Q

Are you aware of any legislation relating to H&S?

Health and Safety

A

Yes, the Health and Safety Act (1974).

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9
Q

Can you please explain your understanding of CBRE’s lone working policy?

Communication and Negotiation

A

I am required to carry out a risk assessment prior to my lone work. Inform my line manager of location and time of work, and how I can be reached.

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10
Q

Can you please explain the difference between a balance sheet, income statement and cash flow statement?

Accounting principles and procedures

A

Balance Sheet:
a financial statement that summarises a company’s financial position at a specific point in time, showing its assets, liabilities, and equity.

Income Statement:
a financial report that summarises a company’s revenue, expenses, and net profit or loss over a specific period.

Cash Flow Statement:
a financial statement that summarizes the movement of cash (and cash equivalents) into and out of a business or project over a specific period.

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11
Q

What is the difference between a Statutory and Management Account?

Accounting principles and procedures

A

Statutory account are required to be submitted for audit by UK law.

Management account is for internal purposes and cannot be used in an official capacity. It helps guide internal decision making.

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12
Q

How would you evaluate a client’s covenant strength?

Accounting principles and procedures

A

I would use my company’s subscription to Dun and Bradstreet to verify their entity and credit history.
It also provides a D&B Viability Rating.

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13
Q

What is the difference between a strategic and operational business plan?

Business planning

A

Strategic:
Overarching strategy for the future of a project/company

Operational:
Focus on the daily/weekly requirements to achieve the strategic business plan.

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14
Q

What RICS document are you aware of?

Conflict Avoidance, management and dispute resolution procedures

A

RICS Conflicts of Interest 1st edn 2017.

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15
Q

What are the different methods of ADR (Alternative Dispute Resolution)?

Conflict Avoidance, management and dispute resolution procedures

A

adjudication
mediation
arbitration and
expert determination.

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16
Q

What is the main UK Legislation?

Data Management

A

The Data Protection Act 2018 (Includes the UK GDPR).

Secondary legislation includes the EU GDPR and the Freedom of Informaion Act 2000.

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17
Q

What is the maximum penalty under the Act?

Data Management

A

Maximum of £17.5 million, or 4% of company global annual turnover.

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18
Q

What was the Frankfurt market like?

Data Management

A

Limited development in pipeline, healthy stock of Grade A. Medium levels of vancany.

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19
Q

For India, what other options could you have advised?

A

I could have advised that the client acquire severa smaller/satellite offices. This was not done as the cient wanted to open a new regional/statement office in a larger city.

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20
Q

What are you are your company’s values?

Diversity, inclusion and teamworking

A

RISE

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21
Q

Can you give an example of a situation where you have promoted these values?

Diversity, inclusion and teamworking

A

Working within a diverse team of individuals, I have learnt the benefits of collaboration and inclusion on a global scale.

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22
Q

Could you please state the main legislation relating to inclusion?

Inclusive environments

A

The UK Equality Act 2010.

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23
Q

What is CBRE’s ESG target?

Sustainability

A

To become Net Zero by 2040.

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24
Q

What is the UK legislation for ESG?

Sustainability

A

Climate Change Act of 2008. Objective of becoming net zero carbon by 2050.

25
What is MEES? ## Footnote Sustainability
The minimum energy efficency standars outline the requirements set on commercial properties above 50 sqm in the UK. EPC E rating currently. EPC B rating by 2030.
26
What is the guidance for Valuation published by the RICS? ## Footnote Valuation
RICS Valuation - Global Standards (Red Book) 2025. The latest version incorporates the International Valuation Standards (IVS).
27
What is the structure of the Red Book? ## Footnote Valuation
Part 1: Introduction Part 2: Glossary Part 3: Professional Standards Part 4: Valuation technical and performance standards Part 5: Valuation practice guidance applications Part 6: International Valuation Standards
28
What is CBRE's PII? ## Footnote Valuation
This is confidential.
29
What is the hierarchy of evidence? ## Footnote Valuation
As described in Comparable evidence in Real Estate Valuation 2019. Three groups: Category A – direct comparables Category B – general market data Category C – other sources
30
For the Chelsea Pub Valuation, what method did you use, and how did you carry it out? ## Footnote Valuation
I used the investment method to determine Fair Value. The steps I took were: * Carry out ToE * Complete due diligence (EPC, Flood Risk, Planing). * Collated comparable evidence using the hierarchy of evidence. * Determined that the property was being let at Market rent. * Established a ARY using CBRE internal data, comparables and inspection notes of 5.75%.
31
For the Clapham Pub Valuation, what method did you use, and how did you carry it out? ## Footnote Valuation
I used the profit method to determine Market Value. The steps I took were: * Carry out ToE and conflict of interest check. * Used 3 years of trading and future forecasts provided by client to establish a resonably efficient operator (REO). * Determined FMT Fair Maintanable Trade using CBRE's benchmarking data alongside my knowledge of the sector. * I adopted a gross profit margin of 60% in line with comparables. * I then determined an FMOP Fair Maintainable Operating Profit. * I used the building value and profits to determine a multiplier of 9.75. (Value of the building determined by looking at comparables divided by the net profit). * I multiply the FMOP by the multiplier to obtain the market value.
32
What is fair value versus market value? ## Footnote Valuation
Market Value: ‘the estimated amount for which an asset or liability should exchange on the valuation date between a willing buyer and a willing seller in an arm’s length transaction, after proper marketing and where the parties had each acted knowledgeably, prudently and without compulsion.’ (Current price at time of valuation) Fair Value: ‘The price that would be received to sell an asset or paid to transfer a liability in an orderly transaction between market participants at the measurement date.’ (Assessment of value an asset could sell for)
33
What is a yield? ## Footnote Valuation
the annual return on an investment, expressed as a percentage of the property's capital value
34
How did you measure Whitechapel/Marylebone? ## Footnote Measurement
On a NIA Basis.
35
What is the RICS documentation for Measurement? ## Footnote Measurement
RICS Code of Measurement Practice 2015. RICS Property Measurement 2018.
36
What is IPMS? ## Footnote Measurement
International Property Measurement Standards.
37
What is ITZA? ## Footnote Measurement
In The Zone of A
38
Why did you make a 10% positive adjustment? ## Footnote Measurement
Due to glazed return frontage, with the retail unit being on a corner.
39
What are the ITZA Zones? ## Footnote Measurement
20 feet or 6.1 metres
40
What is the RICS documentation for Inspection? ## Footnote Inspection
RICS Surveying Safely Standard 2018
41
What is a typical spec for grade A office space? ## Footnote Inspection
2.6 to 2.8 metre floor to ceiling height fully fitted LED lighting Double Glasing Raised Floor and/or suspended ceiling HVAC/AC
42
For the pub inspection in Greenwich, what defects would you typically find? ## Footnote Inspection
The most common defects for pubs due to their age and brick construction would be damp/asbestos.
43
How could you determine the construction age of a building? ## Footnote Inspection
The construction type, otherwise, the land registry.
44
For the office in York, what did you advise to the client after seeing water damage? ## Footnote Inspection
I advise the client to instruct a building surveyor to carry out a thorough examination to determine the cause of the damage, and how best to carry out repairs.
45
What RICS documentation may aid your knowledge of best practice in L&L ## Footnote Leasing & Letting
The RICS Code for Leasing Business Premises 2023. The UK Commercial Real Estate Agency 1st Edition 2016.
46
What is the difference between a lease and a license? ## Footnote Leasing & Letting
A lease grants a tenant exclusive possession of a property for a fixed term, creating a legal interest in the land. A license provides permission for a party to occupy a property for a specific purpose, but does not grant exclusive possession or create a legal interest in the land
47
For your Dubai Acquisition project, could you detail what the market conditions were like? ## Footnote Leasing & Letting
The market had limited Grade A stock, with high demand from occupiers. The development pipeline was not able to deliver any large projects for another few years.
48
For Manchester, what did you include in your market report? ## Footnote Leasing & Letting
Prime rent, take up, availability, development pipeline, and typical lease terms (rent free, etc..)
49
What would be included in HoTs?
As per the code for leasing business premises, I would include: Contact information, property in question, rental cost, SC, Rates, Insentives such as rent free, break option, in or out of LT 1954, etc..
50
Could you please detail what a SWOT and RAG analysis is? ## Footnote SREC
Explanation.
51
What documentation provided by the RICS guides your SREC? ## Footnote SREC
UK Commercial Real Estate Agency 2016. Sustainability and ESG in Commercial Property Valuation and Strategic Advice 2021
52
What did you advise your client in Paris? ## Footnote SREC
I advise that a reduction in office space could lead to a decrease in annual cost.
53
Could you describe the markets for your 4 office acquisitions? (NYC, Singapore, War, Zur)
Explanation.
54
Please provide the documentation used for PM by RICS. ## Footnote Property Management
RICS Real Estatement Management 2016 RICS Service Charges in Commercial Property 2023 RICS Guidance Note for Commercial Property Management in England and Wales 2011
55
What UK Legislation is relevant to PM? ## Footnote Property Management
L&T Act 1954 (1927, 1949, 1985, 1987)
56
What did you check in the Lease for York? ## Footnote Property Management
I checked the repairing obligations.
57
How would you have advised your client to recuperate rental arrears? ## Footnote Property Management
Following checking the lease and comfirming the breach, I woud advise to draw on the rent or use CRAR.
58
What is a license to alter? ## Footnote Property Management
a legal document that allows leaseholders to make alterations to their property with the freeholder's permission.
59
What did your map include for the Brighton tenant handbook? ## Footnote Property Management
Title, legend/key, scale, compass/arrow pointed north.

APC Final 2025 (23 decks)

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