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Muhammad Jawad, CPM®, MRICS

Floor Notes

A Management and Business podcast

#167 in Management · 🇦🇪
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About the show

Floor Notes is a real estate show for people who work inside the industry, not just around it. Every episode takes one topic and reads it three times. First, the surface read: what the market sees and what the headlines say. Then the mechanics: how it actually works, who pays, who decides, and where the numbers move. Finally, the operator view: what someone responsible for the asset would actually do about it. Most real estate content is either textbook theory or war stories. Floor Notes sits in the missing middle. It is a working journal, not a course. No hype, no jargon for its own sake, just the read you wish someone had given you when you started. Hosted by Muhammad JawadUrRehman, CPM, MRICS, a property and asset management practitioner writing from the floor, not the podium.

Newest episodes

Every Reactive Lease Is a Permanent Discount | Floor Notes E05 Ep2

3 min

Send us Fan Mail A building can be fully let and still be losing value.  Episode 2 of Full Is Not a Strategy goes into the mechanics. Most owners cannot tell you whether their ground floor was ever planned, or simply filled. The report shows the same result either way: full. In this episode I look at the three states a mixed use asset can really be in, where the value leaks when a plan is never carried through, and why every reactive lease becomes a small, permanent discount. We cover:  • Why a strategy is not a document, but a decision someone has to carry  • How riskier income is priced at a higher yield, and stays hidden until you value or sell  • The one number that shows trouble before anyone leaves: rent against the tenant’s sales Full is not a strategy. The market does not pay for occupancy. It pays for the strategy behind it. Floor Notes is a working journal of real estate. What the market sees, how it works, and what an operator does about it. floornotes.co  Follow @byfloornotes on LinkedIn, Instagram and Facebook Floor Notes. Three levels deep. Three Levels Deep is on the real practice of real estate, property, and asset management. Every episode takes one topic and moves you through three levels:  Know it, Apply it, Advise on it. If this episode gave you something useful, follow the show so the next topic finds you automatically. Connect and follow: LinkedIn: https://www.linkedin.com/company/floor-notes/?viewAsMember=true Instagram: https://www.instagram.com/floornotes_with_mj/ Facebook: https://www.facebook.com/profile.php?id=61591711942641 Website: https://floornotes.co/ Have a topic you want covered, or a real question from the field? Send it across. The strongest episodes start with real questions. #RealEstate #PropertyManagement #AssetManagement #ThreeLevelsDeep

Full Is Not a Strategy | Edition 05, Part One: Your Asset Is Full

3 min

Send us Fan Mail Your asset is full. The residential is leased, the offices are near capacity, the retail is occupied, and the report reads like a good year. All of it is true, and none of it measures what is quietly eroding your value. In Part One of Edition 05, we look at the mixed use asset as it really works. It is not three incomes stacked on one plot. It is three uses that are meant to feed each other. When attention follows floor area, one use slips down the priority line and gets filled rather than run. Nothing on the report flags it. Renewals soften, footfall thins, residents stop treating the ground floor as part of where they live, and nobody can name the day it started. This is the owner’s blind spot: a loss that never appears as a line item, because occupancy is measured one use at a time while value is set by the whole asset. Parts Two and Three go further into why the market prices the strategy rather than the occupancy, and what operators do to own the mix. Three Levels Deep is on the real practice of real estate, property, and asset management. Every episode takes one topic and moves you through three levels:  Know it, Apply it, Advise on it. If this episode gave you something useful, follow the show so the next topic finds you automatically. Connect and follow: LinkedIn: https://www.linkedin.com/company/floor-notes/?viewAsMember=true Instagram: https://www.instagram.com/floornotes_with_mj/ Facebook: https://www.facebook.com/profile.php?id=61591711942641 Website: https://floornotes.co/ Have a topic you want covered, or a real question from the field? Send it across. The strongest episodes start with real questions. #RealEstate #PropertyManagement #AssetManagement #ThreeLevelsDeep

One Goal, Three Job Titles (Part 3): Translation or Knowledge Gap?

4 min

Send us Fan Mail Three people on one deal can want the same result and still talk past each other. That's a translation gap, not a knowledge gap. In this episode we go through the same goal from each of the three owners' chairs and what each one does first. Floor Notes is a real estate journal in podcast form. It's for the people in the work: owners, property managers, analysts and brokers. Find us at @Floornotes.co on Instagram and @ByFloorNotes on Facebook. Three Levels Deep is on the real practice of real estate, property, and asset management. Every episode takes one topic and moves you through three levels:  Know it, Apply it, Advise on it. If this episode gave you something useful, follow the show so the next topic finds you automatically. Connect and follow: LinkedIn: https://www.linkedin.com/company/floor-notes/?viewAsMember=true Instagram: https://www.instagram.com/floornotes_with_mj/ Facebook: https://www.facebook.com/profile.php?id=61591711942641 Website: https://floornotes.co/ Have a topic you want covered, or a real question from the field? Send it across. The strongest episodes start with real questions. #RealEstate #PropertyManagement #AssetManagement #ThreeLevelsDeep

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All episodes

Every Reactive Lease Is a Permanent Discount | Floor Notes E05 Ep2

3 min

Send us Fan Mail A building can be fully let and still be losing value.  Episode 2 of Full Is Not a Strategy goes into the mechanics. Most owners cannot tell you whether their ground floor was ever planned, or simply filled. The report shows the same result either way: full. In this episode I look at the three states a mixed use asset can really be in, where the value leaks when a plan is never carried through, and why every reactive lease becomes a small, permanent discount. We cover:  • Why a strategy is not a document, but a decision someone has to carry  • How riskier income is priced at a higher yield, and stays hidden until you value or sell  • The one number that shows trouble before anyone leaves: rent against the tenant’s sales Full is not a strategy. The market does not pay for occupancy. It pays for the strategy behind it. Floor Notes is a working journal of real estate. What the market sees, how it works, and what an operator does about it. floornotes.co  Follow @byfloornotes on LinkedIn, Instagram and Facebook Floor Notes. Three levels deep. Three Levels Deep is on the real practice of real estate, property, and asset management. Every episode takes one topic and moves you through three levels:  Know it, Apply it, Advise on it. If this episode gave you something useful, follow the show so the next topic finds you automatically. Connect and follow: LinkedIn: https://www.linkedin.com/company/floor-notes/?viewAsMember=true Instagram: https://www.instagram.com/floornotes_with_mj/ Facebook: https://www.facebook.com/profile.php?id=61591711942641 Website: https://floornotes.co/ Have a topic you want covered, or a real question from the field? Send it across. The strongest episodes start with real questions. #RealEstate #PropertyManagement #AssetManagement #ThreeLevelsDeep

Full Is Not a Strategy | Edition 05, Part One: Your Asset Is Full

3 min

Send us Fan Mail Your asset is full. The residential is leased, the offices are near capacity, the retail is occupied, and the report reads like a good year. All of it is true, and none of it measures what is quietly eroding your value. In Part One of Edition 05, we look at the mixed use asset as it really works. It is not three incomes stacked on one plot. It is three uses that are meant to feed each other. When attention follows floor area, one use slips down the priority line and gets filled rather than run. Nothing on the report flags it. Renewals soften, footfall thins, residents stop treating the ground floor as part of where they live, and nobody can name the day it started. This is the owner’s blind spot: a loss that never appears as a line item, because occupancy is measured one use at a time while value is set by the whole asset. Parts Two and Three go further into why the market prices the strategy rather than the occupancy, and what operators do to own the mix. Three Levels Deep is on the real practice of real estate, property, and asset management. Every episode takes one topic and moves you through three levels:  Know it, Apply it, Advise on it. If this episode gave you something useful, follow the show so the next topic finds you automatically. Connect and follow: LinkedIn: https://www.linkedin.com/company/floor-notes/?viewAsMember=true Instagram: https://www.instagram.com/floornotes_with_mj/ Facebook: https://www.facebook.com/profile.php?id=61591711942641 Website: https://floornotes.co/ Have a topic you want covered, or a real question from the field? Send it across. The strongest episodes start with real questions. #RealEstate #PropertyManagement #AssetManagement #ThreeLevelsDeep

One Goal, Three Job Titles (Part 3): Translation or Knowledge Gap?

4 min

Send us Fan Mail Three people on one deal can want the same result and still talk past each other. That's a translation gap, not a knowledge gap. In this episode we go through the same goal from each of the three owners' chairs and what each one does first. Floor Notes is a real estate journal in podcast form. It's for the people in the work: owners, property managers, analysts and brokers. Find us at @Floornotes.co on Instagram and @ByFloorNotes on Facebook. Three Levels Deep is on the real practice of real estate, property, and asset management. Every episode takes one topic and moves you through three levels:  Know it, Apply it, Advise on it. If this episode gave you something useful, follow the show so the next topic finds you automatically. Connect and follow: LinkedIn: https://www.linkedin.com/company/floor-notes/?viewAsMember=true Instagram: https://www.instagram.com/floornotes_with_mj/ Facebook: https://www.facebook.com/profile.php?id=61591711942641 Website: https://floornotes.co/ Have a topic you want covered, or a real question from the field? Send it across. The strongest episodes start with real questions. #RealEstate #PropertyManagement #AssetManagement #ThreeLevelsDeep

One Goal, Three Job Titles (Part 2): Why Blame Keeps Happening

2 min

Send us Fan Mail If everyone knows blame is corrosive, why does it keep happening, even in good teams, with good people? Because you are not watching people misbehave. You are watching targets do exactly what they were built to do. In this episode, MJ looks at what each function in a building is actually paid to protect. A facilities contractor billed per callout has no reason to prevent the callout. An asset manager judged on this year's operating cost has every reason to push the capital spend into next year. A property manager measured on occupancy has a quiet reason to soften the problem. Nobody in that room is being difficult. Each one is being rational. The culture is the symptom. The misaligned incentive is the cause. And you cannot train your way out of a structure that rewards the behaviour you are trying to remove. From there: why the fix is a shared set of targets rather than a better attitude, how planned maintenance stops being a maintenance term and becomes a financial one, and why net operating income is the number that turns a repair into a change in what the asset is worth. Part 2 of 3. Part 1 covered why the defensive reflex starts and the difference between blame and accountability. Part 3 goes down to the floor, with the people running the asset, and the one skill nobody teaches. Floor Notes. Three levels deep. Three Levels Deep is on the real practice of real estate, property, and asset management. Every episode takes one topic and moves you through three levels:  Know it, Apply it, Advise on it. If this episode gave you something useful, follow the show so the next topic finds you automatically. Connect and follow: LinkedIn: https://www.linkedin.com/company/floor-notes/?viewAsMember=true Instagram: https://www.instagram.com/floornotes_with_mj/ Facebook: https://www.facebook.com/profile.php?id=61591711942641 Website: https://floornotes.co/ Have a topic you want covered, or a real question from the field? Send it across. The strongest episod...

One Goal, Three Job Titles (Part 1): Blame ends with a name

3 min

Send us Fan Mail Something breaks on the floor. Before anyone knows what happened, a question gets asked. The first question is always who. It should be why. This is Episode 1 of Floor Notes, Edition 4. Three levels deep into what happens after something goes wrong. This one is the Surface Read. The room reaches for a name before it reaches for a cause, and the fix stops there. Blame ends with a name. Accountability ends with a fix. Three Levels Deep is on the real practice of real estate, property, and asset management. Every episode takes one topic and moves you through three levels:  Know it, Apply it, Advise on it. If this episode gave you something useful, follow the show so the next topic finds you automatically. Connect and follow: LinkedIn: https://www.linkedin.com/company/floor-notes/?viewAsMember=true Instagram: https://www.instagram.com/floornotes_with_mj/ Facebook: https://www.facebook.com/profile.php?id=61591711942641 Website: https://floornotes.co/ Have a topic you want covered, or a real question from the field? Send it across. The strongest episodes start with real questions. #RealEstate #PropertyManagement #AssetManagement #ThreeLevelsDeep

Can my landlord evict me, and how much notice must they give?

1 min

Send us Fan Mail In Dubai, not at will, and not because a tenancy is ending. The permitted grounds are few, the notice runs to twelve months in writing, and a sale mid tenancy does not break the tenancy. Thirty seconds on why the process is slow by design, and what correct notice signals about how a building is run. General information only, not legal advice. For your own tenancy, contact the Rental Dispute Settlement Centre or seek qualified advice. Asked on the Floor is a short form series from Floor Notes. Real questions from tenants and owners, answered plainly. Three Levels Deep is on the real practice of real estate, property, and asset management. Every episode takes one topic and moves you through three levels:  Know it, Apply it, Advise on it. If this episode gave you something useful, follow the show so the next topic finds you automatically. Connect and follow: LinkedIn: https://www.linkedin.com/company/floor-notes/?viewAsMember=true Instagram: https://www.instagram.com/floornotes_with_mj/ Facebook: https://www.facebook.com/profile.php?id=61591711942641 Website: https://floornotes.co/ Have a topic you want covered, or a real question from the field? Send it across. The strongest episodes start with real questions. #RealEstate #PropertyManagement #AssetManagement #ThreeLevelsDeep

Can my landlord raise the rent by any amount?

1 min

Send us Fan Mail In Dubai, no. The increase is capped, and the cap is a formula rather than a preference. It is set by how far the current rent sits below the market average, and it requires ninety days of notice. Thirty seconds on where the number comes from, why anyone can check it, and what the strongest operators do before they issue a notice. General information only, not legal advice. For your own tenancy, check the RERA calculator on the Dubai Land Department platform, or contact the Rental Dispute Settlement Centre. Asked on the Floor is a short form series from Floor Notes. Real questions from tenants and owners, answered plainly. Three Levels Deep is on the real practice of real estate, property, and asset management. Every episode takes one topic and moves you through three levels:  Know it, Apply it, Advise on it. If this episode gave you something useful, follow the show so the next topic finds you automatically. Connect and follow: LinkedIn: https://www.linkedin.com/company/floor-notes/?viewAsMember=true Instagram: https://www.instagram.com/floornotes_with_mj/ Facebook: https://www.facebook.com/profile.php?id=61591711942641 Website: https://floornotes.co/ Have a topic you want covered, or a real question from the field? Send it across. The strongest episodes start with real questions. #RealEstate #PropertyManagement #AssetManagement #ThreeLevelsDeep

I built a quality building. Why are tenants still leaving?

1 min

Send us Fan Mail A good building earns the enquiry. It does not, on its own, keep anyone. What a tenant renews for is everything that happens after they move in: how fast a repair is answered, the tone of the reply, whether anyone is accountable when something goes wrong. Thirty seconds on why the building brought them to the door, and the operation is what they stay for. Asked on the Floor is a short form series from Floor Notes. Real questions from tenants and owners, answered plainly. Three Levels Deep is on the real practice of real estate, property, and asset management. Every episode takes one topic and moves you through three levels:  Know it, Apply it, Advise on it. If this episode gave you something useful, follow the show so the next topic finds you automatically. Connect and follow: LinkedIn: https://www.linkedin.com/company/floor-notes/?viewAsMember=true Instagram: https://www.instagram.com/floornotes_with_mj/ Facebook: https://www.facebook.com/profile.php?id=61591711942641 Website: https://floornotes.co/ Have a topic you want covered, or a real question from the field? Send it across. The strongest episodes start with real questions. #RealEstate #PropertyManagement #AssetManagement #ThreeLevelsDeep

The keys are handed over. Isn’t the handover finished?

1 min

Send us Fan Mail Handover day is a milestone and it deserves to be run properly. But the building has only been tested empty. The snags that surface once someone actually lives there were always present. Occupation is simply what reveals them. Thirty seconds on why construction has understood this for decades, and what operations can borrow from it. Asked on the Floor is a short form series from Floor Notes. Real questions from tenants and owners, answered plainly. Three Levels Deep is on the real practice of real estate, property, and asset management. Every episode takes one topic and moves you through three levels:  Know it, Apply it, Advise on it. If this episode gave you something useful, follow the show so the next topic finds you automatically. Connect and follow: LinkedIn: https://www.linkedin.com/company/floor-notes/?viewAsMember=true Instagram: https://www.instagram.com/floornotes_with_mj/ Facebook: https://www.facebook.com/profile.php?id=61591711942641 Website: https://floornotes.co/ Have a topic you want covered, or a real question from the field? Send it across. The strongest episodes start with real questions. #RealEstate #PropertyManagement #AssetManagement #ThreeLevelsDeep

The lease is signed and airtight. Why does the relationship still fall apart?

1 min

Send us Fan Mail A good lease is worth defending, but it governs a transaction, not a relationship. The signature is not the finish line. It is the first day of everything the tenant will experience. Thirty seconds on the difference between creating a customer and keeping one. Asked on the Floor is a short form series from Floor Notes. Real questions from tenants and owners, answered plainly. Three Levels Deep is on the real practice of real estate, property, and asset management. Every episode takes one topic and moves you through three levels:  Know it, Apply it, Advise on it. If this episode gave you something useful, follow the show so the next topic finds you automatically. Connect and follow: LinkedIn: https://www.linkedin.com/company/floor-notes/?viewAsMember=true Instagram: https://www.instagram.com/floornotes_with_mj/ Facebook: https://www.facebook.com/profile.php?id=61591711942641 Website: https://floornotes.co/ Have a topic you want covered, or a real question from the field? Send it across. The strongest episodes start with real questions. #RealEstate #PropertyManagement #AssetManagement #ThreeLevelsDeep

Part 3: The Building Isn't The Product. The Operations Are

2 min

Send us Fan Mail The Operators View -  The architecture tells the operator everything. What’s possible to operate well, and what isn’t. Five flags the trained eye picks up on a first walk-through. Three Levels Deep is on the real practice of real estate, property, and asset management. Every episode takes one topic and moves you through three levels:  Know it, Apply it, Advise on it. If this episode gave you something useful, follow the show so the next topic finds you automatically. Connect and follow: LinkedIn: https://www.linkedin.com/company/floor-notes/?viewAsMember=true Instagram: https://www.instagram.com/floornotes_with_mj/ Facebook: https://www.facebook.com/profile.php?id=61591711942641 Website: https://floornotes.co/ Have a topic you want covered, or a real question from the field? Send it across. The strongest episodes start with real questions. #RealEstate #PropertyManagement #AssetManagement #ThreeLevelsDeep

Part 2: The Building Isn't The Product. The Operations Are

3 min

Send us Fan Mail The Mechanics  The five systems you never see until you live there. Cooling. Lifts. Cleaning. Security. And the one nobody names, whether a problem reported on Thursday is fixed, or still sitting in a queue on Tuesday. None of it shows when you walk through. All of it decides how the building actually feels to live in. #FloorNotes #PropertyManagement #RealEstate #AssetManagement #FacilitiesManagement Three Levels Deep is on the real practice of real estate, property, and asset management. Every episode takes one topic and moves you through three levels:  Know it, Apply it, Advise on it. If this episode gave you something useful, follow the show so the next topic finds you automatically. Connect and follow: LinkedIn: https://www.linkedin.com/company/floor-notes/?viewAsMember=true Instagram: https://www.instagram.com/floornotes_with_mj/ Facebook: https://www.facebook.com/profile.php?id=61591711942641 Website: https://floornotes.co/ Have a topic you want covered, or a real question from the field? Send it across. The strongest episodes start with real questions. #RealEstate #PropertyManagement #AssetManagement #ThreeLevelsDeep

Part 1: The Building Isn't The Product. The Operations Are.

3 min

Send us Fan Mail Surface Read - The part the brochure leaves out. The industry markets buildings. Tenants experience operations. Investors get paid on the difference between the two. This week’s subject, the part of real estate that decides whether an asset performs or simply exists. Three Levels Deep is on the real practice of real estate, property, and asset management. Every episode takes one topic and moves you through three levels:  Know it, Apply it, Advise on it. If this episode gave you something useful, follow the show so the next topic finds you automatically. Connect and follow: LinkedIn: https://www.linkedin.com/company/floor-notes/?viewAsMember=true Instagram: https://www.instagram.com/floornotes_with_mj/ Facebook: https://www.facebook.com/profile.php?id=61591711942641 Website: https://floornotes.co/ Have a topic you want covered, or a real question from the field? Send it across. The strongest episodes start with real questions. #RealEstate #PropertyManagement #AssetManagement #ThreeLevelsDeep

Most Property Content Is Broken | The Floor Notes Manifesto

2 min

Send us Fan Mail The textbook tells you what should happen. The war story tells you what went wrong. Neither tells you how the work actually gets done. In this opening episode, Jawad explains why Floor Notes exists, where it sits between the textbooks and the war stories, and what reading a topic three levels deep actually means: the surface read, the mechanics, and how operators call it. This is for the people in the work. The manager handed a building. The owner reading a budget for the first time. The analyst trying to make a yield make sense. Floor Notes. Three levels deep. Three Levels Deep is on the real practice of real estate, property, and asset management. Every episode takes one topic and moves you through three levels:  Know it, Apply it, Advise on it. If this episode gave you something useful, follow the show so the next topic finds you automatically. Connect and follow: LinkedIn: https://www.linkedin.com/company/floor-notes/?viewAsMember=true Instagram: https://www.instagram.com/floornotes_with_mj/ Facebook: https://www.facebook.com/profile.php?id=61591711942641 Website: https://floornotes.co/ Have a topic you want covered, or a real question from the field? Send it across. The strongest episodes start with real questions. #RealEstate #PropertyManagement #AssetManagement #ThreeLevelsDeep

What Floor Notes Is.

1 min

Send us Fan Mail Not a course. Not a programme. Not another property page chasing views. In this episode, Jawad explains what Floor Notes actually is: a working journal from fifteen years in property, leasing, and asset work, and how every topic gets read three levels deep. The first level is the surface read: what the topic is, in plain terms. The second is the mechanics: how it actually works underneath. The third is the operator view: what experienced people see when they look at the same thing twice. Three reads. Same topic. Different depth. That is the discipline the whole series runs on. Floor Notes. Three levels deep. Three Levels Deep is on the real practice of real estate, property, and asset management. Every episode takes one topic and moves you through three levels:  Know it, Apply it, Advise on it. If this episode gave you something useful, follow the show so the next topic finds you automatically. Connect and follow: LinkedIn: https://www.linkedin.com/company/floor-notes/?viewAsMember=true Instagram: https://www.instagram.com/floornotes_with_mj/ Facebook: https://www.facebook.com/profile.php?id=61591711942641 Website: https://floornotes.co/ Have a topic you want covered, or a real question from the field? Send it across. The strongest episodes start with real questions. #RealEstate #PropertyManagement #AssetManagement #ThreeLevelsDeep

What the Lease Is and Isn't

2 min

Send us Fan Mail Peter Drucker said the purpose of a business is to create and keep a customer. Signing a lease creates one. Everything after it decides whether you keep them. A contract can be flawless and the tenancy can still go wrong, because the document sets the terms, not the experience. How a first repair is handled. Whether a move-in feels managed or ignored. A short message at day sixty that costs five minutes. None of it is written into the lease, and all of it is what the tenant weighs when the renewal comes around. The lease is what gets signed. The relationship is what gets lived. #PropertyManagement #TenantExperience #CustomerExperience #Leasing #FloorNotes Three Levels Deep is on the real practice of real estate, property, and asset management. Every episode takes one topic and moves you through three levels:  Know it, Apply it, Advise on it. If this episode gave you something useful, follow the show so the next topic finds you automatically. Connect and follow: LinkedIn: https://www.linkedin.com/company/floor-notes/?viewAsMember=true Instagram: https://www.instagram.com/floornotes_with_mj/ Facebook: https://www.facebook.com/profile.php?id=61591711942641 Website: https://floornotes.co/ Have a topic you want covered, or a real question from the field? Send it across. The strongest episodes start with real questions. #RealEstate #PropertyManagement #AssetManagement #ThreeLevelsDeep

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