Independent property portfolio diagnostics,
guided by the PCA Standard.

DO YOU KNOW WHAT YOUR PORTFOLIO LOOKS LIKE AT 7–8% RATES?

Why 7–8%?
We don't predict interest rates. Lenders often assess buy-to-let affordability at rates above what you actually pay, and payments can jump when a fixed rate ends, so we test at 7.0%, 7.5% and 8.5% to show how much headroom your portfolio really has.

Most landlords don’t see the full picture until a lender forces the issue.Portfolio Clarity Advisory (PCA) gives you a clear, independent view of how your portfolio really behaves when rates rise, cashflow tightens, and refinancing windows open.No mortgages. No insurance. No investment products — just unconflicted analysis.
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We work with landlords holding 3–25 properties who want straight answers to three questions:• Which properties are genuinely carrying the portfolio?
• Which ones are quietly eroding cashflow or resilience?
• How does the structure hold up at 7.0%, 7.5% and 8.5%?
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Governed by the PCA Portfolio Diagnostic Standard (Edition 1.0), every diagnostic is:• Independent – no commissions, no product sales, no sales agenda.
• Structured – built on the ten pillars of the PCA Standard.
• Practical – focused on long‑term resilience and clarity you can act on.
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Your diagnostic is private and confidential. Your data is handled confidentially and used only to provide the service you ask for.
We do not share your information with brokers, lenders or third‑party sales channels.

Not ready for a full diagnostic? • Start with a free tool • Your result appears instantly.

• TRY THE FREE RESILIENCE SNAPSHOT

• EXPLORE THE PCA STANDARD (EDITION 1.0)

Key Structural Pillars of Portfolio Resilience

Behind every PCA diagnostic is a simple question:
“If rates stay high and rules tighten, does this portfolio still make sense?”Behind every diagnostic sit the ten pillars of the PCA Standard. The first five are where pressure most often shows:

• Explore Core Advisory Tiers

• BOOK YOUR FREE 30-MINUTE CALL

Want a first look before you commit to anything? • Try the free Resilience Snapshot or the free Blind Spots Checker.

– Or learn more about our approach on the “Why PCA” page –

• - READ MORE -

PCA CORE Portfolio Diagnostic

The Core Diagnostic is our structural assessment, built to show you exactly how your portfolio behaves when rates rise, cashflow tightens and refinancing windows open. It comes in three levels, Silver, Gold and Platinum, each priced separately.
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It reveals:
• Where your portfolio is genuinely strong
• Where hidden vulnerabilities are building
• How your structure holds up at higher interest environments
• Which decisions require closer examinationDelivered as an independent written report, the Core Diagnostic covers the five foundational pillars of the PCA Standard: real cashflow, debt and leverage under stress, liquidity, exit options and debt reduction. Platinum adds the five advanced pillars. All of it comes without mortgages, insurance or investment product sales.Just clear, unconflicted analysis you can trust.

Don't wait for your lender to dictate your future. Get the clarity you need to act now.

WHY THE FREE BLIND SPOT CHECKER & PORTFOLIO RESILIENCE SNAPSHOT

FREE BLIND SPOT CHECKER & PORTFOLIO RESILIENCE SNAPSHOTOur free tools help landlords see the truth behind their numbers — without relying on guesswork or anyone else’s assumptions.
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They reveal:
• The real cost of your current leverage
• How long your cashflow can sustain higher rates
• Which stability levers you can adjust safely
• Where hidden risks may be forming
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Offered at zero cost with complete independence — no commissions, no product sales, no agendas.

WHAT YOUR DIAGNOSTIC DELIVERS

Every diagnostic provides a clear, structured view of your portfolio — designed to remove uncertainty and reveal the truth behind your numbers.
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You receive:
• Portfolio Performance
A clear view of net equity versus market volatility.• Exposure Mapping
Where cross‑collateralisation and concentration risks are building.• Efficiency Index
Which assets fuel stability — and which quietly erode capital.• Strategic Roadmap
Independent, practical steps to strengthen resilience without crossing into regulated advice.

• GET IN TOUCH

• Request your portfolio diagnostic

• BOOK YOUR FREE 30-MINUTE CALL

Our advisory work gives landlords something the industry rarely provides: clear, independent insight grounded in real analysis — not sales agendas, not product bias, and not guesswork. Every service below offers structured, unconflicted clarity at a specific milestone in your portfolio journey.

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Independent, data‑driven analysis for the astute landlord

Portfolio Clarity Advisory was created to give landlords something the industry rarely provides: clear, independent insight grounded in real analysis — not sales agendas, not product bias, and not guesswork.
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Built on formal qualifications in finance and investment management, and hands-on property experience across the North East since 2006, PCA developed the PCA Standard to bring structure, consistency and transparency to portfolio assessment.
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We help landlords move beyond surface‑level metrics to understand whether their portfolio is structurally sound, resilient in higher‑rate environments and prepared for refinancing pressure.No mortgages. No insurance. No investment products.
Just unconflicted clarity.

• - READ MORE -

FOUNDER

Ardian Memaj, MSc Banking & FinanceArdian has been involved in property since buying his first HMO in 2006, with hands-on experience of renovations, compliance, tenant finding, day-to-day management, financing and refinancing. He holds a BA and an MSc from Newcastle University, and created PCA to give landlords a trusted, independent alternative to sales-driven assessments.His work combines analytical rigour with real‑world operational understanding — ensuring every diagnostic is grounded in evidence, structure and independence.

ON DATA PRIVACY, INDEPENDENCE AND OUR PURPOSE

Your data is handled confidentially and used only for diagnostic purposes. We do not share information with anyone or third‑party sales channels.

PCA operates with zero commissions, zero product sales and zero financial incentives tied to any lender or advisor.

Our role is clarity — so you can make informed decisions with confidence.

• EXPLORE THE PCA STANDARD (EDITION 1.0)

• GET IN TOUCH

The landlord felt stuck: property values were rising, but cashflow wasn’t.
With refinancing pressure building, they couldn’t see where the problem was coming from.PCA Diagnostic Insight
Two core units were quietly eroding yield. Rising operating costs and structural inefficiencies were masking the real performance of the portfolio.What Changed?
By restructuring debt exposure and tightening cashflow management, the landlord gained £4,800 in annual efficiency — without buying or selling anything.This example shows how hidden weaknesses can sit inside otherwise “healthy” portfolios.

FAQ

1: What exactly is the PCA Diagnostic?
It is an independent, objective analysis of your portfolio governed strictly by the PCA Portfolio Diagnostic Standard (Edition 1.0).
We stress‑test your cashflow, debt structure, compliance exposure and equity distribution — with no products to sell and no sales agenda.
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2: Who is this for?
Residential property landlords with portfolios ranging from 3 to 25+ units who want clarity, structural resilience and a data‑driven framework for navigating high‑interest refinancing environments and regulatory changes.
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3: Do I need to share sensitive documents?
Only the essentials required for analytical modelling: rent schedules, mortgage statements and basic cost data.All information is handled under strict confidentiality protocols.
Your data is used solely for your diagnostic report and is never shared with brokers, lenders, agents or third‑party sales channels.
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4: How long does the diagnostic take?
Most diagnostics are completed within 5–7 working days once all property and financial metrics have been securely submitted.
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5: What do I get at the end?
It depends on the service you choose:
• Silver: a written audit of the core pillars, covering your portfolio’s cashflow, leverage and resilience, stress-tested against higher rates.• Gold: everything in Silver, plus deeper modelling and a 60-minute one-to-one clarity session to talk through your results.• Platinum: the full diagnostic across every pillar of the PCA Standard, with ICR stress-test results, exposure heatmaps and a prioritised pathway summary, plus a 60-minute one-to-one clarity session.We then walk through these findings together on a 1‑on‑1 Clarity Call.
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6: Is this financial advice?
No. PCA provides independent structural diagnostics and strategic analytics.
We are not regulated financial advisors, mortgage brokers or tax accountants, and we do not sell financial products.Our reports provide unconflicted data and structural insight that you and your professional advisors can use to make informed decisions safely.
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7: What does the clarity call cover?
We discuss your current portfolio setup, review your high‑level goals and determine whether a full PCA Diagnostic, a Second Look or a Vendor’s Due Diligence audit is right for your situation.There is never any sales pressure.
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8: How is the service priced?
All PCA Diagnostic services operate on a simple, transparent flat‑fee model based on portfolio scale and scope.Because we accept zero broker commissions, zero referral kickbacks and zero product incentives, our fee ensures 100% objective, unconflicted analysis.
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9. Regulatory Position
PCA operates strictly within diagnostic and analytical boundaries.
We do not provide regulated financial advice, investment recommendations or mortgage suitability assessments.
All insights are structural, evidence‑based and designed to support informed decision‑making alongside your regulated advisors.
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10. Data Privacy & Confidentiality
Your data is handled securely and confidentially.
We do not share information with brokers, lenders, agents or external sales channels.
All modelling is performed in‑house and used exclusively for your diagnostic.
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You retain full control over your information at all times.

THE PCA PORTFOLIO DIAGNOSTIC STANDARD

• EXPLORE THE PCA STANDARD (EDITION 1.0)

Edition 1.0 — A Proposed Framework for Independent Residential Portfolio DiagnosticsThe PCA Standard was created to introduce structure, consistency and independence into a market where “portfolio reviews” vary widely in depth, rigour and objectivity.Professionals and landlords are encouraged to challenge, refine and contribute to future editions.The Standard is built around ten pillars: five foundational pillars covering cashflow, leverage, liquidity, exit options and debt reduction, and five advanced pillars that examine how a portfolio is exposed, connected and governed.Its purpose is simple: to provide an objective, evidence‑based assessment of a portfolio’s structural behaviour — not a disguised sales conversation and not a product funnel.Most portfolio “reviews” in the market are tied to transactions — selling mortgages, arranging deals or promoting lending products.
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PCA is fundamentally different:• We do not sell mortgages
• We do not manage properties
• We do not earn commissions or referral fees
• We do not provide regulated financial adviceEvery diagnostic is governed strictly by the PCA Standard to ensure absolute analytical independence when you need it most.
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Edition 1.0 is an open framework.
Constructive critique, professional input and landlord feedback are welcomed and will shape future editions.The Standard will evolve as market conditions, regulatory environments and diagnostic best‑practice continue to develop.
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REGULATORY POSITION
The PCA Standard defines diagnostic and analytical boundaries only.
It does not provide regulated financial advice, investment recommendations or mortgage suitability assessments.
All insights are structural and evidence‑based.

Independent thinking for modern property portfolios.

Clarity before decisions. Independence before advice.

Portfolio Clarity Advisory exists to help landlords understand how their entire portfolio behaves as a system — not just how individual properties perform in isolation.Good decisions start with a clear understanding of your true position.
A portfolio can look successful on the surface while carrying hidden risks: debt pressure, cashflow drag, compliance gaps, concentration exposure and refinancing vulnerability.Absolute Independence
We do not sell mortgages.
We do not sell insurance.
We do not sell investment products
We do not manage property.
We earn zero commissions and accept zero referral fees.Our role is simple: to provide objective perspective and structured, evidence‑based insight — with no sales agenda behind it.
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Built For:
Landlords holding 3 to 25 properties who want a rigorous, system‑level view of their portfolio across regulation, concentration risk, refinancing pressure and long‑term resilience.PCA exists because landlords deserve clarity that isn’t tied to sales, products or commissions.
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Why PCA Exists
Because landlords deserve clarity that isn’t tied to sales, products or commissions — just honest, structured analysis.Our values are independence, clarity and evidence.

founder

Ardian Memaj, MSc Banking & FinancePCA was founded by Ardian, who combines formal qualifications in finance and investment management with hands-on property experience across the North East since 2006.His background includes managing multi‑unit operations, navigating real‑world refinancing challenges and overseeing complex property portfolios — experience that directly shapes the PCA Standard and its diagnostic methodology.PCA exists because landlords deserve clarity that isn’t tied to sales, products or commissions.

• GET IN TOUCH

A structured, independent approach to understanding your property portfolio.

Structured, independent diagnostics — not sales-driven advice.We begin by aligning on your objectives and agreeing on the scope, ensuring our analysis targets the specific decisions you’re facing. Every diagnostic follows a clear, evidence‑based workflow governed by the PCA Standard.
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1. Holistic Assessment
We examine your portfolio as a complete system — evaluating cashflow, debt and leverage, liquidity, exit options and debt reduction.This system‑level approach reveals how each property strengthens or weakens the wider portfolio.
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2. Clear, Written Findings
You receive a comprehensive written report outlining structural vulnerabilities, interconnected asset impacts and relevant stress scenarios.Nothing is watered down, and no risks are hidden — clarity is the point.
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3. Unconflicted Guidance
We never tell you what to buy, sell or refinance.Our role is strictly to provide independent perspective and structured insight so you can make informed decisions on your own terms,
supported by your regulated advisors where appropriate.

Independent by design. Focused on the decision you need to make — with no products to sell or commissions to influence our work.

Clarity begins with understanding your decision.Before recommending any service, we make sure we understand what you are trying to achieve and the decision in front of you.
Every diagnostic is purpose‑driven — never generic, never sales‑led.
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Purpose‑Driven Scope
We identify the exact level of analysis required to support your decision.
Scopes, deliverables and fees are agreed upfront, before any paid work begins, so you know precisely what you are receiving and why.
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Absolute Independence
We have no products to sell and receive zero commissions from mortgages, insurance or property transactions.
Our thinking is shaped only by evidence, structure and the PCA Standard — not by sales incentives or referral arrangements.
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Honest Assessment
If our work will not provide meaningful insight for your situation, we will tell you upfront.
We do not recommend diagnostics that do not add value, and we do not push paid services when a free tool or simple review is more appropriate.
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We do not diagnose before understanding context.
We do not model before defining purpose.Good decisions require clarity — and clarity requires structure.

Clarity before commitment. We begin with purpose, not a price.

Clear, transparent fees — no sales incentives, no hidden agendas.Fees depend entirely on the level of analysis required for your specific decision.
Scopes and costs are agreed upfront, before any paid work begins, so you know exactly what you are receiving and why.
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Proportional Engagement
We recommend the simplest engagement that provides meaningful clarity — whether that is a Health Check or a full diagnostic.
If a lighter review gives you the insight you need, we will say so.
You will never be encouraged to pay for analysis that adds no value.
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Pure Advisory Fees
We charge solely for analytical perspective and structured insight.
We receive zero commissions, zero referral fees and zero payments from mortgages, insurance or property transactions.PCA measures success by the quality of client outcomes, not by the number of diagnostics sold.
If our work will not materially improve your decision, we will tell you — even if that means no paid engagement at all.
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Why this matters
Most portfolio reviews in the market are tied to product sales.
PCA exists to provide clarity without commercial influence.There is no upselling, no cross‑selling and no financial incentive to recommend a higher tier.Our fee structure is designed to remove bias, not create it.

"PCA measures success by the quality of client outcomes, not by the number of diagnostics sold."

A quick way to spot what may be missing from your view of your property portfolio.

As a landlord, it’s natural to focus on individual properties, rental income and the decisions immediately in front of you.
But some of the risks that matter most only become visible when you look at how the whole portfolio behaves as a system.
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The Free Blind Spots Checker is a short self‑assessment designed to help you identify areas that may deserve a closer look.
It isn’t a full diagnostic or a judgement on how you manage your properties — it’s simply a starting point for asking better questions.
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Data Privacy: Your answers stay in your browser unless you choose to request your report.
If you do, we store them only to prepare your report and follow up on your request. They are never sold or used for marketing.Independence The Blind Spots Checker is free because PCA does not sell mortgages, insurance or investment products.
Our role is clarity — not sales.

What the checker looks at

Unit-level performance: Do you know what each property earns, and which ones are lagging?Dependence on you: Could the portfolio run for three months without you?Exit readiness: Do you have triggers for selling weak units, and do you know which asset you'd sell first?Cashflow confidence: How sure are you of your future cash flow, and when did you last stress-test it?

Why is it free?

The Blind Spots Checker is designed to help you recognise overlooked questions
and establish an initial point of reference — without committing to any paid service.It is not a substitute for a full diagnostic.
If your answers raise questions you want to explore further, you decide whether
a detailed review is useful — with zero obligation, zero pressure and zero sales agenda.

Prefer to talk it through? Book a free 30-minute clarity call

• BOOK YOUR FREE 30-MINUTE CALL

A QUICK WAY TO SEE HOW YOUR PORTFOLIO MIGHT HANDLE HIGHER INTEREST RATES

Rent covering the mortgage is only part of the picture.What matters is how the whole portfolio holds up if rates rise, costs increase or a property sits empty.The Preliminary Portfolio Resilience Snapshot takes a few figures you already know and shows your leverage, cash flow,
how long your cash reserves would last, and a score out of 100.
It isn't a full diagnostic or advice.It's a starting point for asking better questions.•
Data Privacy: Your figures stay in your browser. Nothing is stored unless you choose to send your result to PCA.Independence: The Snapshot is free because PCA does not sell mortgages, insurance or investment products. Our role is clarity, not sales.

How this differs from a full diagnostic: the Snapshot adds 1, 2 or 3 percentage points to your own average rate as a quick check.A full PCA diagnostic tests your portfolio structure at 7.0%, 7.5% and 8.5%.

WHY IS IT FREE?

The Resilience Snapshot gives you a quick, honest first look at how your portfolio might cope
if interest rates rise, without committing you to any paid service.It is not a substitute for a full diagnostic, and the score is indicative only!If your result raises questions you want to explore further, you decide whether a conversation is useful,
with zero obligation, zero pressure and zero sales agenda.

Prefer to talk it through? • Book a free 30-minute clarity call

• BOOK YOUR FREE 30-MINUTE CALL

For landlords with 3–5 properties

Your foundational portfolio health check.The Silver Service provides a structured, independent core audit designed to give landlords a clear, honest baseline of their portfolio’s current behaviour.It focuses on core cashflow strength, leverage exposure and early‑stage resilience — the fundamentals you need to understand before refinancing,
restructuring or making your next strategic move.Silver is built for landlords who want clarity without committing to a full multi‑tier diagnostic.
It delivers the essential intelligence required to make informed, data‑backed decisions with confidence.

HOW THE PROCESS WORKS

We begin by gathering the essential numbers that define real performance: rental income, operating costs, mortgage details, void periods,
repairs and long‑term assumptions such as interest rates and maintenance budgets.This ensures the audit is built on accurate, complete and objective data — not surface-level estimates or assumptions.Your data is then modelled and stress‑tested against realistic rate benchmarks to reveal how the portfolio behaves under pressure.

WHAT YOUR AUDIT DELIVERS

Once your data is modelled and stress‑tested, you receive a concise structural breakdown highlighting:• Cashflow vulnerabilities
• Leverage ceilings and exposure points
• Concentration risks
• Early‑stage resilience under higher‑rate environmentsThe Silver report cuts through noise and assumptions, giving you a clear, honest snapshot of where your capital stands today —
and which areas may warrant closer attention.

WHO SHOULD TAKE THIS ROUTE?

The Silver Service is ideal for landlords who want a rigorous, professional baseline health check without entering a multi‑tier corporate engagement.
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It is particularly suited for:
• Landlords preparing for refinancing
• Landlords wanting independent validation of their current setup
• Landlords unsure how their portfolio behaves under stress
• Landlords seeking clarity before making structural decisionsSilver provides foundational intelligence — not advice, not sales pressure —
just independent clarity you can use to make informed decisions on your own terms.
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Independent analysis only: not financial, tax or mortgage advice. Your data stays confidential and is never shared with brokers, lenders or agents.It is not financial advice, tax advice or a mortgage suitability assessment.

For landlords with 6–15 properties

For landlords seeking deeper interpretation and structured strategic clarity.The Gold Service builds directly on the Silver baseline by adding a dedicated 60‑minute clarity session.
This tier is designed for landlords who want more than a written diagnostic — they want expert interpretation, structured discussion and a deeper understanding of
what their results mean for the decisions ahead.Gold does not tell you what to buy, sell or refinance.
Instead, it helps you understand why your portfolio behaves the way it does, where pressure points sit,
and how different scenarios may shape your next moves over the coming years.

HOW THE PROCESS WORKS

Gold expands the core data‑gathering framework by diving deeper into property‑level metrics, debt structures and cashflow behaviour.
Beyond baseline modelling, we run enhanced scenario stress‑testing across shifting interest‑rate environments to map out precise pressure points before your clarity session.This deeper modelling allows us to explore how your portfolio responds under different conditions — and what those responses mean for the decisions you are considering.Gold also applies PCA's Decision Architecture lens to each pillar, tracing today's position back to the decisions that built it, and flags any early signals from the advanced pillars.

WHAT YOUR AUDIT & OUTPUT DELIVERS

The Gold engagement delivers a multi‑pillar diagnostic report paired with structured interpretation.Your report provides:
• Net equity clarity under different market conditions
• Exposure mapping for cross‑collateralisation and concentration risks
• A resilience profile showing how each asset behaves under stress
• An efficiency index highlighting which units support stability and which quietly erode it.
•A Decision Architecture lens on each pillar, with a timeline of the decisions that shaped your portfolioThe engagement culminates in a 60‑minute clarity session where we walk through your results, explore scenarios and discuss
how different pathways may affect your position — all with complete independence and zero sales agenda.

WHO SHOULD TAKE THIS ROUTE?

Gold is ideal for landlords who want more than a printed report — those who value expert collaboration to interpret their results and pressure‑test their thinking.
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It is particularly suited for:
• Landlords navigating refinancing windows
• Landlords evaluating structural changes or portfolio adjustments
• Landlords wanting an independent sounding board for complex decisions
• Landlords seeking deeper clarity on long‑term resilienceGold provides tactical clarity — not advice, not product steering — just structured, independent insight to support confident decision‑making.
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Independent analysis only: not financial, tax or mortgage advice. Your data stays confidential and is never shared with brokers, lenders or agents.

For complex portfolios of any size: HMOs, mixed-use, limited company ownership or several lenders

Our most comprehensive diagnostic.The Platinum Service represents the highest level of analytical depth within PCA.It delivers a full audit across every pillar of the PCA Standard, supported by a complete map of how your properties,
loans and lenders connect — designed to uncover hidden concentration risks,
structural vulnerabilities and system-level behaviours that are not visible through standard portfolio reviews.It also includes a 60-minute one-to-one clarity session to walk through your findings.Platinum is built for landlords managing larger or more complex portfolios who require a deep, evidence‑based understanding of how their entire ecosystem
behaves under shifting market conditions.This tier provides the fullest structural clarity PCA offers — and includes priority access to Ongoing Support, PCA’s year-round monitoring service for Platinum clients.

HOW THE PROCESS WORKS

Platinum involves an exhaustive, granular examination of your entire portfolio ecosystem.
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We go far beyond income and mortgage tracking to map:
• Cross‑collateralisation networks
• Entity and ownership structures
• Debt maturity walls
• DSCR and ICR behaviour under extreme stress scenarios
• Inter‑asset dependencies and shared pressure pointsEvery asset and liability is analysed to reveal structural friction points that standard reviews overlook.
This level of modelling provides a complete picture of how your portfolio behaves as a system —
not just as a collection of individual properties.

What Your Audit & Output Deliver

The Platinum engagement delivers our most detailed diagnostic report.Your report includes:
• A complete map of how your properties, loans and lenders connect
• Deep‑dive exposure analysis across multiple rate environments
• An asset efficiency ranking showing stability contributors vs capital‑erosion risks
• A resilience profile across every pillar of the PCA Standard
• A structured overview of potential pathways and pressure pointsThis comprehensive report removes ambiguity and provides a clear, evidence‑based understanding of your capital architecture —
enabling you to approach future decisions with clarity and confidence.

Who Should Take This Route?

Platinum is designed for landlords managing larger or more complex portfolios who want the most thorough oversight and deep structural clarity
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It is particularly suited for:
• Multi‑property landlords with interconnected debt profiles
• Corporate or SPV‑based portfolio holders
• Landlords facing significant refinancing exposure
• Landlords evaluating long‑term structural decisions
• Landlords who want a complete, system‑level understanding of their portfolioPlatinum provides the highest level of diagnostic insight PCA offers — without product sales agendas or commercial incentives.
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Independent analysis only: not financial, tax or mortgage advice. Your data stays confidential and is never shared with brokers, lenders or agents.

An independent analytical review of a portfolio assessment you have already received — before you act on its recommendations.

WHAT THE SECOND LOOK IS NOT!

• A replacement for the original review — it reviews it, it does not replace it.
• A guarantee that the original review was wrong — it may be entirely sound.
• A full PCA Portfolio Diagnostic — it does not cover all ten pillars.
• A criticism of the original advisor — it assesses the review, not the advisor.
• Regulated financial advice — PCA does not advise on specific products or arrangements.

THE STRATEGIC POSITION

The PCA Second Look is a focused, independent analytical review of a portfolio assessment you have already received from another advisor.
Its purpose is simple: to help you understand whether the conclusions you were given are complete, structurally sound and aligned with the underlying data.The Second Look is not a full PCA Diagnostic.
Its scope is defined entirely by what you have already received — PCA reviews that document and the data supporting it,
identifying gaps, confirming strengths and clarifying assumptions.

REGULATORY NOTE

PCA is not FCA‑authorised and does not provide regulated financial, mortgage, tax or legal advice.
The Second Look is an independent analytical commentary on an existing portfolio assessment.
It identifies gaps, confirms or qualifies conclusions and provides structural observations.All decisions regarding financial products, tax structures and legal arrangements must be made with appropriately qualified and authorised professionals.
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DATA PRIVACY
Your data stays confidential and is never shared with brokers, lenders or agents.

THE REVIEW PROCESS

• Review of the existing assessment
• Independent portfolio snapshot
• Independence assessment
• PCA observations and next steps

The Three Client Situations

THE THREE CLIENT SITUATIONS
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SITUATION A: THE UNCERTAIN LANDLORD
The landlord received a review, found it broadly reassuring, but feels something important may have been overlooked.
They cannot identify the gap — they simply do not feel confident enough to act.
The review is sitting on their desk.
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SITUATION B: THE DECISION‑POINT LANDLORD
The landlord received a review recommending a significant action — remortgage now, add properties, exit units, incorporate.
The stakes are high. They want an independent view before committing.
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SITUATION C: THE POST‑DECLINE LANDLORD
The landlord acted on a review’s recommendation, submitted a mortgage application and was declined or offered materially worse terms.
They want to understand what the review missed, why the lender responded as it did and what to consider next.

WHEN TO REFER — REFERRAL GUIDELINE

• Your client received a portfolio review and feels uncertain about its conclusions.
• Your client is about to act on a significant recommendation and wants an independent check first.
• Your client was declined or received poor terms after following a review’s advice and wants to understand why.
• You produced the review yourself and your client is hesitant — an independent confirmation would help them proceed with confidence.

WHAT THE CLIENT RECEIVES

• A written PCA Second Look Report within 3–5 working days
• An independent review of what the original assessment covered — and what it did not
• An honest assessment of the original advisor’s structural independence
• PCA’s own independent calculations on the most critical dimensions
• Specific observations on what to consider before acting — and whether a full PCA Diagnostic may be warranted

ADVISORY FEE STRUCTURE

From £250 (uncertain / decision‑point situations)
£350 (post‑decline situation, includes debrief call)

From £250 (uncertain / decision‑point situations)
£350 (post‑decline situation, includes debrief call)

FEE CREDIT POLICY

If a Second Look leads to a full PCA Diagnostic, Lender Readiness Assessment or Vendor Due Diligence,
50% of the Second Look fee is credited against the next engagement.This reflects PCA’s position: the Second Look is not a sales funnel — it is a genuine service.
If it concludes that no further PCA engagement is needed, that conclusion is given honestly.The credit exists because when a client does proceed, the Second Look has already completed meaningful preparatory work
that reduces the scope of the subsequent diagnostic.

For portfolio landlords approaching remortgageThe PCA Lender Readiness Assessment is an independent, pre‑application portfolio analysis that shows a landlord how their portfolio is likely
to present to a lender’s underwriting team — before they apply, not after they are declined.It provides a structured, evidence‑based view of how lenders interpret your portfolio’s behaviour, stress capacity and exposure profile.
This is the layer before broker advice, not a replacement for it.

The Analytical Framework — What PCA Assesses

The Lender Readiness Assessment evaluates your portfolio across six analytical dimensions,
each mapped to real underwriting criteria used by portfolio mortgage lenders:• ICR Stress Capacity
• Portfolio Concentration Risk
• Debt Profile & Maturity Analysis
• Void & Income Sensitivity
• Compliance & Regulatory Exposure
• Overall Portfolio Presentation ScoreThese are not invented categories — they reflect how sophisticated lenders actually read a portfolio.

Regulatory Boundaries - WHAT THE ASSESSMENT IS NOT

• A recommendation of any specific lender or mortgage product
• A prediction of what any specific lender will decide
• A replacement for broker advice or expertise
• Regulated financial advice under FCA rules
• A guarantee of any underwriting outcomePCA does not recommend mortgage products, does not predict lender decisions and is not FCA‑authorised.This is independent diagnostic analysis — the layer before your advice, not a substitute for it.

REGULATORY NOTE

PCA is not FCA authorised and does not provide regulated mortgage advice.The Lender Readiness Assessment produces structural observations about portfolio presentation — it does not advise on, arrange or recommend specific financial products.Clients must rely on qualified, FCA‑authorised mortgage brokers for all product and application decisions.This boundary is structural and maintained in writing in all client communications.
It mirrors the model used by RICS‑qualified surveyors who provide independent assessments without acting as estate agents.
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DATA PRIVACY
Your data stays confidential and is never shared with brokers, lenders or agents.INDEPENDENCE
PCA earns zero commissions, zero referral fees and has no product incentives.
Our role is clarity — not sales.

WHEN TO REFER - THE REFERRAL GUIDELINE

• Your client has 5+ mortgaged properties and a fixed rate expiring within 6 months
• You are uncertain how the portfolio will land at underwriting
• Your client has a complex portfolio — HMO, mixed‑use, high concentration or multiple lenders
• Your client was declined or offered poor terms and wants to understand why

WHAT THE CLIENT RECEIVES

A written Lender Readiness Report within 5–7 working days, covering:• ICR stress analysis at 7.0%, 7.5% and 8.5%
• Concentration risk profile & debt maturity mapping
• Void income sensitivity & compliance traffic‑light
• Overall readiness score
• A sequenced pre‑application considerations list — written to inform broker advice

ADVISORY FEE STRUCTURE

FEES | 1–5 properties: £350 | 6–10: £495 | 11–15: £650 | 16–20: £795 | 21+ bespoke fees

No referral commission. No fee-sharing. No agenda. The client pays PCA directly. You get a better-prepared client.

FEE CREDIT POLICY

Landlords who have completed a Silver, Gold or Platinum PCA Diagnostic within the previous 12 months receive the Lender Readiness Assessment at a 30% reduced rate.The core portfolio data is already held, allowing the assessment to be completed faster and at lower resource cost.

Present your portfolio on your terms - Not on the buyer's

VENDOR'S DUE DILIGENCE - THE STRATEGIC POSITION

PCA Vendor's Due Diligence is an independently verified portfolio assessment, commissioned and owned by the seller, that presents the portfolio on the seller's terms — before the buyer's due diligence begins.The PCA Vendor Due Diligence is built on the same analytical framework as PCA's core diagnostic — the ten-pillar PCA Standard
but applied through an exit lens. Every dimension is assessed not just for its current state, but for how it will be read by a buyer's due diligence team, a solicitor, or a family succession advisor.

REGULATORY NOTE

PCA is not FCA authorised, is not a RICS member, and does not provide regulated financial, legal, or surveying services.
The Vendor Due Diligence is an independent analytical and documentation service.
All recommendations regarding specific tax structures, legal arrangements, or financial products are
referred to qualified, regulated professionals. This boundary is maintained in writing in all client communications and within the VDD report itself.

The Three Exit Scenarios

SCENARIO A — PORTFOLIO-TO-PORTFOLIO SALEA landlord selling their entire portfolio, or a significant portion of it, to another portfolio landlord or a property investor.

SCENARIO B — SALE TO A BTR OPERATOR OR PROPERTY COMPANYA landlord selling to a Build-to-Rent operator, a housing association, or a corporate property company.
These buyers are sophisticated, resourced, and experienced at extracting maximum discount during due diligence.

SCENARIO C — FAMILY TRANSFER OR SUCCESSIONA landlord transferring their portfolio to a family member — a child, a spouse, or a trust — as part of lifetime planning or inheritance structuring.
There is no arm's-length buyer applying downward price pressure. But the absence of an independent picture creates different problems.

WHEN TO REFER - THE REFERRAL GUIDELINE

• Your client is planning to sell a portfolio of 5+ properties in the next 6–18 months
• The portfolio has compliance complexity — HMO properties, mixed tenure, or a mixed ownership structure
• You have concerns about how prepared the seller is for a buyer's due diligence process
• The transaction is a family transfer or succession with no arm's length buyer to conduct due diligence
• A previous sale or transfer fell through due to due diligence discoveries the seller was not prepared for

WHAT THE CLIENT RECEIVES

• The VDD Report — full independent assessment of financial performance, compliance, and structure
• The Portfolio Overview — a professionally written buyer-ready portfolio summary
• The Property Data Pack — verified key metrics for each property in a buyer-readable format
• The Professional Brief — a structured brief for you and the client's tax advisor, flagging issues by priority
• An indicative findings call at day 7 — before the written documents are finalised
• Full package delivered within 10–15 working days of data receipt

WHAT IT IS NOT

PCA does not provide legal advice, RICS valuations, tax advice, or regulated financial services.
The VDD is an independent analytical and documentation service — the layer before your advice, not a replacement for it.

ADVISORY FEE STRUCTURE

FEES | 1–5 properties: £950 | 6–10: £1,400 | 11–15: £1,850 | 16–20: £2,300 | 21+: bespoke fees.

No referral commission. No fee-sharing. The client pays PCA directly. You receive the Professional Brief.

Pricing rationale:

• A portfolio of 10 properties with a combined value of £1.8m generates a VDD fee of £1,400.If the VDD prevents a 1% discount negotiation by the
buyer — £18,000 — the fee represents less than 10% of the value preserved.

EXISTING DIAGNOSTIC CLIENT RATE

Landlords who have completed a Silver, Gold, or Platinum PCA Diagnostic within the previous 24 months receive the Vendor Due Diligence at a 25%
reduced rate. The core portfolio data and analytical framework are already established — the VDD builds on existing work rather than starting from scratch.

ANNUAL OR QUARTERLY REPORTS

Engineered for landlords who want continuous insight and absolute peace of mind, our Ongoing Support tier keeps your portfolio resilient and profitable year-round.With priority access to PCA throughout the year, it helps you keep your capital structure sound, compliant and resilient through every market cycle.Fees start at £1,250 a year, depending on how complex your portfolio is, with reports delivered quarterly or annually.

HOW THE PROCESS WORKS

We establish a continuous monitoring cadence tailored to your portfolio's complexity, operating either through scheduled quarterly check-ins or an annual deep-dive review.
Throughout the year, we actively track changes in your operating costs, rental yields, and shifting debt obligations, updating your core financial models and
stress-testing them against evolving interest rate and market environments.

What Your Ongoing Support Delivers

You receive live, up-to-date visibility into your portfolio’s performance metrics without having to start from scratch each year.
Deliverables include refreshed cash flow and yield analyses, ongoing re-stress-testing against interest rate fluctuations, compliance milestone tracking, and priority access to updated analysis whenever market shifts or refinancing windows call for quick decisions.

Who Should Take This Route?

This tier is built specifically for serious portfolio landlords who view risk management as an ongoing operational necessity rather than a one-off event.
If you manage a growing multi-property portfolio, navigate frequent refinancing milestones, or simply want a trusted, unconflicted sounding board keeping watch over your capital year-round, Ongoing Support provides your permanent advisory anchor.

The Purpose of a Portfolio Diagnostic

A diagnostic is not about telling a landlord what to buy, sell or refinance — that would cross into regulated advice.The purpose of a PCA Diagnostic is simple: to give you structured, evidence‑based insight into how your portfolio is actually behaving today, and how it responds when conditions change.

A diagnostic answers five core questions:

1. How does your portfolio behave under normal conditions?
2. What happens under stress — rate rises, voids, repairs or refinancing pressure?
3. Where are the structural weaknesses that aren’t visible yet?
4. What options exist if something goes wrong?
5. How resilient is the system over the medium and long term?

Data Collection

A diagnostic is only as strong as the data behind it.We begin by gathering the essential numbers that define real performance: rental income, operating costs, mortgage details, void periods, repairs, and long‑term assumptions such as interest rates and maintenance budgets.This ensures the diagnostic is built on accurate, complete and objective data — and reflects how your portfolio is likely to behave under different conditions.

Portfolio Modelling

Each property is analysed individually and then as part of the wider system.We assess rental performance, cost structure, financing, net yield and long‑term sustainability.
By modelling each unit separately and together, we reveal how every property strengthens — or quietly weakens — the overall portfolio.

Stress Testing

Your portfolio is tested against multiple real‑world scenarios — interest rate rises, rent reductions, rising costs, void periods and refinancing pressure.The goal is to reveal hidden vulnerabilities and understand how resilient your portfolio is under stress, and where risks may be forming unnoticed.

Performance Insights

We identify which properties carry the portfolio — and which ones quietly drag it down.This includes highlighting units with strong cashflow, units with hidden weaknesses and properties that may become risky under certain conditions.The goal is to give you a clear, objective view of your portfolio’s true strengths and vulnerabilities.

Strategic Pathways

Based on the insights and stress‑test results, you receive a clear, objective set of pathways to consider.These may include options to improve, restructure or adjust parts of the portfolio.
All pathways are practical, data‑driven and aligned with your long‑term goals — without crossing into regulated advice.

Delivery & Follow‑Up

You receive a full written report summarising the findings, insights and potential pathways.We then walk through the results together in a clarity call, ensuring you fully understand the numbers, the risks and the scenarios.This final step gives you confidence and direction — without providing regulated financial advice.

Summary & Next Steps

The PCA Diagnostic gives you a clear, objective understanding of your portfolio’s true performance.By combining data analysis, stress testing and structured pathways, you gain the clarity needed to make informed decisions about your next steps as a landlord.If you’d like to discuss your results or explore how the diagnostic supports your long‑term goals, you can book a clarity call at any time.

How Our Referral Partnership Works

The PCA Professional Referral Network is built for trusted advisers who frequently encounter landlords caught in complex financing, tax, or structural bottlenecks.When your clients face cash flow friction, hidden cross-collateralisation traps, or approaching debt maturity walls, standard transactional advice often falls short.By partnering with Portfolio Clarity Advisory, you give your clients thorough, independent diagnostics while safeguarding
your own professional independence — ensuring no product-pushing and full alignment of interests.

1. Mortgage Brokers & Debt Advisors

The Client Pain Point & Problem Profile
Your landlord clients are facing severe ICR (Interest Cover Ratio) squeezes, expiring fixed-rate tranches, and rigid lender underwriting criteria.
Many are heavily cross-collateralised across legacy portfolios, making it difficult to restructure debt or release equity without triggering a domino effect of lender refusals.
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Why You Should Refer to PCA
You know the lending market. What slows a case down is messy portfolio data and a client who doesn’t yet understand their own position. Referring complex or stretched portfolios to PCA adds an independent analytical step before the application: we organise the portfolio data, stress-test it against realistic rate scenarios and give you and your client a clear report to work from. We don’t arrange finance or recommend products, so the case stays yours.
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What You and Your Client Get Out of It
• For You: A clear, independent report to work from when preparing the case, helping to reduce back-and-forth and late surprises.• For Your Client: A clear picture of how their portfolio is likely to look against typical lender stress tests, and what to address before applying.

2. Accountants & Tax Practitioners

The Client Pain Point & Problem Profile
Property landlords seeking corporate structuring (such as moving properties into Limited Companies via Section 162 incorporation) or managing complex capital gains tax (CGT) and inheritance tax (IHT) exposures.
Their books show the accounting history, but they lack a holistic view of portfolio equity distribution, underlying asset efficiency, and true capital exposure.
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Why You Should Refer to PCA
You handle the tax efficiency and corporate structuring, but you need a quantitative operational assessment of the underlying bricks-and-mortar assets to ensure the restructuring makes commercial sense.
PCA provides the structural diagnostic layer that informs your tax planning, ensuring your corporate blueprints match the operational reality of the portfolio.
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What You and Your Client Get Out of It
• For You: Objective asset data and a clear map of how the portfolio is structured, to support your restructuring advice
and protect you from client pushback if market conditions shift after incorporation.• For Your Client: A unified financial blueprint where tax strategy and portfolio capital structure work in absolute harmony,
minimising hidden liabilities and maximising long-term net equity.

3. Independent Financial Advisers (IFAs) & Wealth Managers

The Client Pain Point & Problem Profile
High-net-worth clients holding legacy buy-to-let portfolios as a core component of their wealth, yet treating them as a "black box."
These portfolios often suffer from severe asset concentration, stagnant yields, and hidden liabilities that threaten the client's broader retirement or estate planning goals.
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Why You Should Refer to PCA
While you manage their pensions, ISAs, and broader liquid investments, property is frequently an unmeasured risk vector.
You need an expert partner who specialises exclusively in unconflicted buy-to-let diagnostics to audit their property holdings without trying to poach them for mortgages or property management.
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What You and Your Client Get Out of It
• For You: Clear, independent risk data on your client’s property holdings, so you can build their property performance accurately into their wider financial plan.• For Your Client: Complete transparency over how their property assets are fueling or draining their overall wealth,
backed by a non-conflicted strategic roadmap to protect their legacy.

4. Portfolio Liquidators & Restructuring Insolvency Practitioners

The Client Pain Point & Problem Profile
Landlords facing severe distress, partnership disputes, or mandatory portfolio wind-downs.
They are overwhelmed by competing stakeholder demands, messy inter-company loans, and fragmented asset valuations under market pressure.
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Why You Should Refer to PCA
You need an objective, forensic breakdown of the portfolio's actual capital structure, asset efficiency, and equity distribution to execute an orderly wind-down
or restructuring plan with minimum legal friction.
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What You and Your Client Get Out of It
• For You: An unassailable, independent diagnostic report that cuts through emotional decision-making, establishes true asset performance, and provides
a clear factual baseline for restructuring or liquidation proceedings.
• For Your Client: A rational, structured path forward that minimises value destruction, pre-empts disputes, and brings order to a chaotic financial situation.

PRIVACY POLICY

Ardian Memaj, trading as Portfolio Clarity AdvisoryTrading address: 123 Beaconsfield Street, Newcastle upon Tyne NE4 5JP
Last updated: October 2026Portfolio Clarity Advisory (“we”, “us”, “our”) provides independent, data-driven portfolio analysis for landlords. We are committed to protecting your privacy and handling your information securely, transparently and in line with UK data protection law (UK GDPR and the Data Protection Act 2018).
This policy explains what personal data we collect, how we use it, who we share it with, and your rights.
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Who we are
Ardian Memaj, trading as Portfolio Clarity Advisory, is the data controller of the personal data described in this policy.
Our trading address is 123 Beaconsfield Street, Newcastle upon Tyne NE4 5JP, UK.
You can contact us at [email protected]ICO registration number: ZC265446Not VAT registered: no VAT is added to our fees.
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1. Information we collect
a) Information you provide directly.
Through our website forms, questionnaires, or when you contact us, you may provide:
• Name
• Email address
• Phone number (if provided)
• Number of properties and portfolio mix
• Details about your portfolio (such as rents, mortgages, costs and goals)
• Any information you include in messages or uploads
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b) Information from our free tools.
Our free Blind Spots Checker and Resilience Snapshot work in your web browser. Your answers and figures are used to show your result on screen. They are not stored unless you choose to send them to us by entering your name and email address and pressing the send button. For the Resilience Snapshot, you also tick a consent box.If you do send them, we collect:
• For the Blind Spots Checker: Your name, email address, number of properties, portfolio mix, your answers to the questions, any notes you add and your score.
• For the Resilience Snapshot: Your name, email address, portfolio value, outstanding mortgage debt, average interest rate, monthly rent, running costs, mortgage payments, cash reserves, the rate-rise scenario you viewed, your score, the areas the tool flagged and your consent confirmation.This information is sent securely to a Google Sheet that only we can access, using Google Apps Script. We then email you a copy of what you entered for your records, and we receive an email notification of your request.
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c) Booking a clarity call.
When you book a free clarity call through our online booking service (Calendly), we collect your name, email address and any details you give on the booking form, such as your number of properties, your main concern or your result.
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d) Information collected automatically.
Our website host may record basic technical information needed to deliver the site. Our website also loads fonts from Google Fonts, which means your browser connects to Google’s servers and shares your IP address with Google. If you accept analytics cookies, Google Analytics also collects your IP address, device type, browser type, the pages you visit and the time you spend on the site (see section 9).
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2. How we use your information.
We use your information to:
• Provide portfolio analysis and related services
• Show you your result and, if you request it, send you a copy and a personalised report
• Respond to enquiries and contact requests
• Prepare for, book and manage clarity calls
• Improve our website and the user experience
• Send follow-up information you ask for
• Maintain internal records and service notesWe do not sell, rent or share your data with third parties for marketing.
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3. Automated scoring.
Our free tools calculate an indicative score using fixed formulas applied to the answers or figures you enter. The score is for general information only and is not financial, tax or legal advice. We do not use automated processing to make decisions about you that have legal or similarly significant effects.
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4. Legal basis for processing.
We process your data under the following lawful bases:
• Consent – when you submit a form, tick a consent box or ask us for information
• Contract – when we provide services you have requested
• Legitimate interests – improving our services and website
• Legal obligation – where the law requires itYou may withdraw your consent at any time by contacting us. Withdrawing consent does not affect the lawfulness of our use of your data before you withdrew it.
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5. How we store and protect your data.
We store data securely using encrypted devices, secure cloud storage, password-protected systems and restricted access.
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6. How long we keep your data.
• Free tool and enquiry responses from people who do not become clients: deleted after 12 months.• Client records: kept for the duration of our service and for up to six years afterwards, for legal and accounting purposes.•Follow-up information you have asked for: until you ask us to stop.• Website analytics: in line with the retention settings of the analytics service.These periods also apply to copies held in our email accounts. You can ask us to delete your data sooner at any time (see “Your rights” below).
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7. Sharing your information and third-party services.We use trusted service providers who process data on our behalf, in line with their own privacy policies.
These include:
• Google (Google Sheets, Google Apps Script, Gmail, Google Fonts and Google Analytics)• Zoho (email and online forms)
• Carrd.co (website hosting)
• Calendly (booking clarity calls)
• Notion (our client and referral records)We may also share information with professional advisers, but only where required and with your permission.
We do not share your data with third parties for advertising or sales.
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8. International transfers.
Some of our service providers may process data outside the UK. Where they do, we rely on the safeguards required by UK data protection law, such as approved data transfer mechanisms.
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9. Cookies and similar technologies.
We use Google Analytics cookies to understand how our website is used and to improve it. We only set these cookies if you click “Accept” on our cookie banner. If you click “Decline”, analytics cookies are not set and Google Analytics does not run.Your choice is remembered in your browser. You can change it at any time by using the “Cookie settings” button at the bottom left of any page of our website.
You can also control cookies through your browser settings.Our website host and the tools on our site may use technical cookies or browser storage that are strictly necessary for the site to work.
These do not need your consent and are not used for advertising.
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10. Your rights.Under UK GDPR, you have the right to:
• Access your personal data
• Correct inaccurate data
• Request deletion (“right to be forgotten”)
• Restrict processing
• Object to processing
• Request data portabilityTo exercise any of these rights, contact us using the details below. We will normally respond within one month.
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11. Complaints.
If you are unhappy with how we have handled your data, please contact us first so we can try to put it right. You also have the right to complain to the Information Commissioner’s Office (ICO) at ico.org.uk.
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12. Children
Our services are intended for adults. We do not knowingly collect personal data from anyone under 18.
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13. Changes to this policy.
We may update this policy from time to time. The latest version will always be available on this page.
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14. Contact us.
Ardian Memaj, trading as Portfolio Clarity Advisory
Address: 123 Beaconsfield Street, Newcastle upon Tyne NE4 5JP
Email: [email protected]