Jeroen Janssen
01/Second opinion Ninety minutes · One page · Fixed price

Ninety minutes, before the bill lands

Send the plan you are about to sign off on. Ninety minutes later you know what breaks for the resident, what that costs the model, and what to change while you still can. One page the next day. €1,500, fixed.

[Book the ninety minutes] [How it works]
Now · October 2026 Four slots a month · Next available within ten working days of booking
02/Why The twenty-minute viewing

Every plan gets four reviews. None of them asks how it will be lived

The architect checks the drawing. The cost consultant checks the budget. The lawyer checks the contract. The bank checks the yield. Then a thousand people move in and find out what nobody asked.

The things that go wrong later are usually visible early. A ground floor that will be a bike store by year two. A unit mix that empties the lobby. An operator contract that pays nobody to care. A community budget that stops in month thirteen. None of it is hidden. It just sits in a part of the plan the four reviews are not paid to read.

I have spent twenty years on that part. Hospitality, retail, housing, the same plan read from the resident's side. A second opinion is that reading, on your plan, before the ink.

The earlier bill

The resident pays first.

Sleep that does not come back. A neighbour you never meet. A street that is dead at eight. The building is full and nobody stays.

The later bill

The model pays second.

Turnover above underwriting. Lease-up that slows. Common areas written down. At a 5% exit cap, every €1 of missed NOI is about €20 of exit value.

03 / The rule

You will spend a decade with this decision. Spend ninety minutes on it with someone who has lived the other side

EXPERIENCE IS NOT SOFT. IT IS CAUSAL.

04/How it works Four steps · Ten working days

Send it. I read it. We talk. You get a page

1

You send the plan.

Pro forma, programme, brief, operator model, concept deck. Whatever you are about to sign off on, as it is. Twenty pages is plenty. Mark what you are unsure about.

Day 0 · After payment
2

I read it from the resident's side.

Organisation, space, behaviour, capital. Who decides, who pays, who lives with it. I come to the call with a position, not with questions.

Two hours · Before we meet
3

Ninety minutes.

Video, or in Amsterdam. You bring the people who will decide. I tell you where the plan breaks for the people who will live in it, what that does to the model, and what I would change. You push back. That is the point.

Within ten working days of booking
4

One page, five points.

What breaks. What it costs. What to change before you sign. In writing, within 24 hours, short enough to forward to the person who signs.

Next working day
05/What it finds Three reads · Names withheld

One line in the plan. One decade in the building

Three plans, read from the resident's side. Same method every time: draw the building, run the resident through it, mark what holds and what breaks. Then price the difference.

Holds Breaks The read
Section of a student building: eight floors of rooms, a ground floor community layer, and the three places the money actually sits. rooms community layer €1M+ in the valuation contents: unknown one-off fee at the door summer occupancy who stays a second year investor: sees none of it operator: keeps all of it
  1. BreaksThe number. A community layer carried at over a million. Asked what was in it, nobody could say.
  2. HoldsThe fee. A one-off at the door. Paid once, booked once, never questioned.
  3. HoldsThe summer. A building that stays full in July because people have a reason to come back.
  4. HoldsThe second year. Fewer move-outs. Every one of them is a letting fee not paid.
  5. BreaksWho gets it. The operator captures all three. The investor it was pitching to captures none. The model had priced the thesis. Nobody had named it.
Section of a 255-home building with a service layer written into the deed, and two income bars: traditional management versus this building. 255 homes community manager deed of division service layer, €/home/mo to change it: a majority of votes that majority no longer exists cannot be cut, cannot erode share of rent kept as net income managed the old way this building seven lines apart. one is the deed. without the line: manager cut in year two margin back to a third
  1. HoldsThe line. A service layer written into the deed of division, a few euros per home per month.
  2. HoldsThe lock. Changing it takes a majority of the votes. Spread over 255 owners, that majority no longer exists.
  3. HoldsThe manager. The resident keeps a community manager nobody can cut. The owner keeps income that cannot erode.
  4. HoldsThe margin. Managed the old way, a building keeps a little over a third of its rent. This one keeps well over half. The difference is seven lines.
  5. BreaksWithout it. The same building, the line left out: the manager is the first cost cut in year two, and the margin walks back to a third. Nobody notices until the lobby is empty.
Plan of a coastal resort: one lobby feeding a hotel wing, an apartment wing and a spa and restaurant, each under a different operator contract. one lobby guests, residents, visitors hotel · 160 rooms apartments · 145 sold spa · restaurant contract A contract B contract C spa towel may not enter the room resident sent from reception to a manager off site one operator · one experience · or a plan that works on paper only
  1. HoldsThe lobby. 160 rooms, 145 apartments, one entrance. Two chains walked away from it. The apartments were already sold on it. It was never the risk.
  2. BreaksThe split. Hotel, spa and restaurant across three contracts. Three operators, three service standards, one guest.
  3. BreaksThe towel. Spa under contract C, room under contract A. The towel may not cross the line. The guest does not know there is one.
  4. BreaksThe resident. Walks up to reception with a problem and is sent to a property manager who is not in the building.
  5. HoldsThe fix. One operator, one experience. Or a plan that works on paper only.

Six neighbours stopped a €1.45 billion stadium. Marriott paid $355 million for citizenM without buying a single building. The line exists. It is just rarely read before signing.

06/When it fits Before the ink

The week before you commit

Fits

A residential scheme before IC. A ground-floor programme before the tender. An operator or service model before the contract. A concept you like but cannot defend yet. A building that is full and still not working, and you want to know why before the next one.

Doesn't fit

A full diagnostic across a portfolio: that is XD, four to six weeks. A memo to make the file look complete. A plan that cannot change anymore.

Who books it

Developers, investors, family offices, operators, housing associations, municipalities. Anyone with a plan and a signature coming up.

07/Price and terms Fixed · Paid upfront · No surprises

One price. Written down so we never have to discuss it

Less than one day of your lawyer. The lawyer reads the contract. This reads the street.

€1,500
Per second opinion · Excluding VAT · Paid at booking
[Book the ninety minutes]
  • One plan per session. Two plans is two sessions.
  • Everything stays with you. Your documents are read by me and nobody else, and deleted after the page is sent.
  • No proposal follows. If you want more, you ask. Then it is a new conversation, not a line in the invoice.
  • Up to four people on your side. Bring the ones who decide.
  • English or Dutch. Video by default. Amsterdam in person on request.
  • If I read it and have nothing to add, you get your money back. It has not happened yet.
08/Next Four slots a month

Send the plan. I'll send a position

Mail the plan with "Second opinion" in the subject. You get a payment link and three dates the same day.

[Book the ninety minutes] [Need the full diagnostic?] Or write directly: info@jeroen-janssen.com