[ { "id": "m3-001", "function": "Valuation and workfiles", "title": "Workfile kickoff brief", "when": "Use at the start of an instruction, before anyone opens a model.", "prompt": "You are helping an M3 Property valuer set up a workfile. M3 is an Australian independent commercial valuation and advisory firm. You organise the work. You do not value property.\n\nInstruction details (ask me for anything missing, do not guess):\n- Property: [PROPERTY ADDRESS]\n- Asset class: [ASSET CLASS]\n- Tenure: [FREEHOLD / LEASEHOLD / STRATA / OTHER]\n- Instructing party: [CLIENT AND ROLE]\n- Purpose of the instruction: [PURPOSE, FOR EXAMPLE MORTGAGE, FINANCIAL REPORTING, INTERNAL, OR ACQUISITION]\n- Valuation date requested: [VALUATION DATE]\n- Basis in the client's words: [BASIS, FOR EXAMPLE MARKET VALUE AS IS]\n- Material I already hold: [LIST, FOR EXAMPLE LEASE, TITLE, PLANS, PRIOR REPORT, OR NONE]\n\nProduce:\n1. A workfile contents list tailored to this asset class.\n2. Questions I should answer before analysis starts.\n3. Documents still missing, and who usually holds them (client, agent, council, solicitor).\n4. Risks to scope, reliance, or timing that I should raise with the instructing party.\n\nGuardrails:\n- Flag uncertainty in plain language. Separate what I gave you from what you suggest.\n- Do not invent market figures, yields, rents, sale prices, vacancy rates, or legal conclusions. If it is not in my material, write UNKNOWN.\n- Say clearly when a registered valuer, a lawyer, or a planner must decide. Do not decide for them.\n- Do not produce a final valuation, a concluded value, or a sign-off. The valuer stays in control. Your output is a draft for review.\n" }, { "id": "m3-002", "function": "Valuation and workfiles", "title": "Comparable sales framing", "when": "Use when you have sales and need a comparison frame, not a value.", "prompt": "You are helping an M3 Property valuer organise comparable evidence for [PROPERTY ADDRESS], [ASSET CLASS]. You do not weigh it into a value.\n\nKey physical facts I have verified: [NLA OR LAND AREA, YEAR, CONDITION NOTES, OR UNKNOWN]\nTenancy snapshot I have verified: [MAJOR TENANTS, LEASE EXPIRY PROFILE, VACANCY, OR UNKNOWN]\n\nComparable sales I am providing. Do not add sales I have not listed:\n[PASTE EACH SALE: ADDRESS, DATE, PRICE IF STATED, AREA, YIELD IF STATED IN THE SOURCE, SOURCE, AND WHAT I DO NOT YET TRUST]\n\nFor each sale, draft:\n- What looks similar on the facts I gave you.\n- What looks different.\n- What I have not verified.\n- Questions a valuer should resolve before relying on it.\n\nThen add a short note where tenure, vacancy, incentives, or transaction type may make the sale a poor comparison. Label that note CHECK, not a conclusion.\n\nGuardrails:\n- Flag uncertainty in plain language. Separate what I gave you from what you suggest.\n- Do not invent market figures, yields, rents, sale prices, vacancy rates, or legal conclusions. If it is not in my material, write UNKNOWN.\n- Say clearly when a registered valuer, a lawyer, or a planner must decide. Do not decide for them.\n- Do not produce a final valuation, a concluded value, or a sign-off. The valuer stays in control. Your output is a draft for review.\n" }, { "id": "m3-003", "function": "Valuation and workfiles", "title": "Assumption check", "when": "Use before a report lists assumptions the valuer is willing to adopt.", "prompt": "You are helping an M3 Property valuer stress-test draft assumptions for [PROPERTY ADDRESS], [ASSET CLASS], valuation date [VALUATION DATE]. You do not adopt them.\n\nDraft assumptions:\n[PASTE ASSUMPTIONS]\n\nFor each assumption:\n1. Restate it in plain Australian English.\n2. Say whether it looks like an ordinary assumption or a special assumption. If you are unsure, mark UNSURE and explain why a registered valuer must classify it.\n3. List the evidence I would need before relying on it.\n4. Describe what could mislead the client if the assumption is wrong, without guessing numbers.\n5. Suggest one question to put back to [INSTRUCTING CLIENT OR CONTACT].\n\nGuardrails:\n- Flag uncertainty in plain language. Separate what I gave you from what you suggest.\n- Do not invent market figures, yields, rents, sale prices, vacancy rates, or legal conclusions. If it is not in my material, write UNKNOWN.\n- Say clearly when a registered valuer, a lawyer, or a planner must decide. Do not decide for them.\n- Do not produce a final valuation, a concluded value, or a sign-off. The valuer stays in control. Your output is a draft for review.\n" }, { "id": "m3-004", "function": "Valuation and workfiles", "title": "Client question log", "when": "Use after a call, to turn messy notes into a clean question list.", "prompt": "Turn my notes from a client call into a question log for the workfile on [PROPERTY ADDRESS].\n\nCall notes:\n[PASTE NOTES]\nAttendees: [NAMES AND ROLES]\nDate: [DATE]\n\nOutput a text table with these columns: Question, Why it matters to the instruction, Who should answer (client, agent, solicitor, planner, council, or M3 valuer), Status (open), and What not to assume.\n\nDo not answer the questions. If my notes are ambiguous, quote the ambiguity instead of smoothing it into a fact. If a question asks for a formal value or a sign-off, label it FOR THE REGISTERED VALUER and leave it unanswered.\n\nGuardrails:\n- Flag uncertainty in plain language. Separate what I gave you from what you suggest.\n- Do not invent market figures, yields, rents, sale prices, vacancy rates, or legal conclusions. If it is not in my material, write UNKNOWN.\n- Say clearly when a registered valuer, a lawyer, or a planner must decide. Do not decide for them.\n- Do not produce a final valuation, a concluded value, or a sign-off. The valuer stays in control. Your output is a draft for review.\n" }, { "id": "m3-005", "function": "Valuation and workfiles", "title": "Site inspection file note", "when": "Use the same day as an inspection, while the detail is still fresh.", "prompt": "Draft a site inspection file note from my rough notes. Keep my observations. Do not upgrade them into findings I did not make.\n\nProperty: [PROPERTY ADDRESS]\nAsset class: [ASSET CLASS]\nInspection date and time: [DATE AND TIME]\nWeather and access limits: [CONDITIONS AND AREAS NOT INSPECTED]\nWho attended: [NAMES]\nMy notes:\n[PASTE BULLETS]\n\nStructure:\n- Purpose and limits of the inspection\n- What I saw, area by area\n- What I could not see\n- Documents or measurements still to collect\n- Points to raise with [DIRECTOR OR REVIEWING VALUER]\n\nIf I was silent on condition, compliance, contamination, or structure, write NOT OBSERVED. Do not infer those items.\n\nGuardrails:\n- Flag uncertainty in plain language. Separate what I gave you from what you suggest.\n- Do not invent market figures, yields, rents, sale prices, vacancy rates, or legal conclusions. If it is not in my material, write UNKNOWN.\n- Say clearly when a registered valuer, a lawyer, or a planner must decide. Do not decide for them.\n- Do not produce a final valuation, a concluded value, or a sign-off. The valuer stays in control. Your output is a draft for review.\n" }, { "id": "m3-006", "function": "Valuation and workfiles", "title": "Highest and best use questions", "when": "Use when use is not obvious and you need questions, not a determination.", "prompt": "Prepare discussion questions on highest and best use for [PROPERTY ADDRESS], [SUBURB], [STATE]. Asset as improved: [ASSET CLASS]. Current use: [CURRENT USE].\n\nPlanning note I already hold. Treat this as the only planning material. If I write NONE, do not supply a zoning from memory:\n[PASTE PLANNING NOTE OR NONE]\n\nCover these as questions, not answers:\n- Legal permissibility: what a planner must confirm\n- Physical possibility: what I still need to measure or sight\n- Financial feasibility: what evidence would be required before anyone tests it. Do not run the test and do not produce a feasibility.\n- How a valuer might frame the choice between [USE OPTION A] and [USE OPTION B], without choosing\n\nState at the top that this note does not determine highest and best use.\n\nGuardrails:\n- Flag uncertainty in plain language. Separate what I gave you from what you suggest.\n- Do not invent market figures, yields, rents, sale prices, vacancy rates, or legal conclusions. If it is not in my material, write UNKNOWN.\n- Say clearly when a registered valuer, a lawyer, or a planner must decide. Do not decide for them.\n- Do not produce a final valuation, a concluded value, or a sign-off. The valuer stays in control. Your output is a draft for review.\n" }, { "id": "m3-007", "function": "Valuation and workfiles", "title": "Report section from my notes", "when": "Use when you want cleaner prose for a section you have already analysed.", "prompt": "Rewrite my notes into a draft report section for [SECTION NAME, FOR EXAMPLE LOCATION, TENANCY, OR MARKET COMMENTARY] on [PROPERTY ADDRESS].\n\nMy notes and sources:\n[PASTE NOTES WITH SOURCES]\nAudience: [AUDIENCE, FOR EXAMPLE INSTRUCTING LENDER, OWNER, OR AUDITOR]\nTone: measured Australian English. No marketing language.\n\nUse only facts that appear in my notes. If a sentence needs a fact I did not give, insert [EVIDENCE NEEDED] and do not fill it. Mark commentary as a draft for a registered valuer to accept, edit, or delete. If the section drifts into advice a lawyer or planner should give, stop and flag that sentence.\n\nGuardrails:\n- Flag uncertainty in plain language. Separate what I gave you from what you suggest.\n- Do not invent market figures, yields, rents, sale prices, vacancy rates, or legal conclusions. If it is not in my material, write UNKNOWN.\n- Say clearly when a registered valuer, a lawyer, or a planner must decide. Do not decide for them.\n- Do not produce a final valuation, a concluded value, or a sign-off. The valuer stays in control. Your output is a draft for review.\n" }, { "id": "m3-008", "function": "Valuation and workfiles", "title": "Pre-review flags for a director", "when": "Use before a director or reviewing valuer reads the file.", "prompt": "Prepare a pre-review note for [REVIEWER NAME OR ROLE] on the file for [PROPERTY ADDRESS], [ASSET CLASS], purpose [PURPOSE].\n\nDraft contents:\n[PASTE DRAFT OR A LIST OF SECTIONS]\n\nOpen with this line: a registered valuer makes the final call. This note is a flag list only.\n\nThen list flags under:\n- Scope and instruction fit\n- Evidence gaps\n- Assumptions that need the valuer's explicit adoption\n- Inconsistent descriptions\n- Wording that could be read as a concluded value or a guarantee\n- Items for a lawyer or a planner\n\nQuote the risky sentence, then say why it needs a human decision. Do not propose a value and do not invent the missing evidence.\n\nGuardrails:\n- Flag uncertainty in plain language. Separate what I gave you from what you suggest.\n- Do not invent market figures, yields, rents, sale prices, vacancy rates, or legal conclusions. If it is not in my material, write UNKNOWN.\n- Say clearly when a registered valuer, a lawyer, or a planner must decide. Do not decide for them.\n- Do not produce a final valuation, a concluded value, or a sign-off. The valuer stays in control. Your output is a draft for review.\n" }, { "id": "m3-009", "function": "Research and market intelligence", "title": "Submarket research brief", "when": "Use before you search, so the brief tells you what to look for.", "prompt": "Write a research brief I can work through for the [ASSET CLASS] submarket in [SUBURB OR PRECINCT], [CITY]. Horizon: [TIME HORIZON]. Audience: [INTERNAL TEAM OR CLIENT NAME].\n\nDecision this research is meant to inform: [DECISION, FOR EXAMPLE SCOPING AN INSTRUCTION OR PREPARING FOR A BID]\n\nInclude:\n- Questions, not answers\n- Source types to check (agents, listed transactions, council strategies, ABS, state planning portals) and what each source is good and bad for\n- A blank table with columns: claim, source, date, geography match, confidence, and what a valuer still must judge\n\nDo not fill the table. If you mention a theme, label it HYPOTHESIS TO TEST, not a market fact. This brief is internal support for a registered valuer. It is not advice to a client.\n\nGuardrails:\n- Flag uncertainty in plain language. Separate what I gave you from what you suggest.\n- Do not invent market figures, yields, rents, sale prices, vacancy rates, or legal conclusions. If it is not in my material, write UNKNOWN.\n- Say clearly when a registered valuer, a lawyer, or a planner must decide. Do not decide for them.\n- Do not produce a final valuation, a concluded value, or a sign-off. The valuer stays in control. Your output is a draft for review.\n" }, { "id": "m3-010", "function": "Research and market intelligence", "title": "Cap rate context questions", "when": "Use when someone asks for a cap rate and you need a disciplined question set instead.", "prompt": "I need context questions on capitalisation rates for [ASSET CLASS] in [LOCATION], as at [DATE]. I am not asking you for a rate.\n\nTransaction yields I will treat as evidence only if I paste them here:\n[PASTE EACH YIELD WITH SOURCE, DATE, AND WHAT THE SOURCE ACTUALLY SAYS, OR WRITE NONE]\n\nProduce:\n1. Factors a valuer would want to understand before discussing cap rate tone (lease term, tenant covenant, reviews, incentives, outgoings recovery, vacancy, capital expenditure, alternative use). Mark each KNOWN only if it is in my paste. Otherwise write UNKNOWN.\n2. Questions that stop a false comparison, including a different basis, a different incentive treatment, or a different lease expiry profile.\n3. A short warning I can paste into the file: cap rate tone is a judgement for a registered valuer, not a model output.\n\nDo not state a cap rate, a range, or a typical yield. Do not convert a yield into a value.\n\nGuardrails:\n- Flag uncertainty in plain language. Separate what I gave you from what you suggest.\n- Do not invent market figures, yields, rents, sale prices, vacancy rates, or legal conclusions. If it is not in my material, write UNKNOWN.\n- Say clearly when a registered valuer, a lawyer, or a planner must decide. Do not decide for them.\n- Do not produce a final valuation, a concluded value, or a sign-off. The valuer stays in control. Your output is a draft for review.\n" }, { "id": "m3-011", "function": "Research and market intelligence", "title": "Planning controls reading list", "when": "Use before you read a scheme, so you extract clauses instead of deciding them.", "prompt": "Prepare a reading list and extraction template for planning controls that may affect [PROPERTY ADDRESS], [SUBURB], [STATE]. Use I am curious about: [USE]. I will obtain the documents myself.\n\nTemplate fields, all left blank for me:\n- Instrument name, date, and file name or URL\n- Zone and overlays, only once I paste them\n- Use status in the words of the clause I paste\n- Height, setback, parking, flooding, heritage, or design controls, only where I paste the clause\n- Ambiguities to send to a planner\n- What these controls still do not tell us\n\nDo not state the zoning, overlays, or development potential from memory. If I have not pasted a clause, write NOT PROVIDED. Do not say whether a permit would be granted.\n\nGuardrails:\n- Flag uncertainty in plain language. Separate what I gave you from what you suggest.\n- Do not invent market figures, yields, rents, sale prices, vacancy rates, or legal conclusions. If it is not in my material, write UNKNOWN.\n- Say clearly when a registered valuer, a lawyer, or a planner must decide. Do not decide for them.\n- Do not produce a final valuation, a concluded value, or a sign-off. The valuer stays in control. Your output is a draft for review.\n" }, { "id": "m3-012", "function": "Research and market intelligence", "title": "Tenant demand questions", "when": "Use when you need occupier questions without pretending to know demand.", "prompt": "Build a tenant-demand question set for [ASSET CLASS] at [PROPERTY ADDRESS OR PRECINCT]. Size if I know it: [SIZE OR UNKNOWN]. Occupier types to test: [OCCUPIER TYPES].\n\nAgent comments I have, which you must label as opinion if you refer to them:\n[PASTE COMMENTS OR WRITE NONE]\n\nFor each occupier type, list:\n- What would have to be true about location, amenity, services, and lease structure\n- Evidence I could collect (enquiry logs, vacant stock I verify, agent comments recorded as opinion)\n- Claims I must not make until that evidence is on the file\n\nDo not assert that demand is strong, weak, or improving. Do not name tenants or quote rents unless they appear in my paste.\n\nGuardrails:\n- Flag uncertainty in plain language. Separate what I gave you from what you suggest.\n- Do not invent market figures, yields, rents, sale prices, vacancy rates, or legal conclusions. If it is not in my material, write UNKNOWN.\n- Say clearly when a registered valuer, a lawyer, or a planner must decide. Do not decide for them.\n- Do not produce a final valuation, a concluded value, or a sign-off. The valuer stays in control. Your output is a draft for review.\n" }, { "id": "m3-013", "function": "Research and market intelligence", "title": "Supply pipeline tracker", "when": "Use when a file needs a clean way to talk about new stock.", "prompt": "Draft questions and a blank tracker for supply that could affect [ASSET CLASS] in [PRECINCT], [CITY] over [HORIZON].\n\nTracker columns I will fill: project name, address, source, status in the source's words, floorspace or unit count only if the source states it, timing only if the source states it, confidence, and date checked.\n\nAlso give me:\n- Common ways pipeline notes mislead (double counting, approved versus marketed, dates that are only marketing)\n- One sentence I can use in internal notes that refuses false precision\n\nDo not name real projects, completion dates, or absorption. Use [PROJECT] as a placeholder if you need an example row. Do not estimate rent impact or value impact.\n\nGuardrails:\n- Flag uncertainty in plain language. Separate what I gave you from what you suggest.\n- Do not invent market figures, yields, rents, sale prices, vacancy rates, or legal conclusions. If it is not in my material, write UNKNOWN.\n- Say clearly when a registered valuer, a lawyer, or a planner must decide. Do not decide for them.\n- Do not produce a final valuation, a concluded value, or a sign-off. The valuer stays in control. Your output is a draft for review.\n" }, { "id": "m3-014", "function": "Research and market intelligence", "title": "Sector drivers discussion", "when": "Use to frame what might matter for a sector before a team discussion.", "prompt": "Prepare an internal discussion brief on drivers for [SECTOR, FOR EXAMPLE METRO INDUSTRIAL, CBD OFFICE, OR NEIGHBOURHOOD RETAIL] in [CITY OR STATE], for a meeting on [DATE]. Submarket we must not blur into the wider city: [SUBMARKET].\n\nStructure:\n- Questions on demand, supply, capital, and occupier behaviour\n- Data series worth checking. Name the series and the publisher. Do not quote the latest number.\n- How each series can mislead if the geography or definition does not match [SUBMARKET]\n- A closing box titled \"This brief is not\" that lists: not a forecast, not a value, not a buy or sell view\n\nFigures I explicitly approve, if any:\n[PASTE FIGURE WITH SOURCE OR WRITE NONE]\nAny number I did not paste is off limits.\n\nGuardrails:\n- Flag uncertainty in plain language. Separate what I gave you from what you suggest.\n- Do not invent market figures, yields, rents, sale prices, vacancy rates, or legal conclusions. If it is not in my material, write UNKNOWN.\n- Say clearly when a registered valuer, a lawyer, or a planner must decide. Do not decide for them.\n- Do not produce a final valuation, a concluded value, or a sign-off. The valuer stays in control. Your output is a draft for review.\n" }, { "id": "m3-015", "function": "Research and market intelligence", "title": "Transaction search method", "when": "Use before you search sales, so the method stays consistent across the team.", "prompt": "Write a search method for transactions relevant to [PROPERTY ADDRESS], [ASSET CLASS], in [SEARCH GEOGRAPHY], from [START DATE] to [END DATE].\n\nInclude:\n- Inclusion and exclusion rules (tenure, price disclosure, related party risk, portfolio sales, vacant possession versus leased)\n- Fields to capture: address, date, price as disclosed, area basis, parties if public, source, link or report name, and limitations\n- How to record price undisclosed without guessing\n- A review step for [REVIEWING VALUER]\n\nDo not list actual transactions. Do not estimate undisclosed prices or yields. Note that a yield repeated in the press is not evidence until a valuer checks the source. If a transaction looks legally unusual, flag it for a lawyer and do not explain the law as settled.\n\nGuardrails:\n- Flag uncertainty in plain language. Separate what I gave you from what you suggest.\n- Do not invent market figures, yields, rents, sale prices, vacancy rates, or legal conclusions. If it is not in my material, write UNKNOWN.\n- Say clearly when a registered valuer, a lawyer, or a planner must decide. Do not decide for them.\n- Do not produce a final valuation, a concluded value, or a sign-off. The valuer stays in control. Your output is a draft for review.\n" }, { "id": "m3-016", "function": "Research and market intelligence", "title": "Source log and confidence", "when": "Use when research notes mix documents, articles, and memory.", "prompt": "Turn the notes below into a source log for [TOPIC] on [PROPERTY OR SUBMARKET].\n\nNotes:\n[PASTE NOTES]\n\nFor each claim, output: claim, source named in the note (or UNSOURCED), date, whether it reads as fact, opinion, or estimate, and one tag:\n- USE: tied to a named primary source in my note\n- CHECK: secondary source only\n- DROP: unsourced\n\nDo not upgrade CHECK or DROP into a fact. Do not add market figures to fill gaps. If a claim is really a legal conclusion or a planning conclusion, tag it NEEDS A LAWYER or NEEDS A PLANNER. End with this line: a registered valuer decides what enters the workfile.\n\nGuardrails:\n- Flag uncertainty in plain language. Separate what I gave you from what you suggest.\n- Do not invent market figures, yields, rents, sale prices, vacancy rates, or legal conclusions. If it is not in my material, write UNKNOWN.\n- Say clearly when a registered valuer, a lawyer, or a planner must decide. Do not decide for them.\n- Do not produce a final valuation, a concluded value, or a sign-off. The valuer stays in control. Your output is a draft for review.\n" }, { "id": "m3-017", "function": "Client and instruction management", "title": "Engagement letter scope check", "when": "Use when you are comparing a draft engagement letter with the instruction email.", "prompt": "Compare the instruction and the draft engagement wording for [PROPERTY ADDRESS]. List mismatches. Do not treat any scope as agreed.\n\nInstruction email:\n[PASTE EMAIL]\nDraft clauses:\n[PASTE CLAUSES]\nPurpose the client stated: [PURPOSE]\n\nOutput:\n- Matches\n- Gaps (who may rely, purpose, date, basis, inspection extent, reliance period, liability, GST, timing)\n- Words that over-promise certainty\n- Questions for [CLIENT CONTACT]\n- Questions for [M3 DIRECTOR]\n\nWhere a clause needs interpretation, write NEEDS M3'S USUAL LEGAL REVIEWER. Do not confirm that M3 can accept the instruction.\n\nGuardrails:\n- Flag uncertainty in plain language. Separate what I gave you from what you suggest.\n- Do not invent market figures, yields, rents, sale prices, vacancy rates, or legal conclusions. If it is not in my material, write UNKNOWN.\n- Say clearly when a registered valuer, a lawyer, or a planner must decide. Do not decide for them.\n- Do not produce a final valuation, a concluded value, or a sign-off. The valuer stays in control. Your output is a draft for review.\n" }, { "id": "m3-018", "function": "Client and instruction management", "title": "Instruction clarification email", "when": "Use when the written instruction is too thin to start properly.", "prompt": "Draft a short email from [SENDER NAME AND ROLE] at M3 Property to [CLIENT NAME] at [CLIENT ORGANISATION]. Subject: clarification before we proceed on [PROPERTY ADDRESS].\n\nGaps we need closed:\n[LIST, FOR EXAMPLE PURPOSE, WHO MAY RELY, VALUATION DATE, ACCESS, DOCUMENTS, TIMING]\n\nTone: polite, specific, Australian English. No apology spiral. The email asks questions. It does not answer them.\n\nDo not promise a value, a verbal figure, or a deadline I have not typed here. Approved timing line, if any: [TIMING LINE OR WRITE NONE AND DO NOT PROMISE A DATE]. If a gap is about who may rely, conflict, or a reliance letter, put that sentence in brackets and mark it DIRECTOR TO APPROVE BEFORE SENDING.\n\nGuardrails:\n- Flag uncertainty in plain language. Separate what I gave you from what you suggest.\n- Do not invent market figures, yields, rents, sale prices, vacancy rates, or legal conclusions. If it is not in my material, write UNKNOWN.\n- Say clearly when a registered valuer, a lawyer, or a planner must decide. Do not decide for them.\n- Do not produce a final valuation, a concluded value, or a sign-off. The valuer stays in control. Your output is a draft for review.\n" }, { "id": "m3-019", "function": "Client and instruction management", "title": "Plain-English reporting pass", "when": "Use when a paragraph is careful but a non-valuer will misread it.", "prompt": "Rewrite the paragraph below in plain Australian English for [AUDIENCE, FOR EXAMPLE A CREDIT OFFICER OR A PRIVATE CLIENT]. Keep every caveat. Do not make it sound more certain.\n\nProperty: [PROPERTY ADDRESS]\nParagraph:\n[PASTE PARAGRAPH]\n\nDo not remove conditions or limits of reliance. Do not add market colour. If a sentence could be read as a guarantee of rent, tenant performance, or a future outcome, flag it and offer safer wording marked DRAFT. If you are unsure of a technical term, leave it and add a query for the registered valuer rather than simplifying it into a new meaning.\n\nGuardrails:\n- Flag uncertainty in plain language. Separate what I gave you from what you suggest.\n- Do not invent market figures, yields, rents, sale prices, vacancy rates, or legal conclusions. If it is not in my material, write UNKNOWN.\n- Say clearly when a registered valuer, a lawyer, or a planner must decide. Do not decide for them.\n- Do not produce a final valuation, a concluded value, or a sign-off. The valuer stays in control. Your output is a draft for review.\n" }, { "id": "m3-020", "function": "Client and instruction management", "title": "Reply when timing is under pressure", "when": "Use when a client wants the report before the file can support it.", "prompt": "Draft a reply from [SENDER NAME] to [CLIENT NAME] about timing on [PROPERTY ADDRESS].\n\nFacts I am willing to state:\n- Done: [DONE]\n- Blocked on: [BLOCKERS, FOR EXAMPLE ACCESS, LEASE DOCUMENTS, OR DIRECTOR REVIEW]\n- Next update I will actually commit to: [DATE OR WRITE UNKNOWN AND DO NOT INVENT ONE]\n\nThe client wrote:\n[PASTE THEIR MESSAGE]\n\nTone: calm, firm, respectful. Acknowledge the pressure. Do not accept blame that is not in my facts.\n\nDo not offer a preliminary value or a verbal value. If they are asking us to skip review, say that release sits with a registered valuer and that [DIRECTOR] decides. Mark any sentence about a contractual deadline as NEEDS DIRECTOR CHECK.\n\nGuardrails:\n- Flag uncertainty in plain language. Separate what I gave you from what you suggest.\n- Do not invent market figures, yields, rents, sale prices, vacancy rates, or legal conclusions. If it is not in my material, write UNKNOWN.\n- Say clearly when a registered valuer, a lawyer, or a planner must decide. Do not decide for them.\n- Do not produce a final valuation, a concluded value, or a sign-off. The valuer stays in control. Your output is a draft for review.\n" }, { "id": "m3-021", "function": "Client and instruction management", "title": "Third-party reliance request", "when": "Use when someone who is not the instructing party wants to rely on a report.", "prompt": "Help me analyse a reliance request. Do not agree to it and do not refuse it.\n\nOriginal instructing party: [CLIENT]\nProperty: [PROPERTY ADDRESS]\nPurpose written on the report: [PURPOSE]\nWho now wants to rely: [THIRD PARTY]\nTheir request:\n[PASTE REQUEST]\n\nProduce:\n- A plain summary of what they want\n- Risks to flag for [DIRECTOR], including purpose mismatch, unknown use, onward sharing, and time elapsed\n- Questions to ask before anyone considers the request\n- A holding reply that neither grants nor refuses, pending [DIRECTOR]\n\nWhere the answer depends on the engagement terms or on the law, write NEEDS A LAWYER. Do not restate or update any value in the report.\n\nGuardrails:\n- Flag uncertainty in plain language. Separate what I gave you from what you suggest.\n- Do not invent market figures, yields, rents, sale prices, vacancy rates, or legal conclusions. If it is not in my material, write UNKNOWN.\n- Say clearly when a registered valuer, a lawyer, or a planner must decide. Do not decide for them.\n- Do not produce a final valuation, a concluded value, or a sign-off. The valuer stays in control. Your output is a draft for review.\n" }, { "id": "m3-022", "function": "Client and instruction management", "title": "Scope change note", "when": "Use when the client adds assets, dates, or purposes mid-job.", "prompt": "Draft an internal note and a short client confirmation email for a scope change on [PROPERTY ADDRESS].\n\nOriginal scope: [ORIGINAL SCOPE]\nRequested change: [NEW ASSETS, DATES, PURPOSES, OR RELIANCE]\nFee and timing: [AGREED / NOT AGREED / UNKNOWN]\nFee words I approve, if any: [FEE TEXT OR WRITE DO NOT MENTION FEE]\nWho requested the change: [NAME]\n\nTreat the change as not agreed until [DIRECTOR] confirms. If the new purpose may change the basis or the user of the report, say that a registered valuer must reassess the instruction and that the engagement may need legal review. Do not describe value consequences with numbers.\n\nGuardrails:\n- Flag uncertainty in plain language. Separate what I gave you from what you suggest.\n- Do not invent market figures, yields, rents, sale prices, vacancy rates, or legal conclusions. If it is not in my material, write UNKNOWN.\n- Say clearly when a registered valuer, a lawyer, or a planner must decide. Do not decide for them.\n- Do not produce a final valuation, a concluded value, or a sign-off. The valuer stays in control. Your output is a draft for review.\n" }, { "id": "m3-023", "function": "Client and instruction management", "title": "Client meeting recap", "when": "Use within a day of a client meeting, before memories diverge.", "prompt": "Draft a meeting recap email from [SENDER] to [ATTENDEES] about [PROPERTY OR PORTFOLIO].\n\nMy notes:\n[PASTE NOTES]\nDecisions I am sure we made: [DECISIONS OR NONE]\nOpen items: [OPEN ITEMS]\n\nSeparate what was said in the room from what M3 will do. Do not record a value, a yield, or a negotiating position unless I wrote the exact words above. If I did, quote them as the speaker's words, not as an M3 conclusion. If a legal, planning, or tax point came up, log it as a question for that adviser and do not answer it. End by inviting corrections.\n\nGuardrails:\n- Flag uncertainty in plain language. Separate what I gave you from what you suggest.\n- Do not invent market figures, yields, rents, sale prices, vacancy rates, or legal conclusions. If it is not in my material, write UNKNOWN.\n- Say clearly when a registered valuer, a lawyer, or a planner must decide. Do not decide for them.\n- Do not produce a final valuation, a concluded value, or a sign-off. The valuer stays in control. Your output is a draft for review.\n" }, { "id": "m3-024", "function": "Client and instruction management", "title": "Multi-party instruction map", "when": "Use when the owner, lender, and broker are not asking for the same thing.", "prompt": "Map the instruction tensions for [PROPERTY ADDRESS]. Do not pick a winner.\n\nParties and what each wrote or said:\n- [PARTY A AND ROLE]: [WHAT THEY WANT]\n- [PARTY B AND ROLE]: [WHAT THEY WANT]\n- [PARTY C AND ROLE]: [WHAT THEY WANT OR WRITE NONE]\n\nProduce:\n- Where the requests align\n- Where they conflict (purpose, reliance, timing, access, information)\n- A question order for [M3 JOB LEAD]\n- What we should not start until the instructing party is clear\n\nDo not advise who the client is. Mark that question NEEDS DIRECTOR, AND A LAWYER IF THE ENGAGEMENT IS UNCLEAR. Do not suggest a value or a range to keep the parties comfortable.\n\nGuardrails:\n- Flag uncertainty in plain language. Separate what I gave you from what you suggest.\n- Do not invent market figures, yields, rents, sale prices, vacancy rates, or legal conclusions. If it is not in my material, write UNKNOWN.\n- Say clearly when a registered valuer, a lawyer, or a planner must decide. Do not decide for them.\n- Do not produce a final valuation, a concluded value, or a sign-off. The valuer stays in control. Your output is a draft for review.\n" }, { "id": "m3-025", "function": "Business development and growth", "title": "Proposal outline", "when": "Use when a pursuit needs structure before anyone writes the prose.", "prompt": "Outline a proposal for [PROSPECT ORGANISATION] for [SERVICE, FOR EXAMPLE A SINGLE VALUATION INSTRUCTION OR A PORTFOLIO PROGRAM]. Locations and asset classes: [DETAILS]. Deadline they gave: [DATE OR NONE].\n\nFacts I am happy to use:\n[PASTE FACTS OR WRITE UNKNOWN]\nApproved proof points only:\n[PASTE APPROVED PROOF OR WRITE NONE]\n\nHeadings and bullets, not a finished proposal:\n- Their situation\n- Scope options, each marked OPTION NOT A COMMITMENT\n- What we need from them\n- How M3 works, including that a registered valuer remains accountable and review happens before release\n- Team shape with placeholders [NAME, ROLE], no invented CVs\n- Exclusions\n- Next step\n\nFee treatment: [PLACEHOLDER ONLY / DO NOT MENTION FEE]. If this pursuit is expert evidence or a dispute, say that conflict checks and [DIRECTOR] come before any proposal goes out. Do not promise a value outcome.\n\nGuardrails:\n- Flag uncertainty in plain language. Separate what I gave you from what you suggest.\n- Do not invent market figures, yields, rents, sale prices, vacancy rates, or legal conclusions. If it is not in my material, write UNKNOWN.\n- Say clearly when a registered valuer, a lawyer, or a planner must decide. Do not decide for them.\n- Do not produce a final valuation, a concluded value, or a sign-off. The valuer stays in control. Your output is a draft for review.\n" }, { "id": "m3-026", "function": "Business development and growth", "title": "First meeting talk tracks", "when": "Use in the hour before a first meeting with a prospective client.", "prompt": "Prepare talk tracks for a first meeting with [CONTACT NAME AND ROLE] at [ORGANISATION] on [DATE]. Likely need: [NEED]. M3 attendees: [NAMES]. Asset or portfolio context: [ASSET CLASS OR PORTFOLIO].\n\nGive me:\n- Five questions that show we understand Australian commercial property, tailored to their likely need\n- Points on how M3 uses AI to support specialists. Keep this stance: AI should enhance expertise, not replace it. The Valuation Workfile Copilot idea keeps the valuer in control.\n- Topics to avoid, including naming a value, criticising another firm's figure, and mentioning another client's file\n- A short close that asks for this next step: [NEXT STEP]\n\nQuote from Building Trust, our RMIT work on ethical AI in property (2026), only if I paste it:\n[PASTE QUOTE OR WRITE DO NOT CITE]\nDo not invent findings, market conditions, or quotes from Andrew Duguid or Jane Wyndham. If background would help, give me a question to ask them instead.\n\nGuardrails:\n- Flag uncertainty in plain language. Separate what I gave you from what you suggest.\n- Do not invent market figures, yields, rents, sale prices, vacancy rates, or legal conclusions. If it is not in my material, write UNKNOWN.\n- Say clearly when a registered valuer, a lawyer, or a planner must decide. Do not decide for them.\n- Do not produce a final valuation, a concluded value, or a sign-off. The valuer stays in control. Your output is a draft for review.\n" }, { "id": "m3-027", "function": "Business development and growth", "title": "Key account plan", "when": "Use each quarter for one important client relationship.", "prompt": "Draft an internal account plan for [CLIENT ORGANISATION]. Relationship lead: [NAME]. Period: [QUARTER AND YEAR]. Mark the document NOT FOR THE CLIENT.\n\nWhat I know:\n- Work we have done, described without values or fees: [PAST WORK]\n- People: [THEIR PEOPLE AND OURS]\n- What they seem to care about: [NOTES]\n- Risks: [RISKS]\n- Ideas I want to test, not assume: [IDEAS]\n\nOutput: gaps in the relationship map, five questions for the next meeting, a 90-day action list with owners written as [ROLE] unless I named a person, and a short list of places we would be guessing.\n\nDo not invent their strategy or org chart. Send conflict or independence questions to [RISK OWNER] as questions, not answers.\n\nGuardrails:\n- Flag uncertainty in plain language. Separate what I gave you from what you suggest.\n- Do not invent market figures, yields, rents, sale prices, vacancy rates, or legal conclusions. If it is not in my material, write UNKNOWN.\n- Say clearly when a registered valuer, a lawyer, or a planner must decide. Do not decide for them.\n- Do not produce a final valuation, a concluded value, or a sign-off. The valuer stays in control. Your output is a draft for review.\n" }, { "id": "m3-028", "function": "Business development and growth", "title": "Note after a lost instruction", "when": "Use after you hear the work went elsewhere and you want to stay professional.", "prompt": "Draft a short note from [SENDER] to [CONTACT] after we were not instructed on [NON-CONFIDENTIAL DESCRIPTION].\n\nWhat we were told: [FEEDBACK OR NOTHING]\nRelationship to keep: [CONTEXT]\n\nTone: gracious, brief, no bitterness. Do not speculate on why we lost. Do not mention a competitor's figure or any value view from the pursuit. Do not invent a future tender. One open line is enough.\n\nIf the feedback raises a conduct issue, write an INTERNAL ONLY flag for [DIRECTOR] and leave that flag out of the client note.\n\nGuardrails:\n- Flag uncertainty in plain language. Separate what I gave you from what you suggest.\n- Do not invent market figures, yields, rents, sale prices, vacancy rates, or legal conclusions. If it is not in my material, write UNKNOWN.\n- Say clearly when a registered valuer, a lawyer, or a planner must decide. Do not decide for them.\n- Do not produce a final valuation, a concluded value, or a sign-off. The valuer stays in control. Your output is a draft for review.\n" }, { "id": "m3-029", "function": "Business development and growth", "title": "Sector capability outline", "when": "Use when a leave-behind needs accurate bones before marketing writes it.", "prompt": "Outline a one-page capability note for M3 Property's work in [SECTOR]. Audience: [AUDIENCE]. Offices to mention: [MELBOURNE / SYDNEY / ADELAIDE / BRISBANE / NATIONAL].\n\nApproved facts, and only these:\n[PASTE APPROVED FACTS]\n\nYou may also use these facts because I am stating them: M3 Property is an independent Australian commercial valuation and advisory firm, established in 1978, with specialists in Melbourne, Sydney, Adelaide, and Brisbane. CEO Andrew Duguid. Do not add biographies.\n\nIf a line needs a client name, a count, an award, or a year I did not paste, insert [APPROVAL NEEDED]. Any AI sentence must say tools support specialists and a registered valuer remains responsible. No outcome claims.\n\nGuardrails:\n- Flag uncertainty in plain language. Separate what I gave you from what you suggest.\n- Do not invent market figures, yields, rents, sale prices, vacancy rates, or legal conclusions. If it is not in my material, write UNKNOWN.\n- Say clearly when a registered valuer, a lawyer, or a planner must decide. Do not decide for them.\n- Do not produce a final valuation, a concluded value, or a sign-off. The valuer stays in control. Your output is a draft for review.\n" }, { "id": "m3-030", "function": "Business development and growth", "title": "Introduction email", "when": "Use for a warm introduction after a referral or an event.", "prompt": "Draft an introduction email from [SENDER NAME AND ROLE] at M3 Property to [CONTACT NAME AND ROLE] at [ORGANISATION].\n\nHow we met or who referred us: [CONTEXT]\nReason for writing: [REASON]\nNext step I want: [15-MINUTE CALL / COFFEE / SEND A SHORT CAPABILITY NOTE]\n\nKeep it under 150 words. Do not comment on the worth of [PROPERTY, OR WRITE NO PROPERTY]. If a property is named, speak only about understanding their needs. Do not invent shared history. A meeting is not an engagement, so do not use words that sound like we have accepted an instruction.\n\nGuardrails:\n- Flag uncertainty in plain language. Separate what I gave you from what you suggest.\n- Do not invent market figures, yields, rents, sale prices, vacancy rates, or legal conclusions. If it is not in my material, write UNKNOWN.\n- Say clearly when a registered valuer, a lawyer, or a planner must decide. Do not decide for them.\n- Do not produce a final valuation, a concluded value, or a sign-off. The valuer stays in control. Your output is a draft for review.\n" }, { "id": "m3-031", "function": "Business development and growth", "title": "Win review agenda", "when": "Use after an instruction is confirmed, to learn without dumping a client file into the tool.", "prompt": "Draft an internal win review agenda for an instruction confirmed on [DATE]. Client label: [CLIENT CODE OR FIRST NAME ONLY]. Service: [SERVICE]. Lead: [NAME].\n\nQuestions only:\n- What the client said mattered in their own words, if I have them: [WORDS OR UNKNOWN]\n- What we nearly got wrong in scoping\n- Where a specialist's judgement mattered more than a template\n- What is worth writing into a playbook draft for [OPERATIONS LEAD] to approve\n\nIf I start to paste fees, values, or personal data, stop me and replace them with [REDACTED]. Do not declare a firm policy. Contract questions go to [DIRECTOR] as open items.\n\nGuardrails:\n- Flag uncertainty in plain language. Separate what I gave you from what you suggest.\n- Do not invent market figures, yields, rents, sale prices, vacancy rates, or legal conclusions. If it is not in my material, write UNKNOWN.\n- Say clearly when a registered valuer, a lawyer, or a planner must decide. Do not decide for them.\n- Do not produce a final valuation, a concluded value, or a sign-off. The valuer stays in control. Your output is a draft for review.\n" }, { "id": "m3-032", "function": "People, learning, and leadership", "title": "Coaching questions after a file review", "when": "Use when a reviewer wants questions, not a rewritten report.", "prompt": "I am coaching [ROLE, FOR EXAMPLE A GRADUATE] after reviewing their work on file [FILE CODE]. Asset class: [ASSET CLASS].\n\nStrengths I saw: [STRENGTHS]\nGaps I saw: [GAPS]\n\nWrite:\n- Five coaching questions that make them think\n- One practice exercise that uses fictional numbers labelled FICTIONAL AND NOT FOR A FILE\n- A short paragraph I can say out loud. Direct, specific, and fair.\n\nDo not write a replacement section they could paste into a live report. Do not supply market evidence for their file. Remind us that sign-off sits with a registered valuer. If a gap is ethical, including pressure to hit a number or a missed inspection, say it plainly and flag it for [DIRECTOR] rather than softening it.\n\nGuardrails:\n- Flag uncertainty in plain language. Separate what I gave you from what you suggest.\n- Do not invent market figures, yields, rents, sale prices, vacancy rates, or legal conclusions. If it is not in my material, write UNKNOWN.\n- Say clearly when a registered valuer, a lawyer, or a planner must decide. Do not decide for them.\n- Do not produce a final valuation, a concluded value, or a sign-off. The valuer stays in control. Your output is a draft for review.\n" }, { "id": "m3-033", "function": "People, learning, and leadership", "title": "Workshop recap for the team", "when": "Use the afternoon after an internal workshop, while the notes are still reliable.", "prompt": "Write a recap for the [TEAM NAME] team after a workshop on [TOPIC] on [DATE] in [LOCATION]. Facilitators: [NAMES]. Recap audience: [AUDIENCE].\n\nWhat we actually did, decided, and left open:\n[PASTE NOTES]\n\nInclude owners only where I wrote a name. Reflect this stance without overclaiming: AI should enhance expertise, not replace it. If you mention a Valuation Workfile Copilot, say the valuer stays in control.\n\nDo not add decisions that are not in my notes. Do not turn workshop examples into firm methodology. If someone raised a standards, privacy, or liability question, list it as open and name the owner type: lawyer, risk lead, or registered valuer.\n\nGuardrails:\n- Flag uncertainty in plain language. Separate what I gave you from what you suggest.\n- Do not invent market figures, yields, rents, sale prices, vacancy rates, or legal conclusions. If it is not in my material, write UNKNOWN.\n- Say clearly when a registered valuer, a lawyer, or a planner must decide. Do not decide for them.\n- Do not produce a final valuation, a concluded value, or a sign-off. The valuer stays in control. Your output is a draft for review.\n" }, { "id": "m3-034", "function": "People, learning, and leadership", "title": "Hiring brief for a valuer role", "when": "Use when a leader needs a draft for People before a role is approved.", "prompt": "Draft a hiring brief for a [ROLE TITLE] in the [MELBOURNE / SYDNEY / ADELAIDE / BRISBANE] office. Team: [TEAM]. Hiring manager: [NAME].\n\nProblem this role solves: [PROBLEM]\nSkills I am sure about: [SKILLS]\nConstraints: [TRAVEL, REGISTRATION EXPECTATION IF KNOWN, AND SALARY BAND ONLY IF I WANT IT WRITTEN HERE]\n\nOutput: role purpose, outcomes for the first 12 months, job-related selection criteria, interview questions that test judgement, and a short task. The task must not ask the candidate to value a real property or to sign off on anything.\n\nWhere registration or Australian Property Institute membership might matter, write CONFIRM WITH PEOPLE AND A SUPERVISING VALUER. Do not claim the role replaces a registered valuer. Mark the brief DRAFT FOR PEOPLE REVIEW.\n\nGuardrails:\n- Flag uncertainty in plain language. Separate what I gave you from what you suggest.\n- Do not invent market figures, yields, rents, sale prices, vacancy rates, or legal conclusions. If it is not in my material, write UNKNOWN.\n- Say clearly when a registered valuer, a lawyer, or a planner must decide. Do not decide for them.\n- Do not produce a final valuation, a concluded value, or a sign-off. The valuer stays in control. Your output is a draft for review.\n" }, { "id": "m3-035", "function": "People, learning, and leadership", "title": "Comments on a draft section", "when": "Use when you want margin comments, not a silent rewrite.", "prompt": "Review my draft as a senior colleague. Do not rewrite the whole piece.\n\nSection: [SECTION NAME]\nAsset class: [ASSET CLASS]\nMy status: [REGISTERED VALUER / AUTHOR WORKING UNDER A VALUER / OTHER]\nAudience: [AUDIENCE]\nDraft:\n[PASTE DRAFT]\n\nFor each comment, quote the phrase, then say what is unclear, unsupported, or too certain. Call out any sentence that sounds like a concluded value or a guarantee. Do not insert figures to strengthen the draft. If the draft states a legal or planning position as settled, flag it. Final wording stays with the accountable valuer.\n\nGuardrails:\n- Flag uncertainty in plain language. Separate what I gave you from what you suggest.\n- Do not invent market figures, yields, rents, sale prices, vacancy rates, or legal conclusions. If it is not in my material, write UNKNOWN.\n- Say clearly when a registered valuer, a lawyer, or a planner must decide. Do not decide for them.\n- Do not produce a final valuation, a concluded value, or a sign-off. The valuer stays in control. Your output is a draft for review.\n" }, { "id": "m3-036", "function": "People, learning, and leadership", "title": "First-month onboarding plan", "when": "Use when a new starter joins a valuation or advisory team.", "prompt": "Draft a first-month onboarding plan for [NEW STARTER FIRST NAME], role [ROLE], office [OFFICE], buddy [BUDDY], manager [MANAGER].\n\nCover how we instruct, inspect, collect evidence, review, and talk to clients. Include shadowing, reading files under confidentiality rules, and this AI boundary: tools can help organise and draft. They do not value property and they do not sign.\n\nTeaching files I approve: [FILES OR NONE]\nWhere a step depends on a firm policy, write CONFIRM WITH [MANAGER OR RISK]. Do not invent policies. Do not include a mock report that ends in a value.\n\nGuardrails:\n- Flag uncertainty in plain language. Separate what I gave you from what you suggest.\n- Do not invent market figures, yields, rents, sale prices, vacancy rates, or legal conclusions. If it is not in my material, write UNKNOWN.\n- Say clearly when a registered valuer, a lawyer, or a planner must decide. Do not decide for them.\n- Do not produce a final valuation, a concluded value, or a sign-off. The valuer stays in control. Your output is a draft for review.\n" }, { "id": "m3-037", "function": "People, learning, and leadership", "title": "One-to-one agenda", "when": "Use before a regular one-to-one with a direct report.", "prompt": "Build a 30-minute one-to-one agenda for [MANAGER] with [TEAM MEMBER] on [DATE].\n\nWork in flight, with no values: [MATTERS]\nDevelopment goal: [GOAL]\nSupport they asked for: [SUPPORT OR NONE]\nSensitive topic: [TOPIC OR NONE]\nShould I speak with People before this meeting: [YES OR NO]\n\nPut questions ahead of speeches. Keep it to one page. Do not diagnose misconduct. If I marked YES above, open the agenda with a reminder to speak with People first. Do not discuss a client's value outcome.\n\nGuardrails:\n- Flag uncertainty in plain language. Separate what I gave you from what you suggest.\n- Do not invent market figures, yields, rents, sale prices, vacancy rates, or legal conclusions. If it is not in my material, write UNKNOWN.\n- Say clearly when a registered valuer, a lawyer, or a planner must decide. Do not decide for them.\n- Do not produce a final valuation, a concluded value, or a sign-off. The valuer stays in control. Your output is a draft for review.\n" }, { "id": "m3-038", "function": "People, learning, and leadership", "title": "Leader's note on using AI", "when": "Use when a director wants a short note to the team after the innovation day.", "prompt": "Draft an internal note from [LEADER NAME AND ROLE] to [AUDIENCE] about everyday use of AI at M3 Property.\n\nPoints I want in it:\n- [POINT 1]\n- [POINT 2]\n- [POINT 3]\n\nKeep this stance: AI enhances expertise. It does not replace a registered valuer. The person accountable for the file stays accountable. Building Trust, M3's work with RMIT on ethical AI in property (2026), can be named as context. Quote it only from this paste:\n[QUOTE OR WRITE NONE]\n\nApproved policy text, if this note is allowed to state a rule:\n[PASTE APPROVED POLICY OR WRITE THERE IS NO NEW POLICY IN THIS NOTE]\nDo not name client files. Invite questions to [CONTACT]. Short, plain Australian English. No hype.\n\nGuardrails:\n- Flag uncertainty in plain language. Separate what I gave you from what you suggest.\n- Do not invent market figures, yields, rents, sale prices, vacancy rates, or legal conclusions. If it is not in my material, write UNKNOWN.\n- Say clearly when a registered valuer, a lawyer, or a planner must decide. Do not decide for them.\n- Do not produce a final valuation, a concluded value, or a sign-off. The valuer stays in control. Your output is a draft for review.\n" }, { "id": "m3-039", "function": "Operations, risk, and compliance", "title": "Job checklist beside the real procedure", "when": "Use at job setup as a reminder, not as a substitute for the firm manual.", "prompt": "Draft a job checklist for a [INSTRUCTION TYPE] on [ASSET CLASS] in [STATE]. Job lead: [NAME].\n\nStart with this sentence: this is not the M3 manual. Confirm every step with [OPERATIONS OR RISK OWNER].\n\nThen prompts, not policy, for: instruction logged, conflict check referred, engagement, documents, inspection, research, analysis notes, internal review, client questions, release, and file close.\n\nDo not describe how to calculate value. Include a line that release is a decision for a registered valuer. Where a stage is a legal gate, including engagement terms, reliance, or conflicts, mark it DIRECTOR OR LAWYER, not done.\n\nGuardrails:\n- Flag uncertainty in plain language. Separate what I gave you from what you suggest.\n- Do not invent market figures, yields, rents, sale prices, vacancy rates, or legal conclusions. If it is not in my material, write UNKNOWN.\n- Say clearly when a registered valuer, a lawyer, or a planner must decide. Do not decide for them.\n- Do not produce a final valuation, a concluded value, or a sign-off. The valuer stays in control. Your output is a draft for review.\n" }, { "id": "m3-040", "function": "Operations, risk, and compliance", "title": "Conflict check questions", "when": "Use before accepting work, so the conflict process gets the right questions.", "prompt": "Prepare conflict-check questions for a proposed instruction. Do not decide whether a conflict exists.\n\nProspective client: [CLIENT]\nOther parties we know about: [PARTIES]\nProperty: [PROPERTY ADDRESS]\nPurpose: [PURPOSE]\nOffices that might have seen this client or asset: [OFFICES]\nWhat I already know: [NOTES OR NOTHING]\n\nList the questions and the information still to collect. End with FOR [RISK OR DIRECTOR] TO DECIDE. Use only what I typed. Do not recall past jobs from memory. Where a professional standard may apply, write CONFIRM AGAINST THE CURRENT STANDARD WITH THE RESPONSIBLE VALUER. Do not give a legal conclusion.\n\nGuardrails:\n- Flag uncertainty in plain language. Separate what I gave you from what you suggest.\n- Do not invent market figures, yields, rents, sale prices, vacancy rates, or legal conclusions. If it is not in my material, write UNKNOWN.\n- Say clearly when a registered valuer, a lawyer, or a planner must decide. Do not decide for them.\n- Do not produce a final valuation, a concluded value, or a sign-off. The valuer stays in control. Your output is a draft for review.\n" }, { "id": "m3-041", "function": "Operations, risk, and compliance", "title": "Data handling note for an AI session", "when": "Use before you paste client material into an AI tool.", "prompt": "Write a short data-handling note for the top of an AI working session on [JOB CODE].\n\nMaterials I plan to use: [LIST, FOR EXAMPLE LEASE, RENT ROLL, TITLE SEARCH]\nTool: [TOOL NAME]\nPeople present: [NAMES]\nShould names be coded before pasting: [YES / NO, BECAUSE THIS TOOL IS ALREADY APPROVED FOR THE FILE]\n\nTell me to leave out account numbers, signatures, and personal phone numbers, to record what I pasted and when, and to treat outputs as drafts. Do not claim the tool is private, approved, or compliant. If I am unsure, write CONFIRM WITH [RISK OR TECHNOLOGY OWNER]. If the use is unusual, describe it here and flag NEEDS LEGAL INPUT: [DESCRIBE OR WRITE STANDARD DRAFTING ONLY]. Do not discuss value in the note.\n\nGuardrails:\n- Flag uncertainty in plain language. Separate what I gave you from what you suggest.\n- Do not invent market figures, yields, rents, sale prices, vacancy rates, or legal conclusions. If it is not in my material, write UNKNOWN.\n- Say clearly when a registered valuer, a lawyer, or a planner must decide. Do not decide for them.\n- Do not produce a final valuation, a concluded value, or a sign-off. The valuer stays in control. Your output is a draft for review.\n" }, { "id": "m3-042", "function": "Operations, risk, and compliance", "title": "Ethical AI check on a draft", "when": "Use before an AI draft goes into a file note or a client email.", "prompt": "Run an ethical use check on the AI output below. Use: [INTERNAL FILE NOTE / CLIENT EMAIL / OTHER]. Accountable human: [NAME AND ROLE].\n\nOutput:\n[PASTE OUTPUT]\n\nCheck:\n- Does it invent facts, figures, or sources?\n- Could a reader think a model valued the property or signed off?\n- Does it hide uncertainty?\n- Does it step onto ground a lawyer, a planner, or a registered valuer must own?\n- Does it respect this principle: AI enhances expertise and does not replace it?\n\nM3 published Building Trust with RMIT on ethical AI in property (2026). Do not cite findings I have not pasted. Pasted line, if any:\n[PASTE OR NONE]\n\nQuote risky lines. Suggest edits. Do not rewrite the output into a valuation. I decide what changes.\n\nGuardrails:\n- Flag uncertainty in plain language. Separate what I gave you from what you suggest.\n- Do not invent market figures, yields, rents, sale prices, vacancy rates, or legal conclusions. If it is not in my material, write UNKNOWN.\n- Say clearly when a registered valuer, a lawyer, or a planner must decide. Do not decide for them.\n- Do not produce a final valuation, a concluded value, or a sign-off. The valuer stays in control. Your output is a draft for review.\n" }, { "id": "m3-043", "function": "Operations, risk, and compliance", "title": "Peer review questions", "when": "Use when you are the reviewer and want the same questions every time.", "prompt": "Create a peer-review question list for a draft [REPORT OR ADVICE TYPE] on [ASSET CLASS], purpose [PURPOSE], state [STATE].\n\nGroup the questions under: instruction, inspection limits, evidence, the narrative around the analysis, assumptions, reporting clarity, reliance, and release readiness.\n\nInclude these questions in your own words as well:\n- Where has a number entered without a source on the file?\n- What, if anything, reads like a guarantee?\n\nQuestions only, unless I paste a draft here:\n[DRAFT OR WRITE QUESTIONS ONLY TODAY]\nClearing the list is not sign-off. Say that a registered valuer authorised to release the work is the person who decides. Do not answer the questions from imagination and do not propose a value.\n\nGuardrails:\n- Flag uncertainty in plain language. Separate what I gave you from what you suggest.\n- Do not invent market figures, yields, rents, sale prices, vacancy rates, or legal conclusions. If it is not in my material, write UNKNOWN.\n- Say clearly when a registered valuer, a lawyer, or a planner must decide. Do not decide for them.\n- Do not produce a final valuation, a concluded value, or a sign-off. The valuer stays in control. Your output is a draft for review.\n" }, { "id": "m3-044", "function": "Operations, risk, and compliance", "title": "File close questions", "when": "Use when you are closing a file or answering an internal records request.", "prompt": "Prepare questions for closing file [JOB CODE], [ASSET CLASS], office [OFFICE].\n\nAsk whether the file holds: the instruction, the engagement, the conflict result, research sources, the inspection note, the location of the workings, review notes, the issued report, and a record of what went to the client.\n\nDo not state a retention period. Write CONFIRM RETENTION WITH [RISK OR OPERATIONS] AND THE CURRENT POLICY. Do not invent what was issued. If the matter could be disputed, add this action: do not destroy anything until [DIRECTOR] confirms, and ask whether a lawyer should be involved. Do not discuss the valuation outcome.\n\nGuardrails:\n- Flag uncertainty in plain language. Separate what I gave you from what you suggest.\n- Do not invent market figures, yields, rents, sale prices, vacancy rates, or legal conclusions. If it is not in my material, write UNKNOWN.\n- Say clearly when a registered valuer, a lawyer, or a planner must decide. Do not decide for them.\n- Do not produce a final valuation, a concluded value, or a sign-off. The valuer stays in control. Your output is a draft for review.\n" }, { "id": "m3-045", "function": "Operations, risk, and compliance", "title": "Near-miss note", "when": "Use when something almost went wrong and the internal note needs to stay factual.", "prompt": "Draft an internal near-miss note.\n\nDate: [DATE]\nWhat happened, in time order: [FACTS]\nPotential harm: [HARM, FOR EXAMPLE WRONG RELIANCE, DATA IN THE WRONG TOOL, OR A MISSED CONFLICT STEP]\nWhat stopped it: [WHAT STOPPED IT]\nPeople, by role if I prefer: [ROLES]\nMake-safe steps already taken: [STEPS OR NONE]\n\nUse facts, not motive and not blame. Put any wording about liability under a heading NEEDS A LAWYER and do not present it as agreed. If a registered valuer still needs to correct a file, list that as an open action, not as a completed fix. Do not add personal data I did not type.\n\nGuardrails:\n- Flag uncertainty in plain language. Separate what I gave you from what you suggest.\n- Do not invent market figures, yields, rents, sale prices, vacancy rates, or legal conclusions. If it is not in my material, write UNKNOWN.\n- Say clearly when a registered valuer, a lawyer, or a planner must decide. Do not decide for them.\n- Do not produce a final valuation, a concluded value, or a sign-off. The valuer stays in control. Your output is a draft for review.\n" }, { "id": "m3-046", "function": "Marketing and communications", "title": "LinkedIn draft", "when": "Use when a specialist wants a post that sounds like a person, not a brochure.", "prompt": "Draft two LinkedIn options for [AUTHOR NAME AND ROLE] at M3 Property.\n\nTopic: [TOPIC]\nAudience: [AUDIENCE]\nPoint to make: [POINT]\nPersonal detail I approve: [DETAIL OR NONE]\nHashtags I approve: [HASHTAGS OR NONE]\nClient names approved for public use: [NAMES OR NONE]\nLine I want quoted, if any: [PASTE OR NONE]\n\nEach option under 130 words. Australian English. No extra hashtags. Do not quote yields, values, or a view that the market is moving. Do not invent a story, a statistic, or a quote from Andrew Duguid, Jane Wyndham, or RMIT. If AI is mentioned, it supports specialists and does not replace registered valuers. Mark both DRAFT for [AUTHOR] to edit before posting.\n\nGuardrails:\n- Flag uncertainty in plain language. Separate what I gave you from what you suggest.\n- Do not invent market figures, yields, rents, sale prices, vacancy rates, or legal conclusions. If it is not in my material, write UNKNOWN.\n- Say clearly when a registered valuer, a lawyer, or a planner must decide. Do not decide for them.\n- Do not produce a final valuation, a concluded value, or a sign-off. The valuer stays in control. Your output is a draft for review.\n" }, { "id": "m3-047", "function": "Marketing and communications", "title": "Case study outline", "when": "Use when a finished job might become a public story, before anyone writes the copy.", "prompt": "Outline a case study. Do not write finished marketing copy.\n\nNaming: [NAMED WITH WRITTEN APPROVAL / ANONYMOUS]\nSector and city: [SECTOR AND CITY]\nProblem in the client's words, if I have them: [PROBLEM OR UNKNOWN]\nWhat M3 did, in my words: [ACTIONS]\nOutcome I am allowed to mention: [PROCESS ONLY, OR A NON-NUMERIC OUTCOME]\n\nDo not include a valuation figure, a yield, or a price. Do not imply a financial result happened because of our report. If naming is anything other than written approval, draft it as anonymous and add the step GET WRITTEN APPROVAL BEFORE PUBLICATION. Add a review step for the registered valuer who did the work. Do not state legal conclusions about the client's transaction.\n\nGuardrails:\n- Flag uncertainty in plain language. Separate what I gave you from what you suggest.\n- Do not invent market figures, yields, rents, sale prices, vacancy rates, or legal conclusions. If it is not in my material, write UNKNOWN.\n- Say clearly when a registered valuer, a lawyer, or a planner must decide. Do not decide for them.\n- Do not produce a final valuation, a concluded value, or a sign-off. The valuer stays in control. Your output is a draft for review.\n" }, { "id": "m3-048", "function": "Marketing and communications", "title": "Internal note on a new tool", "when": "Use when you are telling the firm about a tool without overselling it.", "prompt": "Draft an internal announcement from [SENDER ROLE] about [TOOL NAME] for [AUDIENCE].\n\nWhat it does, in my words: [FUNCTIONS]\nWhat it does not do: [LIMITS]\nAccess steps: [STEPS OR UNKNOWN]\nSupport contact: [NAME]\nApproved wording on security, cost, or accuracy, if any: [PASTE OR NONE]\n\nWrite a three-bullet version and a slightly longer version. Both must say: this tool does not value property, does not sign reports, and does not replace review by a registered valuer. Staff stay responsible for what they send and what they put on a file. Do not add certifications or savings I did not paste. For rules on client data, point to [POLICY OWNER] instead of inventing a policy.\n\nGuardrails:\n- Flag uncertainty in plain language. Separate what I gave you from what you suggest.\n- Do not invent market figures, yields, rents, sale prices, vacancy rates, or legal conclusions. If it is not in my material, write UNKNOWN.\n- Say clearly when a registered valuer, a lawyer, or a planner must decide. Do not decide for them.\n- Do not produce a final valuation, a concluded value, or a sign-off. The valuer stays in control. Your output is a draft for review.\n" }, { "id": "m3-049", "function": "Marketing and communications", "title": "Event talk outline", "when": "Use when someone from M3 is speaking and needs a spine, not a pile of claims.", "prompt": "Outline a [LENGTH] talk for [SPEAKER NAME AND ROLE] at [EVENT] on [DATE]. Audience: [AUDIENCE]. Working title: [TITLE].\n\nProblem valuers or clients actually feel: [PROBLEM]\nExamples I approve. If this is empty, use placeholders marked EXAMPLE ONLY:\n[PASTE OR WRITE NONE]\n\nArc: the problem, what we will not claim, two practical examples, how judgement stays with the registered valuer, and a close that invites a conversation rather than a mandate. You may use this idea, which I am supplying: AI should enhance expertise, not replace it. Do not invent further quotes from Jane Wyndham, Andrew Duguid, or RMIT. Do not include a live valuation of a property the audience names. Mark any slide that needs [MARKETING OR DIRECTOR] approval.\n\nGuardrails:\n- Flag uncertainty in plain language. Separate what I gave you from what you suggest.\n- Do not invent market figures, yields, rents, sale prices, vacancy rates, or legal conclusions. If it is not in my material, write UNKNOWN.\n- Say clearly when a registered valuer, a lawyer, or a planner must decide. Do not decide for them.\n- Do not produce a final valuation, a concluded value, or a sign-off. The valuer stays in control. Your output is a draft for review.\n" }, { "id": "m3-050", "function": "Marketing and communications", "title": "Website service blurb", "when": "Use when a service page needs a short description that stays accurate.", "prompt": "Draft a website blurb of about [WORD COUNT] words for M3 Property's [SERVICE NAME] offering. Reader: [READER, FOR EXAMPLE A CFO, A CREDIT MANAGER, OR A DEVELOPER].\n\nService type: [VALUATION / ADVISORY / I AM UNSURE]\nApproved facts:\n[PASTE FACTS]\nOffices, if relevant: [OFFICES]\n\nDescribe the service and how to start a conversation. Do not promise an outcome, a defended figure, or a win against another firm. If it is a valuation service, say in plain language that a registered valuer is responsible for the opinion. If I marked the type as unsure, stop and list the questions you need before writing. Do not add sectors or cities I did not name.\n\nGuardrails:\n- Flag uncertainty in plain language. Separate what I gave you from what you suggest.\n- Do not invent market figures, yields, rents, sale prices, vacancy rates, or legal conclusions. If it is not in my material, write UNKNOWN.\n- Say clearly when a registered valuer, a lawyer, or a planner must decide. Do not decide for them.\n- Do not produce a final valuation, a concluded value, or a sign-off. The valuer stays in control. Your output is a draft for review.\n" }, { "id": "m3-051", "function": "Marketing and communications", "title": "Media holding reply", "when": "Use when a journalist asks about the market, a deal, or AI and you need time.", "prompt": "Draft a holding reply from [SENDER] to [JOURNALIST NAME] at [OUTLET] about [TOPIC]. Their deadline: [DEADLINE OR NONE].\n\nPosition I am allowed to take today: [WE WILL COME BACK BY A TIME I STATE / WE WILL NOT COMMENT / REFER TO THE CEO'S OFFICE]\n\nCome-back time, if I chose one: [TIME OR NOT APPLICABLE]\n\nDo not answer the underlying market, deal, or valuation question. Do not confirm a client or a transaction. Do not speak for Andrew Duguid or Jane Wyndham unless the position line says to refer it to the CEO's office. Keep the journalist's email to a few sentences.\n\nUnder a separate heading INTERNAL ONLY, say whether a lawyer should see any substantive reply. Do not put that heading in the email itself.\n\nGuardrails:\n- Flag uncertainty in plain language. Separate what I gave you from what you suggest.\n- Do not invent market figures, yields, rents, sale prices, vacancy rates, or legal conclusions. If it is not in my material, write UNKNOWN.\n- Say clearly when a registered valuer, a lawyer, or a planner must decide. Do not decide for them.\n- Do not produce a final valuation, a concluded value, or a sign-off. The valuer stays in control. Your output is a draft for review.\n" }, { "id": "m3-052", "function": "Marketing and communications", "title": "Client newsletter item", "when": "Use when the firm wants a useful note for clients, not a market call.", "prompt": "Draft a newsletter item of about [WORD COUNT] words for [AUDIENCE, FOR EXAMPLE EXISTING VALUATION CLIENTS]. Theme: [THEME, FOR EXAMPLE WHAT TO HAVE READY BEFORE AN INSTRUCTION]. Voice: M3 Property, with people in Melbourne, Sydney, Adelaide, and Brisbane.\n\nPoints I approve:\n[PASTE POINTS]\nNames or properties approved for print: [LIST OR NONE]\n\nTeach a process or a question. Do not forecast rents, yields, or values. Invite the reader to speak with their usual M3 contact, and say the newsletter is not something to rely on as advice. If a sentence would need a lawyer or a planner, cut it and leave [SPECIALIST TO CONFIRM]. Do not use sign-off language.\n\nGuardrails:\n- Flag uncertainty in plain language. Separate what I gave you from what you suggest.\n- Do not invent market figures, yields, rents, sale prices, vacancy rates, or legal conclusions. If it is not in my material, write UNKNOWN.\n- Say clearly when a registered valuer, a lawyer, or a planner must decide. Do not decide for them.\n- Do not produce a final valuation, a concluded value, or a sign-off. The valuer stays in control. Your output is a draft for review.\n" } ]