QRE offers a range of landlord and tenant advisory services across all property types.

The QRE landlord and tenant advice is based on significant experience in negotiating rent reviews, lease renewals and in advising on break options.

Disputes can, and do, arise on a frequent basis. The most common area of disputes arise from rent reviews, lease renewals and lease restructuring.

The rent review process is a significant business event, which impacts directly on operational profits (for Tenants) and on property values (for Landlords). It is therefore important for all Landlords and Tenants to seek professional advice to represent them and negotiate the best possible outcome. Our dedicated team are hugely experienced in identifying those lease terms, which impact on rental value and structure our advice and negotiations around these points.

  • Rent Reviews - We represent either the landlord or tenant in rental disputes, providing expert witness written submissions (arbitration and independent experts) and/or oral evidence at an arbitration hearing
  • Lease Renewals - We represent either the landlord or tenant in lease renewal negotiations, providing expert advice on all main lease terms to align them with their business objectives
  • Lease Restructuring - We advise on restructuring leases with the aim of enhancing the value of both parties’ interests in a changing business environment, through a combination of extending leases, changing rents, negotiating rent free periods or contributions towards re-fitting.

The advisory team are also greatly experienced in Rating cased, Ground Rents and in more recent times challenging entries to the Vacant Sites Register.


  • Acting for Landlords and Tenants across all asset classes
  • Upward/downward Rent Review from Feb 2010
  • Arbitration and expert submissions to 3rd party
  • Expert Witness Evidence
  • Court Leases

The Advisory Team

Paul McElearney FRICS FSCSI

Paul McElearney heads up QRE Advisory and brings to the role his extensive property experience and knowledge, having worked in the industry for over 38 years as a property professional in Ireland.

Paul held the position of Head of the Property Valuation Team in IBRC’s NAMA unit, and Property Manager in the Asset Management Team in Bank of Ireland.

For ten years, Paul successfully established himself as a specialist commercial property surveyor offering clients a personal service tailored to their needs, matching his specialist knowledge and skills with an understanding of the client’s needs.

Paul is a Fellow of the Society of Chartered Surveyors Ireland (FSCSI) and Fellow of the Royal Institution of Chartered Surveyors (FRICS). Paul also has a Diploma in Arbitration Law (UCD) and was elected as a Fellow of the Chartered Institute of Arbitrators and is a member of the Presidents Panel in the SCSI.

Paul McElearney FRICS FSCSI



Hugh has over 40 years’ experience, focusing on the retail market. He was a director of Lisney for 20 years before stepping down from the board in April 2014 and retiring from the firm in March 2019. He is a Fellow of both the Royal Institution of Chartered Surveyors and the Society of Chartered Surveyors Ireland.

He is a Deputy Chairperson of the Valuation Tribunal. This Tribunal is an independent statutory body which hears appeals against decisions of the Commissioner of Valuation on the valuation and re-valuation of commercial properties for rating purposes under the Valuation Act 2001.  It also hears appeals made by owners of derelict sites against the determination by local Authorities of the market values of those sites under the Derelict Sites Act 1990.


He is a member of the Dispute Resolution Committee of the Residential Tenancies Board.


He specialises in Landlord and Tenant matters, particularly pertaining to retail property and regularly act as an expert witness before the courts. He also acts as an Arbitrator and Independent Expert in rent reviews.

His clients include broad range of landlords and occupiers including individual and institutional owners and single, national and multinational tenant occupiers.