Are small buy-to-let landlords finished… or is this exactly the moment to lean in? In this candid conversation, Ant Lyons (Your Property Network) sits down with veteran investor and PIN founder Simon Zutshi to cut through the doom and gloom around the Renters’ Rights Bill, Section 24, EPC changes, rising rates—and why, despite it all, there’s still a powerful role for the small, professional landlord.

Simon shares his “five golden rules,” how he’s adapting his own portfolio (and why most new purchases now go into Ltd companies), and the practical moves you can make this quarter to find motivated sellers, structure win-win deals, and buy for cash flow first. If you’ve been on the fence, this is your confidence injection.

What you’ll learn

The real impact of the Renters’ Rights Bill & Section 24—and how pros are adapting

Why vulnerable tenants may be hit hardest (and how good landlords can still help)

EPC realities for older stock and what “good enough” looks like

Buying criteria that works in 2025–2026: cash flow, demand, buffer

When flipping is risky—and how to future-proof by holding for income

Why now is a contrarian buying window (and how to spot motivated landlords)

How to “sweat the asset” (HMOs, SA) and compete on quality, not a race to the bottom

Simon’s offer-and-follow-up playbook to actually get deals agreed

Timestamps

0:00 Intro — Is the small landlord finished?

1:30 The policy landscape: RRB, Section 24, taxation reality

6:40 Who really pays the price? Tenants, courts, and insurance options

11:20 EPC changes and older stock—what’s realistic

14:30 Company structures, treating it like a business

17:30 Buy for cash flow (not hope): shifting criteria into 2026

21:40 Quality HMOs vs “average” stock

23:40 Contrarian window: why Simon is buying now

29:20 New builds vs value-add: where returns really come from

39:10 Simon’s checklist: motivated sellers, demand, cash flow, long-term, buffer

43:55 Offer strategy & relentless follow-up

About our guest

Simon Zutshi is the founder of Property Investors Network (PIN), bestselling author of Property Magic, and a full-time investor with three decades of experience through multiple cycles.

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