In this week’s episode of The Property Rebel: Arsh Ellahi shares a no-nonsense rant about why you should never take property advice from “Dave down the pub” or “Karen on Facebook.” He exposes how one investor nearly lost £250,000 by trusting hearsay about converting a single-let into an 8-bed HMO in Wolverhampton—without understanding licensing, planning permission, or Article 4 restrictions.

Arsh breaks down the realities of HMO conversions, from room sizes to fire safety to council regulations, and explains why due diligence will save you thousands. If you’ve ever been tempted to take shortcuts or follow gossip in property investing, this episode is a wake-up call to stick with facts, not Facebook myths.

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Thank you for listening!

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