Some properties look like great HMO deals on paper, but there are certain problems that no amount of negotiating, refurbishing or clever deal structuring can fix.

In this episode, I break down the types of properties I think HMO investors should avoid, or at the very least approach with a great deal of caution, and explain why some of these seemingly attractive opportunities can become very expensive mistakes.

🎯 What You'll Learn

• The lending risks of non-standard construction and spray foam
• Why shared ownership can be problematic for HMOs
• How covenants and lease clauses can restrict your plans
• Why existing HMO licences can be misleading
• The risks of listed buildings and flood zones

If you’re currently sourcing or appraising your next HMO, this episode will help you spot some of the red flags before they become very expensive problems.

💻 Resources & Mentions

• Join my Accelerator Programme: If you’d like my direct input on your current or next project, you can watch this video or book a complimentary strategy call with me here.
• The HMO Roadmap: Feeling overwhelmed? Access 400+ tools, templates, and lessons to help you start, scale, and systemise your HMO business - all in one place. Join here.
• The HMO Community: Got questions or need support? Come and connect with 10,000+ investors inside our Free Facebook Group here.
• Social: Follow me on Instagram for daily HMO tips, advice, and behind-the-scenes updates here.

Most HMO investors spend thousands getting a property finished, but when it comes to the things tenants actually see, the budget has often disappeared.

In this episode, I’m joined by Sammie and Adam Wale from Aben Interiors, HMO investors and specialists in HMO property staging, photography and videography. We explore why presentation matters more than ever and how getting those final details right can help you achieve higher rents and fill your rooms faster.

We also share real examples of projects achieving rents 15% to 24% above market rates and discuss why professional photos and videos can become some of your most valuable marketing assets.

🎯 What You'll Learn

• Why HMO presentation matters more in today’s competitive market
• How staging can help tenants connect with your property
• Why professional photos and videos are worth the investment
• How better presentation can increase rents and reduce voids
• Where AI can help with HMO design and where it falls short

If you’re developing an HMO or have another project coming up, this episode will show you why the project doesn’t end when the builder hands back the keys, and why those final touches could be some of the highest ROI investments you make.

Learn more about Sammie and Adam’s property staging services here: https://thehmoroadmap.co.uk/hmo-property-staging 

💻 Resources & Mentions

• Join my Accelerator Programme: If you’d like my direct input on your current or next project, you can watch this video or book a complimentary strategy call with me here.
• The HMO Roadmap: Feeling overwhelmed? Access 400+ tools, templates, and lessons to help you start, scale, and systemise your HMO business - all in one place. Join here.
• Facebook Community: Got questions or need support? Come and connect with 10,000+ investors inside The HMO Community here.
• Social: Follow me on Instagram for daily HMO tips, advice, and behind-the-scenes updates here.

If you enjoyed this episode, hit subscribe and drop a quick review on Apple Podcasts or Spotify - it helps more investors find the show!

How much does it actually cost to refurbish an HMO?

It’s one of the most common questions I get asked, and unfortunately, there isn’t one simple answer.

The cost depends on the scope of the project, the specification you’re aiming for, where you’re investing and, importantly, whether you’ve accounted for everything that actually sits inside a refurbishment budget.

In this episode, I break down how I think about HMO build costs and give you a practical way to put a credible number against a project before you’ve even spoken to a builder.

🎯 What You'll Learn

• The two biggest factors that drive HMO refurbishment costs
• What you need to include when building your refurb budget
• Current build-cost benchmarks for light, moderate and heavy refurbs
• What nearly 40 real HMO projects have actually cost our members
• How professional fees, VAT and contingency can affect your final budget
• How to sense-check your numbers and builders’ quotes 

Getting your refurb numbers wrong by £5,000, £10,000 or £20,000 can completely change whether a deal stacks up, and potentially how much you should be paying for the property in the first place.

The goal isn’t to predict your build cost perfectly from day one. It’s to understand your scope and spec, use the right benchmarks, account for the costs that are often missed, and get your initial estimate as close to reality as possible.

If you’re appraising an HMO conversion or planning your next refurbishment, this episode will help you approach your numbers with a lot more confidence.

💻 Resources & Mentions

• Join my Accelerator Programme: If you’d like my direct input on your current or next project, you can watch this video or book a complimentary strategy call with me here.
• The HMO Roadmap: Feeling overwhelmed? Access 400+ tools, templates, and lessons to help you start, scale, and systemise your HMO business - all in one place. Join here.
• The HMO Community: Got questions or need support? Come and connect with 10,000+ investors inside our Free Facebook Group here.
• Social: Follow me on Instagram for daily HMO tips, advice, and behind-the-scenes updates here.

Most aspiring property investors don't struggle because they lack knowledge.

They struggle because they never make the leap from learning to actually doing. They've read the books, listened to the podcasts, invested in education, but still haven't completed their first HMO project.

In this episode, I'm joined by Dr. Michael Taylor, better known as ThePropertyGP. After building a £2 million HMO portfolio in under two years while working as a full-time GP, Michael has helped countless first-time investors bridge what he calls the "execution gap."

Together, we explore why so many investors get stuck, the common obstacles holding them back, and how the right support can help you complete your first profitable HMO with confidence.

🎯 What You'll Learn

• Why education alone isn't enough to become a successful HMO investor
• The biggest reasons aspiring investors get stuck before completing their first deal
• How to overcome fear, overwhelm, and the "what if?" mindset
• The importance of building the right power team around your project
• Real-life examples of first-time investors who have successfully completed profitable HMOs

If you've been thinking about investing in HMOs but haven't taken that first step yet, this episode will help you understand what's holding you back and, more importantly, how to move forward with confidence.

👉 Learn more about Michael's Blueprint programme and book a strategy call here.

💻 Resources & Mentions

• The HMO Roadmap: Feeling overwhelmed? Access 400+ tools, templates, and lessons to help you start, scale, and systemise your HMO business - all in one place. Join here.
• Facebook Community: Got questions or need support? Come and connect with 10,000+ investors inside The HMO Community here.
• Social: Follow me on Instagram for daily HMO tips, advice, and behind-the-scenes updates here.

If you enjoyed this episode, hit subscribe and drop a quick review on Apple Podcasts or Spotify - it helps more investors find the show!

The first half of the year has been a reminder that building a successful property business is never a straight line.

Some of my biggest wins have come alongside some of my biggest frustrations. 

In this episode, I take you behind the scenes of my business and share an honest mid-year review of what's been working, what's tested me the most, and where I'm focusing my time and energy for the rest of 2026.

🎯 What You'll Learn

• How AI and better systems have freed up more of my time
• Lessons from this year's student changeover
• The reality of rent arrears and landlord legal battles
• Why I'm focusing on high-yield HMOs again
• My plans for a new private investment fund

If you're building a property business of your own, this episode is a reminder that setbacks are part of the journey. Success isn't about avoiding problems. It's about staying focused on the bigger picture, making better decisions, and continuing to move forward even when things don't go to plan.

💻 Resources & Mentions

• Join my Accelerator Programme: If you’d like my direct input on your current or next project, you can watch this video or book a complimentary strategy call with me here.
• The HMO Roadmap: Feeling overwhelmed? Access 400+ tools, templates, and lessons to help you start, scale, and systemise your HMO business - all in one place. Join here.
• The HMO Community: Got questions or need support? Come and connect with 10,000+ investors inside our Free Facebook Group here.
• Social: Follow me on Instagram for daily HMO tips, advice, and behind-the-scenes updates here.

Most property investors spend years building wealth. But very few spend any time thinking about how they're actually going to protect it.

What happens to your portfolio if you die unexpectedly? Who makes decisions if you lose mental capacity? Will your family inherit what you've built, or could poor planning, unnecessary tax, or even remarriage mean your wealth ends up somewhere you never intended?

In this episode, I sit down with asset protection specialist Mike Hiner, better known as The Asset Protection Guy, to unpack the estate planning mistakes many property investors make. 

🎯 What You'll Learn

• Why a basic will often isn't enough to protect your family and assets
• What really happens if you die without a will
• The difference between joint tenants and tenants in common
• How trusts can help protect wealth across multiple generations
• Why inheritance tax can become a major problem for property investors
• The role of holding companies and family investment companies
• Why lasting powers of attorney are just as important as wills
• How business owners can prepare for unexpected illness, incapacity or death

If you've spent years building a property portfolio, this episode will help you understand the risks that many investors overlook and the practical steps you can take to protect your wealth, your business, and the people you want to benefit from it.

Learn more about Strategic Asset Protection here: https://www.sap-legal.co.uk/

💻 Resources & Mentions

• Join my Accelerator Programme: If you’d like my direct input on your current or next project, you can watch this video or book a complimentary strategy call with me here.
• The HMO Roadmap: Feeling overwhelmed? Access 400+ tools, templates, and lessons to help you start, scale, and systemise your HMO business - all in one place. Join here.
• Facebook Community: Got questions or need support? Come and connect with 10,000+ investors inside The HMO Community here.
• Social: Follow me on Instagram for daily HMO tips, advice, and behind-the-scenes updates here.

If you enjoyed this episode, hit subscribe and drop a quick review on Apple Podcasts or Spotify - it helps more investors find the show!

Most new HMO investors don't struggle because there aren't any opportunities.

They struggle because they don't know where to start. They get overwhelmed by all the information, worry about making expensive mistakes, or spend too long waiting for the perfect time to take action.

In this episode, I revisit one of the most important podcast episodes I've ever recorded because, if anything, the message is even more relevant today. I walk through the six key areas every new HMO investor needs to understand before buying their first property, and explain why getting these foundations right will save you time, money and a lot of frustration.

🎯 What You'll Learn

• Why you need a clear HMO strategy before viewing a single property
• How to find the right deals and build relationships with estate agents
• The planning, licensing and Article 4 pitfalls that catch out new investors
• The different ways to finance HMOs and recycle your capital as you grow
• What to expect from refurbishment projects and how to budget more accurately
• Why finding and managing the right tenants is critical to long-term success

If you've been sitting on the fence, waiting until you feel ready, this episode will help you understand what really matters before buying your first HMO and give you the confidence to stop waiting and start building your portfolio.

💻 Resources & Mentions

• Join my Accelerator Programme: If you’d like my direct input on your current or next project, you can watch this video or book a complimentary strategy call with me here.
• The HMO Roadmap: Feeling overwhelmed? Access 400+ tools, templates, and lessons to help you start, scale, and systemise your HMO business - all in one place. Join here.
• The HMO Community: Got questions or need support? Come and connect with 10,000+ investors inside our Free Facebook Group here.
• Social: Follow me on Instagram for daily HMO tips, advice, and behind-the-scenes updates here.

This week's episode is a little different.

I recently joined Dan Hill for a Six Rounds episode of The Blueprint Podcast, where the format is simple: six surprise topics, no preparation, and no idea what's coming next.

It made for a really honest conversation as we shared our thoughts on property investing, entrepreneurship, AI, the UK economy and what it really takes to build long-term wealth. We also explored the lessons we've learned over the years, how our thinking has evolved, and some of the habits and principles that continue to shape the way we do business today.

If you've ever wondered how experienced investors think about risk, opportunity and the future of the property market, I think you'll really enjoy this one.

🎯 What You'll Learn

• What we'd do differently if we were starting again
• Our top property investing tips after years in the industry
• How AI is changing business and why it's only just getting started
• Our thoughts on the current UK property market and where we see opportunity
• The mindset and habits that have had the biggest impact on our success
• Simple business and productivity hacks we use every day
• Why reputation, relationships and long-term thinking matter more than ever

I hope you enjoy this special crossover episode as much as I enjoyed recording it.

💻 Resources & Mentions

• Join my Accelerator Programme: If you’d like my direct input on your current or next project, you can watch this video or book a complimentary strategy call with me here.
• The HMO Roadmap: Feeling overwhelmed? Access 400+ tools, templates, and lessons to help you start, scale, and systemise your HMO business - all in one place. Join here.
• Facebook Community: Got questions or need support? Come and connect with 10,000+ investors inside The HMO Community here.
• Social: Follow me on Instagram for daily HMO tips, advice, and behind-the-scenes updates here.

If you enjoyed this episode, hit subscribe and drop a quick review on Apple Podcasts or Spotify - it helps more investors find the show!

Most investors focus on finding the perfect deal.

But after nearly 20 years of investing, I've learned that long-term success has far less to do with chasing the biggest returns and far more to do with building the right strategy.

In this special episode, I join Ant Lyons from Your Property Network (YPN) for an honest conversation about how my approach to property investing has evolved, why I'm still bullish on UK property despite the challenges, and how I think about building a portfolio that's designed not just for growth, but for the long term.

🎯 What You'll Learn

• Why I'm still investing in HMOs despite today's market conditions
• The investment criteria I use when assessing every deal
• How I balance cash flow, capital growth and risk across my portfolio
• Why chasing "unicorn deals" can actually slow your progress
• The biggest mistakes I see new HMO investors making
• How I approach Article 4 areas and planning risk
• The strategy behind building a portfolio with a clear long-term exit plan

Whether you're buying your first HMO or looking to scale an established portfolio, this episode will help you think beyond individual deals and start building a property business that supports the lifestyle and future you actually want.

You can find more of my interviews, articles and expert resources on my YPN Expert Hub here.

💻 Resources & Mentions

• Join my Accelerator Programme: If you’d like my direct input on your current or next project, you can watch this video or book a complimentary strategy call with me here.
• The HMO Roadmap: Feeling overwhelmed? Access 400+ tools, templates, and lessons to help you start, scale, and systemise your HMO business - all in one place. Join here.
• Facebook Community: Got questions or need support? Come and connect with 10,000+ investors inside The HMO Community here.
• Social: Follow me on Instagram for daily HMO tips, advice, and behind-the-scenes updates here.

If you enjoyed this episode, hit subscribe and drop a quick review on Apple Podcasts or Spotify - it helps more investors find the show!

Property development can be an incredible way to build wealth, but it's also one of the toughest paths in real estate. The challenge isn't just finding great opportunities, it's building a business that can consistently create capital, generate cash flow, and give you the freedom to scale.

In this episode, I sit down with one of my mentees, property developer and investor Jon Fish, to unpack his remarkable journey from rescuing a struggling family manufacturing business to building a successful property company focused on luxury new-build developments and high-performing HMOs.

With more than 15 years of hands-on experience, Jon shares the lessons he's learned about resilience, construction, business growth, raising finance, and creating a long-term property strategy that balances wealth creation with wealth preservation.

🎯 What You'll Learn

• How Jon turned a family crisis into a property development career
• Lessons learned from restoring a 10,000 sq ft factory with almost no budget
• Why Jon combines luxury new-build developments with HMOs
• How to identify and appraise profitable HMO opportunities
• The role private finance has played in accelerating growth
• Why systems, delegation, and business structure are critical for scaling
• The mindset shifts required to stop playing small and start thinking bigger

If you're building a property business, looking to scale your portfolio, or trying to balance development projects with long-term cash-flow investments, this episode is packed with practical lessons, honest insights, and real-world experience from a developer who's spent more than a decade in the trenches and is now building an impressive portfolio with a clear vision for the future.

💻Resources & Mentions

• Join my Accelerator Programme: If you’d like my direct input on your current or next project, you can watch this video or book a complimentary strategy call with me here.
• The HMO Roadmap: Feeling overwhelmed? Access 400+ tools, templates, and lessons to help you start, scale, and systemise your HMO business - all in one place. Join here.
• Facebook Community: Got questions or need support? Come and connect with 10,000+ investors inside The HMO Community here.
• Social: Follow me on Instagram for daily HMO tips, advice, and behind-the-scenes updates here.

If you enjoyed this episode, hit subscribe and drop a quick review on Apple Podcasts or Spotify - it helps more investors find the show!