The HMO Podcast

As we step into a new year, a lot of property investors are setting big intentions and telling themselves this is the year it finally clicks. But good intentions alone don’t create momentum.

In today’s episode, I’m talking about why so many property investors feel like they’re doing everything right… but still can’t seem to build any real momentum. They get started, they stay busy, they even do the odd deal - yet things never quite take off.

This episode is about structure, alignment, and the difference between reacting to problems and designing a business that actually compounds.

I also introduce a simple three-step framework I use in my own businesses - one that, when applied properly, can completely change the way progress shows up.

🎯 What You’ll Learn

• Why most investors never experience true momentum
• The hidden reason progress feels stop-start
• What “liftoff” actually looks like in property
• The shift that turns effort into compounding results

If you’ve been busy but not moving forward, or you’ve told yourself this is the year things finally change, this episode will give you a new lens to look at what’s really holding you back.

WATCH THIS to learn more about my unique 3-step system.

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

💻 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.

In today’s episode, I’m joined by Will Whittaker - a construction expert and experienced builder - to pull back the curtain on what HMO projects really look like on the other side of the deal. What does a refurbishment or conversion look like from a builder’s perspective, and where do investors most often get caught out?

As you can imagine, I’ve got plenty of questions. I consider myself fairly experienced when it comes to buildings and refurbishments, but Will operates on another level entirely. 

If you’re planning a refurb, a conversion, or an HMO project and you want to avoid delays, disappearing trades, and expensive surprises, this is an episode you don’t want to miss.

🎯 What You’ll Learn

• What a main contractor actually does
• How to plan contingency properly for older HMO properties
• The common site problems that catch inexperienced investors out
• Why cheap drawings and vague specs almost always end up costing you more
• How to structure contracts and payment schedules
• Why “too cheap” quotes are a red flag
• Simple cost-saving decisions that don’t compromise the end result
• How to find the right contractor through proper due diligence

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

💻 Resources & Mentions

• 1-2-1 Mentorship: Ready to take things to the next level? Apply to join my 1-2-1 mentorship programme 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.

In today’s episode, I’m challenging the way most people think about a £50,000 pot of capital and why, for so many aspiring property investors, that thinking is the very thing keeping them stuck. £50k feels like a lot of money and it is, but in the context of property, it’s also not enough to do the job most people are asking it to do.

Rather than trying to force £50,000 into a single deal and hoping it changes your life, I break down what that money should actually be used for if your goal is real scale, momentum, and long-term freedom. This isn’t about saving more, working harder, or squeezing every last pound out of one deal. It’s about a fundamental shift in how you think about capital, leverage, and growth.

🎯 What You’ll Learn

• The biggest mistake investors make when trying to “make their money work harder”
• Why capital should be judged by what it enables, not what it buys
• The myth that you need deal experience before raising investor money
• Why investors don’t fund deals
• How to reposition yourself as a delivery partner rather than a cash-limited buyer
• The mindset shift required to turn £50,000 into something truly life-changing

If you’ve saved hard, stayed busy, done “all the right things” but still feel like progress is painfully slow, this episode will challenge your assumptions and give you a completely different way to think about using the money you have.

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

💻 Resources & Mentions

• 1-2-1 Mentorship: Ready to take things to the next level? Email [email protected]
• 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.

In today’s episode, I’m tackling the question everyone is asking right now: is it still worth investing in property? With rising costs, tighter lending, more competition and a general sense of uncertainty, it’s no surprise that so many investors are wobbling. Instead of giving you a polished answer, I’m breaking down what’s actually happening, what matters, and why the fundamentals still hold strong.

We’ll talk honestly about the challenges in today’s market, the pressure on deals, the realities of operating HMOs right now, and why this period is shaping the next generation of real operators. If you’ve been second-guessing your strategy, this will help steady the ship.

🎯 What You’ll Learn

• Why so many investors are questioning property and what’s driving the wobble
• How higher interest rates, rising refurb costs and tighter lending affect deal performance
• The impact of increased competition and compliance in the HMO sector
• Why tough markets aren’t new and how experienced investors view them
• The long-term fundamentals that still make property a strong investment
• The mindset needed to navigate a challenging environment and stay in the game

If the current market feels tough, you’re not alone. This episode will bring clarity, calm, and a long-term perspective when you need it most.

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

💻Resources & Mentions

• 1-2-1 Mentorship: Ready to take things to the next level? Email [email protected]
• 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.

In today’s episode, I break down the Autumn Budget and what it really means for HMO landlords and property investors, with expert insight from mortgage specialist Ellie Broadhurst.

After weeks of speculation and political noise, the budget has finally landed and while it wasn’t as bad as many feared, it was still far from good news. We explore the key changes that affect landlords, what didn’t happen (and why that matters), and the wider direction of travel for the property market. Most importantly, we discuss what you should be thinking about now to protect your portfolio and stay ahead in an increasingly challenging landscape.

🎯 What You’ll Learn

• The key announcements that directly affect landlords and property investors
• How tax changes may influence your portfolio decisions and long-term strategy
• Why incorporation and operating professionally matter more than ever
• How the budget interacts with the Renters’ Rights Act and wider market pressures
• What’s happening with mortgage rates, swap rates and lender behaviour
• Where the biggest opportunities will emerge for investors in the months ahead

If you’re serious about building, protecting and positioning your HMO business for long-term success, this episode is essential listening. Understanding the implications now will help you cut through the noise, stay confident and seize opportunities while others hesitate.

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

💻Resources & Mentions

• 1-2-1 Mentorship: Ready to take things to the next level? Apply to join my 1-2-1 mentorship programme 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.

In today’s episode, I’m sharing a real and honest breakdown of what’s been happening inside my property and development businesses over the last few months. It’s been a challenging period across the market - tight lending, uncertainty surrounding the Renters’ Rights Act, contractor issues, slower rental demand, and some big, strategic decisions to make. Instead of giving you the polished version, I’m taking you behind the scenes and talking openly about what’s working, what’s not, and how I’m navigating it all.

I’ll walk you through the performance of my student HMO portfolio, the reality of refinancing a major development right now, why some of our projects have slowed, and how I’m approaching long-term planning for both my properties and my training business. I’ll also share some personal reflections on balancing work, family life, and staying focused through a tough market.

🎯 What You’ll Learn

• How I fully let my student HMO portfolio early with a focus on renewals and rapid response
• Why the Renters’ Rights Act is changing how I plan refurb cycles and future-proof my assets
• The wins and frustrations behind our 24-unit development - from awards to difficult refinancing
• How a contractor’s illness has forced a rethink on one of our major schemes
• Why my trading business is key to long-term growth, plus what’s coming next
• The off-market opportunities appearing right now and why it’s still a great time to buy

If you’re finding the current market tough, this episode will remind you you’re not alone. It’s practical, honest, and full of lessons from someone living it day to day.

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

💻 Resources & Mentions

• Mentorship: Ready to take things to the next level? Apply to join my 1-2-1 mentorship programme 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 Group: 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.

In today’s episode, I sit down with Hayley Andrews, the award-winning investor, “dragon” on Sky TV’s Property Elevator, and the force behind Hard Hats to Heels and the Women in Property Awards, to unpack how she’s built a diverse, multi-strategy portfolio over two decades, from vanilla buy-to-lets and HMOs through to hotels, listed buildings and complex commercial schemes.

Hayley shares the real story behind her growth: starting out on a council estate, using property as a pension, then scaling into bigger and more complex projects by buying well, managing risk ruthlessly and building serious relationships with councils, heritage bodies and regeneration boards. We dig into her transformation of a derelict museum into “Fun City”, a new entertainment quarter that’s now set to roll out across market towns in the UK.

If you’re serious about playing the long game in property - building wealth, not just collecting units and you want a candid look at what it really takes to operate at the top level, this is an episode you don’t want to miss.

🎯 What You’ll Learn

• How Hayley grew from single lets to large HMOs, commercial conversions and hotels
• The negotiation principles she uses to always buy right (and walk away when she has to)
• Why a solid, cash-flowing base is essential before you take on complex “trophy” projects
• How she engineered the museum-to-entertainment-quarter deal and secured all three buildings from the council
• Why understanding demand, data and end users comes before any offer or design
• How and why she’s championing women in the industry through Hard Hats to Heels and the Women in Property Awards

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

💻Resources & Mentions

• 1-2-1 Mentorship: Ready to take things to the next level? Apply to join my 1-2-1 mentorship programme 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.

In today’s episode, I break down one of the most overlooked parts of running a successful property business - how you structure it.

Most investors talk about yield, rent, and refinancing, but few think about what happens after they’ve made the money. Without the right structure, a huge chunk of your profits can disappear in tax - money that could have stayed in your business, been reinvested, and compounded into something far bigger over time.

I reveal how smart tax planning and business structuring can protect your assets, improve efficiency, and quietly build long-term wealth in the background. I’ll walk you through exactly how I’ve set up my own group structure, why it’s been a game-changer for my portfolio, and how you can start thinking strategically about your own setup - no matter what stage you’re at.

🎯 What You’ll Learn

• The critical difference between tax avoidance and tax evasion
• What a group structure actually is and how it works in practice
• Why separating your trading, management, and investment arms protects your assets
• The hidden flexibility a holding company gives you when raising finance or selling
• The most common mistakes investors make (and how to avoid costly restructuring later)
• Why getting specialist advice early can save you tens of thousands over the long term

If you’re serious about scaling your HMO business, keeping more of what you earn, and building true financial resilience, this episode is essential listening. Structure it right now and your future self will thank you.

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

💻 Resources & Mentions

• Mentorship: Ready to take things to the next level? Apply to join my 1-2-1 mentorship programme 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 Group: 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.

In today’s episode, I break down the Renters Rights Act, the biggest shake-up to the UK rental market in decades, and explain what it really means for HMO landlords.

This new legislation completely rewrites the rules for landlords, from the removal of fixed-term tenancies and Section 21 evictions to rent increases, pets, and the launch of a national landlord register. It’s a huge change that adds complexity and risk, but for those who understand it and prepare early, it also creates an incredible opportunity.

In this detailed breakdown, I walk you through the 11 key changes every landlord needs to understand, how they’ll affect your portfolio in practice, and the steps you can take now to safeguard your business and turn regulation into opportunity.

🎯 What You’ll Learn

• What the Renters Rights Act actually changes for HMO landlords
• How assured periodic tenancies will replace fixed-term tenancies
• What the end of Section 21 evictions means for possession and control
• How the new Section 8 grounds will operate in practice
• Why student landlords must rethink their tenancy cycles
• The new rules on rent increases, pets, and rent bidding
• How the Private Rented Sector Ombudsman and database will affect you
• What Awaab’s Law means for damp and mould responsibilities
• Why these changes will drive many landlords out and how to seize the opportunity left behind

If you’re serious about building, scaling, and protecting your HMO property business, this episode is essential listening. Understanding these changes now will give you a clear advantage and help you turn uncertainty into opportunity.

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

💻 Resources & Mentions

• Mentorship: Ready to take things to the next level? Apply to join my 1-2-1 mentorship programme 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 Group: 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.

In today’s episode, I break down the 14 key numbers every serious HMO investor should be tracking — the exact metrics that separate property owners from true property business owners.

Over the years, I’ve seen countless investors who know their rent roll but have no idea how their portfolio is actually performing. In this solo deep dive, I walk you through the essential calculations, from yields and ratios to returns and risk measures, that reveal how efficient, profitable, and resilient your business really is.

If you want to move from managing properties to running a professional property business, grab a pen and paper because this one’s packed with insight, examples, and actionable steps you can start using today.

🎯 What You’ll Learn

• The 14 must-know financial metrics for every HMO investor
• How to calculate and interpret gross yield, net yield, and ROI
• The difference between return on investment and return on capital employed
• How to measure efficiency with operating cost and gross-to-net ratios
• Why your debt service coverage ratio matters to lenders
• How to benchmark deals using cost per room and £ per square foot
• The simple occupancy formula that reveals the health of your portfolio
• How to make confident, data-driven decisions about your next deal

If you’re serious about building a real property business that performs like a business, not just collecting rent, this is the episode for you.

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

💻 Resources & Mentions

• Mentorship: Ready to take things to the next level? Apply to join my 1-2-1 mentorship programme 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 Group: 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.