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In this episode of This Property Life, host Sarah Blaney speaks with Esther Smith, a successful property investor, corporate contractor, and busy parent. Together with her husband Mark, Esther has built a portfolio of HMOs leased to supported living providers such as Serco. The conversation explores how to strategically balance property investing with a demanding career and family life, and dives into the practicalities and pitfalls of the supported housing model.

Esther Smith is a contractor in the corporate world and a mother of young children, one of whom has autism. Esther brings a realistic, no-frills perspective to property investing, blending analytical skills, financial forecasting, and an acute awareness of social needs to build a portfolio with both purpose and profit.

What You'll Learn:

• Why supported living HMOs can be a smart long-term investment strategy
• The real timelines and work involved before a property begins cash flowing
• How to manage property investing alongside a demanding job and family life
• Tips on working with providers like Serco and handling bureaucratic challenges
• The importance of aligning investment strategies with personal and family goals

Timestamps

[00:00] – Introduction to the Episode

[02:18] – Why Esther chose property investing alongside a corporate career

[04:32] – Transitioning to HMOs and choosing supported living as a strategy

[06:08] – Challenges of property management and moving outside London

[08:31] – The importance of patience and persistence in property

[11:15] – The true timeline to cash flow a supported living HMO

[19:30] – What to expect during refurb and compliance processes

[26:24] – Lease signing: navigating Serco’s contracts and requirements

[32:28] – Lending, insurance, and operational costs: myth vs reality

[42:01] – Long-term goals, charitable aspirations, and future plans

[47:37] – Wrapping up: advice on staying focused and aligned with your goals

[51:37] – Where to connect with Esther Smith

This Episode is Kindly Sponsored by:

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• LinkedIn: https://www.linkedin.com/in/esthersmith1
• Website: https://espeopleandchange.com/

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In this episode of This Property Life, host Sarah Blaney speaks with Jake Colwill, an experienced property investor and developer based in Bristol. Jake shares how he and his partner Lucy have built a smart, sustainable property business by flipping properties to generate capital, which they then reinvest into high-quality HMOs in premium southern markets.

What You'll Learn:

• How flipping properties can fuel long-term investment in high-value areas.
• Why Jake and Lucy focus on tight geographic areas and niche property types.
• Smart strategies for sourcing off-market deals through relationships and persistence.
• The mechanics of high-end HMO investing in Article 4 areas, including planning and valuation tips.
• How to build and maintain a scalable, sustainable property business with clear strategic focus.

Timestamps

[02:39] - The Origins of Their Strategy

[06:03] - Freehold Blocks and Title Splits

[09:22] - Sourcing Off-Market Deals

[16:02] - Structuring Their Business

[19:01] - What Makes a Premium HMO

[22:01] - Valuations: Commercial vs. Bricks & Mortar

[24:37] - Hold Strategy and Long-Term Thinking

[27:36] - Building Momentum Through Niching

[30:29] - Final Thoughts and Resilience in Property

This Episode is Kindly Sponsored by:

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Follow Jake Colwill Socials:

• LinkedIn: https://www.linkedin.com/in/jake-colwill-1279b9104/?originalSubdomain=uk
• Instagram: https://www.instagram.com/jake_colwill/
• LinkedIn (Company): https://www.linkedin.com/company/innova-property/
• Website (Company): https://www.innova-property.com/

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In this episode of This Property Life, host Sarah Blaney is joined by property expert Wendy Whitaker-Large to tackle a provocative and controversial question: Are landlords responsible for the housing crisis? Wendy offers a balanced and experience-led take as they explore key topics such as supply planning, government policy, investor behavior, and what’s really driving the shortage of homes in the UK.

What You'll Learn:

• The debate around secondhand properties and how landlords help refurbish homes.
• How the media's London-centric perspective distorts the national housing debate.
• How the Thatcher-era "Right to Buy" policy contributed to the current shortage of affordable homes.
• The role of small builders in helping to alleviate this crisis, compared to large national developers.
• A discussion about the government's reliance on private landlords for social housing.

Timestamps

[01:04] - Introduction of Wendy Whitaker

[02:28] - Secondhand Properties & Landlord Refurbishments

[06:05] - Media's London Focus

[08:09] - Home Ownership and Affordability

[12:30] - Right to Buy & Housing Shortage

[16:56] - Government Debt & Economic Challenges

[21:23] - Small Builders vs. Large Developers

[31:19] - Government's Reliance on Private Landlords

[40:58] - Renters’ Rights Bill Impact

[50:46] - Conclusion and Final Thoughts

This Episode is Kindly Sponsored by:

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• LinkedIn: https://www.linkedin.com/m/in/wendy-whittaker-large
• Website: https://www.wendywl.uk/
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In this episode of This Property Life, host Sarah Blaney speaks with Michael Dean, co-founder of Avamore Capital, about the current challenges facing UK property developers.

What You'll Learn:

• Why do smaller and mid-sized developers have more room for creative deal structuring
• The importance of flexibility and negotiation when working with landowners
• What funders are really looking for in today’s market
• How to identify the right landowners for JV or deferred payment deals
• Strategies to stay resilient and invest smartly in a challenging property climate

Timestamps

[02:34] - Michael’s Background

[05:36] - Build Cost Inflation, Slow Sales, And Landowner Expectations

[09:00] - Why Small-To-Mid Deals Offer More Flexibility

[14:38] - Deferred Payments, Overage, Jv Agreements

[21:49] - Finding The Right Landowners: Motivated & Pressurised Sellers

[29:44] - Operator Vs. Discretionary Developer Mentality

[34:24] - Outlook On Interest Rates And The Market Bottom

[42:42] - Political Risks And Budget Speculations

[45:27] - Final Thoughts & Getting In Touch

This Episode is Kindly Sponsored by:

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Follow Michael Dean Socials:

• LinkedIn: https://www.linkedin.com/in/propertyfunder/
• Instagram: https://www.instagram.com/property_funder/
• LinkedIn (Company): https://www.linkedin.com/company/avamore-capital/
• Instagram (Company): https://www.instagram.com/avamorecapital/
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In this episode of This Property Life, host Sarah Blaney sits down with Michael Langley, a small-scale property developer who has built his business through smart partnerships and a clear vision.

What You'll Learn:

• How Michael’s architectural skills contribute to the development process
• How Michael and Christian structured their JV to leverage their combined skill sets
• The process Michael uses to evaluate sites, including market research and feasibility studies
• How to mitigate risks related to planning, cost overruns, and managing timelines
• Subcontractor management, cost of materials, and dealing with unexpected delays

Timestamps

[02:12] - Michael's transition from architecture to property development

[06:22] - Michael discusses meeting his business partner, Christian

[11:57] - How profit and project responsibilities are split in their JVs

[19:13] - Explanation of Special Purpose Vehicles (SPVs) and their operational structure

[23:55] - The cost breakdown of building in different areas

[31:24] - Case study of their current development project in Forest Hill, London

[42:03] - Challenges in construction costs and subcontractor management

[46:34] - Planning delays and the frustrations with under-resourced planning departments

[57:26] - Stress-testing deals to ensure investor returns even with market fluctuations

[59:47] - Michael’s advice for new developers

This Episode is Kindly Sponsored by:

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Follow Michael Langley Socials:

• LinkedIn: https://www.linkedin.com/in/michael-langley-mla/?originalSubdomain=uk
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• Website: https://mla-architecture.co.uk/
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In this episode of This Property Life, Sarah Blaney welcomes back property expert James Lynch to look into title splitting. While James’s expertise centers on splitting freehold buildings into leasehold units, the practical strategies he shares today are transferable to almost any property transaction.

What You'll Learn:

• How to use prop tech tools to source profitable deals more efficiently.
• Clever ways to legally reduce stamp duty through commercial classifications.
• Techniques for conducting due diligence remotely to save time and travel.
• Why expediting title registration can save thousands on bridging finance.

Timestamps

[02:00] - Tip #1: Use PropTech to Source Smart

[04:41] - Tip #2: Go Off-Market

[05:50] - Tip #3: Save on Stamp Duty (Legally)

[08:39] - Tip #4: Due Diligence from a Distance

[14:17] - Tip #5: Work with the Right Solicitors

[18:16] - Tip #6: Save on Lease Plans

[22:54] - Tip #7: Get the Right Valuer

[29:13] - Tip #8: Choose the Right Lender and Broker

[31:57] - Tip #9: Expedite Title Registration

[34:07] - Conclusion & How to Contact James

This Episode is Kindly Sponsored by:

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Follow James Lynch Socials:

• LinkedIn: https://www.linkedin.com/in/jameshlynch/?originalSubdomain=uk
• Website: http://www.thetitlesplitconsultant.co.uk/
• LinkedIn (Company): https://www.linkedin.com/company/thetitlesplitconsultant/
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In this episode of This Property Life, host Sarah Blaney looks into the world of Houses in Multiple Occupation (HMOs) with seasoned investor Henry Davis. With over 30 years of experience, Henry shares the practical lessons he's learned from building and managing both small and large-scale HMOs.

What You'll Learn:

• Why soundproofing and room design are critical for tenant retention in HMOs
• How to future-proof your properties to stay compliant with changing regulations
• The financial and legal advantages of going back to brick when developing HMOs
• Smart sourcing and furnishing strategies that balance quality with cost
• How to choose properties that are more likely to gain planning permission, even in Article 4 areas

Timestamps

[03:45] - Why Henry chose HMOs for better cash flow

[05:13] - Design pitfalls and why most HMOs fail at tenant retention

[11:26] - Choosing your tenant avatar: professionals vs. students

[20:33] - Furniture, fittings, and clever layout tips for durability

[26:16] - How to create inviting, robust communal areas

[36:32] - Scaling up: large HMOs, planning permission, and property selection

[38:16] - Data-driven investing and mastering local planning policy

[42:51] - Budgeting, working with QSs, and paying builders wisely

[55:03] - Final advice, practical tips, and where to find Henry’s resources

This Episode is Kindly Sponsored by:

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Follow Henry Davis Socials:

• LinkedIn: https://www.linkedin.com/in/henrydavisproperty/
• Website: https://henrydavisproperty.com/
• Instagram: https://www.instagram.com/henrydavisproperty/
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In the fourth and final episode of the "Controlling the Uncontrollables" mini-series, Nick and Caroline look into one of the biggest fears in property development: working with builders and contractors. From sourcing reliable tradespeople to managing quotes, timelines, and red flags, this episode arms property investors with practical insights to help them navigate the tricky terrain of contractor relationships.

What You'll Learn:

• The critical qualities of a good contractor and how to spot red flags early.
• Why pricing up refurbs before an offer is accepted can backfire.
• Where and how to find reputable builders in your investment area.
• The importance of clearly defining spec levels and managing contractor relationships.
• How to protect yourself financially when working with tradespeople.

Timestamps

[02:58] - What Makes a Good Contractor

[06:37] - Why You Don’t Need a Builder Before a Deal

[09:35] - Estimating Refurb Costs Independently

[12:56] - Finding Reputable Builders

[16:35] - What to Ask When Vetting a Builder

[21:44] - Setting Expectations and Incentivising Deadlines

[28:59] - Spotting Red Flags and Trusting Your Gut

[40:50] - Payment Terms and Financial Protection

[48:12] - Looking Ahead: Buying Boring Businesses

This Episode is Kindly Sponsored by:

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• LinkedIn: https://www.linkedin.com/in/caroline-claydon-property   
• Website: https://www.carolineclaydon.com/ 

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• LinkedIn: https://www.linkedin.com/in/nick-c-651a141a1/ 

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In this episode, Sarah Blaney and Nick Claydon respond directly to a recent BBC Panorama documentary on the UK government's ambitious pledge to build 1.5 million new homes by 2029.

What You'll Learn:

• Why the government’s 1.5 million homes promise might as well be fiction
• How Thatcher’s Right to Buy scheme broke the social housing system
• Why apprenticeships dried up, and why nobody wants to be a bricklayer anymore
• How local councillors and planning committees kill good development
• What “grey belt” land is, and why it could be the real answer to housing shortages

Timestamps

[03:02] - Housing Crisis Origins: Thatcher, Right to Buy & No Replacements

[04:57] - Construction Chaos: Brexit, Boomers & University Overload

[09:10] - The Fantasy of 1.5 Million New Homes

[12:16] - Why Landlords Aren’t the Villains You Think

[15:24] - Greenbelt vs Grey Belt: The Land We Can’t Touch

[20:17] - Planning Hell: Local Council Shenanigans

[27:31] - Eight Years for Planning on a Brownfield Site

[29:34] - Nutrient Neutrality, Sewage, and 40-Year Mistakes

[32:48] - Final Thoughts: How Do We Fix This?

This Episode is Kindly Sponsored by:

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• LinkedIn: https://www.linkedin.com/in/sarahpropertyandbusiness/  
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In this episode, Sarah Blaney and Nick Claydon return to the topic of Energy Performance Certificates (EPCs), shifting the focus from England and Wales to the Scottish property market.

What You'll Learn:

• Key differences between EPC requirements in Scotland vs. England and Wales
• What the new heat retention rating (HRR) system means for landlords
• The impact of proposed changes on different types of housing stock
• Practical strategies for choosing compliant, investment-friendly properties
• Why ex-local authority homes may offer the best opportunities for investors

Timestamps

[01:50] - Current EPC Standards in Scotland

[03:32] - Introduction of the Heat Retention Rating (HRR)

[04:20] - Clean Energy and Heating Systems

[05:51] - The Unintended Consequences of Policy

[07:47] - EPC Validity Period Shrinks to Five Years

[08:37] - Types of Housing Stock in Scotland

[12:01] - Investment Recommendations

[15:48] - Should You Panic or Prepare?

This Episode is Kindly Sponsored by:

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