The HMO Podcast

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 LearnWhy so many investors are questioning property and what’s driving the wobbleHow higher interest rates, rising refurb costs and tighter lending affect deal performanceThe impact of increased competition and compliance in the HMO sectorWhy tough markets aren’t new and how experienced investors view themThe long-term fundamentals that still make property a strong investmentThe mindset needed to navigate a challenging environment and stay in the gameIf 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 & Mentions1-2-1 Mentorship: Ready to take things to the next level? Email andy@thehmoroadmap.co.ukThe 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 LearnThe key announcements that directly affect landlords and property investorsHow tax changes may influence your portfolio decisions and long-term strategyWhy incorporation and operating professionally matter more than everHow the budget interacts with the Renters’ Rights Act and wider market pressuresWhat’s happening with mortgage rates, swap rates and lender behaviourWhere the biggest opportunities will emerge for investors in the months aheadIf 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 & Mentions1-2-1 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 LearnHow I fully let my student HMO portfolio early with a focus on renewals and rapid responseWhy the Renters’ Rights Act is changing how I plan refurb cycles and future-proof my assetsThe wins and frustrations behind our 24-unit development - from awards to difficult refinancingHow a contractor’s illness has forced a rethink on one of our major schemesWhy my trading business is key to long-term growth, plus what’s coming nextThe off-market opportunities appearing right now and why it’s still a great time to buyIf 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 & MentionsMentorship: 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 LearnHow Hayley grew from single lets to large HMOs, commercial conversions and hotelsThe 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” projectsHow she engineered the museum-to-entertainment-quarter deal and secured all three buildings from the councilWhy understanding demand, data and end users comes before any offer or designHow and why she’s championing women in the industry through Hard Hats to Heels and the Women in Property AwardsIf you enjoyed this episode, hit subscribe and drop a quick review on Apple Podcasts or Spotify - it helps more investors find the show!💻Resources & Mentions1-2-1 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 LearnThe critical difference between tax avoidance and tax evasionWhat a group structure actually is and how it works in practiceWhy separating your trading, management, and investment arms protects your assetsThe hidden flexibility a holding company gives you when raising finance or sellingThe 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 termIf 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.-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 & MentionsMentorship: 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 LearnWhat the Renters Rights Act actually changes for HMO landlordsHow assured periodic tenancies will replace fixed-term tenanciesWhat the end of Section 21 evictions means for possession and controlHow the new Section 8 grounds will operate in practiceWhy student landlords must rethink their tenancy cyclesThe new rules on rent increases, pets, and rent biddingHow the Private Rented Sector Ombudsman and database will affect youWhat Awaab’s Law means for damp and mould responsibilitiesWhy these changes will drive many landlords out and how to seize the opportunity left behindIf 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 & MentionsMentorship: 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 LearnThe 14 must-know financial metrics for every HMO investorHow to calculate and interpret gross yield, net yield, and ROIThe difference between return on investment and return on capital employedHow to measure efficiency with operating cost and gross-to-net ratiosWhy your debt service coverage ratio matters to lendersHow to benchmark deals using cost per room and £ per square footThe simple occupancy formula that reveals the health of your portfolioHow to make confident, data-driven decisions about your next dealIf 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 & MentionsMentorship: 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 Craig Fisher, the founder of CF Commercial, HausProud Living, and co-founder of Yvonne Ellen, to unpack how he’s built a £250k-per-year HMO portfolio while running several multi-million-pound businesses.Craig joined my mentorship programme in June 2023, and together we’ve focused on building a simple, repeatable model that works. In this conversation, I pull back the curtain on the exact deal criteria, refurb standards, KPIs, and risk controls Craig uses to make sure his portfolio performs, even when he isn’t there.If you’re busy, ambitious, and want to build a property business that runs on systems rather than heroics, this is one you don’t want to miss.🎯 What You’ll LearnThe HMO model we implementedHow I helped Craig invest remotely with trusted partnersThe weekly KPIs we track to keep performance on targetSmart risk management strategies that protect your projectsHow Craig successfully raises private finance for growthWhy focus beats chasing clever dealsIf you enjoyed this episode, hit subscribe and drop a quick review on Apple Podcasts or Spotify - it helps more investors find the show!💻 Resources & MentionsMentorship: 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.

This week, I’m sitting down with Laura Ackers of Haus Property, someone I’ve had the privilege to watch go from zero property background to a Manchester-based HMO portfolio that’s given her and her husband Dan genuine freedom. In just a few years, they’ve stepped away from their jobs, systemised the business, and moved their young family to Mallorca on a three-year visa.Here’s what we cover in the episode:03:46 - The Journey From Hairdressing to Property Investment09:54 - The Challenges of Starting a Property Business14:51 - Achieving Freedom Through Property19:59 - The Role of Mastermind Groups in Success24:47 - Case Study: A Standout 8-Bed Social HMO ProjectIf you enjoyed this episode, hit subscribe and drop a quick review - it helps more investors find the show!🔥 Feeling overwhelmed? Join The HMO Roadmap Premium Plan at 20% OFF and access 400+ resources to help you start, scale & systemise your HMO business! Hurry! Offer ends Oct 15th! Get started here.-Did you find this episode useful? Please leave us a quick review on Apple Podcasts or Spotify!Got any questions? Join The HMO Community on Facebook!If you want to join my 1-2-1 mentoring program, you can enquire here. Connect with me on Instagram or Linkedin for daily HMO tips and advice! 

There’s a lot of fear in the market right now. Everywhere I look, investors are sitting on their hands or even thinking about selling up. The media is full of doom and gloom, interest rates are high, the Renters Reform Act is looming, and costs are up across the board.But here’s the truth - this is exactly when real opportunities appear. When everyone else is frozen, the smart investors are looking the other way.In this episode, I dive deep into why I genuinely believe we could be standing in one of the best buying opportunities in decades. I’ll unpack what’s really going on with the market, how to reframe your fear, and why long-term fundamentals still matter more than ever. If you’ve been feeling nervous, waiting for the “right time” to buy, or just unsure what to do next, this episode is for you.-🔥 Feeling overwhelmed? Join The HMO Roadmap Premium Plan at 20% OFF and access 400+ resources to help you start, scale & systemise your HMO business! Hurry! Offer extended until Oct 15th! Hurry! Get started here.-Did you find this episode useful? Please leave us a quick review on Apple Podcasts or Spotify!Got any questions? Join The HMO Community on Facebook!If you want to join my 1-2-1 mentoring program, you can enquire here. Connect with me on Instagram or Linkedin for daily HMO tips and advice!