The HMO Podcast

Only 1% of letting agencies have AI fully built into how they work, and nobody is even measuring landlords yet. How far behind could you be without knowing it?

In this week's episode, I walk you through the three steps of the AI adoption curve, from asking questions to handing real work over. I share how I use AI to appraise complex deals, review legal packs, manage purchase checklists and produce month end reports by the fifth of the month.

I held off covering this for a long time because I wanted to use it heavily...

Dr Michael Taylor, “the Property GP”, spent over 20 years in the NHS before he and his wife Laura built a £2m+ HMO portfolio in under two years.

Most people think finding the deal is the hard part. In this episode, Michael and I show you why getting your offer accepted is really where the work starts. We go step by step, from offer accepted to the first tenant moving in.

🎯 What You’ll Learn

Can you still get all of your money back out of an HMO deal in 2026?

It’s one of the questions I get asked most often, and it came up again recently in the HMO Community. An investor with around £80,000 in cash wants to build a high-spec HMO and refinance every penny back out. Is that realistic, or is it too much to ask of one project?

This episode is a community Q&A. I’ve picked five real questions that members recently posted in our free Facebook group. I answer the question about recycling your...

Leon Hart and his brother Kyle started their property business from their front room with no background, no contacts and almost no money. Today they run an established lettings business, deliver HMO conversions for investors and are building a portfolio of their own, funded by private investors.

In this episode, I catch up with Leon, a former mentee of mine, for an honest conversation about what it really took to get there and what he's learned along the way.

🎯 What You'll Learn

Can you still pick up a bargain at auction that would make a great HMO?

If you’d asked me a year or two ago, I’d have said yes, but there weren’t many opportunities around. Things have changed. The market has slowed, sellers are more motivated, and there are more opportunities in the auction room than I’ve seen in a long time.

In this episode, I talk you through how to buy at auction without getting burned. I cover why properties end up at auction, how the different types of auction work, the due...

How much of your HMO rent do you actually get to keep?

It’s easy to look at the monthly rent, deduct the mortgage and bills, and assume everything left over is profit. But the reality is there are dozens of other costs that can impact the long-term performance of a HMO.

In this episode, I break down the real costs of running a HMO in 2026, covering around 60 different expenses across 12 categories. From voids, reletting and utilities to compliance, maintenance, refinancing, management and tax, I’ll help you understand what really needs to be factored into...

It’s been a busy, challenging and exciting few months across my property businesses.

In this episode, I’m giving you an honest update on exactly what’s been happening behind the scenes. From development projects and difficult tenants to refinancing, new purchases and why I’m shifting my focus back towards high-yielding HMOs.

I also share some of the challenges we’ve faced, including getting a major development back on track after our contractor went into liquidation, dealing with significant tenant arrears and preparing for a difficult refinance.

🎯 What You'll Learn

The mortgage market has shifted quickly in recent weeks, with rising swap rates, changing lender pricing and wider economic uncertainty creating another challenging environment for HMO investors.

In this episode, I sit down with our specialist mortgage broker Ellie Broadhurst to unpack what's happening in the lending market right now, how the Renters' Rights Act is starting to affect some HMO valuations, and what investors need to consider when buying or refinancing in today's market.

🎯 What You'll Learn

£10,000 per month in net income is a common goal for HMO investors, but very few people actually break down what it will take to get there.

In this #Rewind episode, I break down a simple exercise I use with my mentees to reverse engineer that target, looking at how many properties you might need, the equity you’ll need to create and why adding value is such an important part of building and scaling an HMO portfolio.

🎯 What You'll Learn

Is HMO investing still worth it in 2026, and what do you actually need to know before getting started?

In this episode, I’m on the other side of the mic as Ant Lyons from YPN Magazine puts me through my A–Z of HMO investing, covering everything from what makes a good deal and how to fund one, to Article 4, location, management, compliance and the mistakes that can quickly turn a promising project into an expensive one.

I also share how my own approach to investing has changed over the years and what I would do i...

Should you manage your own HMOs, or pay somebody else to do it?

It’s one of the most common questions HMO investors ask, and the decision is often based on one thing: how much money you could save by self-managing.

But after nearly 20 years of investing in and managing HMOs, I can tell you there’s far more to consider than the management fee.

In this episode, I break down what managing an HMO actually involves, the pros and cons of doing it yourself versus outsourcing, and the real cost of management when...

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

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 ca...

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...

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 g...

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

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 m...

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...

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...

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...

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...

Most property investors don't struggle because they can't analyse deals. They struggle because they don't know how to make a decision once the analysis is done.

Should you buy it? Are you paying too much? Have you missed something important? Or are you simply stuck in analysis paralysis?

In this episode, I share the exact 9-step decision-making framework I use to assess property opportunities, manage risk, and make confident investment decisions. After reviewing thousands of deals over the years, I've learned that successful investing isn't about finding perfect opportunities - it's about consistently making good...

Finding great HMO deals has become harder over the last few years, but creating enough value to recycle your capital and continue growing your portfolio is arguably an even bigger challenge.

In this episode, I sit down with our specialist mortgage finance expert Ellie Broadhurst to discuss what's happening in the lending market right now and where opportunities still exist for investors looking to scale.

🎯 What You'll Learn

It’s been a challenging few months in the property market.

Rising tenant arrears, stubborn interest rates, contractor failures, affordability pressures, and continued uncertainty around legislation are creating new challenges for landlords and investors across the UK.

In this episode, I pull back the curtain and share a completely honest update on what's happening inside my own businesses right now. From portfolio performance and tenant issues to development projects, AI efficiencies, and where I'm deploying capital next, this is a transparent look at the realities of investing in today's market.

🎯 What You'll Learn...