#224

Sometimes you’ve gotta zig while others zag. If you follow the herd, then you’ll get average results.

By going with the flow, you increase your competition.

So while the North West of England is hugely competitive right now, just a hop, skip and a jump across the Irish Sea in Belfast, you could pick up a two or three bed city centre house for just £140,000.

And a gross rental income north of £900 a month.

So if you’re looking for a location with a lower entry point AND a healthy dose of Capital Growth, this is the episode for you.

Eimear Gourley is is the go-to expert on Northern Ireland Property.

AKA NI Property Girl, Eimear discusses:

• why Northern Ireland is overlooked by property investors.
• the dual UK/Irish identity and its impact on property regulations and investing.
• Belfast property prices, rental yields, and capital growth opportunities.
• key legislative differences between Northern Ireland and mainland UK.
• the lack of easily accessible sold price data and how it shapes the market.
• the best areas to invest in Northern Ireland and local investment strategies.
• challenges for expat investors and typical deal structures in Belfast.

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#223

EPC knowledge represents the ultimate difference between UK property survival or total business collapse.

Understanding the changes to Energy Performance Certificates is absolutely critical.

EPCs are actually a bigger deal than the renters rights bill.

Make sure you listen to the end of the show for the actions you need to take to make sure you’re not caught out.

And, for the opportunites that all of this could create.

This episode leans heavily on content from The Independent Landlord's website and YouTube

In this episode:

1. EPC Changes Looming: All rental properties to achieve a minimum C by 2030 (2028 for new tenancies).
2. Massive Financial Impact: The collective cost to landlords for meeting these new EPC requirements is estimated at £36 billion (upgrade costs capped at £15,000 per property)
3. Flaws in the Current EPC System: The present system criticized for its subjectivity and questionable accuracy, prompting a complete overhaul of assessment methodology from 2026.
4. Shift from Cost to Carbon: EPC assessments will transition from being based on energy cost to focusing on fabric performance, heating system efficiency, and “smart readiness,” aligned with the UK’s net zero emissions goal by 2050.
5. Shortage of Skilled Tradespeople: shortage estimated at 500,000 over the next 5 years, potentially rising retrofit costs.
6. Limited Exemptions and Grants: While listed buildings are exempt, grants like the Energy Company Obligation and Warmer Homes Scheme are available, subject to strict eligibility criteria.
7. Advice for Landlords: Landlords should get new EPCs for high Cs before 2026, focus on fabric upgrades (insulation / windows). Avoid major changes eg new boilers until regulations clearer.
8. Increasing Professionalisation: “Accidental” landlords encouraged to exit paving the way for larger or more professional investors.
9. Opportunities Amid Challenges: Professional, forward-thinking landlords who invest in compliance and improvements may benefit from less competition.
10. Practical Action Steps

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#222

Choosing the right location for an HMO is crucial.

You need primary locations where tenant demand is strong.

But these are often in Article 4 areas. Most are overpriced.

In this episode, we reveal the secret sauce to getting an HMO in an Article 4 area.

Tristan Gordon of Zebra Invest is the perfect person to talk about HMOs.

He helps landlords navigate the complexities of regulations through his company HMO Compliant

We discuss:

1. HMO Locations: The importance of selecting strong-demand locations for HMOs, often in Article 4 areas where supply is limited and values are higher.
2. Article 4: a planning regulation adopted by councils to control HMO conversions in certain areas.
3. HMO Demand/Supply Imbalance: Operating within Article 4 areas can be lucrative due to lower competition, despite higher perceived barriers.
4. The 10% Rule
5. HMO Registers vs Planning
6. Grandfather Rights & Lawful Development Certificates (CLUs) to prove continuous HMO use and get planning.
7. Gathering Evidence for CLUs: Tenancy agreements, rental income proof / letting agent records / electoral rolls / sworn affidavits.
8. Dangers of Unproven HMOs: Buying HMOs without proper planning = fewer mortgage options / lower value.
9. Direct to Vendor Marketing: Handwritten leaflets / targeted data analysis / timing
10. Use of Data Tools: Combining EPC / sales data / HMO registers to find sellers.
11. "Sandwiching": restriction of properties adjacent to existing HMOs
12. Certificates of Lawful Use (Existing & Proposed): for regularising historic use and for establishing intended use, for selling / refinancing.
13. Incremental HMO Planning: Increasing HMO sizes step by step e.g. from 6 to 7+ beds)
14. Detective skills: Public records, planning portals, Trace Genie — persistence and smart data gathering can give you an edge.

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