Afleveringen
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What happens when a tenant fails referencing, talks their way in, and then refuses to leave for over two years?Well Rob B experienced this exact scenario...From fabricated sob stories to AI-generated legal threats, in this episode, Rob B shares the most extreme tenant horror story from his 20-year property career. (00:50) News story of the week (04:15) How a failed reference and a convincing sob story led to the worst tenant decision Rob B ever made (08:07) The breaking point when enough was enough (10:07) Why getting a court order was just the beginning (17:47) The eviction day showdown involving bailiffs and police (23:22) The full financial damage - and the one change Rob Bâs made that heâll never go back on (32:12) Hub ExtraLinks mentioned: Financial results for Berkeley Group Bob & Bradâs YouTube Bob & Bradâs C2 massage gun Research rent protection insurance providersEnjoy the show? Leave us a review on Apple Podcasts - it really helps others find us! Sign up for our free weekly newsletter, Property Pulse Find out more about Property Hub Invest
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It’s Tuesday, which means it’s time for Ask Rob & Rob - and this week’s episode tackles two topics that come up time and again for investors.
(00:37) Jack has bought his first buy-to-let through a limited company and wants to know the smartest way to save for the next one. Rob D explains why the snowball effect means he’s closer than he thinks, and what really matters at this stage.
(03:17) Liam’s mortgage valuation has come back £40k below what he thinks the property is worth - so has he overpaid? Rob B explains why valuers have no incentive to go above purchase price, and how that gap can work in his favour when it’s time to refinance.
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Zijn er afleveringen die ontbreken?
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A new Prime Minister is heading for Downing Street - but is that a good thing or a bad thing for property investors? Rob & Rob break down what Andy Burnham as PM could mean, what he might do, and what you should be doing right now.
(00:47) News story of the week
(02:43) The rumoured changes to stamp duty - and what could replace it
(07:48) What a Capital Gains Tax alignment could mean and who would be hit the hardest
(11:25) Andy Burnham's actual track record on property: grants, fines, and what he’s done as a landlord himself
(17:24) Rent controls - the elephant in the room (and why it’s probably not coming)
(19:50) What you should be doing right now
(22:27) Hub Extra
Links mentioned:
Hamptons data finds stamp duty rises 194% since 2015
Fitbit Air
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Whether you’re eyeing up a leasehold flat or juggling property rules on both sides of the Welsh border, this week’s Ask Rob & Rob tackles two very different but equally common worries.
(00:46) Jessica’s found a discounted buy-to-let with just over 100 years left on the lease, but is the discount a risk worth taking? Rob B explains exactly when a short lease should start ringing alarm bells.
(04:01) Emma invests in Wales and is branching into England -, but the differences in licensing, notices and tenancy rules are overwhelming. Rob D breaks down why it’s less scary than it seems and shares a resource that covers both sides of the border.
Links mentioned:
How To Be A Landlord – Second Edition
The Guild of Residential Landlords
The National Residential Landlords Association
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This might be the most valuable episode Rob & Rob have recorded all year.
AI is changing the way property investors manage their portfolios, spot deals, and save hours of time every week. But most people are either ignoring it completely or dabbling without any real direction.
In this episode, Rob & Rob break down exactly how you can put AI to work - whether you're analysing deals, managing tenants, or building your own custom tools from scratch.
(01:40) Half of all first-time buyers now receive financial support from family members - what Savills' latest findings mean for the market
(03:45) How to harness AI to open up new opportunities - even if you're not remotely "techy"
(07:25) The one thing that separates people getting average results from AI and those getting brilliant ones
(11:55) How to build your own AI tools from scratch - and what you need to know before you start
(20:13) Rob & Rob's free AI toolkit - every prompt, tool, and idea from this episode bundled into one download
(21:52) Can AI conquer conveyancing?
Links mentioned:
Free AI toolkit for property investors
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Got a new build that’s not hitting the rent you expected? Or are you looking for a resource that has all the latest updates from the Renters’ Rights Act? This week’s episode of Ask Rob & Rob has you covered.
(00:46) Dan's new build is sitting empty with rents well below his projections. He has a few solutions to this, but what’s the best approach? Rob B explains why the worst thing he can do right now is something drastic.
(06:59) Holly’s wondering when How to Be a Landlord will be edited to cover the Renters’ Rights Act? Rob D reveals the fully revised second edition is already out, covering the new tenancy type, rent increases, pets, and what to do when things go wrong.
Links mentioned:
How to Be a Landlord (Second Edition)
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There’s been a property crash. A big one. And nobody’s talking about it.
Rob & Rob reveal the silent property crash that’s been hiding in plain sight. But before you panic, this might be the best possible news for investors who are still building their portfolios.
(00:46) News story of the week
(02:09) The silent property crash explained: How inflation has wiped 17.4% off real house prices since 2022
(08:08) Why property is now as affordable as it was in 2013
(11:17) The good news for leveraged investors during the crash
(19:17) What happens when everyone starts to notice property again - and why being early puts you in a strong position
(22:27) Hub Extra
Links mentioned:
Casio G-Shock 2100 watch
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Can you gift a property straight into a limited company? And should you use a bridging loan or equity for your first BRR project? Rob & Rob tackle both on this Tuesday’s Ask Rob & Rob.
(00:38) Fred’s relative wants to pass him a property to reduce their inheritance tax bill, but can it go directly into his limited company? Rob D explains why that’s probably not a good idea, breaking down the inheritance tax and stamp duty implications of each route.
(04:23) Will’s a young investor sitting on an unencumbered property and is itching to do his first BRR project. Should he use a bridging loan or release equity? Rob B explains the one option that gives you far more protection if things don’t go to plan.
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Net migration is down 48%, house prices are slipping, and construction has hit its lowest point since lockdown. Rob & Rob unpack the biggest property stories of the month - one where the mood and the opportunity couldn’t be further apart.
(00:40) Why the rental market will feel the migration crash before house prices do
(04:15) Interest rates are held, but the reason behind it isn’t exactly cheerful
(05:11) House prices are finally catching up with sentiment, with the north-south gap getting starker
(11:06) Mortgage rates are coming back down and lenders are cutting aggressively
(13:05) Why the Government’s housing target is a fantasy
(16:30) Rent growth’s cooling, so why are professional landlords planning to expand?
(19:44) Hub Extra
Links mentioned:
ONS Net migration statistics
Bank of England interest rates may not need to be increased
Yubikey security key
House prices:
Nationwide’s House Price Index
Halifax’s House Price Index
Zoopla’s House Price Index
Savills downgrades house fall
Mortgages:
Mainstream lenders extend cuts
Planning and supply:
Planning applications hit record low
All three categories of construction work fall sharply
Rents:
ONS private rent and house prices
Only 1% of professional landlords plan to leave the market
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Can you keep a buy-to-let mortgage forever? And is a landlord required to install an EV charger? Your questions answered on this week’s episode of Ask Rob & Rob.
(00:45) Amit is worried that as he gets older, lenders will eventually refuse to mortgage his buy-to-lets. Rob B reassures him that this fear is largely overblown, explaining what you really need to watch out for when taking equity out over the long term.
(03:56) Sue wants to know if she’s obliged to pay for an EV charger that a tenant is requesting? Rob D lays out exactly where she stands.
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Landlords are leaving the market in droves... so why have property purchases by institutional investors just hit their highest level since 2016?
Rob & Rob unpack surprising new data that flies in the face of everything you’re hearing about the rental market, and what it means for anyone investing right now.
(00:48) News story of the week
(06:12) The surprising data that contradicts everything you’ve been hearing about the buy-to-let market
(08:47) The regional split where investors are stacking up
(11:06) One group of landlords is exiting - but who’s buying their properties?
(13:09) Why today’s yields could be the early signal of rising prices
(20:00) Why the people waiting for confidence to return will be the ones who miss out
(21:17) Hub Extra
Links mentioned:
NRLA - Struggling tenants risk being locked out of rental market
Hamptons data
Use NotebookLM
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It’s Tuesday, which means another episode of Ask Rob & Rob!
This week, should you pay down your buy-to-let mortgage or keep leveraging? Plus, can you profit from house price movements without buying a property?
(00:37) Amy’s tempted to start overpaying the mortgage on her highest-rate investment, but is she giving up the biggest advantage of property investing in the process? Rob D warns against letting short-term frustration drive the decision.
(05:42) Noel reels off a list of ways to profit from regional house price movements without buying property, but which one's the best option? Rob B reveals which one he’d consider - and why others are best avoided.
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What makes an experienced investor pull the trigger in today’s market? Rob B shares his first investment of 2026 - and the deal he secured might be the best argument against sitting on the sidelines.
Why that area? Why now? Rob & Rob break down the deal to reveal the discount, the fundamentals and why this was an opportunity Rob B simply couldn't walk past.
(00:46) News story of the week
(03:06) What made Rob B invest in this overlooked area
(09:00) The negotiation that knocked £40,000 off the price - and why discounts like this won’t survive a market recovery
(13:08) The fundamentals behind Rob B’s investment - from major employers to billion-pound investments for a brand-new train station
(20:42) Why investors who wait for confidence to return will be the ones who miss out
(24:10) Hub Extra
Links mentioned:
1 in 4 homes bought in the North of England are from investors
Download the Pliability app
Subscribe to Tone and Tighten on YouTube
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Is the 18-year property cycle about to trigger a crash? Plus, with EPC rules changing, should landlords be upgrading now or holding off? Your questions answered on this week’s episode of Ask Rob & Rob.
(00:45) Phil's wondering, could the conflict in Iran spark a property crash and prove the 18-year cycle right? Rob B explains why he’s confident enough to go on record saying it won’t happen this year.
(06:08) Pete's properties are rated D and E. Should he start upgrading now to meet the 2030 EPC deadline? Rob D reveals why waiting for the new criteria could save you thousands and a lot of unnecessary hassle.
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Sentiment is at rock bottom. But average discounts are falling. That makes no sense, until you understand where the real deals are hiding...
We’re currently seeing some of the best discounts we’ve ever come across. So, how are we finding them?
In this episode, Rob & Rob reveal four distinct strategies for landing a genuine deal in today’s market, laying out exactly where the right opportunities are and how to grab them before the window closes.
(01:00) News story of the week
(03:15) What record low sentiment and average discounts shrinking mean for your negotiating strategy
(09:57) How to turn the auction market to your advantage
(17:36) Why new-build developers are under more pressure than at any point in the last decade
(23:26) Why waiting for the market to “feel better” is the exact opposite of what you should be doing
(25:19) Hub Extra
Links mentioned:
What the King’s Speech said about leasehold reform
Want to use AI without Wi-Fi? Try Locally AI on your device
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Mortgage rates have spiked, but is that a reason to pause your investment plans? Plus, what should you do when a deal falls through and rates are climbing? We answer these questions on today’s episode of Ask Rob & Rob.
(00:43) Sam’s worried about rising mortgage rates - will this be a temporary spike and is now the right time to invest? Rob B looks at what makes this a buyer’s market and the real cause behind the spike.
(03:51) Matthew’s deal fell through after the vendor refused to negotiate, and rising rates have left him wondering - should he sit tight? Rob D explains why now’s the time to push harder, not switch off.
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There’s so much happening in the UK property market right now, making it harder than ever to really understand what’s going on behind the headlines. So where does it leave you as a property investor?
Rob & Rob break down the most important property stories of the month, revealing what's really going on beneath the surface. From 700 rental properties being listed each day, to the widening north-south divide, this is a month where the data and the mood couldn't be further apart.
(00:55) Why the Bank of England held rates, and what a shock vote for an increase tells us about where things are heading
(04:25) The house price numbers that surprised even Rob & Rob
(10:42) Rent growth is at its slowest since 2022, so why should landlords expect that to change soon?
(15:10) Mortgage rates creeping up despite the base rate not moving – but there’s a smart play you can make right now
(17:19) Leasehold reform, Scotland’s tenant-first proposal, and the £400m it’ll take to set up a new tax
(21:51) Hub Extra
Links mentioned:
â Bank of England held rates at 3.75%â
â Listen to Rob & Rob’s episode on the silent crashâ
â Watch Company Retreat on Amazon Prime Videoâ
House prices:
â Nationwide’s House Price Indexâ
â Zoopla’s North-South divide widensâ
â Monthly RICS survey resultsâ
Rents:
â ONS Price Index of private rentsâ
â Savills: 254,000 former rentals listed for sale in 12 monthsâ
â Renting is now cheaper than buying for the first time since June 2025â
Mortgages:
â Average landlord mortgage rate increases in 3 monthsâ
Policy and regulation:
â Housing Minister backs off banning new leasehold flatsâ
â SNP pledges renters first refusal to buy when landlords sellâ
â Mansion tax to cost Treasury £380m to set upâ
Enjoy the show?
Leave us a review on â Apple Podcastsâ - it really helps others find us!
Sign up for our free weekly newsletter, â Property Pulseâ
Find out more about â Property Hub Invest -
Can a cheap commuter town actually be a smart investment? Plus, what's the best way to read Rob's latest book? We answer your questions in this week's episode of Ask Rob & Rob.
(00:40) Scott's bought a house in Mansfield. But can commuter towns with low entry points make for smart investments? Rob B explains the ripple effect happening across the country.
(03:51) Pierre's just picked up the second edition of How to Be a Landlord. Should he read it from cover to cover, or dip in and out? Rob D looks at how to get the most out of his latest edition.
Links Mentioned:
How To Be A Landlord (Second Edition)
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Flats vs. Houses? It’s one of the most heated debates in property investing. For years, the consensus has been to avoid flats.
But what if the reasons investors turned against them no longer apply?
Rob & Rob challenge the anti-flat mindset and explore why the ground has shifted without most investors noticing. The cladding crisis, COVID and spiralling service charges have turned investors away from flats. But with those factors fading, they unpack where the opportunity is for investors willing to go against the crowd.
(01:13) News story of the week
(03:26) Do the common assumptions against flats still hold up, and what do flats offer that other properties can’t?
(10:04) The major events that turned investors against flats and the changes since that have gone unnoticed
(17:05) Is the price gap between flats and houses here to stay?
(18:24) Four non-negotiables to check before buying any flat
(24:06) Hub Extra
Links mentioned:
CityAM: Downing Street rules out rent freeze
Check out Speeed’s YouTube channel
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It’s time for your weekly dose of Ask Rob & Rob - let's get stuck into two new questions!
(00:42) Fatai is looking to sell up, but with so much global uncertainty, is now really the right time? Rob B looks at what history tells us about timing the market during periods of instability.
(04:35) David wants to jump straight into two student HMOs, but is it wise considering he’s never ventured into this market before? Rob D explains why going all-in could backfire, and why taking a more measured approach might pay off.
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