FM Properties

🏡 Run Your Properties Like a Business!

One of this week's jobs is going through the energy tariffs across our properties and making changes where needed.

It's not exciting, but it's exactly the sort of thing that makes a difference to the bottom line.

The only reason you can do this effectively is by having an accurate, up-to-date P&L for every property. The numbers tell a story.

Which properties are performing well?

Which aren't?

Why aren't they?

What can be done to improve them?

Have you got voids? If so, why? Is it the rent level, the condition of the property, the location, the marketing, or something else that needs attention?

Too many landlords look at their bank account and think everything is fine. Running a portfolio properly means regularly reviewing the figures, challenging costs, and looking for opportunities to improve performance.

A few pounds saved on utilities here, reducing a void there, improving tenant retention elsewhere – it all adds up.

Forget to do this and the portfolio will slowly run away with you. Costs creep up, performance drops, and before you know it you're working harder for less return.
Know your numbers. Review them regularly. Make decisions based on facts, not assumptions.

That's how you build a profitable portfolio 👍

One of the best parts of what we do isn't buying or renovating property... it's seeing friends, family and private investors benefit from the projects we complete 🙌

Every property project needs funding from somewhere. We'd rather see the returns go to our friends and family and people we know!

Property is about creating value. We just happen to believe it's even better when that value is shared, drop me a message if you would like any more info 👍

A fitting way to finish the week... a coaching session with (full disclosure, this is an old photo...didn't cross my mind to get another today! 😆)

If I'm honest, I drive to these meetings most months thinking:

"I've not done half of what I said I was going to do."

"I've been reactive all month."

"I've not made as much progress as I should have."

Then we start talking.

We go through the projects, the challenges, the decisions made, the problems solved, the opportunities created, and suddenly it becomes clear that a lot has actually been achieved.

I think it's easy in property, and business in general, to get so deep into the day-to-day that you only focus on what's left to do, rather than what you've already done.

This week was a perfect example.

There were unplanned site visits, phone calls, fires to put out, and plenty of things that weren't in the diary on Monday morning.

At times it felt like I was just reacting.

But looking back:

✔ Projects moved forward
✔ Decisions were made
✔ Problems were solved
✔ Opportunities progressed

And perhaps most importantly, we've finished the session with a clear plan and priorities for the next few weeks.

Sometimes the biggest value isn't being told what to do next.

It's having someone help you zoom out, review the bigger picture, and recognise the progress you've made.

Have a great weekend everyone.
Time to recharge and go again next week.

One of the biggest misconceptions about Article 4 areas...

Many investors think Article 4 means you can't do HMOs.

In reality, Article 4 doesn't stop HMO investing, it simply changes where the opportunities are.

Most investors focus on converting single lets into HMOs because that's where the value-add has traditionally been.

But in established Article 4 areas, some of the best opportunities can come from improving and repositioning existing HMOs.

Here's why.

Many HMOs were converted years ago and haven't kept pace with tenant expectations.

They often suffer from:

❌ Poor layouts
❌ Dated interiors
❌ Underutilised space
❌ Weak tenant appeal
❌ Below-market rents

The planning permission may already be in place, but the asset is underperforming.
That's where value can be created.

Examples include:

✔ Reconfiguring layouts to improve functionality
✔ Creating additional lettable space where appropriate
✔ Adding en-suites to increase rental demand
✔ Upgrading communal areas to attract professional tenants
✔ Improving energy efficiency and reducing operating costs
✔ Repositioning the property to a higher-quality tenant demographic

In today's market, tenants are willing to pay a premium for quality accommodation.

The difference between an average HMO and a well-designed professional HMO can be significant.

For investors, this means value isn't always created through planning gain.
Sometimes the biggest opportunities come from operational improvements, better design, and a clear understanding of tenant demand.

The question isn't always:

"Can I create a new HMO here?"

Sometimes the better question is:

"How can I make this existing HMO perform better?"

That's where strategy creates value 😉

FM Properties now the proud sponsors of 👌

Supporting the boy all the way 🥰

This is why seeing potential matters more than seeing problems.

Most investors wouldn't have touched this property.

At first glance, it had every reason to be avoided:

❌ Structural issues requiring underpinning
❌ Extreme damp and mould throughout
❌ Back-to-brick refurbishment needed
❌ Full modernisation required

For a homeowner, the cost and complexity would have been difficult to justify.

For a traditional buy-to-let investor, the numbers simply wouldn't have stacked up.

In fact, this type of property can sit on the market for months because most buyers only see the problems.

We saw something different.

We saw an opportunity to create value through a change of strategy.

Our plan was simple:

✔ Complete the structural remediation works and underpinning
✔ Reconfigure and optimise the layout
✔ Add additional usable space
✔ Deliver a high-end 6-bedroom HMO designed for working professionals

The result?

💰 Purchase Price: £100,000
🏗 Refurbishment: £160,000
📈 GDV: £475,000

This project is a great example of why property investing isn't just about finding deals, it's about understanding what an asset could become.

The right strategy can completely transform the economics of a property.
While many saw a problem property, we saw the opportunity to create a high-quality housing solution and unlock significant value in the process.

That's the difference between buying property and creating value.

Have you ever come across a property that everyone else overlooked?

👇 Let me know in the comments.

Our latest project completed 👌😍

Valuation done, tenants in referencing 🙌

On to the next…

Tomorrows to do list....😅

👉Take kids
👉Gym
👉Walk dogs
👉Load car with final bits ready for the handy man
👉Collect TVs from Curry's
👉Collect internet router that should have been delivered today 🤦‍♀️
👉Put TVs and brackets in all relevant rooms
👉Put post its out where things need to go for the handyman
👉Get plenty of photos ready for advertising
👉Weed and sweep the front of the house
👉Deal with anything else that happens or crops up in the meantime 😆

Wish me luck....going to be a VERY busy day!

Will all be worth it, 6 more amazing hight end rooms coming to the market for professional tenants 💪