5 Mistakes New Property Investors Make (And How to Avoid Them)

Everyone starts somewhere—and in property, the stakes can be high. The difference between a profitable HMO conversion and a stressful money pit often comes down to avoiding a few classic errors. As someone who made some of these mistakes early on, here’s what I’ve learned.

1. Not budgeting for contingency You think your refurb will cost £30k? Add 15%. There’s always something: roof leaks, rotten joists, or a surprise from building control.

2. Buying based on emotion It’s easy to fall in love with a pretty bay-fronted semi—but will it cashflow? Numbers, not feelings, make good investments.

3. Avoiding professional advice Trying to save on surveys or legals can backfire badly. A good solicitor and honest builder are worth their weight in rental income.

4. Ignoring local regulations Article 4, selective licensing, planning rules—miss one, and you’re in for serious delays or even fines. Know your local council’s stance before you commit.

5. Not having an exit strategy What if rates rise? What if you can’t refinance? What if you need to sell? Always have a Plan B (and C).

If you're just starting out, don’t do it alone. I’ve been through the fire so you don’t have to. From deal analysis to layout planning, I’m happy to share what I’ve learned.

Pop us a message if you have any questions about how we can help you invest in property with ease!