The Estate Agent Consultancy Podcast

Ever feel like everyone’s just… a bit more difficult lately? More complaints. More chasing. More tension with tenants and landlords. In this episode, we get into what’s really going on and why even the best agents are feeling the pressure right now. It’s not just the Renters’ Rights changes or tenants becoming more demanding. It’s something far more subtle (and fixable). We talk about the small co...

A year ago, Michelle Killoran came on the podcast with a clear goal: double her estate agency business. Now she’s back—and she’s done it. In this episode, we revisit the plan, what she implemented, and what made the biggest difference to her growth. We talk about: •Where her business was vs where it is now •The power of consistency in lead generation •Turning social media into a reliable source of...

Something really simple that’s had a huge impact on my growth, both personally and in business, is building a habit of consistent learning. That’s why inside the Lets Grow community , I share a ‘recommend read of the month.’ Now, this isn’t about adding pressure or giving you another thing to do—it’s actually the opposite. It’s about creating a really simple rhythm of learning that compounds over...

In this episode, we look at how to increase your market appraisal instruction rate by up to 37% by using a proven framework when pitching to sellers. The agents who win more instructions are not always the cheapest, the best known, or even the most experienced. They are the ones who can clearly show sellers why their approach works. This episode covers how to build and present a valuation framewor...

In 1979, a man walked into a department store in Fairbanks, Alaska, rolling a pair of used car tyres. The store sold cashmere, not carburettors. It had never stocked a single tyre in its life. And yet a sixteen-year-old sales associate gave the man a refund, and accidentally created the most famous customer service story ever told. This week, Toby tells the extraordinary true story of the Nordstro...

In this episode, I sit down with Dan Woods to talk about what it truly means to go self-employed in estate agency. From leaving a demanding corporate role during COVID to building a thriving personal brand and carving out a niche in the new build sector, Dan shares the mindset, sacrifices, and relentless work ethic behind his success. We explore the realities of independence — the pressure, the ob...

With less than a month to go now...there’s a lot of noise around the Renters' Rights Bill right now. WhatsApp groups. LinkedIn posts. Conflicting advice. And this week, I’ve had more messages from letting agents than ever asking: “Can we still take upfront rent?”  “What actually happens to Section 21?”  “Do I really have to wait 12 months to serve notice?” So in this episode, I’m walking thro...

“I feel like I live in my car… I’m always on… I haven’t had a day off in ages.” If that sounds familiar, this episode is for you. Too many self-employed estate agents believe success means being available 24/7—but that mindset is exactly what leads to burnout, poor service, and ultimately fewer results. In this episode, we tackle the real question: 👉 Is estate agency inherently a 24/7 job… or hav...

Let’s talk about something most letting agents won’t admit… You’re spending hundreds on Facebook ads, Rightmove leads and Google campaigns, while completely ignoring the goldmine already sitting in your CRM. Every week, you’re chasing cold prospects who’ve never heard of you. Meanwhile, landlords who’ve already raised their hand…  requested a valuation…  enquired about your services…  or even inst...

If you’re a brilliant estate agent but struggle to communicate your value, you’re leaving instructions—and money—on the table. In this episode, we break down why communication is the real skill that determines whether you win or lose business. Because here’s the truth: Clients don’t judge you on what you know… they judge you on how clearly you explain it. If you’re a 10/10 agent but communicate li...

In January 2007, one of the greatest violinists alive stood in a Washington DC Metro station with a £3 million Stradivarius and played some of the finest music ever composed. Over forty-three minutes, more than a thousand people walked straight past him. Only seven stopped. He earned about twenty quid. This is a story about what happens when extraordinary quality meets the wrong context — and what...

Sentiment is down — but sales are up. Why? In this packed episode, Simon Leadbetter reveals what the UK’s most comprehensive agent research project, Voice of the Agent, says about the reality of the market versus how agents feel about it. You’ll learn: •Why pessimism persists despite positive fundamentals •The AI tools and tech adoption trends shaping the industry •How to reduce fall-throughs and...

They say it takes about 7 seconds to make a first impression . And if you're a letting agent walking into a landlord valuation, that clock starts the moment you knock on the door, or does it? Here’s the thing most agents miss… Your first impression actually starts long before you arrive at the property. It starts with your website.  Your social media.  Your marketing.  Your reputation. In thi...

In this episode of The Estate Agent Consultancy Podcast, we tackle a challenge many independent estate agents face: how to build trust and credibility without a High Street presence or a well-known brand behind you. If you’ve ever been asked, “Do you actually have an office?” or felt underestimated as a solo agent, this episode is packed with practical strategies to help you position yourself as a...

I nearly didn’t record this episode. Because most of what I do is help letting agents start and scale their businesses… not sell them. But after selling my own agency, it’s probably one of the things I get asked about the most, even more than the Renters’ Rights Act. So in this episode, I’m sharing what I learned from actually going through the process. Not theory. Not guesswork. The real things b...

In this episode of The Estate Agent Consultancy Podcast, we explore why having honest, sometimes difficult conversations with sellers is one of the most important skills in modern estate agency. If you’ve ever struggled with overpricing, unrealistic expectations, or nervous vendors, this episode gives you the confidence and strategies to lead from the front. Discover how shifting your mindset—from...

A researcher bakes a single batch of brownies and serves identical pieces on a napkin, a paper plate, and a piece of fine bone china. Same brownie. Completely different reactions. People thought the one on china tasted richer, more sophisticated — and they’d pay almost double for it. In this episode, Toby tells the full story behind one of behavioural science’s most famous food experiments, unpick...

Estate agents aren’t failing because they’re bad — they’re failing because the workload has become unfinishable. In this eye-opening interview with property tech expert Mark Burgess, we break down why estate agencies are drowning in disconnected tools, how current “AI” isn’t solving the real problems, and what a true AI Operating System can do to fix it all. Discover the Brain → Context → Operator...

Letting agents don’t talk about ego very often. But it’s there. Sometimes it pushes us to grow, compete and build better businesses. And sometimes… it leads us to make decisions for the wrong reasons. In this episode I’m sharing two stories from when I ran my own letting agency. The first is about a time when my ego got the better of me, when I was more focused on what something looked like to oth...

One of the biggest challenges estate agents face is defending their fee. You win the instruction… then the vendor or landlord says another agent will do it cheaper. Suddenly you feel the pressure to drop your commission just to keep the business. But when you cave on your fee, something else happens — resentment. You end up doing the same work for less money, and it slowly chips away at your confi...

The property industry is changing fast. And according to Alto CEO Ric Dawson, many agents don’t even realise what’s coming. In this episode, we unpack one of the most overlooked but disruptive shifts in the UK market: major housebuilders moving into Build-to-Rent and quietly removing huge amounts of stock from traditional agents. Could this be an existential threat to the high street agency model?...

Turning 40 makes you reflect on the lessons that took years — sometimes decades — to truly understand. In this podcast episode I share four lessons that shaped my career, business, and mindset. These are things I wish I had understood much earlier, and they would have saved me a lot of time, stress, and mistakes. In this episode we talk about: 1.Why nobody is coming to save you — and why taking fu...

A group of tourists sit in one of the most celebrated restaurants on earth, surrounded by the kind of food most people only read about — and the one thing they can't stop talking about is a street hot dog. This week, Toby tells the story of how a $2 hot dog helped make Eleven Madison Park the best restaurant in the world, and explores the principle behind it: that the most powerful thing you...

Grab your tickets for Mega Camp here: https://megacamp.uk/tickets Use WEBB50 at checkout for £50 off ( you're welcome! ) In this episode, Claire Readings (Keller Williams UK) reveals what separates top-performing agents from those who stay stuck. We explore: Her journey from scaling House Network to leading at KW Tactical lead gen advice using data and personalization How agents can shift fro...

The 1st May is just around the corner now, the lettings landscape and landlords are asking questions. Lots of questions. The problem is many letting agency teams don’t feel confident answering them. And when that happens, landlords start looking elsewhere for guidance. In this episode, I’m breaking down 12 of the most common questions landlords will ask about the Renters’ Rights Act   and exactly...