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In this explosive episode of No More Waffle, Ben Madden is joined again by Rowan Waller (The Property Pen) to tackle one of the most divisive topics in the UK property industry - regulation.

With talk of ROPA (Regulation of Property Agents)resurfacing again, Rowan argues that it’s a red herring: estate agents are already regulated by law, and the real issue isn’t the lack of rules, but the lack of enforcement.

Together, they explore whether new licensing schemes would genuinely raise standards, or simply raise fees, create bureaucracy, and line the pockets of those who profit from the system.

The conversation digs deep into what “professionalism” actually means in property, why public perception lagsbehind, and how true change starts with agents taking ownership of their standards, not waiting for regulation to force their hand.

Expect blunt honesty, sharp humour, and plenty of uncomfortable truths as Ben and Rowan unpack whether ROPA would clean up the industry or just add another tax todoing business.

A must-listen for agents who’ve ever rolled their eyes at the word “licensing.”

Licensing Estate Agents Won’t Fix the Problem, Here’s What Will