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.”

In this episode of No More Waffle, Ben Madden sits down with Rowan Waller, also known as The Property Pen, a former estate agent turned property copywriter with 20 years’ experience in the industry.

Rowan brings a completely fresh perspective to one of the property world’s biggest identity crises: what exactly is anestate agent?

Are they marketers, salespeople, or project managers helpingpeople move from A to B?

Together, Ben and Rowan challenge the industry’s obsession with marketing, portals, and pricing, and reveal why so many agents and consumers misunderstand what great agency really looks like.

From the myth that Rightmove “sells houses” to the growing trend of agents becoming content creators, this episode explores the blurred lines between advertising, service, and sales in modern estate agency.

Rowan explains why the true value of a good agent isn’t in glossy photos or fancy videos, it’s in managing the process, the people, and the pressure points that come with moving home.

A sharp, honest conversation for anyone in property who’s ever asked: what’s our job really about?

In the third and final part of her No More Waffle series, Jackie Quinn, owner of Jackie Quinn Estates & Lettings in Surrey, and Regional Executive for Propertymark, joins Ben Madden to talk about transparency, trust and value in estate agency.

Jackie argues that consumers still don’t understand what agents actually do, and that better communication, clearer education and more honest conversations are the key to fixing the industry’s reputation.

From how her team manages clien WhatsApp groups to why she believes face-to-face contact still matters, this episode lifts the lid on how great service really works.

The discussion digs into the commercial realities too: why so many agents race to the bottom on fees, how that impactsservice standards, and what needs to change if the industry wants to rebuild consumer confidence.

Ben and Jackie explore whether the public simply “gets theagent it deserves”, why the best agents must learn to justify their value, and how professionalism, regulation and transparency could finally shiftperceptions.

Straight-talking, practical and packed with experience, this episode is a blueprint for doing estate agency properly.