Property-by-property reporting
Each property as a separate ledger, with income, expenses, finance costs, and capital expenditure recorded line by line. Forms the audit trail if HMRC ask.
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Compliance · Thames Valley
Annual self-assessment for landlords, done properly.
Property income is not trading income, and the rules around expenses, finance costs and joint ownership trip up generic accountants every year. We file landlord self-assessments only, with a property-by-property breakdown that holds up to HMRC scrutiny.
BTL returns, by the numbers.
£1,000
Property allowance for landlords with low gross rent
20%
Tax credit rate on mortgage interest, post-Section 24
31 Jan
Self-assessment deadline for previous tax year
No. 01 / Where landlords go wrong
Common errors land in three buckets.
First, expense classification. Repairs are deductible; improvements are capital. Replacing like-for-like (broken boiler, worn carpet) is repair; upgrading the kitchen, fitting double glazing where there was single, or extending is capital. The line moves over time and HMRC have updated guidance. Misclassification either inflates current-year expenses (HMRC challenge) or understates them (overpaid tax).
Second, finance cost restriction. Mortgage interest is no longer a deductible expense for individuals. Instead, a 20% tax credit applies. The calculation interacts with personal allowance, basic-rate band, and dividends in ways that catch out tax software unless the inputs are right. We see this calculated wrong on roughly half of returns we review.
Third, joint ownership. The default presumption for married couples is 50/50, but the underlying beneficial ownership often differs and a Form 17 election can change the income split for tax. The election must be filed within 60 days of the change. Used correctly, it can move income across tax bands and save thousands.
No. 02 / What's included
The work, line by line.
Allowable expense review
Insurance, repairs, agent fees, accountant fees, ground rent, service charges, gardening, professional cleaning, mileage and wear-and-tear treated correctly. Common missed claims surfaced.
Mortgage interest tax credit calc
The 20% tax credit interaction with personal allowance, basic-rate band, and the cap at the lower of finance costs, property profits, or adjusted total income. Software gets this wrong; we do not.
Joint ownership splits
Default presumption versus actual beneficial ownership. Form 17 election filing where it improves the split. Documentation pack so the election stands up.
Capital expenditure tracking
Improvements added to base cost for future CGT, with full evidence pack. Replacement domestic items relief calculated where furnished.
Multi-year amendment
Where prior years are wrong, we amend back four years (the standard window) and recover overpaid tax with HMRC.
No. 03 / What it costs
Annual fixed-fee pricing.
For non-MTD landlords (income below £50,000 in 2024–25, or above the threshold but in the deferred bands).
Single property
£180/yr
One BTL, basic expenses.
- Self-assessment return
- Allowable expense review
- Mortgage finance cost calc
- HMRC submission
Most popular
2–4 properties
£320/yr
Most non-MTD portfolios.
- Everything in single
- Joint ownership split
- Form 17 where applicable
- Capital expenditure tracking
- 30-min review call
5+ properties
From £480/yr
Larger portfolios still below MTD threshold.
- Everything in mid plan
- Multi-property capital tracking
- Disposal modelling included
- Annual portfolio review
Once your combined property and self-employment income crosses the MTD threshold, our MTD plan replaces this. We move clients across without disruption.
My old accountant filed the return for me but never explained anything. These walked me through every line, found three years of overclaimed kitchen-as-repair that needed correcting, and saved me £1,400 in penalties by self-disclosing.
No. 04 / Common questions
What landlords ask before booking.
Only if your total expenses for the year (after finance cost restriction) are less than £1,000. The allowance and actual expenses cannot be combined: it is one or the other. For most landlords with mortgage costs, actual expenses exceed £1,000 and we claim those.
Returns past, present, or future?
Tell us your situation in 60 seconds. We will come back within one working hour with a fixed-fee quote, including any prior-year amendments worth doing.