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Property Hawk

Tax time bomb

It’s a great time to be a landlord.

Many of us including me are making record rental profits.  This is because interest rates are still on the floor and latest projections increasingly indicate that they are likely to remain low for many years to come as national governments continue to respond to sluggish growth with a huge monetary stimulus.

Property Tax Guide

Firstly, thank god we aren’t in the Euro.  This means that the UK has one of the lowest interest rates in Europe.  Now some economists are predicting that the base rate may not rise until 2015, with the consensus being for late 2014.  Unbelievable, considering only a few months ago most economists were predicting that rates were expected to rise in 2012.

Rental profits galore

This is great for me as what started in 2008 as a one off year of significant rental profits looks as if it could extend into 5 years of revenue generation beyond my wildest dreams.

Tax time bomb

As with anything there is a flipside and in this case it’s marked TAX.

As interest rates hit the floor.  I had significant accumulated tax losses that I’m able to carry forward indefinitely and set against my future rental profits.  Over the last couple of years I’ve worked my way through these losses to a point now where in the last tax year 2009-2010 I was making significant rental profits. 

The filing deadline of the 31st January is looming large for the coming tax year of 2010-2011.  I’m not looking forward to my tax return this year - it could be brutal!

Tax reduction strategies

My strategy as ever is to minimise my tax bill.  Firstly, let me clarify the situation.  Tax avoidance is fine but tax evasion is strictly illegal.  Landlords need to be careful they stay on the right side of the line.

I was talking earlier this week to one professional landlord who sees the current low base rate environment as an opportunity to ramp up his property maintenance and improvement program on his rental portfolio.  Over the last few years he has spent over £30,000 upgrading his portfolio.  As he explained he can off set this against rental profits.  This has the benefit of reducing his tax bill now and also increasing the ‘letability’, rents and income smoothing his future profits when interest rates do finally start to rise.

Over the years I’ve developed a number of strategies for doing this.  Here are 10 of my favourite tax saving tips:

1. Claim for all your expenses.



  • Make sure that you claim for all your expenses when submitting your tax return. 
  • These should normally include:  


  • Costs incurred when travelling back-and-to the rental property

  • Advertisement costs
  • 
Telephone calls made (or text messages sent) in connection with the rental property

  • Cost of safety certificates

  • Cost of bank charges (i.e. overdraft)

  • Advisory fees e.g. legal and accountancy

  • Subscription to property investment related magazines, products and services




2. Splitting your rent



A little know tip is to consider putting your buy-to-let property into joint ownership, but then split the rent in the most tax efficient way.



3. Void period expenses

If for any reason your buy-to-let property is empty for any period of time; any expenses such as utilities or council tax incurred  when the rental property is empty can be claimed as a letting expense.



4. Every landlord has a ‘home office’.

Even if you have just a single rental property; don’t forget that a landlord can claim expenses for running their rental business and the associated costs of running a home office.  This is a minimum of £156 without having to provide written evidence of their expense deductions.

5. Finance costs



Landlords that have borrowed money to purchase their buy-to-let property should ensure that they claim all the loan interest paid relating to the financing of their buy-to-let investments.  This include where a landlord may have borrowed money form friends or family or taken on credit card or personal loan debt in connection with their rental business.  Remember it is only the interest on the loan and not any capital repayments that can be claimed.

6. Carrying forward losses



Many landlords who have made significant ‘rental losses’ in previous years may not have even realised having never previously made a tax return.  These landlords may now be making significant rental profits which they need to declare.  They should therefore go back and calculate their rental losses from previous years.  This is because these rental losses can be carried forward and set off against rental profits in subsequent tax years.

7. Capital gains avoidance

Landlords that are facing a large capital gains bill if they sell they buy-to-let property could avoid this if they are prepared to ‘move’ into their buy-to-let to claim Private Residence Relief ( PRR) potentially saving themselves tens of thousands of pounds in tax. 



8. Wear and tear allowance

Landlord that let their property furnished can potentially claim up to 10% of the rent as an expense through the wear and tear allowance.  This is allowed as the depreciation cost on the furnishing of their rental property.



9. Apportionment



Key to maximising the amount of expenses a landlord can legitimately claim is the concept of apportionment and the ‘whole and exclusively’ test applied by the HMRC to letting expenses.  Make sure you are not missing out! 



10. Getting your return in on time



Finally, don’t be late.  If you do want to be a minimum of £100 worse off then make sure that you get your tax return in before the 31 January.  It will now have to be done online as the paper submission deadline has passed.

You will not however be able to submit your return electronically if there are any capital gains element to your tax return. This option is not available for landlords submitting their self assessment tax return online. Landlords however are still able to do it through an accountant with the right type of tax software.

Here are five of my favourite tax saving articles from the Property Hawk back catalogue. 

Landlords claiming expenses
5 ways for landlords to slash tax
Taxing time of the year
A landlords income tax liabilities
Avoid tax return errors

 
 


Comments (13)

Claiming expenses as a landlord
I am retired and my only income apart from my pension is from my rental portfolio. In my tax return can I claim wages for the time spent on my portfolio?
#1 - Jo shanks - 01/18/2013 - 13:58
Buy To Let Property
I am having to move back into my buy to let property which was originally my residential home. Will I have to pay any CGT in relation to me moving back or if I ever have to sell this property in future years to potentially buy somewhere larger?
#2 - Sarah White - 04/19/2013 - 14:14
I am 70 i own three propertys which have made a loss over the last few years ,repairs etc, can i claim pension credit.
#3 - maria jackson - 08/17/2013 - 23:29
CGT.
One of my btl properties is in my sole name. What are my CGT liabilities, and can I split them with my husband by using boath of our tax allowances?
Do you have the name of a specialist who can advise me on how to reduce the tax bill?
#4 - Victoria Bonaddio - 10/18/2013 - 21:16
Agents Fees
I paid the agent commission for the third year although
they do not manage the property. The tenant did not
renew and is leaving. The Agent says the commission is due because the tenant had said he was going to renew.
They have advised me to get the money back from the
tenants deposit?
#5 - jean letley - 11/20/2013 - 09:12
Living a life on the backs of others.
Please sell them... why do you lot need all these properties. There are young familes which need secure homes! So selfish and greedy; sleep well.
#6 - Not-Greedy - 01/26/2014 - 01:41
its about time BTL were taxed
Our children can not get on the property market, because of people like this who own 3 or 4 properties, and are soaking up the market , and our children can not compete. as they have to show income, whilst the BTL brigade just need to show they can rent it.... it is an utter disgrace, and it has now produced a lost generation of kids, who work, but can not get social housing, as it goes to the unemployed and migrants, yet can not afford to buy .. We will be losing our children, they will move to Canada or Austrailia to build their lives.. and we have BTL sharks and the government to blame
#7 - liza - 02/24/2014 - 15:42
i want to say a bigger thanks to Dr Iyaryi for bringing back my lover
My name is Mark Belches from Canada these is the real powerful spell caster of 2014 I don't just know how to start am just short of word's and happy that am with my wife,Due to the help of solutionoflovespelltemple@gmail.com,This great and powerful spell cast, Prophet Lord has brought back happiness into my life that i have lacked for years,Am just so happy today and today has been the happiest day of my life and this happiness has brought me joy and am so happy, Because solutionoflovespelltemple@gmail.com has brought back my lover Nicol Mark into my arms without any delay, After my lover left me for good 5months,i was in deep pain and always thinking because i truly loved Nicol Mark,Until a faithful day listen to the radio due to boredom,Then in which i had a lady shouting in happiness about the great things solutionoflovespelltemple@gmail.com [1] has done how these powerful and great woman brought back her lover back into her arms within 36 hours, when i had that goodness i decided in contacting solutionoflovespelltemple@gmail.com [2] immediately,Because i was desperate in getting in touch with her,So i got in touch with her,Which then i told her my problem and she promised in bringing back my wife back to my arms within 24hours,And then when i had that my wife would be back to my arms within 24hours i was so happy and waiting to feel her, And really Nicol Mark came into my arms within 24hours,Begging me for forgiveness,i was so happy when i saw her, now my lover is fully back to my arms due to the help of this great Prophet Lord, who has bought back happiness into our great country(U S A) Please friends in need of help you don't need to go far all you need to do is for you to kindly contact These powerful spell for help,Because she is trustworthy and straight forward,You can contact him private mail,solutionoflovespelltemple@gmail.com
#8 - Mark Belches - 12/30/2014 - 14:00
Thank you Great Baba
I never use to believe in spell casting until i met Great Baba a powerful spell caster who helped me to be a happy person again. My name is Danny Rose and i reside in USA. After 4 years of Broken marriage, my husband left me with two kids to suffer. I felt like my life was about to end and i almost committed suicide, i was emotionally down for a very long time. Thanks to a Great spell caster called Great Baba which i met online on one faithful day when I was browsing through the internet, i came across a lot of testimonies about this particular Great spell caster how he has helped so many people. he has helped people to bring back their Ex lover, some testified that he restores womb, cure cancer and other sickness, and so on. I also came across a testimony, it was about a woman called Amanda, she testified about how his spell made her to be pregnant after so many years of bareness and at the end of her testimony she dropped Great Baba's email address. After reading all these, i decided to give it a try and i contacted him and explained my problem to him and he assured me that in less than 48 hours, my husband will call me and beg for forgiveness but i thought it will not work. When he had finished casting the spell, the next day my husband called me and he was begging for forgiveness just as Great Baba said. This is not brain washing and after the spell has been cast, i realized that my husband love me like never before and the spell caster opened him up to know how much i love him and how much love we need to share. We are even happier now than before. Great Baba is really a gifted man and i will not stop publishing him because he is a wonderful man. If you have a problem and you are looking for a real and a genuine spell caster to solve all your problems contact Great Baba now on Highersolutiontemple@yahoo.com and just visit GREATBABAOFSOLUTION.blogspot.com and see so many people testifying about his good and wonderful work. Just contact him and he will help you solve all your problems. Once again thank you Great Baba for your good deeds.
#9 - Danny Rose - 12/31/2014 - 10:35
If you have tried everything, and still aren't able to get your Ex back, then you need to pay attention.
Dr igodo brought back my own lover within 24hrs after so many fail attempt by other spell casters. i am sharing this testimony so that people out there dont make ths same mistake i made by wasting so much money.
after i contacted dr igodo concerning my case he told me he would return my lover within 24hrs and behold my man came back and apologized for all he did to me.
Take that bold step today and contact dr igodo on Email: docigodo@yahoo.com,Tel:+2348169138446 and bring back happiness into your life once again as i did.
Thanks to dr igodo i am an happy woman again.
Winnie, from Houston Texas
#10 - Winnie - 12/31/2014 - 11:04
Thank you Great Baba
I never use to believe in spell casting until i met Great Baba a powerful spell caster who helped me to be a happy person again. My name is Danny Rose and i reside in USA. After 4 years of Broken marriage, my husband left me with two kids to suffer. I felt like my life was about to end and i almost committed suicide, i was emotionally down for a very long time. Thanks to a Great spell caster called Great Baba which i met online on one faithful day when I was browsing through the internet, i came across a lot of testimonies about this particular Great spell caster how he has helped so many people. he has helped people to bring back their Ex lover, some testified that he restores womb, cure cancer and other sickness, and so on. I also came across a testimony, it was about a woman called Amanda, she testified about how his spell made her to be pregnant after so many years of bareness and at the end of her testimony she dropped Great Baba's email address. After reading all these, i decided to give it a try and i contacted him and explained my problem to him and he assured me that in less than 48 hours, my husband will call me and beg for forgiveness but i thought it will not work. When he had finished casting the spell, the next day my husband called me and he was begging for forgiveness just as Great Baba said. This is not brain washing and after the spell has been cast, i realized that my husband love me like never before and the spell caster opened him up to know how much i love him and how much love we need to share. We are even happier now than before. Great Baba is really a gifted man and i will not stop publishing him because he is a wonderful man. If you have a problem and you are looking for a real and a genuine spell caster to solve all your problems contact Great Baba now on Highersolutiontemple@yahoo.com and just visit GREATBABAOFSOLUTION.blogspot.com and see so many people testifying about his good and wonderful work. Just contact him and he will help you solve all your problems. Once again thank you Great Baba for your good deeds.
#11 - Danny Rose - 01/01/2015 - 10:36
how i got my lover back

All thanks to (wiccanspelltemple@gmail.com)
Am here to testify what this great spell caster did for me.I never believed in spell casting, until when i was tempted to try it. I and my husband have been having a lot of problems living together, he will always not make me happy because he has fallen in love with another woman outside our relationship, i tried my best to make sure that my husband leaves this woman but the more i talk to him the more he makes me feel sad, so my marriage is now leading to divorce because he no longer gives me attention. so with all this pain and agony, i decided to contact this spell caster to see if things can work out between me and my husband again. this spell caster who was a Great Doctor told me that my husband is really under a great spell that he has been enchanted by some magic, so he told me that he was going to make all things normal again.He did the spell on my husband and after 3 days my husband changed completely, my husband even apologized with the ways he treated me that he was not him self and he was really sorry, i really thank this Doctor his name is Dr Wiccan he had brought my husband back to me i want you all to contact him. If you are having any problem related to marriage issues and relationship problems he will solve it for you. his email is (wiccanspelltemple@gmail.com) he is a Doctor and he is a great Wiccan. wish you good time. He cast spells for different purposes like (1) If you want your ex back. (2) if you always have bad dreams (3) You want to be promoted in your office. (4) You want women/men to run after you. (5) If you want a child. (6) You want to be rich. (7) You want to hold down your husband/wife to be yours forever. (8) If you need financial assistance. (9) HIV/AIDS CURE Contact him today.(wiccanspelltemple@gmail.com) email him he will always reply anytime and on time.
#12 - cynthia - 04/12/2015 - 02:17
how i got my lover back

All thanks to (wiccanspelltemple@gmail.com)
Am here to testify what this great spell caster did for me.I never believed in spell casting, until when i was tempted to try it. I and my husband have been having a lot of problems living together, he will always not make me happy because he has fallen in love with another woman outside our relationship, i tried my best to make sure that my husband leaves this woman but the more i talk to him the more he makes me feel sad, so my marriage is now leading to divorce because he no longer gives me attention. so with all this pain and agony, i decided to contact this spell caster to see if things can work out between me and my husband again. this spell caster who was a Great Doctor told me that my husband is really under a great spell that he has been enchanted by some magic, so he told me that he was going to make all things normal again.He did the spell on my husband and after 3 days my husband changed completely, my husband even apologized with the ways he treated me that he was not him self and he was really sorry, i really thank this Doctor his name is Dr Wiccan he had brought my husband back to me i want you all to contact him. If you are having any problem related to marriage issues and relationship problems he will solve it for you. his email is (wiccanspelltemple@gmail.com) he is a Doctor and he is a great Wiccan. wish you good time. He cast spells for different purposes like (1) If you want your ex back. (2) if you always have bad dreams (3) You want to be promoted in your office. (4) You want women/men to run after you. (5) If you want a child. (6) You want to be rich. (7) You want to hold down your husband/wife to be yours forever. (8) If you need financial assistance. (9) HIV/AIDS CURE Contact him today.(wiccanspelltemple@gmail.com) email him he will always reply anytime and on time.
#13 - cynthia - 04/12/2015 - 02:19
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My latest round of tenant gripes has hit me after a relatively quiet period. I suppose it was...
After launching the new version of the property management software we felt the actual site pages look...
Rental yields have always been a critical metric when evaluating a buy-to-let investment and they are...
Any landlord who follows London politics will not have escaped the fact that the private rented sector...
I was chatting this week to my joiner Steve. He was having a nightmare! Steve had done most o...
The Co-op announced last week that it was stepping up lending into the buy-to-let mortgage market by a...
Legislation should be in place by the end of the year to allow landlords to benefit from the Green Dea...
It's January which means only one thing for most landlords, yes it’s time to get to grips with t...
As the year comes to an end many landlords will be drawing up their plans for 2012. With the ...
I was contacted several weeks ago by one of our longstanding users. Kevin wrote to highlight ...
I'm like the majority of small landlords in that I have opted to use the Deposit Protection Scheme (DP...
Europe is at it again! Not content with their crazy project “Euro”  putting ...
You might be aware that I’ve had a number of new tenants recently. This has i...
It’s a great time to be a landlord. Many of us including me are making record rental pr...
I was contacted last week by a landlord looking to gain access to their bu...
I’ve written before about landlords not needing to use a letting agent. We al...
It's been a while since I've had a new tenant move in. The new tenant seems amiable enough. A middle a...
My landlord insurance fell due at the beginning of this month. DAMMM! Yet again the dilemma. ...
It is possible to get a company to fill out your N5B.  This will cost anything upwards of £...
Most landlords use an Assured Shorthold Tenancy agreement to let their property. So how long ...
I've been looking at some recent enquiries from landlords who use our Property Management software to ...
Most landlords who let a property that is tenanted will not be liable for council tax.  This is b...