Buy to Let Tax Changes Explained

The Government have introduced new tax rules for landlords over the last few years. These changes may affect your buy to let portfolio and investment strategy, so it’s good to know what to expect and what buy to let tax relief you’re entitled to.

The tax changes affect those who intend to purchase, own or intend to sell a buy to let property.

In this guide, we explain all the recent and upcoming buy to let tax changes that all landlords need to be aware of.

From the 23/09/2022 the Stamp Duty threshold was raised to £250,000 – including for buy to lets and second properties. This is set to stay in place until March 2025. You can see the buy to let Stamp Duty rates below.

Both the standard SDLT rate and the SDLT rate on second properties or buy to lets is payable on the purchase of additional properties, including buy to lets and second homes. You can find out more information in our guide: Stamp Duty on Second Homes.

Further considerations you may need to be aware of include:

Let to buy: if you move out of your main residence without selling it and purchase another property, you'll have to pay the 5% Stamp Duty surcharge (as of 31 October 2024). However, if you sell your original residence within 36 months of completing the purchase, you'll be eligible for a full refund of the additional Stamp Duty you paid.

Granny annexes: if the house you buy has a “granny annexe” then it’s unlikely you’ll have to pay the extra 5% Stamp Duty. You’ll only be liable for the higher rate if the annexe:

• Can be sold separately from the main house
• Has its own entrance
• Has its own water and electricity supplies
• Is worth more than £40,000 by itself
• Receives its own Council Tax bill

Most landlords know you can deduct certain allowable expenses from your rental income to reduce the amount of Income Tax you pay. From 1 April 2016, the Replacement of Domestic Items Relief replaced the Wear and Tear Allowance (WTA) which allowed landlords of fully furnished properties to claim an annual tax deduction based on 10% of their rental income.

Replacement of Domestic Items Relief

Under the Replacement of Domestic Items Relief, landlords are now only able to claim for the actual cost of replacing furnishings. This covers moveable furniture, such as televisions, carpets, curtains, fridges and crockery.  

Items such as fitted units, baths, kitchens and boilers are usually still classed as allowable expenses, so you shouldn’t be taxed on them - so long as you only replace them. If you want to deduct them as allowable costs, you can’t make improvements; they must be considered repairs.

In 2015, the UK government announced changes to mortgage interest relief on rental property, which were phased in from April 2017 and fully implemented by April 2020. Before these changes, landlords could fully deduct costs such as mortgage interest from their rental income to reduce taxable profits. The phased reduction over 4 years replaced this deduction with a 20% tax credit on mortgage interest payments.

Buy to Let Mortgage Tax Relief Credit UK

From April 2020, landlords can no longer deduct or offset mortgage interest from rental income when calculating taxable profit. Instead, they receive a tax credit equal to 20% of their mortgage interest payments, which is subtracted from their tax liability.

For more detailed information about mortgage relief on buy to let properties, you can refer to the official UK government guidance on working out your rental income.

Please note that tax regulations can change, so it's advisable to consult with a tax professional or refer to the latest government publications for the most current information.

When you sell your main residential property, you receive something called Private Residence Relief. Private Residence Relief means that you don’t have to pay Capital Gains Tax. You usually pay Capital Gains Tax upon the sale of a property that’s not your main residence, so landlords who sell buy to lets normally pay CGT.

As a landlord, you can claim Private Residence Relief for the period that you used the property you’re selling as your main residence, as well as the final 9 months that you own the property – this is regardless of whether you rented it out in those final 9 months. If you own a property for more than 9 months after you’ve moved out, you’ll pay CGT on the months not covered by PRR.

From April 2020, the relief period was reduced from 18 months to 9.

See our guide, Capital Gains Tax on UK Property, for more information on Capital Gains Tax.

Letting Relief can greatly reduce the amount of Capital Gains Tax you pay when you sell a buy to let. You can make up to £40,000 in tax-free gains.

To qualify for Letting Relief currently, you must share an occupancy with your tenants.

Find out more in our guide: Capital Gains Tax on UK Property.

You pay Corporation Tax on the rental profits of properties held in a limited company.

This means that if you own buy to let properties through a limited company, you'll pay Corporation Tax on your rental profits instead of Income Tax.

From 01/04/2015 - 31/03/2023, there was a single Corporation Tax rate of 19%. Since 01/04/2023, the amount and rate of Corporation Tax you pay depends on your company’s profit:

• If your company makes more than £250,000 over the accounting period, you'll pay the main rate of 25% on your rental profits
• If your company makes £50,000 or less, you'll pay the small profits rate of 19%
• If your profits are between £50,001 and £250,000, you may be entitled to Marginal Relief, which gradually increases the tax rate from 19% - 25%

• If your company made more than £250,000 over the accounting period, you'll pay the main rate of 25% on your rental profits. If your company made a profit of less than £90,000, you'll pay a "small profits rate" of 19%. If your profits were between £50,000 and £250,000 you may be entitled to Marginal Relief

The buy to let tax changes are significant, not just because they have serious tax implications for landlords, but also because non-compliance can have severe consequences.

For example, the penalty for not paying the right amount of tax on your rental income can be high, up to 100% of your entire rental income. Moreover, the HMRC has the right to issue a penalty for failure to notify them about your income, as well as inaccurate tax returns. 

Such high penalties can erode a large portion of your rental income, potentially affecting your ability to make mortgage payments. Non-compliance can also make it difficult to subsequently sell the property, as it could have unattractive incumbents attached to it. 

Changes in tax law can be challenging to follow, and it can be tricky to ensure compliance without tax advice so it’s always best to consult an accountant or tax adviser. Nonetheless, there are things you can do to stay compliant, such as:

• Familiarise yourself with the deductions available to you, such as Replacement of Domestic Items Relief
• Keep a clear and accurate record of your rental income and retain copies of all documentation for a potential audit
• Keep abreast of updates from the HMRC and make a note of any deadlines for tax returns

While our advisers can’t give tax advice, they can talk to you about the benefits of owning a buy to let through a limied company vs owning a buy to let in your personal name and other mortgage related matters regarding your property investments. Contact us today for a free consultation on 0330 433 2927.

Tax laws are always changing, so don’t worry if you already own a buy to let property. At John Charcol, we’re offering all buy to let owners and property investors the opportunity to call us for a review of your situation. You can call our experts for free on 0330 433 2927.

Our advisers can assess your portfolio and help you decide whether:

Now Is the Right Time to Remortgage 

Thinking about remortgaging? We can help you make sure you’re on the best mortgage rate possible to maximise your rental yield. Our experts can advise you on rates from across the market.

You Could Benefit from Becoming a Company 

Corporation Tax currently stands at 25% (2024/25), depending on your company’s taxable profits. Our partners can look at your investment and see if you should consider converting to a company.

You’re Tax-Efficient 

We can work with your tax adviser, or recommend one, to review whether you’re making the most of your allowances.