Expert tax planning and compliance for landlords with portfolios of any size.
Looking for an accountant for landlords who actually understands rental property tax? Zmartly's landlord accountants handle the Section 24 mortgage-interest trap, the 60-day Capital Gains Tax window and the new Making Tax Digital quarterly filings that catch most property owners out. Whether you own one buy-to-let or a growing portfolio, you get a named, ACCA-qualified accountant on fixed monthly pricing who knows exactly which expenses, allowances and reliefs a generalist leaves on the table.
The figures that matter most when you let property in the UK, from selling-up capital gains tax to the mortgage-interest restriction and the looming Making Tax Digital deadlines.
| What it covers | Basic-rate band | Higher-rate band |
|---|---|---|
| CGT on residential property | 18% | 24% |
| Section 24 finance-cost relief | 20% tax reducer | 20% tax reducer |
| MTD for Income Tax start date | April 2026 (income over £50,000) | April 2027 (income over £30,000) |
| SDLT additional-dwelling surcharge | 5% on top of standard rates | 5% on top of standard rates |
| CGT annual exempt amount | £3,000 | £3,000 |
We prepare and file your full Self Assessment return with the SA105 UK property pages, declaring rental profit correctly, deciding each year whether the £1,000 property allowance beats claiming actual expenses, and applying the Section 24 finance-cost credit. Filed well ahead of the 31 January deadline.
Full CGT service for buy-to-let and second-home sales: 60-day UK property return, gain computation with acquisition and improvement costs, Private Residence Relief and lettings relief where a property was once your home, and use of your annual exempt amount across joint owners to minimise the bill.
We migrate your records to MTD-compatible software (Xero, QuickBooks, FreeAgent or Sage), build a clean digital bookkeeping routine per property, and handle the quarterly updates plus year-end final declaration once you're mandated under MTD for Income Tax.
Should the properties sit in your own name, a partnership, or a limited company? We model the Section 24 impact, corporation tax, the 5% SDLT higher-rate surcharge on transfers, and extraction of profits, so you choose the structure that genuinely costs you least over time.
With the Furnished Holiday Lettings regime abolished from April 2025, we reassess former FHL properties for capital allowances, finance costs and CGT. We also apply replacement of domestic items relief on furnished lets and the £7,500 Rent a Room exemption where you take in a lodger.
If you live abroad and let UK property, we manage the Non-Resident Landlord Scheme so rent is paid without 20% withholding, reclaim tax already deducted, and report UK gains on disposal. We also handle UK declaration of overseas rental income for resident landlords.
Understanding your business needs.
Crafting your custom accounting strategy.
Quick and easy integration.
Consistent monitoring and reporting.
Plain-English explainers, kept current with the latest HMRC rules.
Because of the Section 24 finance-cost restriction, fully in force since April 2020. Mortgage interest is no longer an allowable expense against rental income, instead you get a tax reduction worth 20% of the lower of your finance costs, your property profits, or your income above the personal allowance. For higher-rate taxpayers this is far less generous than the old deduction, and it can push your taxable income into a higher band, which is exactly where we recalculate to make sure nothing extra is paid.
Within 60 days of completion you must file a UK property CGT return and pay the tax due, separately from your annual Self Assessment. For 2025/26 residential property gains are taxed at 18% within your basic-rate band and 24% above it, after your £3,000 annual exempt amount. Late reporting attracts penalties and interest, so we prepare the figures the moment a sale is agreed.
If your qualifying gross property (and self-employment) income is over £50,000, MTD for Income Tax applies from April 2026; the threshold falls to £30,000 from April 2027 and £20,000 from April 2028. Once mandated you must keep digital records and send quarterly updates plus a final declaration through compatible software. We get you set up early so it's routine, not a panic.
It depends. The first £1,000 of rental income can be tax-free under the property allowance, but if you claim it you cannot also deduct actual expenses or replacement of domestic items relief for that property. For most landlords with mortgages, agent fees and repairs, claiming real expenses wins easily. We test both each year and use whichever leaves you better off.
Genuinely incurred, wholly-and-exclusively revenue costs: letting and management fees, repairs and maintenance (not improvements), buildings and contents insurance, ground rent and service charges, accountancy fees, allowable travel, and the cost of replacing, but not initially buying, furnishings and white goods under replacement of domestic items relief. Capital improvements aren't deductible against income but reduce your eventual CGT, so we track them carefully.
Buying an additional residential property in England or Northern Ireland normally carries a higher-rate surcharge of 5 percentage points above the standard SDLT rates, in force since 31 October 2024 (up from 3%). It applies on top of the standard bands, so on portfolio purchases it adds up fast, we factor it into any incorporation or acquisition decision before you commit.
Yes. UK-resident landlords must declare overseas rental income on their Self Assessment, with relief for foreign tax under double-taxation rules. If you're a non-resident landlord, we register you under the Non-Resident Landlord Scheme so your agent or tenant doesn't withhold 20%, and we handle your UK CGT on any disposal.
Thirty minutes with an ACCA-qualified accountant. Most owners uncover £1,000-£3,000 in annual savings on the first call. If we are not the right fit, you walk away with a free tax review on the house.
