Landlord tax return UK: what to file, when, and what's changing

A landlord tax return UK landlords file is usually a Self Assessment return with the UK property pages, where you report your rental income, your allowable expenses and your profit. You pay Income Tax on that profit at your normal rates [1]. From April 2026, some landlords also have to use Making Tax Digital, which adds quarterly updates on top [2].

Do I need to file a landlord tax return?

You must pay tax on any profit from renting out property [1]. HMRC says you must report taxable profits on a Self Assessment return if you already file one or HMRC has asked you to [1]. If you haven't sent a return before, or didn't need to for 2023–24, you must tell HMRC by 5 October following the tax year you made profits in, by registering for Self Assessment [1]. If you don't file a return, there's a separate way to report rental income [1].

If your property income is £1,000 or less a year, the property allowance may mean it's tax-free, but you can't then deduct expenses [1].

If you have undeclared property income from past years, HMRC's Let Property Campaign is the route to tell them [1].

Landlord tax return UK deadlines

So for the 2025–26 tax year, which ended on 5 April 2026, the online return and payment are due by 31 January 2027.

How rental profit is worked out

1. Add up all rental income from all your UK properties [1]. Rental income includes payments for furniture and services you provide, like cleaning communal areas, heating or hot water [1].
2. Add up all allowable expenses [1]. See allowable expenses for landlords.
3. Take expenses from income. That's your profit or loss [1].

All UK lets count as one property business, so a loss on one offsets profit on another [1]. Overseas property is separate [1]. If expenses exceed income, the loss is usually carried forward against future profits from the same business [1].

The cash basis applies unless you opt out; you can opt out on the return if you prefer standard accounting [1].

Residential mortgage interest

For residential lets, you don't deduct mortgage interest from rent. Instead, you get a tax reduction at the basic rate [1]. This is one of the biggest landlord tax changes of recent years and the reason many higher-rate landlords pay more tax than their profit after interest suggests.

Joint owners

You declare your share. Married couples and civil partners living together are usually taxed in equal shares unless they own and are entitled to the income unequally and declare it; other joint owners usually split by ownership share unless they agree otherwise [1].

Landlord tax changes: Making Tax Digital

The big change is MTD for Income Tax. If you're in scope, you keep digital records, send four cumulative quarterly updates, then submit your tax return through compatible software by 31 January [4][5]. You still file a normal Self Assessment return for the tax year before you start [2]. See MTD for landlords and the MTD threshold guide.

Records to keep

Rent books, receipts, invoices, bank statements and mileage logs, for at least 5 years after the 31 January deadline [1]. Keep furnished and unfurnished lettings income separate [1].

How to file a landlord tax return: step by step

1. Register for Self Assessment if you haven't before [1].
2. Gather your figures: rent received, expenses by category, and finance costs.
3. Complete the UK property pages of the return.
4. Add other income: wages, pensions, savings.
5. Submit online by 31 January and pay any tax due [3].
6. If you're in MTD, do all of this through compatible software [5].

Getting repair costs ready for your return

Repairs are usually the messiest expense line. Gaffy keeps every repair against its property, with the tenant's report, photos, outcome and the cost you log, and stores the invoices in the property's vault. When it's time to fill in the return, the repair figures are in one place. Gaffy isn't accounting software and doesn't file returns. £12 a month for up to 5 properties, first month free.

Landlord tax return mistakes to avoid

• Missing the 5 October registration date in your first year of letting [1].
• Claiming mortgage payments in full rather than handling interest through the basic-rate reduction [1].
• Treating improvements as repairs [1].
• Forgetting income for extras, such as furniture or services you provide [1].
• Not keeping records for 5 years after the filing deadline [1].

Paying the tax

The tax for a year is due by 31 January after the tax year ends [3]. If your bill is large enough, HMRC may also ask for payments on account towards the next year; your return calculation will show this. Put money aside through the year so the January bill isn't a shock.

People also ask

Do landlords need to do a tax return?

If you make taxable rental profit, yes, usually through Self Assessment [1].

When is the landlord tax return deadline?

31 October for paper and 31 January for online, after the end of the tax year [3].

How much tax do landlords pay?

Income Tax on rental profit at your usual rates, depending on your total income [1].

Can I deduct mortgage interest?

For residential lets, you get a basic-rate tax reduction instead [1].

What is changing for landlord tax in 2026?

Making Tax Digital for Income Tax started on 6 April 2026 for landlords with qualifying income over £50,000 [2].

Try Gaffy free for a month · DIY landlord accounting

FAQ

Does Gaffy file my tax return?

No.

What does Gaffy cost?

£12 a month for up to 5 properties, £4 a month for each additional property. No VAT is added.

Sources

1. HMRC, Work out your rental income when you let property (ww.gov.uk/guidance/income-tax-when-you-rent-out-a-property-working-out-your-rental-income)
2. HMRC, Find out if and when you need to use Making Tax Digital for Income Tax (ww.gov.uk/guidance/find-out-if-and-when-you-need-to-use-making-tax-digital-for-income-tax)
3. GOV.UK, Self Assessment tax returns: deadlines (ww.gov.uk/self-assessment-tax-returns/deadlines)
4. HMRC, Use Making Tax Digital for Income Tax: send quarterly updates (ww.gov.uk/guidance/use-making-tax-digital-for-income-tax/send-quarterly-updates)
5. HMRC, Find software that's compatible with Making Tax Digital for Income Tax (ww.gov.uk/guidance/find-software-thats-compatible-with-making-tax-digital-for-income-tax)