Landlord tax deductions you might be missing

You can deduct the costs of running a let from your rental income: repairs, insurance, letting fees, accountancy and more. Mortgage interest works differently, as a 20% tax credit. Small, regular costs are the easiest to forget, so keep every receipt.

How landlord tax works in the UK

Rental income from UK residential property is taxed as part of your overall income. You report it on your self-assessment tax return, either on the property pages of the main return or through a partnership return if you own property jointly through a partnership.

The basic calculation is straightforward: total rental income minus allowable expenses equals your taxable rental profit (or loss). You then pay income tax on the profit at your marginal rate: 20% for basic rate taxpayers, 40% for higher rate, or 45% for additional rate.

The more allowable expenses you legitimately claim, the lower your taxable profit and the less tax you pay. Yet many landlords either don't know what they can claim or don't keep adequate records to support claims. Both problems are fixable.

Mortgage interest relief at 20%

Since April 2020, landlords can no longer deduct mortgage interest as an expense against rental income in the traditional sense. Instead, you receive a tax credit equal to 20% of your mortgage interest payments. This change, introduced gradually from 2017, significantly affected higher-rate taxpayers.

How the tax credit works

You declare your full rental income without deducting mortgage interest. You then calculate your tax liability on the full rental profit. Finally, you apply a 20% tax credit based on the lower of: your finance costs (mortgage interest), your property profits, or your adjusted total income.

For basic rate taxpayers paying 20% tax, this change makes no practical difference, because the 20% credit offsets the 20% tax. But for higher rate taxpayers at 40%, the effective relief dropped from 40% to 20%, roughly doubling the tax cost of mortgage interest.

What counts as finance costs

The 20% tax credit applies to all finance costs, which include:

• Interest on buy-to-let mortgages
• Interest on loans taken out to purchase or improve the rental property
• Interest on overdrafts used for property expenses
• Mortgage arrangement fees (which can be claimed in the year incurred or spread over the mortgage term)
• Alternative finance return payments (for Sharia-compliant finance arrangements)

Make sure you claim every qualifying finance cost. Landlords usually remember the main mortgage interest but often overlook arrangement fees and interest on loans for property improvements.

Repairs vs improvements: the critical distinction

The difference between repairs and improvements matters because repairs are fully deductible expenses, while improvements are capital expenditure that cannot be claimed against rental income.

Allowable repairs

A repair restores something to its previous condition without improving it. HMRC considers the following as repairs:

• Replacing a broken boiler with a similar model
• Fixing a leaking roof
• Repainting walls and ceilings
• Replacing worn carpets with similar quality carpets
• Fixing broken windows
• Repairing plumbing and electrical faults
• Treating damp or rot
• Replacing a kitchen on a like-for-like basis

The main test is whether you're restoring the property to its previous standard. If a single-glazed window breaks and you replace it with single glazing, that's a repair. If you upgrade it to double glazing, that's an improvement.

Capital improvements (not deductible against income)

Improvements enhance the property beyond its previous condition. Examples include:

• Adding an extension or loft conversion
• Installing central heating where none existed
• Upgrading single glazing to double glazing
• Converting a garage into a room
• Installing a new bathroom where one didn't exist before
• Significantly upgrading a kitchen beyond its original specification

Improvements cannot be deducted from rental income, but they can be offset against capital gains tax when you sell the property. Keep detailed records of all improvement costs. They reduce your taxable gain on disposal and can cut your CGT bill considerably.

The grey area

Many real-world situations fall between clear repairs and clear improvements. Replacing a basic kitchen with a modern equivalent is generally treated as a repair, even if modern materials and designs differ from the original. HMRC accepts that like-for-like replacement doesn't mean identical, so a modern equivalent is acceptable.

However, if you substantially upgrade during a replacement, HMRC may argue part of the cost is improvement. Fitting granite worktops where laminate existed, or installing underfloor heating during a bathroom replacement, are typical examples. In borderline cases, keeping before-and-after photographs and clear descriptions of what was replaced and why supports your position if HMRC queries the claim.

Insurance premiums

All insurance costs directly related to letting your property are allowable expenses. This includes:

• Buildings insurance: the standard policy covering structural damage
• Contents insurance: if you let the property furnished
• Landlord liability insurance: covering claims from tenants or visitors
• Rent guarantee insurance: protecting against tenant default
• Legal expenses insurance: covering costs of tenant disputes and eviction proceedings
• Unoccupied property insurance: covering void periods

If you bundle personal and landlord insurance (for example, a combined home and landlord policy), only the portion attributable to the rental property is deductible. Ask your insurer to provide a breakdown if the policy covers both your home and rental properties. For more on what landlord insurance documents you need to keep, see our dedicated guide.

Letting agent and management fees

Fees paid to letting agents are fully deductible. This covers:

• Tenant-finding fees
• Monthly management fees (typically 8 to 15% of rent)
• Inventory and check-in/check-out fees
• Tenancy renewal fees charged to landlords
• Rent collection charges

If you manage properties yourself rather than using an agent, you cannot claim a "management fee" for your own time. Your labour as a landlord is not a deductible expense. However, many of the costs you incur while self-managing are individually deductible, such as travel, phone calls, stationery and software subscriptions.

Legal and professional fees

Legal and professional costs related to running your rental business are generally deductible, but there are important exceptions.

Deductible legal costs

• Solicitor fees for drawing up or renewing tenancy agreements
• Legal costs for evicting tenants through the courts (Section 21 was abolished on 1 May 2026, so new claims use Section 8)
• Costs of settling tenant disputes
• Legal fees for debt recovery (unpaid rent)
• Costs of obtaining HMO or selective licensing
• Fees for compliance certificates (Gas Safety, EICR, EPC)

Non-deductible legal costs

• Legal fees for purchasing or selling a rental property (these are capital costs affecting CGT)
• Costs of mortgage arrangement (these fall under finance costs for the 20% credit)
• Fines or penalties from councils, courts, or regulatory bodies

Accountancy fees

Fees paid to accountants for preparing your self-assessment tax return are deductible, but only the portion relating to rental income. If your accountant charges £500 for your entire tax return and rental income represents half your total income, you could argue £250 is attributable to rental income and deductible.

Many accountants provide a specific breakdown of charges by income source. If yours doesn't, ask them to. It makes the deduction clearer and easier to justify if HMRC queries it.

Travel costs

Travel to and from your rental property for management purposes is a deductible expense, provided the journey is solely for running the letting business. This includes:

• Mileage for property inspections
• Travel to meet tenants, contractors, or letting agents
• Trips to purchase materials for repairs

Travel to property auctions or viewings to buy another rental property is different. It is part of acquiring a capital asset, so you can't deduct it from rental income, and it generally isn't allowable for capital gains tax either.

You can claim either actual vehicle costs (fuel, insurance, road tax and servicing, apportioned for business use) or the simplified HMRC mileage rate of 45p per mile for the first 10,000 miles and 25p thereafter. Most landlords find the simplified rate easier to track and often more generous.

Important: Keep a mileage log recording the date, destination, purpose, and distance of each trip. Without records, HMRC can disallow travel claims entirely. A simple spreadsheet or mileage tracking app suffices.

Office and administrative costs

Running a rental property involves administrative work, and the costs of that administration are deductible:

• Telephone calls related to property management, such as calls to tenants, contractors, agents and councils. If you use a personal phone, estimate the proportion of calls related to property and claim that proportion of your bill.
• Stationery and postage: printing tenancy agreements, posting prescribed information, buying envelopes and stamps.
• Software subscriptions: property management software, accounting software, document management tools used for rental administration.
• Advertising costs: listing fees on property portals, photography costs for listings, signage.
• Use of home as office: if you run your letting business from home, you can claim a reasonable share of the actual extra costs, such as heating and lighting. Keep a note of how you worked out the share. The monthly flat rate for working from home is only for trading businesses, so landlords can't use it for property income.

Wear and tear: the replacement domestic items relief

Since April 2016, the old 10% wear and tear allowance for furnished lettings was replaced with the Replacement Domestic Items Relief. This allows you to claim the cost of replacing (not initial purchase of) domestic items provided for tenant use.

What qualifies

Replacement of moveable items provided for the tenant's use in the property, including:

• Furniture: beds, sofas, tables, chairs, wardrobes
• Furnishings: curtains, blinds, carpets, rugs
• White goods: washing machines, dishwashers, fridges, freezers
• Kitchen equipment: crockery, cutlery, pans (for furnished lets)
• Bed linen and towels (for furnished or serviced accommodation)

How it works

You claim the cost of the replacement item. If the replacement is a substantial improvement over the original, you can only claim the amount it would have cost to replace like-for-like. For example, if you replace a basic £200 washing machine with a £600 premium model, you can only claim £200 (the cost of a similar basic replacement). The remaining £400 is treated as improvement expenditure.

You can also claim incidental costs of replacing items: delivery charges, installation costs, and disposal fees for the old item.

Other commonly overlooked deductions

Council Tax during voids

When properties are empty between tenancies, council tax falls on you as the owner. These payments are deductible as a property expense. Many landlords forget to claim void period council tax because it feels like a personal bill rather than a rental expense.

Utility costs during voids

Gas, electricity, and water costs incurred while the property is empty between tenancies are deductible. Keep the bills as evidence.

Ground rent and service charges

For leasehold properties, ground rent and service charges paid to the freeholder or management company are fully deductible. These can be substantial, particularly service charges that include building maintenance, communal area upkeep, and building insurance.

Landlord association memberships

Membership fees for organisations like the National Residential Landlords Association (NRLA) or local landlord associations are deductible business expenses.

Training and education

Costs of training directly related to your rental business, such as landlord accreditation courses, compliance training and property management seminars, are generally deductible. However, HMRC draws a line at qualifications that give you new professional skills (such as a full surveying qualification), which are treated as personal development rather than business expenses.

Key cutting and lock changes

The cost of cutting keys for new tenants and changing locks between tenancies is deductible. This is a small but frequently forgotten expense.

Garden maintenance

If you provide garden maintenance as part of the tenancy, these costs are deductible. This is common for flats with communal gardens or when the tenancy agreement makes you responsible.

Cleaning costs

Professional cleaning between tenancies (or during if agreed) is a deductible expense. This includes end-of-tenancy deep cleans, carpet cleaning, and window cleaning.

What you cannot claim

Not everything property-related qualifies as a deductible expense. Common mistakes include attempting to claim:

• Your own labour: time spent managing properties, doing repairs yourself, or handling administration is not deductible. Only the cost of materials (not your time) counts if you do repairs yourself.
• Capital expenditure: property purchase costs, improvement costs, and extension costs cannot be deducted from rental income (though they reduce CGT on sale).
• Personal use proportion: if you use the property yourself for part of the year, you must apportion expenses between personal and rental use. Only the rental portion is deductible.
• Clothing: even if you buy specific work clothes for property maintenance, these are not deductible.
• Fines and penalties: HMRC penalties, council fines for non-compliance and parking fines incurred while visiting properties are not deductible.
• Initial furnishing costs: the first time you furnish a property for letting, the cost is capital expenditure. Only subsequent replacements qualify under Replacement Domestic Items Relief.

Record-keeping requirements

HMRC requires landlords to keep records of all income and expenses for at least five years after the 31 January tax return submission deadline. For a 2025-26 tax year return submitted by January 2027, records must be kept until at least January 2032.

What records to keep

• Rental income records: bank statements showing rent receipts, letting agent statements
• Expense receipts: invoices from contractors, utility bills, insurance policies, agent fee statements
• Mileage logs: dates, destinations, purposes, distances
• Mortgage statements: showing interest paid each year
• Property purchase and sale documents: conveyancing paperwork, stamp duty receipts (for CGT purposes)
• Records of capital improvements: invoices, before-and-after photographs, planning permission documents

Digital records are fully acceptable to HMRC. Making Tax Digital for Income Tax started on 6 April 2026 for landlords and sole traders with qualifying income over £50,000. The threshold drops to £30,000 from April 2027 and £20,000 from April 2028. Qualifying income is your combined gross property and self-employment income, so digital record-keeping is already mandatory for some landlords and will apply to more each year.

Our guide to landlord record-keeping requirements covers the full scope of what you need to maintain and for how long.

Working with an accountant

Whether you need an accountant depends on the complexity of your rental business. A single property with straightforward income and expenses can usually be handled through self-assessment without professional help. Multiple properties, mixed-use scenarios, incorporation questions, or capital gains calculations generally benefit from professional advice.

What a good property accountant provides

A specialist property accountant should spot deductions you might miss, advise on the repairs versus improvements distinction for specific expenditure, handle the mortgage interest tax credit calculation correctly, advise on optimal timing for capital expenditure, and assist with capital gains tax planning when you sell.

Preparing for your accountant

To keep accountancy fees down, prepare organised records before meeting your accountant. Provide a clear summary of rental income, categorised expenses with supporting receipts, mortgage interest statements, and details of any capital expenditure. The more organised your records, the less time your accountant spends sorting through paperwork, and the lower your bill.

Keep your tax return documents organised throughout the year. Filing receipts and updating expense records once a month takes a few minutes and saves hours of reconstruction at tax return time.

Common mistakes that trigger HMRC enquiries

HMRC uses data analytics to identify tax returns that appear unusual compared to similar landlords. Common triggers for enquiries include:

• Repair claims that seem disproportionately large relative to rental income, which may suggest capital expenditure being claimed as repairs
• Consistent rental losses over multiple years, which may lead HMRC to question whether the property is genuinely let commercially
• Unexplained income fluctuations, particularly sudden drops in rental income without corresponding void periods
• Failure to declare rental income entirely. HMRC cross-references tenancy deposit scheme data, land registry records, and letting agent reports to identify undeclared rental income

The best protection against HMRC enquiries is accurate reporting with supporting documentation. Claim everything you're entitled to, but ensure every claim is genuine, correctly categorised, and supported by records. If HMRC does enquire, good records resolve queries quickly without penalties.

Claiming what you're entitled to

Claiming every legitimate tax deduction simply means paying the correct amount of tax. Many landlords overpay because they miss allowable expenses, fail to distinguish repairs from improvements correctly, or don't maintain records adequate to support claims.

Start by reviewing your current expense claims against the categories above, particularly travel costs, office expenses, void period council tax and utilities, replacement domestic items and professional memberships. Each may seem small on its own, but together they can reduce your tax bill significantly.

Then build simple record-keeping habits. File receipts as they arrive, log mileage as you travel, and photograph before-and-after conditions when making repairs. The same records will also help you in tenant disputes, insurance claims and compliance inspections.