I decided to sell my few remaining rental properties in the 2024/25 tax year. It seemed like the best thing to do with no end in sight for things just getting worse for landlords.
My decision was vindicated by the introduction of the Renters Rights Act and the increase in tax on rental income alongside heaps of other regulations that has just made managing it all an absolute nightmare.
However, I had a major shock last week when my accountant informed me that despite selling all my properties, I will still be liable for the new ‘Making Tax Digital’ rules despite not receiving any income because MTD is determined by your income in the last two years.
I am told this means I will have to submit accounts every three months for the next three years despite having no rental properties. That seems absurd. Please tell me if there is a way out of this?
MTD: The move to ‘Making Tax Digital is expected to affect approximately 780,000 people in its first wave, with another 970,000 to follow from April 2027, with further expansion in 2028
Ed Magnus of This is Money replies: As you allude to, starting this April, landlords face major changes in the way they report their income and spending to HMRC.
From 6 April, those earning over £50,000 from self-employment or property income will need to start making quarterly submissions to the taxman. The first filing will be due on 7 August, then 7 November and so on.
It means anyone with qualifying income over £50,000 will need to keep digital records and send quarterly updates to HMRC using compatible software.
Those earning between £30,000 and £50,000 will follow in April 2027, with further expansion to those earning £20,000 or more from 2028.
This is part of HMRC’s shift towards digital record-keeping – what it is calling Making Tax Digital for income tax.
Where I think the rules have caused an issue in your case, is that to assess each person’s qualifying income, HMRC will look at the self assessment tax return they submitted in the 2024/25 tax year.
Bear in mind you’ll only be affected this year if your gross income was over £50,000 from your rental properties, or any self-employed income during the 2024/25 tax year.
The income threshold is based on gross income, not profits, which means even those making modest earnings after expenses could still be caught by the new rules.
For expert advice we spoke to Stuart Miller, director of public policy and tech research at the accounting software platform Xero.
Will they have to file accounts every three months?
Stuart Miller replies: The good news is that the scenario the accountant has outlined is avoidable.
HMRC’s automated system will identify MTD candidates based on the 2024/25 tax return.
If you received property income in that year, the computer will initially flag you as ‘mandated’ for MTD from April 2026.
However, MTD rules only apply to individuals with ongoing qualifying income. That means if you’ve sold all rental properties, and crucially have no other self-employment income, then you are effectively exempt.
In this instance, the issue is simply a data lag – HMRC doesn’t know the income has stopped unless explicitly told and the solution is in the final 2024/25 tax return.
You must ensure you complete the SA105 (UK Property) pages and place an ‘X’ in Box 2 to confirm all property income ceased in the 2024/25 tax year.
This declaration formally closes the property record on HMRC’s system. Once processed, the MTD requirement should be automatically cancelled.
If you still receive an onboarding letter next year, a quick call to HMRC to confirm the cessation will resolve it without needing to file quarterly reports.
Stuart Miller, director of public policy and tech research at the accounting software platform Xero
An HMRC spokesperson added: If your income sources ceased in the 2024-25 tax year, you won’t have to use Making Tax Digital for Income Tax (MTD) for the 2026-27 tax year because you won’t have any qualifying income that year.
If you notify HMRC of your property income cessation in your 24-25 tax return by ticking the relevant box, you won’t have to do anything else. Tax returns for the 24/25 tax year are due 31 January 2026.
You can use HMRC’s online tool to find out if you need to use MTD.
Once you are required to use MTD, you will need to continue to use it until your qualifying income has been below the MTD threshold for three consecutive years – unless these income sources have ceased.
After three consecutive years with income below the MTD threshold, you can choose to opt out and will no longer need to keep digital records or send quarterly updates. Updates you’ve sent will be deleted for the tax year you’re opting out for. You’ll still need to submit a Self Assessment tax return.