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UPDATE: If you are looking to see how much tax you will pay when the new Private Landlord tax legislation comes into effect in 2017, please use the Buy-to-let Profit Calculator which provides comparison of profit / earnings and detailed tax calculations so you can understand how the changes will change your income after tax.

UK based landlords are required to notify HMRC if they are letting a property or part of their property. The Landlord Income Tax Calculator is designed for individuals who rent out a property as an additional/sole income (not as a seperate business). If you are renting properties as a business you should use a traditional accountant or online business accounting solution and pay yourself as an employee of the company.

As a landlord, you can use rental income tax calculator and combine this with salary earned as an employee to produce income tax, PAYE and NI illustration for your combined Rental and other earning. You can find detailed information about the Landlord Tax Calculator further down this page.

Total Annual Income from Properties [ a ]
Accounting ExpensesLandlord Income Tax Calculator
Legal Expenses
Advertising Costs
Inventory Charges
Rent Collection
Ground Rent
Mortgage Interest Charges
Interest on Loans
Total Annual Expenses from Properties [ b ]
Total Profit from Properties [ c ] where c = a - b
Your Gross Income (As a PAYE Employee / Other Income) [ d ]
Your Gross Taxable Income [ e ] where e = c + d
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How to Use the Landlord Income Tax Calculator

The VAT Calculator is designed to be intuitive to use, it"s all about making VAT easy to calculate and understand. The calculator allows you to apply VAT to a figure entered or calculate the VAT paid on the figure entered.

  1. Enter the Total Annual Income from Properties.
  2. Enter each of the expenses generated by your property for the year. See below guide for information on Legitimate Property Expenses for Landlords
  3. The Landlord Tax Calculator will calculate the Total Annual Expenses from Properties for you and calculate the Total Profit from Properties
  4. Enter Your Gross Income from PAYE employment, and other income.
  5. The Landlord Tax Calculator will calculate Your Gross Taxable Income and provide a link to the PAYE and tax payments calculation for your gross income to allow you to assess income tax and national insurance payments associated with your gross income.

What is a Landlord?

A Landlord is a man (in legal application, also a woman) who is the legal owner of land, a building, or accommodation which is rented or leased to an individual or business, who is called a tenant (also a lessee or renter).

How to Calculate Landlord Income Tax

Landlord Income Tax Process

The process flow to the right defines the factors affecting your income tax calculation as a landlord. When calculating your income tax, it is easier to look at the process in reverse and understand how each of the elements are calculated. A common mistake that landlords make when submitting their tax return is to combine their own expenses and the expenses generated from the properties. This is incorrect, the correct tax process is to separate those expenses (treat the properties as a separate income revenue).

Net income = Gross Taxable Income - Income Tax Payable and National Insurance

Gross Taxable income = Gross Income - Personal Expenses

Gross Income = Profit from Properties + Personal Earnings

Profit from Properties = Income from Properties - Expenses from Properties

Legitimate Property Expenses for Landlords

As with the majority of taxes, it is your responsibility to ensure that you deduct any legitimate costs generated as part of income. If you don't deduct legitimate expenses, you will pay extra tax. Not claiming expenses is basically burning your hard earned cash.

The following expenses are legitimate expenses which occur as part of owning, maintaining and leasing/renting a property:

Accountant expenses

Only accounting expenses incurred in preparing rental business accounts, not accounting expenses incurred for preparing personal tax returns

Legal and Professional fees

Any legal fees incurred in the day to day management of your rental property. Including:

  • The cost of preparing leases and inventories
  • Collecting rent
  • Preparing your tax return for the property (properties)
  • Letting agent charges

Advertising costs of attracting new tenants

Including agency advertising costs, using a website like Rightmove, newspapers and so forth.

Charge for inventories

Most rental agencies will prepare an inventory for you for a fee which is a legitimate landlord expense.


Corrective and periodic (e.g. having carpets deep cleaned).

Costs of rent collection

Typically encompassed in Rental Agency fees though you may incur vehicle and fuel expenses if collecting in person (be careful, check with your accountant for advice pertinent to your particular situation).

Council Tax while the property is vacant and available for letting.

Typically, you will be afforded up to 6 months Council tax free though this has started to vary between regions with new legislation potentially ending this expense.

Note that a Council Tax exemption is typically facilitated through your local council and not reclaimed as an expense during annual income calculation.


Corrective and periodic garden maintenance.

Ground rent


  • Insurance against loss of rents
  • Insurance claim fees
  • Insurance on buildings and contents

Mortgage interest charges

As such you can deduct any funds used to pay the mortgage interest charged by your lender. The capital repayment element of your mortgage is not deductible (further conditions apply).

UPDATE: The tax law affecting Mortgage Interest relief has changed, if you are a landlord with a mortgage you need to read this guide and calculator, your income is going to change significantly!

Interest paid on loans to build or improve premises

Conditions apply - we recommend you consult your accountant for valid and appropriate expense offset.

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