{"id":1320,"date":"2025-11-11T14:16:07","date_gmt":"2025-11-11T14:16:07","guid":{"rendered":"https:\/\/www.simplybusiness.co.uk\/knowledge\/landlord-tax\/allowable-expenses-for-landlords\/"},"modified":"2025-11-11T14:16:09","modified_gmt":"2025-11-11T14:16:09","slug":"allowable-expenses-for-landlords","status":"publish","type":"knowledge","link":"https:\/\/www.simplybusiness.co.uk\/knowledge\/landlord-tax\/allowable-expenses-for-landlords\/","title":{"rendered":"Allowable expenses for landlords \u2013 what can you claim?"},"content":{"rendered":"\n<p class=\"wp-block-paragraph\">There are almost three million unincorporated private landlords in the UK and they earn an estimated combined annual income of more than \u00a355 billion, according to HMRC.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Most landlords have one or a few rental properties and almost 90 per cent of them claim tax expenses.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Claiming tax expenses has become even more important in recent years, as landlords have faced significant price rises across the board.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Being able to claim tax expenses (known as \u2018allowable expenses\u2019) makes a big difference, because it helps to reduce landlord tax bills. So, what tax expenses can you claim if you\u2019re a UK landlord and how do you go about it?<\/p>\n\n\n\n<div class=\"wp-block-columns is-layout-flex wp-container-core-columns-is-layout-28f84493 wp-block-columns-is-layout-flex has-2-columns\">\n<div class=\"wp-block-column is-layout-flow wp-block-column-is-layout-flow\">\n<ul class=\"wp-block-list\">\n<li class=\"wp-block-list-item\"><a href=\"#what-are\">What are allowable expenses for landlords?<\/a><\/li>\n\n\n\n<li class=\"wp-block-list-item\"><a href=\"#common-examples\">Examples of landlord allowable expenses<\/a><\/li>\n\n\n\n<li class=\"wp-block-list-item\"><a href=\"#maintenance\">Property maintenance, repairs, and improvements<\/a><\/li>\n\n\n\n<li class=\"wp-block-list-item\"><a href=\"#mortgage-payments\">What about mortgage payments?<\/a><\/li>\n<\/ul>\n<\/div>\n\n\n\n<div class=\"wp-block-column is-layout-flow wp-block-column-is-layout-flow\">\n<ul class=\"wp-block-list\">\n<li class=\"wp-block-list-item\"><a href=\"#property-allowance\">What is the property allowance?<\/a><\/li>\n\n\n\n<li class=\"wp-block-list-item\"><a href=\"#furnishings\">What about replacing furnishings, furniture, or white goods?<\/a><\/li>\n\n\n\n<li class=\"wp-block-list-item\"><a href=\"#buy\">What about when you buy a property?<\/a><\/li>\n\n\n\n<li class=\"wp-block-list-item\"><a href=\"#how-to-claim\">How to claim landlord allowable expenses<\/a><\/li>\n<\/ul>\n<\/div>\n<\/div>\n\n\n\n<h2 class=\"wp-block-heading\" id=\"what-are\">What are allowable expenses for landlords?<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">As the name suggests, allowable expenses are tax expenses that HMRC allows you to deduct from your taxable rental income. The more allowable expenses that you can deduct, the lower your taxable rental income and yearly tax bill.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">For an expense to be allowable, it must result \u2018wholly and exclusively\u2019 from renting out your property. Personal costs can\u2019t be claimed as an allowable expense. And where there\u2019s mixed usage, for example, where you use your own mobile phone to contact tenants, you can only claim for the rent-related call costs or proportion of monthly charges.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Another example could be hiring a carpet cleaner. If you also use it to clean carpets in your own home, you can only claim half of the total costs as an allowable tax expense.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>Read more:<\/strong> <a href=\"\/knowledge\/landlord-tax\/tax-on-rental-income\/\" data-type=\"knowledge\" data-id=\"1545\">Tax on rental income \u2013 a complete guide to landlord tax<\/a><\/p>\n\n\n\n<figure class=\"wp-block-image size-large\"><img loading=\"lazy\" decoding=\"async\" height=\"896\" width=\"1024\" src=\"https:\/\/www.simplybusiness.co.uk\/wp-content\/uploads\/sites\/3\/2024\/11\/allowable-expenses-landlord-infographic.png?w=1024\" alt=\"Infographic showing allowable expenses for a landlord tax return\" class=\"wp-image-26656\" srcset=\"https:\/\/www.simplybusiness.co.uk\/wp-content\/uploads\/sites\/3\/2024\/11\/allowable-expenses-landlord-infographic.png 1270w, https:\/\/www.simplybusiness.co.uk\/wp-content\/uploads\/sites\/3\/2024\/11\/allowable-expenses-landlord-infographic.png?resize=800,700 800w, https:\/\/www.simplybusiness.co.uk\/wp-content\/uploads\/sites\/3\/2024\/11\/allowable-expenses-landlord-infographic.png?resize=768,672 768w, https:\/\/www.simplybusiness.co.uk\/wp-content\/uploads\/sites\/3\/2024\/11\/allowable-expenses-landlord-infographic.png?resize=1024,896 1024w, https:\/\/www.simplybusiness.co.uk\/wp-content\/uploads\/sites\/3\/2024\/11\/allowable-expenses-landlord-infographic.png?resize=150,131 150w\" sizes=\"auto, (max-width: 1024px) 100vw, 1024px\" \/><\/figure>\n\n\n\n<div class=\"wp-block-group has-azure-300-background-color has-background has-global-padding is-layout-constrained wp-container-core-group-is-layout-69910985 wp-block-group-is-layout-constrained\" style=\"border-radius:10px;padding-top:var(--wp--preset--spacing--20);padding-right:var(--wp--preset--spacing--90);padding-bottom:var(--wp--preset--spacing--50);padding-left:var(--wp--preset--spacing--90)\">\n<h2 class=\"wp-block-heading\" id=\"common-examples\">Common examples of landlord allowable expenses<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Allowable expenses for landlords can include:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li class=\"wp-block-list-item\">costs for getting rid of old items of furniture or electrical appliances<\/li>\n\n\n\n<li class=\"wp-block-list-item\">ground rents and service charges<\/li>\n\n\n\n<li class=\"wp-block-list-item\">building, contents, and <a href=\"\/landlord-insurance\/\" data-type=\"page\" data-id=\"1608\">public liability insurance<\/a><\/li>\n\n\n\n<li class=\"wp-block-list-item\">gardening and cleaning costs<\/li>\n\n\n\n<li class=\"wp-block-list-item\">water rates, council tax, gas and electricity (if you pay them and not your tenant)<\/li>\n\n\n\n<li class=\"wp-block-list-item\"><a href=\"\/knowledge\/tenants\/letting-agent-fees-for-landlords\/\" data-type=\"knowledge\" data-id=\"1477\">letting agent fees<\/a>\/management fees<\/li>\n\n\n\n<li class=\"wp-block-list-item\">legal fees for lets of a year or less, for example, when you seek legal advice about pursuing unpaid rent and renewing a lease if it\u2019s for less than 50 years<\/li>\n\n\n\n<li class=\"wp-block-list-item\">accountancy\/bookkeeping fees<\/li>\n\n\n\n<li class=\"wp-block-list-item\">direct costs, such as rent-related phone calls, stationery, and advertising for new tenants<\/li>\n\n\n\n<li class=\"wp-block-list-item\">rent-related vehicle\/fuel costs<\/li>\n<\/ul>\n<\/div>\n\n\n\n<h2 class=\"wp-block-heading\" id=\"maintenance\">Property maintenance, repairs, and improvements<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Maintenance (including redecorating between tenancies) and running repairs (minor repairs that are done while something is still being used) are allowable expenses. Replacing a toilet, washbasin, shower, or bath is allowable, because they\u2019re repairs, but you can only claim for the cost of a like-for-like replacement.<\/p>\n\n\n\n<div id=\"nba-body-001\">\n<\/div>\n\n\n\n<p class=\"wp-block-paragraph\">So, for example, if the current market value of a faulty existing electric shower is \u00a3100 and you buy one worth \u00a3300, you can only claim \u00a3100 as an allowable expense.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">The cost of adding an extension or <a href=\"\/knowledge\/property-maintenance\/how-much-value-does-a-loft-conversion-add\/\" data-type=\"knowledge\" data-id=\"995\">converting a loft<\/a> can\u2019t be claimed as an allowable expense, because you\u2019re improving the property and increasing its value (called making a \u2018capital improvement\u2019).<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Later, you can claim capital expenses against <a href=\"\/knowledge\/business-tax\/capital-gains-tax\/\" data-type=\"knowledge\" data-id=\"1361\">capital gains tax<\/a> if you sell the property, so keep accurate records of everything you\u2019ve paid out.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\" id=\"mortgage-payments\">What about mortgage payments?<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Landlords can\u2019t claim mortgage capital repayments as an allowable expense.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Previously, landlords could deduct mortgage interest and other finance costs (e.g. mortgage arrangement fees) from their rental income, which reduced their income tax bill. But the rules changed and now landlords receive a tax credit of 20 per cent instead.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>Read more: <\/strong><a href=\"\/knowledge\/landlord-tax\/what-is-section-24\/\" data-type=\"knowledge\" data-id=\"1235\">What is Section 24? A guide for landlords<\/a><\/p>\n\n\n\n<h2 class=\"wp-block-heading\" id=\"property-allowance\">What is the property allowance?<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">If your allowable expenses are less than \u00a31,000 a year, you may be better off claiming the property allowance, which is a \u00a31,000 tax exemption available to those who earn rental income from property or land.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">You can only claim one or the other, you can\u2019t claim both. If you own a property with others, each can claim the \u00a31,000 allowance against their share of the gross rental income.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\" id=\"furnishings\">What about replacing furnishings, furniture, or white goods?<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Landlords can\u2019t claim an allowable expense for replacing furnishings or equipment in their furnished or part-furnished rental properties. But the good news is you may be able to claim \u2018replacement domestic items relief\u2019 for replacing:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li class=\"wp-block-list-item\">curtains <\/li>\n\n\n\n<li class=\"wp-block-list-item\">carpets<\/li>\n\n\n\n<li class=\"wp-block-list-item\">sofas<\/li>\n\n\n\n<li class=\"wp-block-list-item\">beds<\/li>\n\n\n\n<li class=\"wp-block-list-item\">white goods <\/li>\n\n\n\n<li class=\"wp-block-list-item\">crockery<\/li>\n\n\n\n<li class=\"wp-block-list-item\">cutlery<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">Once again, the value must be similar. So, if you can replace a sofa like-for-like for \u00a3200 but you buy one for \u00a3400, you\u2019re only allowed to claim allowable expenses of \u00a3200.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\" id=\"buy\">What about when you buy a property?<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">You can\u2019t claim allowable expenses for your costs or expenses when buying a property because these are treated as part of the purchase price.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">You should keep details, such as invoices and receipts, for these costs:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li class=\"wp-block-list-item\">purchase price<\/li>\n\n\n\n<li class=\"wp-block-list-item\"><a href=\"\/knowledge\/landlord-tax\/stamp-duty-on-second-home\/\" data-type=\"knowledge\" data-id=\"1537\">stamp duty<\/a><\/li>\n\n\n\n<li class=\"wp-block-list-item\">legal fees<\/li>\n\n\n\n<li class=\"wp-block-list-item\">building survey costs<\/li>\n\n\n\n<li class=\"wp-block-list-item\">independent inspection charges<\/li>\n\n\n\n<li class=\"wp-block-list-item\">auctioneer\u2019s costs if you bought by auction<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">This is because you can claim them against your capital gains tax liability if you later sell the rental property.<\/p>\n\n\n\n<div class=\"wp-block-group has-azure-200-background-color has-background has-global-padding is-layout-constrained wp-container-core-group-is-layout-30c80bf8 wp-block-group-is-layout-constrained\" style=\"border-radius:35px;margin-top:var(--wp--preset--spacing--90);margin-bottom:var(--wp--preset--spacing--90);padding-top:var(--wp--preset--spacing--90);padding-right:var(--wp--preset--spacing--90);padding-bottom:var(--wp--preset--spacing--90);padding-left:var(--wp--preset--spacing--90)\">\n<h2 class=\"wp-block-heading\" id=\"how-to-claim\">How to claim landlord allowable expenses<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Within the Self Assessment: UK property (SA105) supplementary page, which you file with your SA100 main tax return, you summarise the allowable expenses you want to claim.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Your total allowable expenses will be deducted from your taxable rental income, with other reliefs and allowances also taken into account. HMRC will then tell you how much tax you owe.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">You\u2019re not required to submit proof of your expenses when you file your annual Self Assessment tax return, but HMRC can later request it, so keep hold of invoices and receipts.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">It\u2019s best to log allowable expenses you plan to claim into a spreadsheet or accounting software as they arise, because it will make managing your expenses and completing your Self Assessment tax return much easier.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">And with <a href=\"https:\/\/www.simplybusiness.co.uk\/knowledge\/landlord-tax\/mtd-for-landlords\/\" data-type=\"knowledge\" data-id=\"33504\" >Making Tax Digital for income tax<\/a> being phased in from 2026, keeping digital records of allowable expenses will become even more important.<\/p>\n<\/div>\n\n\n\n<h3 class=\"wp-block-heading\" id=\"h-about-gosimpletax\">About GoSimpleTax<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\"><a href=\"https:\/\/www.gosimpletax.com\/?utm_medium=website&amp;utm_source=Simply+Business\" target=\"_blank\" rel=\"noreferrer noopener\" rel=\"noopener noreferrer\" target=\"_blank\">GoSimpleTax<\/a> is a solution for landlords, the self-employed, sole traders, freelancers, and anyone with income outside of PAYE.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">You can use the software to record income, expenses, and tax submissions all in one. It will also provide you with hints and tips that could save you money on allowances and expenses you may have missed.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\" id=\"h-useful-guides-for-landlords\">Useful guides for landlords<\/h3>\n\n\n\n<ul class=\"wp-block-list\">\n<li class=\"wp-block-list-item\"><a href=\"\/knowledge\/landlord-tax\/buy-to-let-mortgage-affordability\/\" data-type=\"knowledge\" data-id=\"1357\">Buy-to-let mortgage affordability \u2013 a guide for landlords<\/a><\/li>\n\n\n\n<li class=\"wp-block-list-item\"><a href=\"\/knowledge\/tenants\/assured-shorthold-tenancy-agreement\/\" data-type=\"knowledge\" data-id=\"1325\">Assured shorthold tenancy agreement: what do landlords need to know?<\/a><\/li>\n\n\n\n<li class=\"wp-block-list-item\"><a href=\"\/knowledge\/tenants\/landlord-inspection-checklist-for-buy-to-let-property\/\" data-type=\"knowledge\" data-id=\"1234\">Property inspection landlord checklist \u2013 how can you prepare?<\/a><\/li>\n\n\n\n<li class=\"wp-block-list-item\"><a href=\"\/landlord-insurance\/faq\/do-landlords-need-contents-insurance\/\">Do landlords need contents insurance?<\/a><\/li>\n<\/ul>\n\n\n\n<div id=\"nba-upsell-001\" class=\"wp-block-group has-azure-200-background-color has-background has-global-padding is-layout-constrained wp-container-core-group-is-layout-94e519ba wp-block-group-is-layout-constrained\" style=\"padding-top:var(--wp--preset--spacing--80);padding-right:var(--wp--preset--spacing--40);padding-bottom:var(--wp--preset--spacing--80);padding-left:var(--wp--preset--spacing--40)\">\n<h3 class=\"wp-block-heading has-text-align-center\" id=\"h-get-set-with-tailored-landlord-cover\">Get set with tailored landlord cover<\/h3>\n\n\n\n<p class=\"has-text-align-center wp-block-paragraph\">Over 200,000 UK landlord policies, a 9\/10 customer rating and claims handled by an award-winning team. Looking to switch or start a new policy? Run a quick <a href=\"\/landlord-insurance\/\" data-type=\"page\" data-id=\"1608\">landlord insurance<\/a> quote today.<\/p>\n\n\n\n<div class=\"wp-block-buttons is-content-justification-center is-layout-flex wp-container-core-buttons-is-layout-a89b3969 wp-block-buttons-is-layout-flex\">\n<div class=\"wp-block-button\"><a class=\"wp-block-button__link wp-element-button\" href=\"https:\/\/quote.simplybusiness.co.uk\/landlord\">Start your quote<\/a><\/div>\n<\/div>\n<\/div>\n\n\n\n<div id=\"nba-body-end\">\n<\/div>\n","protected":false},"excerpt":{"rendered":"<p>What expenses can landlords claim and how do you do it?<\/p>\n","protected":false},"author":3,"featured_media":3897,"comment_status":"open","ping_status":"closed","template":"","meta":{"sb_hreflang":"","sb_hreflang_url":"","disable_breadcrumbs":false,"sb_breadcrumbs":[],"sb_reviewed_by":"","sb_review_date":"","sb_enable_content_gating":true,"footnotes":""},"categories":[352],"hidden-category":[],"coauthors":[18],"class_list":["post-1320","knowledge","type-knowledge","status-publish","has-post-thumbnail","hentry","category-landlord-tax"],"yoast_head":"<!-- This site is optimized with the Yoast SEO Premium plugin v27.2 (Yoast SEO v27.2) - https:\/\/yoast.com\/product\/yoast-seo-premium-wordpress\/ -->\n<title>Allowable expenses for landlords \u2013 what can you claim?<\/title>\n<meta name=\"description\" content=\"Allowable expenses for landlords help you to reduce your tax bill. What expenses can you claim and how do you do it? Learn how in our guide.\" \/>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" href=\"https:\/\/www.simplybusiness.co.uk\/knowledge\/landlord-tax\/allowable-expenses-for-landlords\/\" \/>\n<meta property=\"og:locale\" content=\"en_GB\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"Allowable expenses for landlords \u2013 what can you claim?\" \/>\n<meta property=\"og:description\" content=\"What are allowable expenses and how can they reduce your tax bill? 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