Landlords often finance their investment properties through mortgages. With rising interest rates, understanding the available tax relief on mortgage interest and finance costs is crucial. Tax relief is contingent on the type of let and may be limited if the mortgage amount has been increased since the property was first let.
General Rule
Tax relief is available for interest and finance costs on borrowings up to the market value of the property when it was first let. This applies regardless of whether the loan is secured on the let property or another property, such as the landlord’s main residence. However, no relief is available for interest on loans for purchasing a main residence.
- Borrowing Limit: Tax relief is limited to the market value of the property at the time it was first let.
- Remortgaging: If the borrowing exceeds the property’s value at the first let, interest on the excess amount does not qualify for tax relief.
Example
Julie bought an investment property for £100,000 and let it immediately. The property is now worth £500,000, and she has a mortgage of £400,000. Julie can only claim tax relief on interest for £100,000 of the mortgage. No relief is available for the interest on the additional £300,000.
Residential Lets (Unincorporated Landlords)
For unincorporated landlords letting residential properties, tax relief is given as a tax deduction equal to 20% of the interest and finance costs. This deduction is capped at the tax due on the rental profits. Interest and finance costs cannot be deducted when calculating taxable profits, which means:
- Higher/Additional Rate Taxpayers: These landlords do not receive relief at their marginal rate of tax. The relief is capped at 20%.
Non-Residential Lets and Companies
For non-residential lets, including furnished holiday lettings, and for properties owned by companies, the rules are more generous:
- Full Deduction: Interest and finance costs can be fully deducted when calculating taxable profits.
- Relief at Marginal Rate: Landlords receive relief at their marginal rate of tax.
Key Points for Landlords
- Maximize Tax Relief: Ensure borrowing does not exceed the property’s market value at the first let to maximize tax relief.
- Residential Lets: Understand that the 20% tax deduction cap applies, impacting higher rate taxpayers.
- Non-Residential and Corporate Lets: Benefit from full deduction of interest and finance costs, receiving relief at the marginal tax rate.
By carefully managing borrowings and understanding the specific tax relief rules applicable to different types of lets, landlords can optimize their tax positions and reduce the financial impact of mortgage interest costs.
>
For Help with Topic above or any Accountancy help – contact us: Cloud 9 Accounting Team