Self Assessment · LandlordsLive — Available now

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Landlord Self Assessment: SA105, done from your bank feed

Rental profit is reported on the SA105 property page of your Self Assessment. ac-co matches rent to each tenancy from Open Banking, categorises allowable expenses, applies the Section 24 finance-cost restriction, and files the completed return direct to HMRC.

▸ Start your return — £29 See the Self Assessment hub

HMRC-recognised · read-only Open Banking · pay only when you file

What we fill in first

Box 20Total rents & other property income

Box 44Residential finance costs

Box 40Taxable profit for the year

WHAT WE FILL IN FOR YOU

Your SA105, box by box.

One SA105 covers every UK property you let, not one per property. Every figure below is matched from your connected bank account per tenancy, not typed in from memory.

SA105 · Box 20

Total rents & other property income

Every tenancy's rent for the year, matched to the deposits that land in your account.

SA105 · Box 20.1

Property income allowance

Up to £1,000 you can deduct instead of your real expenses, across all your property income combined.

Source: Tax-free allowances on property and trading income — gov.uk

SA105 · Box 24

Rent, rates, insurance, ground rents

Landlord insurance, ground rent, service charges and letting-agent fees, categorised from your bank feed.

SA105 · Box 44

Residential finance costs

Mortgage interest isn't deducted from profit any more — it's turned into a 20% tax credit instead, worked out here.

Source: Changes to tax relief for residential landlords — gov.uk

SA105 · Box 37

Rent-a-room exempt amount

Letting a furnished room in your own home too? Up to £7,500 of that income can come off separately.

Source: The Rent a Room Scheme — gov.uk

WHAT YOU GET

Everything this return files, keeps and tells you.

Files for you

Sent to HMRC, with a receipt you keep.

SA105 inside your SA100, with an HMRC receipt

Keeps for you

Per property and per owner, not one blended figure.

Tenancy records matched to the deposits in your bank
Apportioned shares for joint ownership

Tells you

The reliefs that apply to you, worked out.

The Section 24 finance-cost tax credit, worked out for you
Whether Rent a Room or full property income wins, if it applies

THREE THINGS PEOPLE GET WRONG

Landlord tax return — the small print that costs money.

20%

Section 24 isn't an expense — it's a tax credit

Residential mortgage interest no longer reduces your rental profit. Instead you get a flat 20% credit against the tax on that profit — worth less than full relief once you're a higher-rate taxpayer.

Source: Changes to tax relief for residential landlords — gov.uk (opens in a new tab)

£7,500

Rent-a-room isn't automatic above the threshold

The tax-free limit is £7,500 a year — halved to £3,750 if you share the income with a partner or co-owner — and you must elect into the scheme if your gross receipts exceed it, even to claim the reduced relief.

Source: The Rent a Room Scheme — gov.uk (opens in a new tab)

No sign-up — try it right here

See your rental profit and tax estimate — no sign-up.

Enter your rent and expenses and the same engine that drafts your SA105 applies the Section 24 restriction for you.

Fix the figures above to see an estimate.

Estimate only — not tax advice. Figures use published HMRC rates and thresholds for the selected tax year; your actual bill depends on your full return.

An estimate from the figures you enter — your real bill comes from your filed Self Assessment return.

PRICING

One fee per return. No subscription.

One rental property fits the Simple tier; more than one income type moves you to Complete.

50% off until 14 January 2027

Simple

One supplementary page

£29£59/ return

One rental property (or portfolio treated as one UK property business) plus your PAYE — SA100 plus SA105.

Start a return

Complete

Every income type

£65£129/ return

Property plus another income type — self-employment, dividends or capital gains — every supplementary page included.

Start a return

A landlord return, three ways.

Row	HMRC online	An accountant	ac-co
£/return	Free	£150–£400, more per extra property [Sleek — accountant fees for Self Assessment, UK, 2026-09-13]	£29–£65
Hours	~5–8 hours across your properties	~1 hour, plus waiting for an appointment	~10 minutes
Section 24 finance-cost credit worked out for you	No	Yes	Yes
Handles joint ownership shares	Manually	Yes	Yes

Accountant fee dated 2026-09-13 — check their own quote.

OBJECTIONS

Before you file.

Do I file one SA105 for all my properties?

Yes — UK properties are treated as a single property business, so one SA105 covers all of them (furnished holiday lets used to be reported separately, but that regime ended). ac-co totals rent and expenses across every connected property.

Can I still deduct my mortgage interest?

Not from your rental profit. Since the Section 24 changes, residential finance costs get a flat 20% tax credit against your tax bill instead of reducing taxable profit — worth less if you pay tax above the basic rate.

What if my only rental income is a lodger in my own home?

That's Rent a Room, not a separate property business — up to £7,500 a year is tax-free automatically if it's your only property income. Above that, or if you want to claim expenses instead, you elect out and file as normal rental income.

I co-own the property with my spouse — how is the tax split?

By default HMRC taxes jointly-owned property income 50/50 between spouses and civil partners, regardless of who manages it, unless your ownership shares differ and you've told HMRC the actual split.

How much does it cost to file a landlord return?

From £29 a return for one supplementary page — no subscription, and you only pay when you're ready to file.