The Fizz! Blog

MTD for Landlords - what do you need to know?

UPDATE, DECEMBER 2022:  Nothing!  This initiative has now been postponed until (at least) 2026, and only landlords with revenue (initially) of £50,000 a year will now be affected.  But, here's what we said back in October anyway...

The government has a long-standing drive to make us report income to them a) digitally and b) more frequently - “Making Tax Digital”.  The initial phases of this forced all VAT registered businesses to submit their quarterly VAT returns online, with an unbroken link between the return and the source records.  This has basically worked well.  For businesses used to keeping paper or spreadsheet records, the jump they probably made to accounting software will have involved a bit of work, but most businesses were using software anyway, and many of those that weren’t have found life better with it.

The next phase will be a bit less smooth.  Making Tax Digital for Income Tax is going to force all sole traders and landlords with revenue of over £10,000 a year to make quarterly reports of their income and costs to HMRC, from April 2024 (partnerships won’t be brought in until 2025).  This won’t (for the time being, anyway) affect the calculation of annual profits, or the timetable for payment of tax, it’s just to give HMRC more timely in-year information to analyse.  Many or most of the sole traders will be using software already, so more regular reporting shouldn’t be too much of a burden for them.  Virtually none of the landlords will.

For smaller landlords - those with gross rents below £85,000 - the minimum required report will be rather simple; total revenue and total costs.  Not really enough for HMRC to do much analysis of.  Larger landlords will be required to file costs in more detailed categories.  99% (at least) of individual landlords are going to fall into the former category though; there aren’t many with rents of over £85,000 a year.

If you have gross rents under £10,000 a year, you don’t have to do anything in the first instance.  But if your revenue goes over that level, quarterly digital reporting becomes compulsory - and you can’t come out of the system unless you cease to have any such income, or it’s below £10,000 for three straight years.  Effectively, sole traders will be in until they retire, landlords will be in until they sell their properties.

It’s important to note that the £10,000 is revenue or gross rents, not profit.  So a sole trader with £12,000 of revenue and £9,000 of costs, making £3,000 of profit a year, must sign up, and so must a landlord with £13,000 of gross rents and £5,000 of costs.  And if you’ve both sole trader income *and* rental income, it’s the total that’s important.  So someone with £8,000 of sole trader revenue and a flat rented out for £500 a month must sign up - that’s £14,000 of income in total.

On the more generous side, if a couple own a rental property, then the £10,000 threshold is per owner - so if gross rents are £18,000, split 50/50, there’s no need to sign up to MTD (although, less generously, if the gross rents are £21,000, they will *both* have to make reports - a report is for a single individual).  And if you’ve income that doesn’t have to be reported on a tax return at all (like rent a room income below £7,500) then that’s disregarded entirely when deciding if you have to sign up or not (although, if you’re in for some other reason, the rent a room income *does* have to be disclosed in the MTD reports!).

One thing that on the face of it seems problematic is that owners of Furnished Holiday Lettings (FHLs) will have to make a different report in more detail - but you don’t always know if your property qualifies as an FHL until after the end of the tax year!  Presumably the suggestion will be to report as if it were an FHL.  At least owners of those properties are pretty likely to already be in the habit of keeping decent contemporary accounting records.

There will be some practical problems.  There’s supposed to be a digital link between the report you make and the underlying records.  But what if the underlying records are necessarily kept in different places?  Perhaps you own one property outright and 25% of an unconnected one with a group of other owners.  You’re going to have to aggregate those figures somehow and then report them to HMRC.  There’s a fudge called “bridging software” that can report from Excel records, not from accounting software, and it may come into play.

So, what should you do in terms of changing your record keeping?  At the moment, probably nothing.  Previous phases of MTD were repeatedly delayed; the general feeling is that this phase of MTD is 99% likely to happen, but maybe only 50% likely to happen in 2024 as planned.  When it does happen, we’ll be helping clients set up a system that will work for them.  FreeAgent have introduced a special version of their excellent bookkeeping software just for landlords, and for portfolio landlords who could actually benefit from more advanced tracking of multiple properties there are products like Hammock.  And for very simple cases, it might be that Excel and bridging software is fine.  For now, the important thing is just to know that it’s (almost certainly) going to happen!

www.fizzhq.com

What can you claim for charging your electric company car at home?

Thanks to the incredibly generous tax rules that apply to them, the vast majority of new company cars now are electric.  Most of them are probably charged at home.  If you’re charging your electric company car at home, how much can you claim back from your employer to cover the cost?

HMRC’s guidance from the outset has been that you can claim back the cost of electricity relating to business miles but not private miles.  You could do that by trying to figure out the actual cost, but most normal people are going to use the shortcut of HMRC’s approved rate; 5p a mile (a recent increase from 4p a mile).  Using that kind of basis with an approved HMRC rate has always been the way it’s been done with traditional fuels.

However, a cat has recently been put amongst the pigeons.  The ICAEW has pointed out that, per the legislation, electricity *isn’t* fuel, so treating it as such is wrong.  It’s just one of the general costs of running the car.  That being the case, it’s legitimate for the employer to pay for *all* the electricity that goes into the car, not just the business part (just as it can pay for all the servicing, all the insurance and so on).  And at this moment, there seems to be general agreement that HMRC’s guidance on this is wrong.

There are a few things to say about this:

• We’re only talking about fairly modest amounts here!  A driver who was going to claim back 5p a mile for her 2,000 business miles but not her 8,000 private ones can now be reimbursed £500 by her employer, not just £100.  Nice, but not life-changing.
• Employers may not actually pay an employee the whole lot; in fact, they probably won’t on the whole.  Just because an employer *could* reimburse an employee for the cost of her private motoring doesn’t mean they will.  They’ll probably quite reasonably think that the employee can pay for their own life themselves.  Who is going to be reimbursed?  Company owners themselves, that’s who.  They’ll definitely claim as much as they can tax-free!
• It’s possible HMRC might be bloody minded and try to cling on to their guidance!  In any case, it’s pretty likely the government will legislate to close what’s perilously close to being a loophole - let’s be honest, electricity really is analogous to fuel in every way.

For now, though, the advice for directors with an electric company car is going to be - claim 5p a mile for all mileage from your company until HMRC slam the door again!

www.fizzhq.com

Can my limited company pay for my counselling or therapy sessions?

As ever with these questions, the "can" is a red herring that tempts a literal but unhelpful answer.  Your company can pay for anything, the real question is whether there will be knock-on tax consequences that make it a bad idea.

In this case, perhaps surprisingly, there probably aren't any adverse consequences.  The rules, HMRC's guidance about them and HMRC's internal manuals are clear - an employer can pay for counselling for employees with no tax consequences for the employee, and though HMRC say the exemption is tightly drawn it actually covers a lot of areas.

Now, this exemption is plainly not intended for owner-managed businesses.  For a big employer, claiming that they're only providing the therapy because of their needs as an employer, and that long-term personal benefit to the employee may well be created as well but it's not the reason for their footing the bill, is a reasonable assertion.  If it's your own business, then that dividing line between employer and employee is not so clear.  But HMRC are pretty unambiguous about it, so if you’re comfortable that the counselling you’re contemplating falls within HMRC's guidance as tax-free, then you should feel confident going ahead.  Your company must provide the therapy, so should contract with the therapist itself - it's no good arranging it yourself and claiming the costs back if you want the setup to be robust.

If you're a sole trader or a partner in a partnership, then this doesn't apply; these are employment tax rules.  A sole trader or partner will probably find it difficult to impossible to sustain the argument that the cost is tax-deductible - it's have to be incurred wholly and exclusively for the purpose of their trade.

www.fizzhq.com