Restricting Mortgage Interest Relief for Landlords

In April 2020, changes were introduced that limit the tax relief landlords can claim on finance costs for residential properties, such as Mortgage Interest Relief.

These changes, which restrict mortgage interest relief to the basic rate of Income Tax, have far-reaching implications for landlords to this day.

Understanding the details of this relief, its calculation, and the legislative provisions is crucial for effective property management and tax planning.

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(Read Time: Approx. 7 minutes)

Topics Discussed:

• Scope of the mortgage interest relief legislation.
• Detailed breakdown of relevant costs and their restrictions.

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Scope of the Legislation

Relevant Loans

The legislation targets loans specifically taken for residential property letting businesses, including those for purchasing a stake in property letting partnerships.

Relevant Entities

The restriction applies to individual landlords, trustees, partnerships, and limited liability partnerships.

However, it excludes companies, including overseas entities, conducting property businesses, which are subject to different tax rules.

Non-corporate partners in mixed partnerships are also affected by this restriction.

Relevant Businesses

The affected businesses primarily include residential property lettings, whether domestic or overseas.

Exclusions apply to activities classified as trades, such as hotels or guesthouses, property dealing or development, and commercial lettings, unless they involve a residential portion in mixed-use properties.

Directors charging rent to their companies may also fall under this regulation.

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Relevant Costs and Their Implications

Finance Costs

‘Finance costs’ encompass all expenses economically equivalent to interest, including fees, commissions, and legal expenses associated with securing loans or providing loan security.

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How Does the Restriction Work?

Stage One: Denial of Tax Relief

From April 2017, the deductibility of finance costs from rental income was gradually reduced, culminating in no deductions allowed from April 2020 onwards.

For example, if Ruth incurs £2,000 annually in loan interest for her property, the amount deductible progressively decreases to zero by 2020-21.

Stage Two: Tax Reduction Calculation

Instead of direct deductions, landlords receive a ‘tax reduction for non-deductible costs’ calculated at the basic rate of tax.

This mechanism ensures that landlords can still benefit from a tax reduction equivalent to the basic rate of the disallowed finance costs.

Example Calculation:

• In 2020-21, if Ruth’s non-deductible loan interest is £2,000, the tax reduction is £400 (20% of £2,000).

Additional calculations include adjustments based on rental profits and losses, and a comparison with the taxpayer’s adjusted total income (ATI).

This ensures the tax reduction does not exceed the tax payable on the ATI, with any excess relief carried forward to subsequent years.

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How This Affects You

As a landlord, these changes to mortgage interest relief can significantly impact your financial planning and profitability.

The reduction and subsequent elimination of deductible finance costs, such as tax reliefs, mean that these costs now fall on your taxable income.

This could result in a higher overall tax liability, especially for landlords in higher tax brackets.

Key Considerations

• Increased Tax Bills: With the removal of deductions for finance costs, you may find yourself paying more in taxes. It’s crucial to calculate how this affects your overall rental income and budget accordingly.

• Impact on Rental Yields: The changes may reduce the net income from your rental properties, affecting the overall yield. It’s essential to reassess your investment strategy and consider whether your current properties still meet your financial goals.

• Potential for Restructuring: Some landlords may consider restructuring their property holdings, such as transferring properties into a company structure. However, this decision comes with its own set of tax implications and administrative considerations.

• Strategic Tax Planning: Now more than ever, strategic tax planning is vital. Consult with a tax professional, like Tax Expert, to explore options for mitigating the impact of these changes, such as utilising allowances and other tax-efficient strategies.

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Summary

The restriction on mortgage interest relief has fundamentally altered the financial landscape for landlords.

With careful planning and understanding of these changes, landlords can better navigate the complexities of this legislation.

For personalised guidance on navigating these changes and optimising your tax strategy, get in touch with us at Tax Expert.

Fill out our form here to start your claim and include all relevant information.

For any questions, please give us a call at 01772 788200, or message us on our WhatsApp for out of office hours.

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Kind regards,

Ilyas Patel