{"id":168,"date":"2019-05-29T12:53:15","date_gmt":"2019-05-29T11:53:15","guid":{"rendered":"https:\/\/taxfix.com\/en-uk\/?p=168"},"modified":"2026-10-28T15:43:46","modified_gmt":"2026-10-28T15:43:46","slug":"tax-relief-on-mortgage-interest-explained","status":"publish","type":"post","link":"https:\/\/taxfix.com\/en-uk\/landlord-tax-returns\/tax-relief-on-mortgage-interest-explained\/","title":{"rendered":"Tax relief on mortgage interest explained"},"content":{"rendered":"\n<p>If you rent out a residential property with a mortgage, your 2025\/26 Self Assessment return is due by 31 January 2027 if you file online. Here is how the mortgage interest rule works now, who it affects and what to prepare.<\/p>\n\n\n\n<p>If you file a paper return, HMRC must receive it by 31 October 2026. Understanding this rule helps you claim the right amount and avoid overpaying.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>Key takeaways<\/strong><\/h2>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>The rule:<\/strong> You can&#8217;t deduct mortgage interest from your rental profit. Instead, you get a basic rate tax reduction of 20% of the lowest of three amounts: your finance costs, your property profit and your income above the Personal Allowance.<\/li>\n\n\n\n<li><strong>Who it affects:<\/strong> Individual landlords of residential property that has a mortgage or other finance costs. Commercial property is not affected by this rule.<\/li>\n\n\n\n<li><strong>What to do now:<\/strong> Gather the mortgage interest you paid from 6 April 2025 to 5 April 2026, your rental income and your expenses. Check whether the rule could move you into a higher tax band.<\/li>\n<\/ul>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>What changed and who it affects<\/strong><\/h2>\n\n\n\n<p>From 2017\/18, the tax relief for residential landlords was reduced step by step. The restriction has been fully in place since 2020\/21.<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>If you are a landlord with a residential buy-to-let mortgage, this rule applies to you.<\/li>\n\n\n\n<li>If you <a href=\"https:\/\/taxfix.com\/en-uk\/blog\/is-tax-different-as-a-joint-property-owner\/\">own the property jointly<\/a>, each owner&#8217;s share of the rental profit and finance costs is worked out separately. See &#8216;If you own the property jointly&#8217; below.<\/li>\n\n\n\n<li>If your loans are only for commercial property, this rule does not apply to them.<\/li>\n\n\n\n<li>Furnished holiday lets: the special regime ended for income tax from 6 April 2025, so this rule can now apply to them. Check HMRC&#8217;s guidance on this.<\/li>\n\n\n\n<li>If you have no mortgage, or your mortgage is fully paid off, this rule does not affect you, because there are no finance costs to give relief on.<\/li>\n<\/ul>\n\n\n\n<p><strong>For your 2025\/26 tax return (due 31 January 2027 if you file online), you will need records of all <\/strong><a href=\"https:\/\/taxfix.com\/en-uk\/glossary\/mortgage-interest\/\"><strong>mortgage interest<\/strong><\/a><strong> paid between 6 April 2025 and 5 April 2026.<\/strong> Your lender&#8217;s annual statement is a good place to start.<\/p>\n\n\n\n<figure class=\"wp-block-embed is-type-video is-provider-youtube wp-block-embed-youtube wp-embed-aspect-16-9 wp-has-aspect-ratio\"><div class=\"wp-block-embed__wrapper\">\n<div class=\"embed-container\"><iframe loading=\"lazy\" title=\"Tax in 10(ish) seconds - what&#039;s a landlord?\" width=\"500\" height=\"281\" src=\"https:\/\/www.youtube.com\/embed\/DooX5wdaBqw?feature=oembed\" frameborder=\"0\" allow=\"accelerometer; autoplay; clipboard-write; encrypted-media; gyroscope; picture-in-picture; web-share\" referrerpolicy=\"strict-origin-when-cross-origin\" allowfullscreen><\/iframe><\/div>\n<\/div><\/figure>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>How did the mortgage interest tax relief change?<\/strong><\/h2>\n\n\n\n<p><strong>Before 2017:<\/strong> The interest on your mortgage was fully deductible from your rental income. Only the interest counts. The capital you repay is not deductible.<\/p>\n\n\n\n<p><strong>After 2017:<\/strong> The tax relief that landlords of residential properties get for finance costs has been restricted. The reduction is based on the <a href=\"https:\/\/taxfix.com\/en-uk\/glossary\/basic-tax-rate\/\">basic rate of Income Tax<\/a>, which is 20% for 2026\/27. HMRC sets out how it works, with case studies.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>Mortgage interest tax relief over the years<\/strong><\/h2>\n\n\n\n<p>You can claim a basic rate tax reduction. The table shows how this changed from 2016\/17 to 2020\/21.<\/p>\n\n\n\n<figure class=\"wp-block-table\"><table class=\"has-fixed-layout\"><thead><tr><th><strong>Tax year<\/strong><\/th><th><strong>Mortgage interest deductible 100%<\/strong><\/th><th><strong>Deductible at a 20% tax credit<\/strong><\/th><\/tr><\/thead><tbody><tr><td>2016\/17<\/td><td>100%<\/td><td>&#8211;<\/td><\/tr><tr><td>2017\/18<\/td><td>75%<\/td><td>25%<\/td><\/tr><tr><td>2018\/19<\/td><td>50%<\/td><td>50%<\/td><\/tr><tr><td>2019\/20<\/td><td>25%<\/td><td>75%<\/td><\/tr><tr><td>2020\/21<\/td><td>&#8211;<\/td><td>100%<\/td><\/tr><\/tbody><\/table><\/figure>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>What happens now?<\/strong><\/h2>\n\n\n\n<p>The restriction is now fully in place. For 2026\/27 the tax reduction is 20%. From 2027\/28 it is 22%. Two questions decide how much this affects you:<\/p>\n\n\n\n<ol class=\"wp-block-list\">\n<li>Does your total income, including rent, take you into the <a href=\"https:\/\/taxfix.com\/en-uk\/glossary\/higher-rate-tax\/\">higher rate<\/a>? For 2026\/27, income above \u00a350,270 is taxed at 40% for people with the standard <a href=\"https:\/\/taxfix.com\/en-uk\/glossary\/personal-allowance\/\">Personal Allowance<\/a> of \u00a312,570.<\/li>\n\n\n\n<li>Is your mortgage interest bigger than your property profit, or than your income above the Personal Allowance? If it is, the tax reduction is capped.<\/li>\n<\/ol>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>How the 20% tax credit works<\/strong><\/h3>\n\n\n\n<p>The tax reduction is 20% of the lowest of these three amounts:<\/p>\n\n\n\n<ol class=\"wp-block-list\">\n<li>Your finance costs, such as mortgage interest, arrangement fees and interest on loans to buy furnishings for the let.<\/li>\n\n\n\n<li>Your property business profit for the tax year, after any losses brought forward.<\/li>\n\n\n\n<li>Your adjusted total income above the Personal Allowance.<\/li>\n<\/ol>\n\n\n\n<p>The reduction lowers the tax you owe. It cannot create a tax refund.<\/p>\n\n\n\n<p><strong>Example: Sam, a basic rate taxpayer (2026\/27<\/strong><strong>)<\/strong><\/p>\n\n\n\n<figure class=\"wp-block-table\"><table class=\"has-fixed-layout\"><thead><tr><th><strong>Item<\/strong><\/th><th><strong>Amount<\/strong><\/th><\/tr><\/thead><tbody><tr><td>Salary<\/td><td>\u00a330,000<\/td><\/tr><tr><td>Rent received<\/td><td>\u00a314,000<\/td><\/tr><tr><td>Other allowable expenses (not interest)<\/td><td>\u00a32,000<\/td><\/tr><tr><td>Property profit before finance costs<\/td><td>\u00a312,000<\/td><\/tr><tr><td>Total income (salary plus property profit)<\/td><td>\u00a342,000<\/td><\/tr><tr><td>Taxable income after the \u00a312,570 Personal Allowance<\/td><td>\u00a329,430<\/td><\/tr><tr><td>Tax at 20%<\/td><td>\u00a35,886<\/td><\/tr><tr><td>Less tax reduction: 20% of \u00a38,000, the lowest of \u00a38,000 (interest), \u00a312,000 (profit) and \u00a329,430 (income above the Personal Allowance)<\/td><td>-\u00a31,600<\/td><\/tr><tr><td>Tax to pay<\/td><td>\u00a34,286<\/td><\/tr><\/tbody><\/table><\/figure>\n\n\n\n<p>For a basic rate taxpayer, a deduction of \u00a38,000 from profit and a 20% reduction on \u00a38,000 give the same result. In both cases Sam pays \u00a34,286. The figures use the rates for England, Wales and Northern Ireland. <a href=\"https:\/\/www.gov.uk\/scottish-income-tax\">Scottish Income Tax bands<\/a> are different.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>Does this increase your tax bill?<\/strong><\/h3>\n\n\n\n<p>It can. The change matters most if the restriction pushes you into the higher rate.<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>If your total income, including gross rent, takes you above \u00a350,270 (for 2026\/27), you are likely to pay more tax than under the old system.<\/li>\n\n\n\n<li>If you stay in the basic rate, the impact is smaller or neutral.<\/li>\n\n\n\n<li>If you are already a higher rate taxpayer, you used to get 40% relief on your interest as a deduction. Now you get 20% back.<\/li>\n<\/ul>\n\n\n\n<p><strong>Example: Alex, a higher rate taxpayer (2026\/27<\/strong><strong>)<\/strong><\/p>\n\n\n\n<figure class=\"wp-block-table\"><table class=\"has-fixed-layout\"><thead><tr><th><strong>Item<\/strong><\/th><th><strong>Amount<\/strong><\/th><\/tr><\/thead><tbody><tr><td>Salary<\/td><td>\u00a345,000<\/td><\/tr><tr><td>Rent received<\/td><td>\u00a318,000<\/td><\/tr><tr><td>Other allowable expenses<\/td><td>\u00a32,000<\/td><\/tr><tr><td>Property profit before finance costs<\/td><td>\u00a316,000<\/td><\/tr><tr><td>Mortgage interest paid<\/td><td>\u00a38,000<\/td><\/tr><tr><td>Total income<\/td><td>\u00a361,000<\/td><\/tr><tr><td>Taxable income after the Personal Allowance<\/td><td>\u00a348,430<\/td><\/tr><tr><td>Tax at 20% on the first \u00a337,700<\/td><td>\u00a37,540<\/td><\/tr><tr><td>Tax at 40% on the remaining \u00a310,730<\/td><td>\u00a34,292<\/td><\/tr><tr><td>Tax before the tax reduction<\/td><td>\u00a311,832<\/td><\/tr><tr><td>Less tax reduction: 20% of \u00a38,000 (the lowest of \u00a38,000, \u00a316,000 and \u00a348,430)<\/td><td>-\u00a31,600<\/td><\/tr><tr><td>Tax to pay under the current rule<\/td><td>\u00a310,232<\/td><\/tr><tr><td>For comparison: tax if the full \u00a38,000 were deductible from profit<\/td><td>\u00a38,632<\/td><\/tr><\/tbody><\/table><\/figure>\n\n\n\n<p>Under the current rule, Alex pays \u00a31,600 more than if the interest could be deducted in full. The extra cost comes from the 40% rate. The interest is no longer taken off Alex&#8217;s profit, so it is taxed at 40%, and Alex gets back 20%.<\/p>\n\n\n\n<p><strong>Not sure where you stand?<\/strong> <a href=\"https:\/\/taxfix.com\/en-uk\/tax-advice\/\">Taxfix can help you work out how this rule could affect your tax bill<\/a>.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>Outcomes: what this means for you<\/strong><\/h3>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>You&#8217;ll pay more tax if<\/strong> your rent and other income take you into the higher rate. In the example above, Alex pays \u00a31,600 more.<\/li>\n\n\n\n<li><strong>No significant change if<\/strong> you stay in the basic rate and your interest is no more than your property profit and your income above the Personal Allowance.<\/li>\n\n\n\n<li><strong>Your credit may be capped if<\/strong> your interest is bigger than your property profit or your income above the Personal Allowance. The reduction is then 20% of the lowest of these three amounts.<\/li>\n<\/ul>\n\n\n<\/div> <!-- .c-body -->\n\n<div class=\"b-highlight-mini m-neutral m-align-left\">\n    <div class=\"b-block-body\">\n        <p><b>New to rental income tax?<\/b><\/p>\n<p><a href=\"https:\/\/taxfix.com\/en-uk\/calculator\/rental-income-tax\/\"><span style=\"font-weight: 400;\">Read our full guide to paying tax on rental income.<\/span><\/a><\/p>\n\n    <\/div>\n<\/div> <!-- .b-highlight-mini -->\n\n<div class=\"c-body\">\n\n\n\n\n<h2 class=\"wp-block-heading\"><strong>What you need to prepare for your tax return<\/strong><\/h2>\n\n\n\n<p>Use this checklist for your 2025\/26 return:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Mortgage interest paid<\/strong> between 6 April 2025 and 5 April 2026. Get the figures from your lender&#8217;s annual statement. Only the interest counts, not capital repayments.<\/li>\n\n\n\n<li><strong>Gross rental income<\/strong>, before any expenses.<\/li>\n\n\n\n<li><a href=\"https:\/\/taxfix.com\/en-uk\/expenses\/allowable-property-expenses-for-rental-income\/\"><strong>Allowable expenses<\/strong><\/a>, such as letting agent fees, insurance and repairs. Improvements are not allowable.<\/li>\n\n\n\n<li><strong>Ownership split<\/strong>, if you own the property jointly with a partner or someone else.<\/li>\n\n\n\n<li><strong>Other finance costs<\/strong>, such as mortgage arrangement fees and interest on loans to buy furnishings.<\/li>\n<\/ul>\n\n\n\n<p><a href=\"https:\/\/taxfix.com\/en-uk\/tax-advice\/\">Taxfix guides you through each of these steps<\/a>.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>Key dates for your 2025\/26 return<\/strong><\/h3>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Paper return: HMRC must receive it by 31 October 2026.<\/li>\n\n\n\n<li>Online return and payment: due by 31 January 2027.<\/li>\n<\/ul>\n\n\n\n<p>Keep these records for at least 5 years after the 31 January <a href=\"https:\/\/taxfix.com\/en-uk\/self-assessment-basics\/when-do-i-need-to-do-a-tax-return\/\">tax return deadline<\/a> for each tax year.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>What changes from April 2027<\/strong><\/h2>\n\n\n\n<p>From 6 April 2027, property income is taxed at separate rates of 22% (basic), 42% (higher) and 47% (additional) in England and Northern Ireland. Scotland has its own Income Tax rules, and Wales has its own Income Tax powers, so check HMRC&#8217;s guidance for your position.<\/p>\n\n\n\n<p>Finance cost relief for residential landlords is given at the property basic rate of 22% from 2027\/28.<\/p>\n\n\n\n<p>These changes were announced at the Autumn Budget 2025.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>How this works with other tax rules<\/strong><\/h2>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>If you own the property jointly<\/strong><\/h3>\n\n\n\n<p>Married couples and civil partners who live together are treated as entitled to equal shares of the income from <a href=\"https:\/\/taxfix.com\/en-uk\/landlord-tax-returns\/joint-tenants-vs-tenants-in-common\/\">jointly owned property<\/a>, unless an exception applies. A <a href=\"https:\/\/www.gov.uk\/government\/publications\/income-tax-declaration-of-beneficial-interests-in-joint-property-and-income-17\">Form 17 declaration<\/a> can set a different split where the actual ownership shares are different.<\/p>\n\n\n\n<p>Other joint owners share the income in line with their actual ownership shares. Each owner&#8217;s share of the rental profit and finance costs is worked out separately.<\/p>\n\n\n\n<p>Your share of jointly owned property income counts towards your qualifying income for <a href=\"https:\/\/taxfix.com\/en-uk\/tax-changes\/making-tax-digital-mtd\/what-does-making-tax-digital-mean\/\">Making Tax Digital for Income Tax<\/a>. Read our <a href=\"https:\/\/taxfix.com\/en-uk\/landlord-tax-returns\/rental-income-tax-joint-ownership-property\/\">joint ownership guide<\/a>.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>If you&#8217;re a higher earner or have other income<\/strong><\/h3>\n\n\n\n<p>Your Personal Allowance is reduced by \u00a31 for every \u00a32 of adjusted net income above \u00a3100,000. It is zero if your adjusted net income is \u00a3125,140 or more. This changes how much of your income falls into the higher rates, so check your full position. Read our guide for <a href=\"https:\/\/taxfix.com\/en-uk\/high-earner-tax\/\">high earners<\/a>.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>Check whether Making Tax Digital for Income Tax applies to you<\/strong><\/h3>\n\n\n\n<p><a href=\"https:\/\/taxfix.com\/en-uk\/making-tax-digital\/\">Making Tax Digital for Income Tax (MTD)<\/a> applies to <a href=\"https:\/\/taxfix.com\/en-uk\/self-employed-tax-returns\/bookkeeping\/what-is-a-sole-trader\/\">sole traders<\/a> and landlords based on their qualifying income. Qualifying income is your gross self-employment and property income, before expenses.<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>From 6 April 2026: qualifying income over \u00a350,000 (based on 2024\/25 income).<\/li>\n\n\n\n<li>From 6 April 2027: qualifying income over \u00a330,000 (based on 2025\/26 income).<\/li>\n\n\n\n<li>From 6 April 2028: qualifying income over \u00a320,000 (based on 2026\/27 income).<\/li>\n<\/ul>\n\n\n\n<p>The mortgage interest credit still applies under MTD. The change is how you keep records and report your income. Read our <a href=\"https:\/\/taxfix.com\/en-uk\/making-tax-digital\/\">Making Tax Digital guide<\/a>.<\/p>\n\n\n<\/div> <!-- .c-body -->\n\n<div class=\"b-highlight-mini m-neutral m-align-left\">\n    <div class=\"b-block-body\">\n        <p><b>Need more help to understand your options<\/b><b>?<\/b><\/p>\n<p><span style=\"font-weight: 400;\">We can help. We offer one-off, personal tax advice from an <\/span><a href=\"https:\/\/taxfix.com\/en-uk\/my-taxscouts-account\/whats-an-accredited-accountant\/\"><span style=\"font-weight: 400;\">accredited accountant<\/span><\/a><span style=\"font-weight: 400;\">, especially for landlords. Whether you&#8217;re looking to be more tax-efficient, getting your head around the changes in rental properties or anything else, we&#8217;ve got your back<\/span><span style=\"font-weight: 400;\">.<\/span><span style=\"font-weight: 400;\"><br \/>\n<\/span><span style=\"font-weight: 400;\">Just \u00a3139 per consultation<\/span><span style=\"font-weight: 400;\">.<\/span><a href=\"https:\/\/taxfix.com\/en-uk\/tax-advice\/\"> <b>Learn more here<\/b><\/a><b>. <\/b><\/p>\n\n    <\/div>\n<\/div> <!-- .b-highlight-mini -->\n\n<div class=\"c-body\">\n\n\n\n\n<h2 class=\"wp-block-heading\"><strong>FAQ: Tax relief on mortgage interest<\/strong><\/h2>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>Are mortgage payments tax deductible for landlords?<\/strong><\/h3>\n\n\n\n<p>Not in full. Only the interest and other finance costs count. The capital you repay is not deductible, and the interest gives you a tax reduction rather than a deduction.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>Is mortgage interest tax deductible in the UK?<\/strong><\/h3>\n\n\n\n<p>Not from rental income if you are an individual residential landlord. Instead, you get a basic rate tax reduction of 20% for 2026\/27, capped by your property profit and your income above the Personal Allowance.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>Is there a mortgage interest tax deduction for landlords?<\/strong><\/h3>\n\n\n\n<p>No. Individual residential landlords cannot deduct mortgage interest from rental income. They get a 20% tax reduction instead (2026\/27).<\/p>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>Can you deduct mortgage interest on a rental property?<\/strong><\/h3>\n\n\n\n<p>No, not as a deduction. Individual landlords cannot claim mortgage interest as an allowable expense. The interest reduces your tax bill through the 20% tax reduction.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>How much mortgage interest is tax deductible?<\/strong><\/h3>\n\n\n\n<p>None is deducted from your rental profit. The reduction is 20% of the lowest of your finance costs, your property profit and your income above the Personal Allowance.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>Does buy-to-let mortgage tax relief still exist?<\/strong><\/h3>\n\n\n\n<p>Yes, but as a tax reduction rather than a deduction. From 2027\/28 the rate is 22%.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>What if I have multiple rental properties?<\/strong><\/h3>\n\n\n\n<p>Your UK property lettings are treated as one business for working out your profit, so you add up the rent and expenses across all of them. The 20% reduction is then worked out on the combined figures. The rule applies to you as an individual, whether you have one property or several.<\/p>\n\n\n\n<p>This article provides general information only and is not personalised tax advice.<\/p>\n","protected":false},"excerpt":{"rendered":"<p>If you rent out a residential property with a mortgage, your 2025\/26 Self Assessment return is due by 31 January 2027 if you file online. Here is how the mortgage interest rule works now, who it affects and what to prepare. If you file a paper return, HMRC must receive it by 31 October 2026. [&hellip;]<\/p>\n","protected":false},"author":9,"featured_media":0,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_acf_changed":false,"footnotes":""},"categories":[456,452],"tags":[416,421],"class_list":["post-168","post","type-post","status-publish","format-standard","hentry","category-buy-to-let-landlords","category-landlord-tax-returns","tag-benefits-reliefs-grants","tag-property"],"acf":[],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v25.8 - https:\/\/yoast.com\/wordpress\/plugins\/seo\/ -->\n<title>Tax relief on mortgage interest explained &#8211; Taxfix<\/title>\n<meta name=\"description\" content=\"We explain the changing tax relief on mortgage interest that landlords of residential properties can expect.\" \/>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" href=\"https:\/\/taxfix.com\/en-uk\/landlord-tax-returns\/tax-relief-on-mortgage-interest-explained\/\" \/>\n<meta property=\"og:locale\" content=\"en_GB\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"Tax relief on mortgage interest explained &#8211; 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