{"id":170,"date":"2019-05-29T12:53:51","date_gmt":"2019-05-29T11:53:51","guid":{"rendered":"https:\/\/taxfix.com\/en-uk\/?p=170"},"modified":"2025-02-20T16:09:04","modified_gmt":"2025-02-20T16:09:04","slug":"landlord-mortgage-interest-tax-calculations","status":"publish","type":"post","link":"https:\/\/taxfix.com\/en-uk\/landlord-tax-returns\/landlord-mortgage-interest-tax-calculations\/","title":{"rendered":"3 ways the mortgage tax relief changes impact you"},"content":{"rendered":"\n<p>The <a href=\"\/en-uk\/glossary\/mortgage-interest-tax-relief\/\">mortgage interest tax relief<\/a> changes that were rolled out between 2017 and 2020 impacted many <a href=\"\/en-uk\/tax-on-rental-income\/\">landlords<\/a> &#8211; but not equally.<\/p>\n\n\n<\/div> <!-- .c-body -->\n\n<div class=\"b-highlight-mini m-blue m-align-left\">\n    <div class=\"b-block-body\">\n        <p><span style=\"font-weight: 400;\">In the 2025\/26 tax year, <strong>landlords can claim a 20% tax relief<\/strong> on whichever of the following costs is lowest \ud83d\udc47<\/span><\/p>\n<ul>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">Finance costs (mortgage interest payments, loan repayments, overdrafts etc.)<\/span><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">Profit from rental income (minus allowable expenses)<\/span><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">Total income (over the \u00a312,570 personal allowance)<\/span><\/li>\n<\/ul>\n<p><span style=\"font-weight: 400;\">As of 2020, <strong>you can\u2019t deduct mortgage interest<\/strong> as an expense on your tax return.<\/span><\/p>\n\n    <\/div>\n<\/div> <!-- .b-highlight-mini -->\n\n<div class=\"c-body\">\n\n\n\n\n<p><\/p>\n\n\n\n\n<p>Here are three examples of how these changes impacted landlords. They all use figures and rates from the 2020\/21 tax year.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Example 1: Increase in tax<\/h2>\n\n\n\n<p>Let\u2019s say that you had:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Self-employment income: \u00a339,500<\/li>\n\n\n\n<li>Self-employment expenses: \u00a32,000<\/li>\n\n\n\n<li>Rental income: \u00a320,000<\/li>\n\n\n\n<li>Mortgage interest: \u00a313,000<\/li>\n\n\n\n<li>Property expenses: \u00a32,000<\/li>\n<\/ul>\n\n\n\n<p>Before these changes, <a href=\"\/en-uk\/glossary\/mortgage-interest\/\">mortgage interest<\/a> was a completely claimable expense: your taxable rental <a href=\"\/en-uk\/glossary\/profit\/\">profit<\/a> was rental income minus mortgage interest and expenses. Between 2017 and until 2020, the amount claimable depleted every year until it reached zero.<\/p>\n\n\n\n<figure class=\"wp-block-table\"><table><thead><tr><th><strong>Before 2017<\/strong><\/th><th><\/th><th><\/th><th><strong>After 2020<\/strong><\/th><\/tr><\/thead><tbody><tr><td>Property profits<\/td><td>\u00a35,000<\/td><td>Property profits<\/td><td>\u00a318,000<\/td><\/tr><tr><td>Total income<\/td><td>\u00a342,000<\/td><td>Total income<\/td><td>\u00a355,000<\/td><\/tr><tr><td><\/td><td><\/td><td><\/td><td><\/td><\/tr><tr><td>Taxable income (2017 band)<\/td><td>Tax<\/td><td>Taxable income (2021 band)<\/td><td>Tax<\/td><\/tr><tr><td>\u00a311,000 x 0% (allowance)<\/td><td>\u00a30<\/td><td>\u00a312,570 x 0% (allowance)<\/td><td>\u00a30<\/td><\/tr><tr><td>\u00a331,000 x 20% (basic rate)<\/td><td>\u00a36,200<\/td><td>\u00a337,700 x 20% (basic rate)<\/td><td>\u00a37,540<\/td><\/tr><tr><td>\u00a30 x 40% (higher rate)<\/td><td>\u00a30<\/td><td>\u00a34,730 x 40% (higher rate)<\/td><td>\u00a31,892<\/td><\/tr><tr><td><\/td><td><\/td><td><\/td><td><\/td><\/tr><tr><td>Tax before relief<\/td><td>\u00a36,200<\/td><td>Tax before relief<\/td><td>\u00a39,432<\/td><\/tr><tr><td>Mortgage relief<\/td><td>applied<\/td><td>Tax credit<\/td><td>\u00a32,600<\/td><\/tr><tr><td>Payable tax<\/td><td><strong>\u00a36,200<\/strong><\/td><td>Payable tax<\/td><td><strong>\u00a36,<\/strong>872<\/td><\/tr><\/tbody><\/table><\/figure>\n\n\n\n<p>From 6th April 2020, you could claim a 20% tax credit instead of the mortgage interest.<\/p>\n\n\n\n<p>So even with higher personal allowance and tax bands in 2020 vs 2017,\u00a0<strong>landlords still ended up paying ~\u00a3700 more in tax<\/strong>\u00a0in this example. This is because the new rules\u00a0<strong>pushed you into the higher tax band<\/strong>.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Example 2: No significant change<\/h2>\n\n\n\n<p>If you had roughly the same income figures as above but your income from self-employment was a little bit less, here&#8217;s the impact this would have had.<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Self-employment income: \u00a339,500<\/li>\n\n\n\n<li>Self-employment expenses: \u00a32,000<\/li>\n\n\n\n<li>Rental income: \u00a320,000<\/li>\n\n\n\n<li>Mortgage interest: \u00a313,000<\/li>\n\n\n\n<li>Property expenses: \u00a32,000<\/li>\n<\/ul>\n\n\n\n<figure class=\"wp-block-table\"><table><thead><tr><th><strong>Before 2017<\/strong><\/th><th><\/th><th><strong>After 2020<\/strong><\/th><th><\/th><\/tr><\/thead><tbody><tr><td>Property profits<\/td><td>\u00a35,000<\/td><td>Property profits<\/td><td>\u00a318,000<\/td><\/tr><tr><td>Total income<\/td><td>\u00a336,000<\/td><td>Total income<\/td><td>\u00a349,000<\/td><\/tr><tr><td><\/td><td><\/td><td><\/td><td><\/td><\/tr><tr><td>Taxable income (2017 band)<\/td><td>Tax<\/td><td>Taxable income (2020 band)<\/td><td>Tax<\/td><\/tr><tr><td>\u00a311,000 x 0% (allowance)<\/td><td>\u00a30<\/td><td>\u00a312,570 x 0% (allowance)<\/td><td>\u00a30<\/td><\/tr><tr><td>\u00a325,000 x 20% (basic rate)<\/td><td>\u00a35,000<\/td><td>\u00a336,430 x 20% (basic rate)<\/td><td>\u00a37,286<\/td><\/tr><tr><td>\u00a30 x 40% (higher rate)<\/td><td>\u00a30<\/td><td>\u00a30 x 40% (higher rate)<\/td><td>\u00a30<\/td><\/tr><tr><td><\/td><td><\/td><td><\/td><td><\/td><\/tr><tr><td>Tax before relief<\/td><td>\u00a35,000<\/td><td>Tax before relief<\/td><td>\u00a37,286<\/td><\/tr><tr><td>Mortgage relief<\/td><td>applied<\/td><td>Tax credit<\/td><td>\u00a32,600<\/td><\/tr><tr><td>Payable tax<\/td><td><strong>\u00a35,000<\/strong><\/td><td>Payable tax<\/td><td><strong>\u00a34,686<\/strong><\/td><\/tr><\/tbody><\/table><\/figure>\n\n\n\n<p>Because the taxable income (even without deducted mortgage interest) was still out of the higher tax band, you paid <strong>\u00a3300 less in tax<\/strong>. <\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Example 3: carrying forward unclaimed finance costs<\/h2>\n\n\n\n<p>Another way that landlords could benefit from the 2020 changes was by carrying forward unclaimed finance costs.<\/p>\n\n\n\n<p><strong>The 20% tax credit applies to the lowest<\/strong>\u00a0of the following expenses:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Mortgage interest<\/li>\n\n\n\n<li>Property profits<\/li>\n\n\n\n<li>Adjusted total income (basically income after subtracting the Personal Allowance).<\/li>\n<\/ul>\n\n\n\n<p>If you invest in your property, for example you do repairs or extensive renovations, then your property profits (rental income minus expenses) might be the lowest.<\/p>\n\n\n\n<p>In this case, you apply the 20% tax credit to this amount and <strong>claim the difference between property profits and mortgage interest next year<\/strong>!<\/p>\n\n\n\n<p>Let&#8217;s look at the same example, but with some added property expenses &#8211; and let&#8217;s say that we increased our rental income too (since we modernised our flat):<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Self-employment income: \u00a339,500<\/li>\n\n\n\n<li>Self-employment expenses: \u00a32,000<\/li>\n\n\n\n<li>Rental income: \u00a330,000<\/li>\n\n\n\n<li>Mortgage interest: \u00a313,000<\/li>\n\n\n\n<li>Property expenses: \u00a320,000<\/li>\n<\/ul>\n\n\n\n<figure class=\"wp-block-table\"><table><thead><tr><th><strong>After 2020<\/strong><\/th><th><\/th><\/tr><\/thead><tbody><tr><td>Property profits<\/td><td>\u00a310,000<\/td><\/tr><tr><td>Total income<\/td><td>\u00a347,500<\/td><\/tr><tr><td><\/td><td><\/td><\/tr><tr><td>Taxable income (2020 band)<\/td><td>Tax<\/td><\/tr><tr><td>\u00a312,570 x 0% (allowance)<\/td><td>\u00a30<\/td><\/tr><tr><td>\u00a336,430 x 20% (basic rate)<\/td><td>\u00a37,000<\/td><\/tr><tr><td>\u00a30 x 40% (higher rate)<\/td><td>\u00a30<\/td><\/tr><tr><td><\/td><td><\/td><\/tr><tr><td>Tax before relief<\/td><td>\u00a37,286<\/td><\/tr><tr><td>Tax credit<\/td><td>\u00a32,000<\/td><\/tr><tr><td>Payable tax<\/td><td><strong>\u00a35,286<\/strong><\/td><\/tr><tr><td><\/td><td><\/td><\/tr><tr><td>Mortgage interest &#8211; property profits<\/td><td><strong>\u00a33,000<\/strong><\/td><\/tr><tr><td>This can be claimed as&nbsp;<strong>allowable expense<\/strong>&nbsp;in 2024\/25<\/td><td><\/td><\/tr><\/tbody><\/table><\/figure>\n","protected":false},"excerpt":{"rendered":"<p>The mortgage interest tax relief changes that were rolled out between 2017 and 2020 impacted many landlords &#8211; but not equally. Here are three examples of how these changes impacted landlords. They all use figures and rates from the 2020\/21 tax year. Example 1: Increase in tax Let\u2019s say that you had: Before these changes, [&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":[416,421,412],"class_list":["post-170","post","type-post","status-publish","format-standard","hentry","category-buy-to-let-landlords","category-landlord-tax-returns","tag-benefits-reliefs-grants","tag-property","tag-tax-updates"],"acf":[],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v25.8 - https:\/\/yoast.com\/wordpress\/plugins\/seo\/ -->\n<title>3 ways the mortgage tax relief changes impact you &#8211; Taxfix<\/title>\n<meta name=\"description\" content=\"The 2020 mortgage interest tax relief rules meant landlords had to pay more tax on buy-to-let income. 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