Landlord Expenses Calculator UK 2026

Calculate your allowable deductions and estimated tax savings

Your Income Tax Rate (%)

Repairs & Maintenance

Repairs and maintenance

Labour, materials, contractor fees

Replacement of domestic items

White goods, carpets, curtains

Professional Services

Letting agent fees

Management fees, tenant find fees

Legal fees

Tenancy agreements, eviction costs

Accountancy

Tax return preparation

Insurance & Licensing

Landlord insurance

Buildings, contents, liability

HMO license fees

If applicable

Running Costs

Council Tax (void periods)

When property is empty

Utilities (if paid by landlord

Water, gas, electric

Advertising costs

Listings, photography

Travel & Other

Travel to/from property

Business mileage at 45p/mile

Phone/internet (business portion)

Pro-rata if mixed use

Allowable Landlord Expenses

Understanding which expenses you can deduct from your rental income is crucial for maximising your after-tax returns. HMRC allows landlords to deduct "wholly and exclusively" business expenses from their rental profits.

Common Deductible Expenses: Repairs and maintenance, letting agent fees, landlord insurance, accountancy, legal fees, cleaning, decorating between tenants, utility bills (if you pay them), council tax during void periods, and advertising costs.

What You Cannot Claim: Capital improvements (like extensions or fitting a new kitchen), expenses not related to the rental, fines or penalties, and the cost of acquiring the property. These may affect your Capital Gains Tax instead.

Record Keeping: Keep all receipts and invoices for at least 6 years. Use dedicated business accounts for rental income and expenses to make record-keeping easier and clearer for tax purposes.

Frequently Asked Questions

What expenses can I deduct from my rental income?

Landlords can deduct most expenses related to letting their property, including repairs, agent fees, insurance, accountancy, legal fees, cleaning, and replacement domestic items. Capital expenses like major renovations are not deductible but may qualify for capital allowances.

What's the difference between revenue and capital expenses?

Revenue expenses are day-to-day costs of running the property (repairs, agent fees, insurance) and are fully deductible. Capital expenses improve the property or add value (extensions, new bathroom) are not deductible but may reduce CGT when sold.

Can I claim travel costs to my rental property?

Yes, but only for business travel - commuting from home to a rental property counts as business travel. You can claim 45p per mile for the first 10,000 miles, or actual fuel costs. Keep a mileage log.

What is replacement furniture relief?

Landlords can claim relief for replacing furniture, furnishings, appliances, and kitchenware in their rental property. It's a deduction of the cost of replacement items minus any discount received for trade-in of old items.

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