Do I Pay Tax on Rental Income if I Have a Mortgage?


Renting out property can be a lucrative venture, but it’s essential to understand the tax implications involved, especially if you have a mortgage on the rental property. In this article, we’ll delve into the intricacies of rental income taxation and how having a mortgage impacts your tax obligations in the UK. 

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Rental income refers to the money earned from leasing out property to tenants. It includes payments for the use of the property, such as rent, as well as any additional fees or charges. This income is considered taxable by the HMRC and the rental income must be reported on your tax return. However, there are tax relief available under the rent a room scheme. The first £1,000 of your income from property rental is tax-free. This is your ‘property allowance’. However, You must report it on a Self Assessment tax return if it’s:

  • £2,500 to £9,999 after allowable expenses
  • £10,000 or more before allowable expenses

Mortgages and Rental Properties

When you purchase a rental property with a mortgage, you borrow money from a lender to finance the purchase. The property serves as collateral for the loan, and you make monthly mortgage payments to the lender. Most of the landlord opt onto the interest only mortgage. However, some landlords prefer repayment mortgage. While mortgages allow you to leverage your investment and acquire property with less money upfront, they also come with financial obligations that impact your overall profitability as a landlord.


According to HMRC regulation, you are only allowed to claim interest expenses against your rental income if you have a mortgage on the property. If you have a mortgage with repayment, you are allowed to claim interest amount only. For example, James bought a property with a repayment mortgage paying of £6000 per year. James is paying £2500 per year as interest on mortgage and £3500 per year as repayment. As per HMRC rule, James is allowed to claim interest amount only as an expense against his property rental income. However, if you are paying higher rated income tax ( pay 40%-50% on your earning) you can only claim half of the interest expenses against your rental income. For example, James has works as a doctor earning over £90,000 a year from NHS. He also has a property rental income of £5,000 per year. His mortgage interest amount is £2,500. James can only claim half of the £2,500 as his finance cost as he is a higher rated earner. 

Tax Implications of Rental Income

Renting out property generates taxable income, which must be reported to the HMRC by registering for self-assessment. 

Understanding how rental income is taxed is crucial for complying with tax laws and maximizing your after-tax profits.

Taxation on Rental Income

Income generated from renting out property is subject to Income Tax in the UK. You must report your rental income on your annual tax return even if you have made a loss on your property business. 

Self-Employment Tax

If you actively participate in managing the rental property, the HMRC may consider your rental income as self-employment income, subjecting it to self-employment tax. Active participation includes tasks such as advertising for tenants, collecting rent, and making property management decisions.

Tax Deductions for Rental Properties

The good news is that rental property owners can offset some of their taxable rental income by claiming various tax deductions. These deductions can help reduce your overall tax liability and increase your cash flow.

Mortgage Interest Deduction

Mortgage bears the significant proportion of your property business expense. One significant tax reduction scheme available to rental property owners is the mortgage interest deduction. You can deduct the interest paid on your mortgage loan, reducing your taxable income. This deduction can be especially valuable in the early years of your mortgage when a significant portion of your monthly payment goes towards interest.

Council Tax Deduction

Property taxes paid on the rental property are also deductible, lowering your overall tax liability. These taxes are typically assessed by local governments and can vary based on the property’s value and location. Deducting property taxes can provide substantial tax savings for rental property owners.

Depreciation Deduction as Capital Allowance: 

The HMRC allows you to depreciate the value of the rental property over time, claiming additional tax benefits, additional tax benefits. Depreciation is a non-cash expense that reflects the wear and tear of the property over its useful life. By claiming depreciation deductions, you can offset rental income and reduce your taxable income.

Repairs and Maintenance Deduction

Costs associated with repairs and maintenance of the rental property can be deducted as business expenses, further reducing your taxable income. These expenses can include repairs, maintenance, and improvements that are necessary to keep the property in good condition and attract tenants. Deducting these expenses can help offset the ongoing costs of property ownership.

Tax Implications of Mortgage Interest

The deductibility of mortgage interest is a crucial consideration for rental property owners. Understanding how mortgage interest is treated for tax purposes can help you maximize your tax savings and optimize your rental property’s profitability.

Deductibility of Mortgage Interest

Generally, mortgage interest paid on loans used to purchase, improve, or refinance a rental property is deductible as a business expense. This includes interest paid on both the original mortgage and any subsequent refinancing or home equity loans used for qualified purposes. 

Mortgage Interest Limitations

However, there are limitations on the amount of mortgage interest you can deduct, depending on factors such as the loan amount and the use of the property. If you are a higher rate earner you are cannot claim mortgage expense. You can claim interest based on the basic rate. 

Impact of Mortgage on Taxable Income

Having a mortgage on a rental property affects your taxable income in various ways. Understanding how mortgage payments impact your tax liability can help you make informed decisions about your rental property investment.

Effect of Mortgage on Rental Income

The mortgage payments you make reduce your net rental income, which is the amount of income left after deducting expenses such as mortgage interest, property taxes, and maintenance costs. As a result, your taxable rental income is lower, leading to reduced tax liability. However, it’s essential to balance the tax benefits of mortgage interest deductions with the financial costs of carrying a mortgage, such as interest payments and loan fees.

Net Rental Income Calculation

Your net rental income is what you’ll ultimately pay taxes on, so understanding how mortgage payments impact this figure is crucial for accurate tax reporting. To calculate your net rental income, subtract deductible expenses from your gross rental income. Deductible expenses may include mortgage interest, property taxes, insurance premiums, utilities, maintenance costs, and property management fees. The remaining amount is your net rental income, which is subject to income tax at your applicable tax rate.

Strategies to Minimize Tax Liability

To minimize your tax liability as a rental property owner with a mortgage, consider implementing the following strategies:

Structuring Ownership

Explore different ownership structures, such as forming a Limited company,  limited liability company (LLC) or partnership, to optimize tax benefits and liability protection. Choosing the right ownership structure can help you maximize tax deductions, protect your personal assets, and manage risk effectively. For example, if you own a limited company you are entitled to claim 100% interest expense against your rental income.  

Timing Expenses and Income

Timing is key when it comes to managing expenses and income. Consider accelerating deductible expenses or deferring rental income to maximize tax advantages. For example, you might consider making necessary repairs or upgrades before the end of the tax year to claim them as deductions in the current year. Similarly, you could delay collecting rent until the following year to defer taxable income.

Seeking Professional Advice

Consulting with a tax professional or accountant who specializes in real estate taxation can provide valuable insights and guidance tailored to your specific situation. A knowledgeable tax advisor can help you navigate complex tax laws, identify potential tax-saving opportunities, and ensure compliance with HMRC regulations. Investing in professional advice can ultimately save you time, money, and headaches in the long run.

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