Episode 298

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Published on:

16th Nov 2025

The Pre-Let Property Tax Trap: What Landlords Must Know

In this episode of the I Hate Numbers podcast, we explore a tax trap that affects countless landlords and property investors. Preparing a property before tenants move in brings real costs, but HMRC applies strict rules on what you can and cannot claim. We explain those rules in plain English, highlight common mistakes, and show how to protect your cash flow and stay compliant.

When Your Property Business Really Starts

Your property business officially begins on the day your first tenant moves in and rent starts. That date matters because any spending before then is treated as pre-commencement expenditure. HMRC will only allow these costs if they meet three criteria:
  • The cost must be within seven years of the start date.
  • The cost must not already have been claimed elsewhere.
  • The cost must be allowable if incurred after the business started.
If all three conditions are met, the expense is treated as if it occurred on day one of the rental business.

Understanding Revenue vs Capital

This is the core of the tax decision. Revenue expenses repair or maintain the property without improving it. Examples include:
  • Repainting
  • Repairing damp
  • Replacing damaged flooring with similar materials
  • Fixing broken boilers like-for-like
Capital expenses improve or upgrade the property. These include:
  • Extensions
  • Loft conversions
  • Upgrading to high-spec kitchens or bathrooms
  • Structural alterations
Revenue costs reduce your rental profits now. Capital costs only reduce capital gains tax in the future.

Examples That Show the Difference

If you treat dry rot or replace rotten timbers, HMRC sees it as a repair. If you convert a loft or add an extra bathroom, that improves the property’s overall value and is treated as capital. Understanding the difference prevents costly mistakes when completing your tax return.

Why Record Keeping Matters

HMRC expects clear records: invoices, breakdowns, and evidence of work carried out. Mixed invoices are a common issue. If repairs and improvements are bundled into one amount, HMRC may block the full claim. Ask contractors for itemised invoices, and take before-and-after photos to strengthen your position.

Avoiding Common Mistakes

Landlords often run into trouble for reasons such as:
  • Claiming costs older than seven years.
  • Classifying improvements as repairs.
  • Lacking itemised invoices or evidence.
  • Using inconsistent accounting methods.
If you have multiple rental properties, allowable repair costs from one property can still reduce overall rental profits across your portfolio.

Episode Timecodes

[00:00:00] Introduction [00:00:42] Understanding pre-letting costs [00:01:27] When a property business starts [00:02:00] The three tests for pre-commencement expenses [00:03:00] Revenue vs capital explained [00:04:12] Examples from real situations [00:05:00] What you can and cannot deduct [00:06:09] Record keeping and documentation [00:07:12] Mixed invoices and challenges [00:07:57] Accounting basis considerations [00:08:36] Impact on portfolios and holiday lets [00:09:18] Summary and next steps

Final Thoughts

Understanding pre-let expenditure rules helps you avoid HMRC issues and protects your cash flow. The clearer your records and the more accurate your classifications, the smoother your tax return becomes. If you want personalised support reviewing your property costs, we can help with a detailed tax diagnostic review.

Additional Links

Host & Show Info

Host Name: Mahmood Reza About the Host: Mahmood is an accountant, tax specialist, and founder of I Hate Numbers. He helps landlords and businesses stay compliant, improve tax efficiency, and build financial confidence. Podcast Website: https://www.ihatenumbers.co.uk/i-hate-numbers-podcast/
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About the Podcast

I Hate Numbers: Simplifying Tax and Accounting
Helping you and your business make more profits and reduce your anxiety
For some, watching paint dry, or a poke in the eye is better than dealing with their business numbers. I get it, numbers can be scary, confusing, and boring, not what your business is meant to be about.

But here’s the thing. If you’re serious about your business, you need to grab hold of your numbers, and connect with them. Falling in love with them may feel weird, but at least be on friendly terms with them if you want your business to survive and thrive.

Numbers make you accountable, showing you the financial impact of your successes, a route map to success and highlighting those flip-ups. Above all, learning to love & use your numbers means you have a better chance of making money, what’s not to love.

Fundamentally business is there to make money. You need to make money to survive and have impact. It’s about knowing how your future is going to pan out.

As a business finance coach, financial story teller and tax advisor, I've helped thousands of businesses over the years.

I love numbers, but I get it that not many businesses will do so. I want to share my love of numbers through my podcast, to make it accessible, to help you and your business power forward.

My aim is to make this podcast listener friendly, jargon and BS free.

In the words of W.E.B. Dubois “When you have mastered numbers, you will in fact no longer be reading numbers, any more than you read words when reading books. You will be reading meanings.”

About your host

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Mahmood Reza

Hi, my name is Mahmood, accountant, educator and author of the book, I Hate Numbers !!
I actually love numbers and what they can do for my business – and every business - but I come across so many people who have a real fear of numbers/maths/accounts (and accountants), and therefore, their business struggles to survive, never mind thrive. If only they knew how to get a fondness and some kind of control of those numbers!
Why am I so passionate about all of this stuff I’m putting out into the public domain? It’s my belief that once you understand what your numbers are, where they come from, and what they mean, you can use them to make better decisions and ultimately make (or keep) more money. What every business owner wants, right?
The one thing I’ll always guarantee you, is that whether you’re the CEO of a global corporation, or a market stall trader in your local town, your numbers matter – and you simply can’t get away from them. This book is your chance to get them all in one place, face your fears, and start making those numbers work for you.