Buy-to-let landlords are using 限られた／立憲的な companies to 削減（する）税金... but it could 現実に be costing them MORE

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限られた／立憲的な company landlords can 相殺する mortgage costs against their 税金法案?
This isn't possible for those owning 所有物／資産／財産s in their own 指名する?
But a company structure brings higher 率s and costs - so is it really cheaper??

Updated: 10:09 BST, 1 April 2024

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In 最近の years 増加するing numbers of buy-to-let 投資家s have been buying 所有物／資産／財産s 経由で a 限られた／立憲的な company, rather than in their own personal 指名する.

Last year alone, landlords 始める，決める up a 記録，記録的な／記録する 50,004 companies to 持つ／拘留する buy-to-let 所有物／資産／財産s, によれば分析 by 広い地所スパイ／執行官s Hamptons.

There are a total of 615,077 buy-to-lets owned in company structures in the UK, an 82 per cent 増加する since the end of 2016.?

限られた／立憲的な company 殺到する:?More than two-thirds of 存在するing buy-to-let companies were 始める，決める up between 2017 and 2023 when the 税金 changes were 段階d in

One of the 重要な推論する／理由s behind the 殺到する in landlords buying 経由で限られた／立憲的な companies is that they can fully 相殺する the 利益／興味 they 支払う／賃金 on mortgages against their 税金法案. This 税金 perk is no longer afforded to people buying or owning buy-to-let 所有物／資産／財産 in their own 指名する.

But there is a 行き詰まり，妨げる, in that mortgages for 所有物／資産／財産s owned i n a company structure are 大幅に more expensive. So what are landlords really saving??

How does landlord 税金 work??

Thanks to changes first 発表するd by （ドイツなどの）首相／（大学の）学長 George Osborne in 2015, landlords buying in their own 指名する now only receive 税金救済 of 20 per cent on their mortgage 利益／興味 costs.

As an example, a higher 率税金支払う／賃金ing landlord with mortgage 利益／興味 of ￡500 a month on a 所有物／資産／財産 rented out for ￡1,000 a month now 支払う／賃金s 税金 on the 十分な￡1,000.?

Albeit, they do get 20 per cent 税金救済 on the ￡500 that is 存在 used に向かって the mortgage.

専門家:? Karen Noye, mortgage 専門家 at Quilter says typically an individual buy-to-let will come with lower 初期の支払い（額）s and cheaper 料金s than 限られた／立憲的な company buy-to-let 代案／選択肢s

But if they 始める，決める up a 限られた／立憲的な company, the mortgage 利益／興味 of ￡500 a month can be fully 相殺する in 十分な against their 税金法案.?

It means that individual landlords are 効果的に税金d on turnover, while company landlords are 税金d 純粋に on 利益（をあげる）.?

However, the cost of a mortgage for a company landlord can be higher.?

Karen Noye, mortgage 専門家 at Quilter, says: 'Typically an individual buy-to-let will come with lower 初期の支払い（額）s and cheaper 料金s than 限られた／立憲的な company buy-to-let 代案／選択肢s.?

'However, if borrowing for a mortgage 経由で a 限られた／立憲的な company, then you do get some 税金 advantages 特に for higher or 付加率 taxpayers, which may in some 事例／患者s outweigh these 増加するs.'

Are landlords saving with 限られた／立憲的な companies?

The 殺到する in the number of buy-to-let companies 始める，決める up since 2015 示唆するs the 除去 of mortgage 利益／興味救済 may have encouraged many 投資家s to jump ship to the 限られた／立憲的な company model.

More than two thirds of 存在するing buy-to- let companies were 始める，決める up between 2017 and 2023 when the 税金 changes were 段階d in, によれば Hamptons' 分析.

On the 直面する of it, landlords and their accountants will see an obvious saving, whether they are higher 率 taxpayers or not.

除外するing other costs, a landlord with a 所有物／資産／財産 held in their own 指名する and let for ￡1,000 a month with mortgage 利益／興味 costs of ￡500 per month would be 支配する to 所得税 (20, 40, or 45 per cent) on the ￡500 賃貸しの利益（をあげる）, and 20 per cent on the remaining ￡500.

In this シナリオ, loss of mortgage 利益／興味救済 would have 追加するd ￡100 on to the mortgage cost each month through extra 税金. Below is an example of how a individual landlord's 利益（をあげる）s may have changed since 2016-17.?

An example of how higher-率 taxpaying landlords' 利益（をあげる）s may have changed
税金 year	年次の賃貸しの income?	年次の mortgage 利益／興味	賃貸しの income that is 税金d?	税金 on 賃貸しの income?	Mortgage 利益／興味救済?	逮捕する利益（をあげる） after 税金?
2016/17	￡12,000?	￡6,000	￡6,000	￡2,400	￡0?	￡3,600
2020-now?	￡12,000?	￡6,000	￡12,000?	￡4,800	￡1,200?	￡2,4 00

A 限られた／立憲的な company landlord in the same 状況／情勢, on the other 手渡す, would 支払う／賃金会社／団体税金 (between 19 and 25 per cent) on just the ￡500 賃貸しの利益（をあげる）.

In this example, 存在 able to 相殺する their mortgage 利益／興味 against 税金 would equate to a ￡100 月毎の saving - or ￡1,200 over the year.

However, there is one 重要な factor that some landlords and indeed their accountants may be overlooking, which is that 限られた／立憲的な company mortgages tend to be more expensive.

While company landlords might be 支払う／賃金ing いっそう少なく to the taxman, they may find they are 支払う／賃金ing more to banks and building societies.

How much more do 限られた／立憲的な company mortgages cost?

We asked mortgage 仲買人s to 供給する the best 率s 利用できる for someone buying a ￡200,000 buy-to-let 所有物／資産／財産 with a 25 per cent deposit (￡50,000) on an 利益／興味-only mortgage.

On a five-year 直す／買収する，八百長をする, the lowest 率申し込む／申し出d to someone buying in their own 指名する is 現在／一般に 4.14 per cent with a 3 per cent 料金 (that's 3 per cent of the mortgage value).

The cheapest 率利用できる to someone buying 経由で a 限られた／立憲的な company is 4.69 per cent, but that comes with a 抱擁する 7 per cent 料金.

In this example, this means using a 限られた／立憲的な company, they'll have 追加するd ￡10,500 to the mortgage 経由で料金s compared to ￡4,500 if they had bought in their own 指名する - an extra ￡6,000.?

ーに関して／ーの点でs of the 率s, on an 利益／興味-only mortgage, that's the difference between 支払う／賃金ing ￡533 a month and ￡627 a month for the next five years - equating to ￡5,640 in total.

That said, the 'mortgage 利益／興味税金' for the landlord buying in their own 指名する would cost them an extra ￡106.60 a month equating to � �6,396 over the five year period.

However, taking into account the 税金刑罰，罰則 for personal 指名する landlords versus the higher mortgage 利益／興味 and the 料金s for 限られた／立憲的な company landlords, it still means the 限られた／立憲的な company mortgage will have been ￡5,244 more expensive 全体にわたる.

Credit:?SPF 私的な（弁護士の）依頼人s. Based on someone buying a ￡200,000 所有物／資産／財産 with a ￡50,000 deposit and ￡150,000 mortgage

It's a 類似の story with the cheapest two-year 直す／買収する，八百長をするs, though the difference is more ごくわずかの.?

Howard 徴収する, director of buy-to-let lending at mortgage 仲買人 SPF 私的な（弁護士の）依頼人s, says: 'At 現在の the companies 申し込む／申し出ing own-指名する lending for landlords have better 率s than the 貸す人s 的ing 限られた／立憲的な company landlords.?

''These 貸す人s are usually different from each other ? 一般に it is specialist 貸す人s for 限られた／立憲的な company mortgages and high-street banks for own-指名する lending.'

The mortgage with the lowest 率 may not be the cheapest 全体にわたる, however.?

So, we asked mortgage 仲買人s to also give us the mortgages with the lowest 全体にわたる cost, taking into account both 率s and 料金s.

The cheapest 全体にわたる five-year 直す／買収する，八百長をする for someone buying in their own 指名する is 4.45 per cent with a ￡995 料金 and the?cheapest five-year 直す／買収する，八百長をする for a 限られた／立憲的な company 購入（する） is 5.44 per cent with a ￡0 料金.

On a ￡150,000 利益／興味-only mortgage that's the difference between 支払う／賃金ing ￡560 a month and ￡680 a month. Over a five-year period that's ￡33,600 compared to ￡40,800.

But taking into account the ￡995 料金 and the 20 per cent 税金率, the 買い手 using their personal 指名する would 直面する an?付加￡6,720 in 税金, 追加するing ￡7,715 to their 全体にわたる costs.

The mortgage will 結局最後にはーなる costing the personal 指名する買い手 a total of ￡41,315. That's ￡515 more than the 限られた／立憲的な company 買い手 over the five year period.

Of course, taking into account the fact that?accountant 料金s typically 範囲 anywhere between ￡500 and ￡2,000, the personal 指名する買い手 may still 結局最後にはーなる saving more 全体にわたる.

The gap between personal 指名する and 限られた／立憲的な company 所有権 is even wider when 直す／買収する，八百長をするing for two years.?

によれば仲買人s, the cheapest mortgage for a landlord buying in their personal 指名する is 5.29 per cent with no 料金. For a landlord buying 経由で a 限られた／立憲的な company it's 6.59 per cent with no 料金.?

Is the gap 狭くするing??

The?勝つ／広く一帯に広がるing 見解（をとる）の中で some 仲買人s and 投資家s is that with 増加するing numbers of landlords buying 経由で限られた／立憲的な companies, this should lead to a 狭くするing of the gap between personal 指名する mortgage 率s and 限られた／立憲的な company 率s.

The theory is that more 顧客s in the 限られた／立憲的な company mortgage space will 運動 up?競争 between 貸す人s and send 率s lower.

We asked Moneyfacts to have a look at the 普通の／平均（する）直す／買収する，八百長をするd mortgage 率s for personal 指名する取引，協定s and 限られた／立憲的な company buy-to-let to see if the gap has 狭くするd at all.

In March 2016, the 普通の／平均（する） five-year 直す／買収する，八百長をするd 限られた／立憲的な company buy-to-let mortgage was 4.54 per cent compared to 4.04 per cent for those buying in their own 指名する.

However, in March 2019 this gap had 広げるd. The 普通の／平均（する） five-year 直す／買収する，八百長をするd 限られた／立憲的な company mortgage was 4.33 per cent compared to 3.58 per cent for those buying in their personal 指名する.

The gap then の近くにd 意味ありげに in 2022 and 2023. The 普通の／平均（する） five-year 直す／買収する，八百長をするd 限られた／立憲的な company mortgage was 3.67 per cent in March 2022 compared to 3.29 per cent for personal 指名する mortgages.

In March 2023 this の近くにd to 0.35 百分率 points - 6.07 per cent for 限られた／立憲的な company landlords and 5.72 per cent for those buying in their own 指名する.

急速な／放蕩な今後 to March 2024, and the gap has 広げるd わずかに to 0.41 百分率 points. The 普通の／平均（する） five-year 直す／買収する，八百長をする is 5.51 per cent for those buying in their own 指名する compared to 5.92 per cent for those buying in a 限られた／立憲的な company.

If there is more 需要・要求する going 今後 for 限られた／立憲的な company buy to lets, then we may see more 貸す人s enter that market space which 一般に leads to better 取引，協定s?

Mortgage 仲買人 SPF 私的な（弁護士の）依頼人s says the cost differential has の近くにd over time and that they would 推定する／予想する the gap to continue to 狭くする.

徴収する of SPF 私的な（弁護士の）依頼人s says: 'Cheaper mortgage 率s are often 利用できる to those buying a 賃貸しの所有物／資産／財産 in their own 指名する as …に反対するd to a 限られた／立憲的な company, but I 推定する／予想する the gap in pricing to 狭くする over time.

'With more entrants to the buy-to-let 限られた／立憲的な company market, this will 増加する競争 and 率s will 落ちる accordingly.?

'最近の税金 changes have encouraged landlords to utilise 限られた／立憲的な company 所有権 for their buy-to-lets, and usually these 要求する a personal 保証（人） from the person or people behind the company.?

'Given that it is the same personal 保証（人） that an 投資家 would give if they own the 所有物／資産／財産 in their own 指名する, the 利ざやs between own 指名する and 限られた／立憲的な company mortgages will 減ずる as the 危険 for both 所有権 structures is 類似の, ーに関して／ーの点でs of 頼みの綱.'

徴収する追加するs: 'The lending to a 限られた／立憲的な company could 現実に be seen as いっそう少なく risky by 貸す人s given the 税金利益s 伴う／関わるd with this, but this hasn't materialised in pricing yet.

'With more landlords 選ぶing for 限られた／立憲的な company 所有権, the market for own 指名する buy-to-lets is likely to 減ずる over coming years, which will mean that the lending 選択s 利用できる also 減ずる.?

'This would 論理（学）上 result in より小数の貸す人s 的ing this 商売／仕事 and more 的ing 限られた／立憲的な company lending, with better 率s and 利ざやs に引き続いて the same 大勝する.'

Karen Noye 概して agrees that more?競争 should equate to a 狭くするing of the gap between mortgages for 限られた／立憲的な companies and personal 指名する mortgages.

'The gap between the pricing on individual and company buy-to-lets has 減ずるd over the years,' 追加するs Noye.

'If there is more 需要・要求する going 今後 for 限られた／立憲的な company buy to lets, then we may see more 貸す人s enter that market space which would create more 競争 which 一般に leads to better 取引，協定s.?

'Going 今後, in the main the buy to let market will predominantly be more professional landlords rather than the small landlords.'

Could the 政府削除する mortgage 利益／興味救済 for company landlords next?

Buy-to-let has been in the 解雇する／砲火／射撃ing line in 最近の years. On 最高の，を越す of the loss of mortgage 利益／興味救済, 投資家s are now 支配する to a 3 per cent stamp 義務割増し料金 when buying, higher 資本／首都伸び（る）s 税金率s when selling (compared with other 資産s) and a whole raft of regulatory 対策 that can be expensive to がまんする by.

As a 調印する of the times, in the 予算 earlier this month, the 税金 perks for holiday let 商売／仕事s were on the choppi ng 封鎖する as the （ドイツなどの）首相／（大学の）学長誓約（する）d to 廃止する the furnished holiday lettings (FHL) 税金政権?from April 2025.?

専門家:??Howard 徴収する, director of buy-to-let lending at mortgage 仲買人 SPF 私的な（弁護士の）依頼人s thinks that with more entrants entering the buy-to-let 限られた／立憲的な company market, this will 増加する競争 and 率s will 落ちる accordingly

It means holiday home owners will lose a number of 税金利益s (含むing 十分な mortgage 利益／興味救済), and find themselves on a more level playing field with buy-to-let landlords who own in their own 指名する.

So could the 塀で囲むs の近くに in その上の on landlords?

Howard 徴収する says: 'The 的ing of 限られた／立憲的な companies for 税金 changes is a 関心 for all landlords, given the changes that have already occurred over the past few years.'

But 専門家s think it is ありそうもない the 政府 will 的限られた／立憲的な company buy-to-lets in this way - at least for the time 存在.

Neela Chauhan, partner at accountancy 会社／堅い UHY Hacker Young said: '減ずるing mortgage 利益／興味救済 from 100 per cent to 20 per cent 証明するd very 人気がない with 私的な landlords.

'Landlords are already feeling unloved by the 政府 and 減ずるing mortgage 利益／興味救済 for 法人組織の／企業の landlords 同様に could 原因（となる） even more 摩擦.

'The 政府 is already 始める，決める for a windfall 税金伸び（る） from 所有物／資産／財産 landlords from the 増加する in the main 会社／団体税金率 from 19 per cent to 25 per cent that was introduced on April 1 2023.

'That means landlords who own 所有物／資産／財産経由で a 限られた／立憲的な company and have a 会社／団体税金法案 of more than ￡50,000 are going to be 攻撃する，衝突する with a much bigger 法案 by the taxman.

'If mortgage 利益／興味救済率s were equalised it could 誘発する a wave of sales from 法人組織の／企業の landlords who can longer afford their 所有物／資産／財産s.

Landlords who own buy-to-let 所有物／資産／財産s in their own 指名する rather than 経由で a company now 支払う／賃金税金 on their entire 賃貸しの income, rather than their 利益（をあげる） after mortgage 利益／興味 is paid

However, with 増加するing 圧力 on the 政府 to appear in support of home 所有権, 的ing mortgage 利益／興味救済 could be one way to encourage more landlords to sell.

'The 政府 has 繰り返して said they want to 増加する home 所有権,' says?Neela Chauhan.?

'Teasing the idea of equalising mortgage 利益／興味救済 could be a way of encouraging landlords who own 経由で限られた／立憲的な companies to sell. This would put more 所有物／資産／財産s on the market.'

However, the 政府 may 平等に be inclined to keep the 現在の status quo given that その上の税金引き上げ（る）s on landlords could translate into higher rents for tenants.?

'The 私的な rented 部門 is a major provider of homes in the UK, and to keep 的ing landlords with more 課税 and other costs will mean these 追加するd costs are passed の上に tenants by way of higher rents,' 追加するs 徴収する.

'Tenants are already 支払う／賃金ing higher rents than they have been used to over the past few years, and at a time where the cost of living is also high.?

'Given the above any その上の costs to landlords will only result in higher costs for tenants and so would turn out to be 反対する生産力のある.'< /p>

So should landlords use a 限られた／立憲的な company?

While the mortgage 救済?advantages may not tip 完全に in favour of either 味方する at the moment, there are other advantages of owning 経由で a 限られた／立憲的な company.

Instead of 所得税, company landlords 支払う／賃金会社／団体税金 on their 利益（をあげる）s, which is 現在／一般に始める，決める at between 19 and 25 per cent. The 19 per cent 率適用するs if the company 利益（をあげる） remains under ￡50,000.

Landlords who own in their personal 指名する直面する the much higher 率 of 所得税 - 現在／一般に 40 per cent for income earned over ￡50,270 and 45 per cent for income earned over ￡125,140.

To 身を引く income 蓄積するd within the company, buy-to-let landlords can either 支払う／賃金 themselves 経由で a salary, （株主への）配当s, or a director's 貸付金.

These will be 税金d at the usual 率s, which may not be 税金-efficient for those relying on their 所有物／資産／財産s as source of income and 定期的に taking out money.

However, for those looking to 簡単に build up 利益（をあげる）s within the company and re-投資する them in more 所有物／資産／財産s, or who are building a nest-egg for 退職, 限られた／立憲的な company 所有権 can be more 税金-efficient.

A その上の advantage of owning 所有物／資産／財産 in a 限られた／立憲的な company structure is that it can be a 広大な／多数の／重要な乗り物 for passing on wealth to family members, without incurring 重要な税金s.

For example, children can be moved into a compan y directorship in adulthood, or maybe after having already been 株主s from inception.

Going 法人組織の／企業の:?Instead of 所得税, company landlords 支払う／賃金会社／団体税金 on their 利益（をあげる）s, which is 現在／一般に始める，決める at between 19% and 25%

However, for all the advantages there are also a number of drawbacks to consider.

For buy-to-let landlords looking to use their rent as a form of income to live on, having a 所有物／資産／財産 in a 限られた／立憲的な company will often be いっそう少なく税金-efficient.

Higher-率 taxpayers looking to 支払う／賃金 themselves （株主への）配当s can 結局最後にはーなる支払う／賃金ing both 会社／団体税金 of 19 per cent on the company's 利益（をあげる）s, and 付加 33.75 per cent 税金 on their （株主への）配当. That rises to 39.35 per cent for 付加率 taxpayers.

A company landlord can 支払う／賃金 themselves a salary as an offsetable cost, to 避ける this form of '二塁打課税'.

However, both the company and the 給料を受けている受取人 (the director) may be liable for 国家の保険 on 最高の，を越す of the 所得税, so would be いっそう少なく税金 efficient than 持つ／拘留するing in one's own 指名する. 税金 advice will be 要求するd.

In contrast, 国家の保険 isn't something that landlords who own in their personal 指名する are 支配する to 支払う／賃金.

Owning a 限られた／立憲的な company also comes with costs, such as 確実にするing the company is compliant with 産業規則s.

For landlords who don't have many 所有物／資産／財産s, these costs may outweigh the 税金利益s.

Factor in accountancy 料金s: The most basic services for 限られた／立憲的な companies are 申し込む／申し出d for ￡400 加える付加価値税権利 the way through to ￡2,000 加える付加価値税, によれば one 専門家

There is also an 追加するd 層 of 官僚主義 for 限られた／立憲的な company buy -to-let 投資家s to take into account.

Company accounts must be 正式に用意が出来ている and とじ込み／提出するd, 記録，記録的な／記録するs 持続するd, and directors 任命するd.

This creates an 追加するd 層 of 責任／義務 for landlords choosing the 限られた／立憲的な company 大勝する.

Many will 選ぶ to 任命する an accountant to take care of the accounts for them. This 追加するs another 層 of 料金s - typically 範囲ing from between ￡500 to ￡2,000 per year.

It's also いっそう少なく（疑いを）晴らす削減（する） now whether landlords selling 所有物／資産／財産 in their personal 指名する will be any worse off than those in a 限られた／立憲的な company.?

From 6 April, the 資本／首都伸び（る）s 税金率 on 居住の所有物／資産／財産 is 24 per cent for higher-率 taxpayers.

Those who 経由で a 限られた／立憲的な company will be 支配する to the 19-25 per cent 会社／団体税金 when they sell.

But then of course, they have to 身を引く the money from the company, which could come with その上の課税.?

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How much 税金 would you have to 支払う／賃金 on a home or buy-to-let?

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First-time 買い手無率 up to ￡425,000 only 適用するs if buying a 売春婦 me costing ￡625,000 or いっそう少なく
*処理／取引s under ￡40,000 do not 要求する a 税金 return to be とじ込み／提出するd with HMRC and are not 支配する to the higher 率s