This article is for general information only and does not constitute tax advice.
Making Tax Digital for Income Tax Self Assessment (MTD ITSA) requires landlords and self-employed individuals to keep digital records and submit quarterly updates to HMRC using compatible software.
From April 2026, MTD ITSA is mandatory if your gross rental income (or combined rental and self-employment income) exceeds £50,000. From April 2027, the threshold drops to £30,000.
What you must do
Keep your rental income and expenses records in MTD-compatible software (not spreadsheets submitted manually, though some software accepts spreadsheet imports). Submit a quarterly update to HMRC within one month of each quarter end. Submit an end-of-period statement (EOPS) after the tax year. Submit a final declaration (replacing the current Self Assessment return).
The quarterly updates summarise your rental income and expenses for each quarter. They are not a full tax calculation, just a data submission. HMRC uses the cumulative quarterly data to provide an estimated tax liability throughout the year.
Quarterly deadlines
For the standard tax year (6 April to 5 April):
| Quarter | Period | Submission deadline |
|---|---|---|
| Q1 | 6 April to 5 July | 5 August |
| Q2 | 6 July to 5 October | 5 November |
| Q3 | 6 October to 5 January | 5 February |
| Q4 | 6 January to 5 April | 5 May |
The EOPS and final declaration are due by 31 January following the end of the tax year, consistent with current Self Assessment deadlines.
Compatible software
HMRC maintains a list of compatible software. Options for landlords include:
FreeAgent (from £14.50/month). Xero (from £15/month). QuickBooks Self-Employed (from £8/month). HMRC's own free MTD software (basic functionality).
Your accountant may provide software access as part of their service. Check before paying for a separate subscription.
Penalties
MTD ITSA introduces a points-based penalty system for late submissions:
Each late quarterly submission adds one penalty point. When you accumulate a threshold of points (2 points for annual submissions, 4 points for quarterly), a £200 penalty is triggered. Points expire after a period of compliant submissions.
Late payment penalties are separate:
No penalty if paid within 15 days of the due date. 2% of tax outstanding charged at day 16. An additional 2% at day 31. 4% annualised charge from day 31 until paid.
Impact on landlords
If you manage your own properties and keep manual records (a spreadsheet, a shoebox of receipts), you need to switch to compatible software before your MTD start date.
If you use an accountant, discuss MTD compliance. Your accountant may handle the quarterly submissions as part of an expanded service (at an additional fee) or may expect you to maintain the software and submit quarterly data yourself, with the accountant handling the annual EOPS and final declaration.
For landlords with limited company structures, MTD ITSA does not apply (companies file Corporation Tax returns under separate rules). MTD for Corporation Tax is expected in the future but has not been mandated yet.
Sources
- GOV.UK, "Use Making Tax Digital for Income Tax". https://www.gov.uk/guidance/use-making-tax-digital-for-income-tax [Accessed 6 May 2026]
- HMRC, "Overview of Making Tax Digital". https://www.gov.uk/government/publications/making-tax-digital/overview-of-making-tax-digital [Accessed 6 May 2026]