Padlord
Padlord blog

The Padlord blog

Practical, jargon-free guidance for UK buy-to-let landlords: the tax, the compliance, the tenancy law and the numbers that decide whether a property is worth holding.

70 articles, newest first

StrategyLatest

How to invest in property in the UK: the money in, the returns, the tax and the rules

A sober 2026 guide to UK property investment: what it really costs to get in, how yield and cash-on-cash work, the tax and rules, with two worked deals.

13 min readRead article
Strategy

Holiday let investment in the UK: does the maths still work after FHL abolition?

The furnished holiday lettings regime is gone. We run one coastal cottage through the old FHL rules, today's rules and April 2027 to see what it now nets.

11 min read
Tax

MTD for landlords, by a landlord: what to actually submit by 7 August 2026

MTD for Income Tax is live for landlords over £50,000 gross rent. Your first quarterly update is due 7 August 2026. Here is exactly what to submit.

9 min read
Tax

Reclaiming the stamp duty surcharge: who gets a refund and how

Paid the 5% SDLT surcharge because your old home had not sold? Sell it within three years and you can reclaim it. Conditions, deadline and how to claim.

6 min read
Compliance

Rent repayment orders: what triggers them and how landlords avoid them

The offences that trigger a rent repayment order, the new two-year cap, who has to pay, and the checklist that keeps you out of the tribunal.

7 min read
Strategy

Refurbishment bridging loans for BRRR deals: light vs heavy refurb, costs and the exit

How refurbishment bridging works for BRRR and flips: light vs heavy refurb, LTV and LTGDV, the real costs, the refinance exit and a worked UK example.

7 min read
Compliance

New EPC rules for landlords: the road to EPC C by 2030

EPC C by 1 October 2030 is confirmed policy but not yet law. What the January 2026 response changes, what stays E for now, and what to do this year.

6 min read
Returns & yield

Letting agent fees for landlords in 2026: what you actually pay

Tenant-find, rent collection or full management: typical fee ranges, the VAT gotcha, the Tenant Fees Act effect and what fees do to your net yield.

6 min read
Tax

How to set up a limited company for buy-to-let (SPV): the step-by-step guide

The practical steps to set up a buy-to-let SPV: the right SIC codes, the £100 Companies House fee, corporation tax registration and the mortgage.

7 min read
Compliance

EPC grants for landlords in 2026: what funding is actually available

ECO4 now runs to December 2026, GBIS has closed, and the £7,500 heat pump grant is open to landlords. What you can actually claim in 2026, verified.

7 min read
Mortgages

Bridging loan costs and rates in 2026: the full breakdown

What a bridging loan really costs in 2026: monthly rates, every fee itemised, rolled-up vs retained vs serviced interest, and a full worked example.

7 min read
Compliance

Who pays council tax: landlord or tenant?

Tenants usually pay council tax during a tenancy and the landlord pays during voids. HMO rules changed in 2023. Here is who is liable, and when.

6 min read
Tax

What is Stamp Duty Land Tax (SDLT)? Who pays it and how it is worked out

A plain-English guide to Stamp Duty Land Tax: what it is, who pays it, when it is due, and how the banded calculation works, with a worked example and the buy-to-let and first-time buyer differences.

4 min read
Tenancy law

What is an assured shorthold tenancy (AST)?

An AST was the standard private tenancy in England for decades. Since 1 May 2026 no new ASTs can be created. Here is what changed and why.

6 min read
Tax

Stamp duty (SDLT) rates, thresholds and bands for 2026

The full 2026 SDLT rate tables for England and Northern Ireland: standard rates, the 5% buy-to-let surcharge and first-time buyer relief, with worked examples and the thresholds that changed in April 2025.

4 min read
Tenancy law

Renters' Rights Act 2025: the timeline and when it becomes law

A plain timeline of the Renters' Rights Act: Royal Assent, the 1 May 2026 reforms, the 31 July 2026 Section 21 cut-off, and what changed for landlords.

7 min read
Strategy

Rent to rent explained (UK): how it works, the structures and the legal rules

How rent to rent works in the UK, the two common structures, when it is legal, the HMO and consent rules, and what the Renters' Rights Act 2025 changes.

7 min read
Tax

Private residence relief and letting relief explained

Sold a former home you later let out? Private residence relief and the final nine months cut your CGT bill. Here is exactly how they apply.

6 min read
Tax

Buy-to-let tax explained (2026): the full picture

The full map of buy-to-let tax in 2026: income tax and Section 24, stamp duty, capital gains, company vs personal, and Making Tax Digital.

8 min read
Tax

Is my buy-to-let still worth it after Section 24?

Section 24 changed the maths for higher-rate landlords, but it did not end buy-to-let. Here is how the mortgage-interest restriction actually works and how to check whether your own property still stacks up.

5 min read
Tax

Allowable expenses for landlords: the UK-only checklist (and why 'depreciation' is a US trap)

Which landlord costs can you actually deduct? A UK-only checklist that splits repairs from improvements, and explains why depreciation isn't allowed here.

6 min read
Tenancy law

Assured periodic tenancy explained: the tenancy that replaced fixed terms

From 1 May 2026 every assured tenancy in England runs as a rolling periodic tenancy. Here is how the monthly rent periods work and how a tenant ends one.

6 min read
Compliance

Awaab's Law and the Decent Homes Standard for private landlords: the new damp and repair duties

Awaab's Law and the Decent Homes Standard reach private rentals under the Renters' Rights Act, with fixed deadlines to investigate and fix damp and mould.

6 min read
Returns & yield

Buy-to-let running costs: the net-yield drag most calculators ignore

Gross yield flatters every deal. Here's how to itemise management, voids, maintenance, insurance and compliance to find the net yield you actually keep.

6 min read
Tenancy law

Can a landlord still refuse pets under the Renters' Rights Act? The consent rules

From 1 May 2026 tenants can request a pet and you can only refuse for a good reason. Here is what counts as reasonable, plus the rules on insurance and deposits.

6 min read
Tax

Capital gains tax when you sell a buy-to-let: 18% / 24%, private residence relief and the 60-day deadline

Selling a rental? Here's how the 18% and 24% CGT rates work, the relief you get if it was once your home, and why you have only 60 days to report and pay.

5 min read
Returns & yield

Cash-on-cash return for UK landlords: the formula US calculators get wrong

Cash-on-cash return shows the annual cash a UK buy-to-let returns against the money you actually put in. Here's the correct formula and the US traps to avoid.

6 min read
Compliance

Deposit protection compared: DPS vs MyDeposits vs TDS, custodial vs insured, and the 30-day deadline

The three UK deposit schemes are more alike than they look. Compare DPS, MyDeposits and TDS on cost and disputes, and what missing the 30-day deadline costs.

6 min read
Compliance

Do I need a landlord licence? Mandatory HMO, additional and selective licensing in 2026

Not sure if your rental needs a licence? A plain-English decision guide to mandatory HMO, additional and selective licensing in England, and how to check locally.

7 min read
Compliance

EICR codes explained: C1, C2, C3 and FI, and exactly what you must fix

An EICR marked unsatisfactory means C1, C2 or FI defects need work, usually within 28 days. Here is what each code means and what a landlord must do.

7 min read
Mortgages

First-time landlord mortgage requirements in 2026

What buy-to-let lenders want from a first-time landlord in 2026, from deposit and minimum income to homeowner rules and passing the rental stress test.

6 min read
Compliance

Gas safety certificates (CP12) for landlords: what it is, when it is due, how often

What the annual CP12 gas safety record covers for landlords, the 12-month renewal rule, the 2-month early window and the 28-day deadline to give tenants a copy.

6 min read
Returns & yield

Gross vs net rental yield: the 1.5-3 point gap Section 24 hides

A worked example showing how running costs and the Section 24 tax change can quietly knock 1.5 to 3 percentage points off your headline buy-to-let yield.

6 min read
Tenancy law

Ground 1A (selling): notice, the 12-month re-let ban, and when you can re-let

Ground 1A lets you evict to sell under the Renters' Rights Act 2025. Here's the four-month notice, the 12-month re-let ban and the proof a court expects.

6 min read
Tenancy law

Ground 8 rent arrears: how much arrears you need to evict, and when it is tested

Ground 8 is the mandatory rent arrears ground. Learn the threshold, why arrears are tested twice, and how a part-payment before the hearing can defeat it.

6 min read
Returns & yield

HMO yield vs single-let yield: does the room premium survive bills-included?

An HMO can rent for double the family let on the same house. We count bills, voids and licensing to see how much of that net-yield premium really survives.

6 min read
Compliance

How much does an EICR cost in 2026? An estimate by property size and region

Realistic 2026 EICR price estimates for landlords by property size and region, what pushes the cost up, and how often you actually need the five-year test.

6 min read
Returns & yield

How to calculate rental yield in the UK: the 2026 formula and a free calculator

Work out rental yield in the UK with the plain 2026 formula, a full worked example, and when to use gross versus net, plus a free calculator to check it.

6 min read
Mortgages

Interest coverage ratio (ICR) for buy-to-let: the number lenders actually use

ICR is the rent-to-interest test that decides how much a buy-to-let lender will actually lend you. Here's how the 125/145/165% thresholds set your loan.

5 min read
Strategy

Is house flipping still worth it in 2026? Modelled with the 5% SDLT surcharge

We model a 2026 flip with the 5% stamp duty surcharge and show why the profit is taxed as income, not capital gains, so you can judge if it still pays.

5 min read
Local market

LHA rates 2026/27 by postcode: what the freeze at 2024 rates means for your rent

How to look up the LHA rate for any UK postcode in 2026/27, why the rates are still frozen at April 2024 levels, and what the shortfall does to your rent.

6 min read
Mortgages

Limited company (SPV) buy-to-let mortgages: rates, ICR, and the Section 24 case

How SPV buy-to-let mortgages actually work: the rate premium, the lower 125% ICR that lets you borrow more, and whether the Section 24 saving makes it pay.

6 min read
Tax

Limited company vs personal buy-to-let: the 2026/27 break-even, modelled property by property

Company or personal buy-to-let comes down to two numbers: your tax rate and your mortgage interest. Here's the 2026/27 break-even, modelled per property.

5 min read
Tax

Making Tax Digital for landlords: are you in, and from when?

MTD for Income Tax hits landlords with over £50,000 gross rent from April 2026, then £30,000 from 2027. Here's who's caught and what quarterly filing means.

6 min read
Mortgages

Remortgaging a buy-to-let in 2026: releasing equity, the stress test, and timing

A 2026 walk-through of remortgaging a buy-to-let - releasing equity, passing the lender stress test at higher rates, and timing the move off a fixed deal.

7 min read
Tenancy law

Rent in advance and rental bidding under the RRA: what is banned from 2026

From 1 May 2026 the Renters' Rights Act caps rent in advance and bans rental bidding in England. Here is what a compliant advert and first payment look like.

6 min read
Local market

Rental yield by postcode: how to build it from Land Registry and VOA data

Build a net rental yield for any postcode using free Land Registry sold prices and VOA rents, with a worked example you can reuse for your own streets.

6 min read
Tenancy law

Renters' Rights Act notice periods: the full 2026 table for landlords

Section 21 ends on 1 May 2026. Here is every main Section 8 possession ground and its exact 2026 notice period in one table, with a worked sale timeline.

6 min read
Tax

SPV corporation tax on buy-to-let: what a property company really pays in 2026/27

A limited company is not automatically cheaper for buy-to-let. Here is what an SPV really pays once corporation tax and taking the money out are counted.

6 min read
Tenancy law

Section 13 rent increases under the RRA: once a year, the first-year block, and tribunal limits

From 1 May 2026, rent increases run through one Section 13 notice a year, and a tribunal can only match or undercut the figure you propose, never beat it.

5 min read
Tax

Section 24 explained: how the mortgage-interest restriction taxes profit you never keep

Section 24 taxes rental income before mortgage interest, so higher-rate landlords can pay 60% tax on profit they never actually keep. Here is the maths.

6 min read
Tenancy law

Section 8 grounds for possession in 2026: the full list, mandatory vs discretionary

With Section 21 gone from 1 May 2026, Section 8 is the only route to possession. Here's every ground in force, split into mandatory and discretionary.

6 min read
Strategy

Serviced accommodation vs buy-to-let: which nets more after costs and tax

The furnished holiday let tax breaks are gone. We run the same flat as a short-let and a standard buy-to-let to see which really keeps more after costs and tax.

6 min read
Strategy

Short-term lets in 2026: the registration scheme and the 90-day rule, explained

What the new short-term let register means for landlords, how London's 90-night cap works, and when a holiday let now needs planning permission or a licence.

6 min read
Compliance

Smoke and carbon monoxide alarm rules for landlords: where they go and the day-one test

The alarm duties every England landlord must meet, room by room, what changed in 2022, and why you have to test every alarm on the first day of a tenancy.

6 min read
Tax

Taking money out of a property company: dividends vs salary vs retaining, compared

How much tax do you really lose taking money out of a property company? We compare salary, dividends and retained profit with clear 2026-27 worked figures.

6 min read
Compliance

The 2026 landlord compliance checklist: every duty, with per-property deadlines

Turn every 2026 landlord duty into a per-property renewal date, so your gas, EICR, EPC, deposit and licence never quietly lapse between tenancies.

6 min read
Tax

The 2027 property-income tax changes: what landlords should plan for (and what is only proposed)

From April 2027, landlords with over £30,000 in gross rents must file quarterly under Making Tax Digital. What's confirmed, what's only rumoured, and how to prepare.

6 min read
Tax

The 5% stamp duty surcharge on buy-to-let: how the extra SDLT works, with a worked example

How the 5% buy-to-let SDLT surcharge works, worked band by band on one purchase, with the main-residence traps and the three-year refund window explained.

5 min read
Strategy

The 70% rule for BRRR and flips, adapted for UK SDLT and the 5% surcharge

The US 70% rule never contemplated stamp duty. Here is how to rebuild your maximum offer around the 5% SDLT surcharge and honest refurb costs, so the margin survives.

6 min read
Mortgages

The buy-to-let stress test explained: why deals that passed in 2021 fail today

Lenders size buy-to-let loans on a stressed rate, not the pay rate. Here is how the ICR maths works, and why a deal that stacked in 2021 borrows less in 2026.

5 min read
Local market

The cheapest and most expensive council tax areas in 2026/27 (sortable Band D table)

Band D council tax ranges from about £1,028 to £2,765 in 2026/27. Here are the cheapest and dearest areas, and why the gap hits landlords hardest during a void.

6 min read
Compliance

The private rented sector database: what landlords must register, and the dates to gather now

The Renters' Rights Act sets up a landlord database. Here is what you'll need to register, and the certificate dates worth collecting now so it's painless.

6 min read
Tax

The true cost of moving a buy-to-let into a limited company: SDLT, CGT and refinance

Incorporating a buy-to-let is a sale in HMRC's eyes. Here is how the one-off SDLT, CGT and refinancing bill can top £100,000, with a worked example.

6 min read
Mortgages

Top slicing explained: using personal income to pass the ICR stress test

When your rental income falls just short of a lender's stress test, top slicing uses your personal income to bridge the gap. How it works, and the risks.

7 min read
Returns & yield

What counts as a good rental yield in 2026? Net figures, not headline gross, by region

Gross yield sells the deal, net yield pays the bills. Here's what a genuinely good net rental yield looks like across UK regions in 2026, with worked sums.

6 min read
Strategy

What is the BRRR method in the UK? A worked deal, refinance, and money-left-in

A full UK BRRR deal worked end to end - buy, refurb, refinance - showing the money-left-in and post-refinance cash-on-cash figures that actually decide it.

6 min read
Compliance

What it costs to get a rental to EPC C, and how the £10,000 cost cap works

A realistic, costed route from EPC D up to band C, plus how the proposed £10,000 cost cap and PRS exemptions register work if your rental cannot reach C.

6 min read
Tenancy law

What replaced Section 21? How landlord possession works now

Section 21 ended on 1 May 2026. Here is what replaced it, why older notices only run to 31 July 2026, and the Section 8 grounds landlords now use.

6 min read
Returns & yield

Yield vs ROI vs cash-on-cash: which return actually decides a deal

Yield, ROI and cash-on-cash can describe the same flat and still disagree. Here's which return tells you it's a good buy, and which shows your cash working.

6 min read