Is buy-to-let still a good investment?

The ability to get an affordable buy-to-let mortgage has opened up the door to many people who would have otherwise considered property investment too costly and risky.

However, times have changed and several adjustments to taxation and interest rates are now dissuading others from buy-to-let and forcing others already in the market to sell.

So, should buy-to-let still be considered a worthwhile investment?

Interest rates

With the Bank of England base rate continuing to rise as a means of combatting inflation, many lenders are reducing the number of buy-to-let products available and increasing the rates of interest on those that they continue to offer.

This has resulted in the profits of many landlords being whittled away, with many now concerned about making any return at all on the properties they own.

With rates forecast to continue to rise, those with buy-to-let mortgages will need to consider whether their investment will remain worthwhile and affordable.

Mortgage interest relief

Previously, buy-to-let landlords could deduct all of the interest they pay on their mortgage before paying tax.

For higher-rate taxpayers, this effectively gave them 40 per cent tax relief on all of their mortgage interest payments, boosting their income from the properties they owned.

However, under the current rules, landlords now only enjoy a flat-rate tax credit based on 20 per cent of their mortgage interest.

As a result, many investors have found themselves dragged into higher income tax bands, which drives up the amount of tax that they pay on all of their earnings, even though they may be making a much lower ‘cash’ profit.

Property values

Although the two previous points may dissuade some investors, the reality is that property prices continue to rise.

While the media is full of scare stories at the moment about property prices falling by as much as seven per cent as a result of mortgage rates soaring, the reality is that long-term prices are likely to continue to rise.

The main reason for this is supply vs demand. In the UK there is a shortage of housing, particularly in certain areas.

Estimates suggest that more than 300,000 new homes per year would need to be built to keep up with expected demand, but the reality is that this target isn’t being met.

Therefore, it is more likely that house prices will rise long-term rather than fall. Similarly, as fewer people can afford to buy as a result of this trend rental yields are likely to also rise over time as demand for lets continues to rise.

Property investment can be lucrative, but it is important to seek independent financial advice to make sure it fits in with your wider wealth plan.

Income tax thresholds freeze – What it means for you

You could see your Income Tax bill increase significantly in 2022-23 because of a freeze on Income Tax thresholds announced by the Chancellor at the Autumn Statement.

While the basic (20 per cent) and higher (40 per cent) thresholds will remain at their current levels for an additional two years until 2028, rising wages will see people dragged across these thresholds over the coming years.

At the same time, inflation means that the buying power of income at these thresholds will be significantly less than it would have been only a year ago.

Furthermore, the additional rate (45 per cent) threshold will fall from £150,000 to £125,140 from 6 April 2023. This means people whose income is already above the additional rate threshold will pay the 45p rate of tax on a larger proportion of their income, while thousands of taxpayers will be subject to the additional rate for the first time.

Fortunately, there are many tax-efficient ways of reducing your income tax liabilities, including:

Pension top up

You can reduce your income tax by topping up your pension using your annual tax-free allowance.

Personal pension contributions within the annual £40,000 pension allowance lower your ‘adjusted net income’.

This is because tax relief is available at an individual’s highest marginal rate on contributions up to 100 per cent of relevant earnings (RE) or £3,600 if higher.

RE includes most earned income but excludes items such as pension income and dividends.

If your pension scheme operates under relief at source, the tax relief is obtained in either one or two stages (depending on your marginal tax rate).

Under schemes operating via relief at source (RAS) the relief is obtained in one or two stages depending on your tax rate.

If you receive basic rate tax relief the pension provider reclaims this from HMRC automatically. However, higher and additional rate taxpayers get relief either via a one-off claim or via a self-assessment tax return.

The rates of relief are obtained as a taxpayer’s basic and higher rate bands are increased in tandem with the amount of the grossed-up contribution. This, in effect, moves income from higher tax brackets into lower ones.

ISA allowances

ISAs are a tax-efficient way of saving. You don’t pay income tax or Capital Gains Tax (CGT) on investments inside an ISA, and you can withdraw money whenever you like, tax-free. You can currently invest up to £20,000 in ISAs per annum.

Maximise your tax allowance

If you’re married or in a civil partnership, your tax allowances can, in some cases, be combined to increase your household’s income tax allowance. For example, the Marriage Allowance lets you transfer £1,260 of your Personal Allowance to your husband, wife or civil partner if they haven’t used it.

If you are unsure of the tax-saving opportunities available to you, you should seek professional advice.

What is the ultimate goal of your business?

Planning for the future is essential when running a business and you should have a perspective of where you want to be in three to five years.

Goals or targets provide a sense of direction, focus, and motivation. However, how do you set aims effectively?

You could try the SMART method. This relies on five key criteria – Specific, Measurable, Achievable, Realistic, and Time-Based – that allow you to create a clear target for success.

What is the plan to get you there?

It may be that small steps are needed before achieving the ultimate goals and could include:

  • Establishing your Unique Selling Point (USP). What can you offer that the competition cannot?
  • Identifying your ideal customer, do you need to pivot the business to attract new clients?
  • Maximising talent. Your staff are your most important asset.

How you can build SMART goals into your business plan:

Specific

A specific goal clearly defines what needs to be achieved, by whom, where and when it is to be achieved (and sometimes why).

Measurable

Measuring draws your focus, and the latest tracking software can measure this accurately.

When you measure, you need to ask certain questions:

  • How much?
  • How often?
  • How many?

Achievable

When you set goals, ensure they’re achievable. It’s a mistake to set unreachable goals because you’re setting yourself up for failure from the beginning.

Realistic

Make sure the goal that you set has long-term importance in what you want to achieve as an individual or an organisation.

Time-based

It sounds obvious but set up a timeframe. A deadline can be an excellent motivator.

Struggle to set goals? Need help monitoring your Key Performance Indicators (KPIs)? It makes the most sense to seek professional support so you can create a SMARTer approach to working.

R&D relief slashed – Time to plan

Chancellor Jeremy Hunt has announced a series of changes to the UK research and development (R&D) tax credit regime, including a cut to the deduction and credit rates for the SME scheme.

The R&D SME scheme enhanced deduction rate will be cut to 86 per cent from the current 130 per cent, and the payable tax credit rate cut to 10 per cent from 14.5 per cent.

However, the rate of the separate R&D expenditure credit – also known as RDEC – will increase significantly, from 13 per cent to 20 per cent.

The changes to the SME scheme mean that if you are a loss-making company, you will now only receive £18.60 for every £100 spent from April next year, compared to £33.35 per £100.

These changes are intended to reduce abuse in the R&D tax system, particularly claims for SMEs, which have been the spotlight of several investigations by HM Revenue & Customs (HMRC).

They are scheduled to take effect from 6 April 2023, so there is still time to plan, and it may make sense to bring forward R&D expenditure, where possible, to benefit from more favourable deductions and credits.

April 2023 also sees changes to the review and approval process for R&D claims. For any claim commencing on or after 1st April 2023, companies will need to notify HMRC within six months of the end of the accounting period that they intend to make a claim for R&D tax relief. If you have claimed R&D tax relief within the last three years you are not required to pre-notify HMRC.

Companies House goes fully digital

Companies House has gone fully digital after the announcement of the closure of its office in London and all filing being transferred online.

It has also permanently shut the public counters in Cardiff, Belfast and Edinburgh.

Online services will be available 24 hours a day, seven days a week.

Changes have taken place with improved security features, which include:

  • Multi-factor authentication
  • The ability to link your company to your WebFiling account to give you more control over your filings
  • Being able to digitally authorise people to file on your behalf on WebFiling, and to remove authorisation
  • To view who’s digitally authorised to file for your company
  • An option to sign up for emails to help you with the running of your company

WebFiling is an online service that Companies House provides, designed to make the submission of official paperwork easier and paper-free.

Once you’ve linked your company to your account, you will not need to enter your authentication code every time you file online.

Key changes, which form part of the 2020 to 2025 strategy and part two of the Economic Crime Bill, are expected to go through Parliament this spring and will include:

  • Filing deadlines will not be shortened at the moment, but legislation will be introduced to facilitate future changes.
  • Small companies will no longer have the option to prepare and file abridged accounts and will be required to file both their profit and loss account and directors’ report.
  • Micro-entities will also be required to file their profit and loss accounts but will continue to have the option to not prepare or file a directors’ report.
  • Dormant companies will be required to file an eligibility statement.
  • All companies will be required to file accounts digitally, with full tagging.