Non-resident landlords and UK property
Registering with HMRC, the paper filing deadline that catches many non-residents, and why commercial software is usually the better route.
Short answer
A new landlord registers for Self Assessment by 5 October following the tax year rental income began. Non-residents cannot use HMRC's free online filing service for the residence pages, so must file a paper return by 31 October or use commercial software online by 31 January.
Written and reviewed by Waqas Sagar Member of ICAEW, Fellow of ACCA, Fellow of AAT, a double graduate and entrepreneur at heart, helping startups grow and serving thousands of businesses nationwide with an excellent team. Published by LimitedCompany.Accountants, 12 London Road, Morden, London SM4 5BQ. Reviewed 12 September 2026 against 2026/27 UK rates and current Companies House and HMRC guidance.
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QuickBooks PartnerCertified ProAdvisor100+ yearsCombined team experienceFully insuredUp to £2m indemnityA new landlord registers for Self Assessment by 5 October following the tax year rental income began. Non-residents cannot use HMRC's free online filing service for the residence pages, so must file a paper return by 31 October or use commercial software online by 31 January.
Registering with HMRC
The filing deadline trap
Registration is done online using form SA1, or via the NRL1 process for landlords who apply for gross payment at the same time. HMRC issues a Unique Taxpayer Reference by post, which can take several weeks to reach an overseas address.
Landlords already registered for other reasons, such as an existing UTR from prior UK income, do not register again but simply add the property pages and residence pages to their existing return.
HMRC's own free online service does not support the SA109 residence pages, so a non-resident filing directly with HMRC online will be rejected, and the fallback paper deadline of 31 October is much earlier than the 31 January most people expect.
Commercial software recognised by HMRC, which accountants use, supports online filing including the residence pages up to the normal 31 January deadline, avoiding the earlier paper cut-off.
Our fixed monthly packages for a UK limited company start at £89 plus VAT and run to £169 and £289 plus VAT as bookkeeping, VAT, payroll and reporting are added. One-off filings are sold at fixed prices, and the Companies House fees we pay for you are charged at cost with no VAT added. Overseas owners are quoted on exactly the same published prices as UK-resident clients.
Rates, thresholds and deadlines here reflect the 2026/27 UK position and current Companies House and HMRC guidance. Check GOV.UK, or ask us, before relying on them for your own company.
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We work with company directors across London and Surrey from our office at 12 London Road, Morden, London SM4 5BQ. Pick your area, or send the form below and we will call you back.
Frequently asked
Automatic penalties apply from the day after the deadline, rising the longer the return remains outstanding.
Yes, an agent authorisation and filing both require a Unique Taxpayer Reference.
Yes, this is the most common route for non-resident landlords to meet the 31 January deadline.
Keep bank statements, sales and platform reports, purchase invoices, payroll records, VAT workings, finance agreements and Companies House correspondence. We confirm the exact list at onboarding and identify gaps before a filing deadline becomes urgent.
The fee depends on transaction volume, record quality, VAT and payroll requirements, historic catch-up and the level of reporting needed. We agree a fixed scope and price before technical work starts, with published packages available on our fees page.
Yes. We request professional clearance, collect the prior records and authorities, check the next Companies House and HMRC deadlines, and give you one clear handover list. The process is normally completed remotely.
Yes. We work through secure cloud records, scheduled reviews and digital approvals, while keeping a named team available by phone, video call and email. Clients can also visit our Morden office by appointment.
We regularly work with Xero, QuickBooks, FreeAgent, Sage and connected sales or expense apps. The right setup depends on transaction volume, integrations and the reports you need, not simply the software brand.
The relevant calendar may include annual accounts, Corporation Tax payment and return dates, confirmation statements, VAT returns, payroll submissions and Self Assessment. We map the dates from your company year end and registrations.
Yes. You can ask a straightforward initial question without charge. Calculations, filings, written advice, planning and HMRC correspondence are scoped and quoted before work begins.
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