Chartered Accountant - HMO Investor - Straight Talker

Hello... I'm Clive Cass

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I’m Clive — a qualified Chartered Accountant and hands-on property investor with over 30 years’ experience helping people make smarter financial decisions and build long-term wealth.

My day-to-day work is split between:

Investing in high-yield HMO properties across the North West and Yorkshire

Advising landlords, builders, and small businesses on tax, accounting and compliance

And I love both.

Because I believe smart property investing and smart tax planning go hand-in-hand — and most people don’t get either right.

What

Let me work with you on property, tax or accountancy and I am sure I can make a measurable difference to your wealth as you look to achieve your financial freedom through property investment.

Why

Work with me in the knowledge that I myself do exactly what I will advise you to do. So if it is good enough for me, I am confident it will be good enough for you.

When & How

I work full time and will be very responsive to all your communications. I always get things done and you will always work directly with me. We can work via email or in person and I am always happy to answer all of your questions.

I’ve built a growing portfolio of Family Buy-to-Lets (FBTLs) and HMOs, carefully selected and professionally managed for strong, consistent returns.

I don’t chase “get rich quick” deals. I invest in quality housing, in real locations, for long-term income.

Most importantly: I invest using the same strategies I recommend to my clients.
If I wouldn’t do it with my own money, I won’t suggest it with yours.

Property Investing with a Numbers-First Mindset

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Tax & Accountancy That Actually Makes Sense

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I run a long-standing accountancy practice working mainly with:

Property investors & landlords

Builders and tradespeople

Self-employed professionals

Whether you need help with Making Tax Digital (MTD), claiming allowable property expenses, or just understanding your books — I make it simple, accurate, and jargon-free.

As a landlord myself, I understand your challenges better than most accountants do.

I’m not a flashy guru or a corporate firm. If we work together, you’ll speak to me directly — not a bot, I'm not a call centre.

I return calls. I answer questions. And I care about long-term partnerships, not quick wins.

If you’re looking for:

A hands-free HMO investment

Expert tax advice tailored to landlords

Someone who actually does what they preach

…then let’s talk.

A Personal, Straightforward Approach

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Elite Broker Blogs

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Do you need a 5% VAT certificate for construction work?

Tax| Accounting

June 26, 2026•2 min read

Do you need a 5% VAT certificate for construction work?

In the UK, the standard rate of VAT for most building services is 20%. However, a reduced 5% VAT rate can be charged for certain types of construction work, including:

●renovating a residential property that has been empty for more than 2 years.

●increasing the number of dwellings, such as converting a house into flats.

●converting a commercial building into a residential property.

●converting a house into an HMO (house in multiple occupation).

How to apply 5% VAT

It is up to the builder/contractor to determine whether (and on what services) the 5% VAT rate can be applied. To apply the reduced 5% VAT rate to construction services, the supplier must first get proof that they have applied the rate correctly, based on the criteria listed above.

For example, council tax records can be used as proof that a residential property has been empty for more than 2 years. For conversions to residential property or increasing the number of dwellings, a copy of the planning permission or architect’s plans can be used as proof.

Do I need a 5% VAT certificate?

In the majority of cases, you do not need to obtain a certificate. As long as you have the required proof to support your claim, HMRC will be satisfied.

However, a 5% rate certificate is required when renovating or converting a “relevant residential building”. This includes:

●an institution or home that provides residential accommodation for children.

●an institution or home that provides accommodation with personal care for persons in need of personal care.

●a hospice.

●residential accommodation for students.

●residential accommodation for members of any of the armed forces.

●a monastery, nunnery or similar establishment.

●an institution which is the sole or main residence of at least 90 per cent of its residents and will not be used as a hospital, prison or similar institution or a hotel, inn or similar establishment.

●a building that will be used solely for a relevant charitable purpose.

If your construction business undertakes works on one of these types of properties, you must obtain a certificate to apply the 5% rate.

How to obtain a 5% VAT rate certificate

For zero-rated supplies, the property owner can issue a certificate. However, for the 5% rate certificate, the supplier completes the certificate once they have determined that the supply is eligible (and has proof of eligibility).

The supplier will need to download and complete the “Zero-rated and reduced-rated building work certificate” from the “VAT Notice 708” page on gov.uk.

taxVATAccounting for Landlords

Clive Cass

Clive Cass is a Chartered Accountant & Property Investor who shares his insights into the world of Property Investing. Read along with him as he breaks-down all the facts, information and legislation into easy to follow blog posts.

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