Investing in Property without a Strategy...
isn't really Investing at all
HMO Property Investment | Chartered Accountancy | Landlord Support
Property Strategies That Work
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BUY TO LETS (BTL)
These are lets of a whole house or flat to a person, couple or family for them to use as their home. Leases are normally a minimum of 6 or 12 months with tenants typically staying in the property for several years or more. They are usually let unfurnished so the tenants can set them up the way they want them.
HOUSES OF MULTIPLE OCCUPATION (HMO)
SA is often set up in a similar way to a HMO with multiple bedrooms and shared amenities. The obvious difference is that SAs are let by the night with some let for the weekdays to businesses and then for the weekends to tourists or visitors mostly in larger towns or cities. Generally the whole house or flat is let to one booker so may be to a group of workers, friends or a family. They are similar to what people think of as AirBnB but the owner never lives there.
SERVICED ACCOMODATION (SA)
SA is often set up in a similar way to a HMO with multiple bedrooms and shared amenities. The obvious difference is that SAs are let by the night with some let for the weekdays to businesses and then for the weekends to tourists or visitors mostly in larger towns or cities. Generally the whole house or flat is let to one booker so may be to a group of workers, friends or a family. They are similar to what people think of as AirBnB but the owner never lives there.
HOLIDAY LETS (HL)
These are lets of a whole house or flat to a person, couple or family for them to use as their home whilst on holiday normally for a weeek or just a few days
OWNED OR RENTED
Investors can choose to rent properties to then use as BTL, HMO, SA or HL but this is normally only done in the case of HMO and SA where the numbers can work out well for both owner and renter. The owner can score a double wammy if he lets to someone using his property for SA or HL as he might be able to claim capital allowances and not have any restriction on mortgage interest.
Why Choose To Work With Cass Properties
Time To Act
Finding time to manage properties hasn't happened by accident. In fact, it's taken a lot of years to get to the point where I have established partners in the industry , so I can focus on the larger plan. This is something I share with the people I work with.
Property Knowledge
I invest in Family Buy-To-Lets & Houses of Multiple Occupation in and around Greater Manchester, the North West, and West Yorkshire. I have the time, money and experience and already work closely with partners who have over 200 properties. I am looking for landlords selling 5+ properties and investors with over £100,000 who would like a great rate of return.
Industry Experience
Knowing the industry inside out, Cass Properties doesn't just talk about how property works; we do it too. We always have active projects, in various stages of the strategy, and welcome other investors who are seeking to build wealth with property.
Comparing Strategies
Strategies Side By Side
Features
Cash Flow
Capital growth
Regulation & Licensing
Difficulty
Management Ease
Management Cost
Capital Allowances Available
Interest restricted to Basic Rate
VAT (when over threshold)
Fallback Option to BTL
BTL
Low
High
Low
Easy
Easy
Cheap
No
Restricted
Never
N/A
HMO
High
High
High
Relatively Easy
Easy
Cheap
No
Restricted
Never
Yes
SA
High
High
High
Moderate
Complex
Expensive
Yes
Not Restricted
Yes
Yes
HL
High / Very High
High
Low
Moderate
Complex
Expensive
Yes
Not Restricted
Yes
Possibly
CONTACT
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Business expenses if you don't charge a market rent
Business expenses if you don't charge a market rent
There are several reasons why property owners might decide to charge a rent below market value or even rent for free.
However, this means that the owner will have more limitations on what expenses they can claim.
What is a ‘market rent’?
HMRC do not have the power to tell a landlord how much to charge for rent. However, HMRC may ask for written confirmation if they believe you are claiming for expenses that you are not eligible to claim.
Although there are no set amounts, a standard rent amount can easily be found on rental websites such as Zoopla and Rightmove.
If HMRC request confirmation of market rent, it will need to be signed by a local letting agency.
Wholly and exclusively rule
When determining which expenses you can deduct, it is important to first check if the expense is used wholly and exclusively for business purposes. If so, then it can likely be deducted from the rent you charge the tenant.
If you rent a property for less than the market rate, you can only deduct expenses up to the value of the rent received.
Dual-purpose expenditure
In most cases, expenses that are not wholly and exclusively for business use cannot be deducted. However, there are a few exceptions such as electricity, in which you can claim the business proportion of the expense.
Rent free
It is very common for property owners to rent a room or property to relatives or tenants rent free. However, this comes with risks. Since there is no rent to offset the expenses, all expenses will be fully incurred by the landlord.
Relatives & friends
When you rent to relatives, it is unlikely that the expenses of your property are incurred wholly and exclusively for business purposes. In this case, you will not be able to claim the expenses against the rent received.
A relative or friend can ‘house sit’ your property between lettings as long as your property is available to let and you are actively seeking tenants. If you meet these conditions, you can deduct expenditure in the normal way.
Timing of expenses
When a property is likely to be occupied rent free or at below-market rates, the landlord should seek to incur expenses related to their property while it is being let at a market rate. This will protect them from losing out on any potential deductions.
TESTIMONIALS
"Clive exceeded ecpectations"
"Investing in property was new to me. I'd always done everything myself and found it stressful. Investing with Clive made everything simple and totally hands-off."
- Lilly, Bolton
"Better ROI than my Lifetime ISA"
"Working with Clive has become a rinse and repeat exercise. The way he does property puts my bank to shame. Property Investing works for me."
- John, Manchester
"Highly recommend this"
"As a mother of 2 I don't have the time to manage property like others do. But I know it's a good investment. Which is why working with Clive makes sense for me and my family."
- Shahida, Lancs
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