What Kind of Accountant Do I Need If I Rent Out Property in Bedford?

If you are reading this article, you might be renting out a single property, expanding a portfolio, converting a home into a rental or simply trying to understand what accountant is right for you. I speak to Bedford landlords constantly and I can tell you honestly that property tax is far more complex today than it was a few years ago. HMRC has changed the rules repeatedly. The days of simply handing over a few receipts are long gone.

Because of this, not every accountant is suitable for landlord work. Some accountants only understand basic Self Assessment. Some specialise in limited companies but have very little property knowledge. Others know personal tax well but do not understand the newer landlord rules. You need someone who understands how property tax interacts with everything else you earn.

Let me break this down clearly.

1. You Need an Accountant Who Understands Property Tax Rules

Landlords have unique rules that do not apply to normal businesses. You want an accountant who knows these rules well because getting them wrong can cost you a lot.

A property accountant must understand:

• The restricted mortgage interest relief rules
• The replacement domestic items allowance
• How repairs differ from improvements
• Mixed-use property rules
• Allowable vs non allowable expenses
• How part-furnished or fully furnished rentals affect claims
• Rent-a-room relief
• Holiday let rules
• How to report rental income correctly for Self Assessment
• How property income interacts with employment or dividends

Many general accountants do not deal with property often enough to explain these rules clearly. You need someone who does.

2. You Need an Accountant Who Understands Capital Gains Tax

One of the biggest surprises landlords face is how complicated capital gains tax becomes when selling a rental property.

A property accountant should help you with:

• Private Residence Relief
• Letting relief
• Capital gains allowances
• Solicitor reporting requirements
• Allowable enhancement costs
• Ownership structure analysis
• Timing of disposal
• 60-day CGT reporting rules

I have seen Bedford landlords pay thousands more than necessary because they sold a property without any tax planning.

A good accountant starts planning long before you sell.

3. You Need Someone Who Knows Landlord Allowances Properly

There are landlord-only allowances that a general accountant often overlooks.

For example:

• Replacement domestic items
• Allowable mileage for landlord travel
• Apportioning utilities correctly
• Claiming management fees
• Claiming landlord insurance
• Claiming accountant fees
• Claiming relevant subscriptions
• Claiming advertising and tenancy setup costs

I regularly see landlords underclaim for years because their accountant never explained the rules properly.

4. You Need an Accountant Who Can Handle Making Tax Digital for Landlords

From April 2026, MTD for Income Tax becomes mandatory for landlords who earn over £50,000 in rental and self employment income combined, and from April 2027 for those earning over £30,000.

MTD for landlords means:

• Quarterly digital submissions
• Digital record keeping
• Year-end final reporting
• Software requirements

Most people do not know this is coming.
Most accountants have not prepared their landlord clients.
A property accountant should guide you well in advance.

5. You Need an Accountant Who Can Explain Limited Company vs Personal Ownership

This is one of the biggest areas where landlords get confused. You may have heard people talk about buying property through a limited company. It can work for some landlords but not for others.

A good property accountant helps you understand:

• Whether a limited company makes sense
• Whether personal ownership is more tax efficient
• How mortgage rates differ
• How corporation tax interacts with rental income
• The impact on future capital gains
• The long term tax differences
• How dividends change the calculation

I have seen too many landlords form a property company because someone on social media told them to, without understanding the consequences.
A good accountant explains both sides clearly before you make any decisions.

6. You Need Someone Who Manages Your Entire Personal Tax Position

Your rental income does not sit in isolation. It affects:

• Your personal tax band
• Your dividend tax
• Your pension allowances
• Child benefit clawbacks
• Student loan repayments
• Marriage allowance eligibility

A proper tax accountant looks at the whole picture.
A basic bookkeeper or general accountant often doesn’t.

7. When You Have More Than One Property, You Need More Support

The more properties you own, the more the tax planning becomes essential. Multiple properties bring:

• Multiple sets of expenses
• Multiple repairs vs improvement decisions
• Multiple mortgage interest calculations
• Higher risk of missing claims
• Increased chance of HMRC checks
• Greater CGT risk when selling

This is when a specialist property accountant becomes necessary.

8. You Need an Accountant Who Can Help With Records, Not Just Filing

Landlords often struggle with:

• Organising receipts
• Splitting personal and rental costs
• Tracking travel
• Handling boiler repairs or replacements
• Managing landlord software
• Dealing with letting agent statements

A good accountant helps you set up a record keeping system that makes year-end easier and avoids errors.

9. You Need Someone Who Can Communicate Clearly

Landlords get frustrated when accountants:

• Do not explain the rules plainly
• Do not reply for days
• Only contact them at year-end
• Never review their numbers
• Never advise on tax structure
• Do not check their allowances

A property accountant should communicate clearly and regularly.

10. You Need Someone Who Works Hand in Hand With You

At Towerstone we work closely with Bedford landlords.
Although we do not offer weekend or in person evening appointments, we do speak with clients in the early evenings when needed because we know property tax questions often arise after busy working hours.

We help landlords with:

• Setting up correctly
• Recording expenses properly
• Using software
• Year-end rental accounts
• Self Assessment
• Mortgage interest rules
• CGT planning
• MTD preparation
• Allowable expense clarification
• Structuring ownership
• Forecasting tax bills
• Avoiding HMRC mistakes

Clients often tell us that once they finally understood the rules, they wished they had found a property accountant sooner.

The Bottom Line for Bedford Landlords

If you rent out property in Bedford, you should look for an accountant who understands property tax specifically. Rental income is not the same as business income and it requires specialist knowledge. A good accountant will not only complete your Self Assessment but will guide you on structure, CGT, allowances, mortgage interest rules and long term planning.

If your current accountant does not explain these things, or you are completely unsure of what you are allowed to claim, it may be time to choose someone with proper landlord experience.