Landlord Tax Calendar 2026/27: Every Key Date You Need

The landlord tax calendar 2026 brings significant changes that every property investor needs to understand. With Making Tax Digital becoming mandatory and new property income tax rates starting in April 2027, planning your tax obligations has never been more critical.

This comprehensive guide covers every key date in the 2026/27 tax year, from quarterly MTD returns to annual self assessment deadlines. Whether you're managing a single buy-to-let or a substantial property portfolio, missing these dates can result in penalties and cash flow problems.

April 2026: Tax Year Starts and MTD Goes Live

6 April 2026: New Tax Year Begins
The 2026/27 tax year starts on 6 April 2026. This is when the new income tax bands take effect and Making Tax Digital for Income Tax becomes mandatory for landlords with gross property income over £10,000.

From 6 April 2026: MTD Quarterly Returns Begin
If your annual gross rental income exceeds £10,000, you must start submitting quarterly returns through MTD-compatible software. Your first quarter covers 6 April to 5 July 2026, with the return due by 5 August 2026.

Many landlords underestimate the impact of MTD. Unlike the current annual tax return system, you'll need to maintain digital records and submit updates four times per year. This represents a fundamental shift in how tax deadlines landlord obligations work.

July 2026: First Quarter Ends

5 July 2026: Q1 MTD Period Ends
Your first MTD quarter ends on 5 July 2026. This period covers three months of rental income and allowable expenses from the start of the tax year.

31 July 2026: 2025/26 Self Assessment Deadline
The final deadline for submitting your 2025/26 self assessment return online. Late filing penalties start at £100, increasing substantially for extended delays.

31 July 2026: 2025/26 Balancing Payment Due
Any remaining tax for 2025/26 must be paid, along with your first payment on account for 2026/27. This can create significant cash flow pressure, particularly for landlords with growing portfolios.

August 2026: First MTD Return Due

5 August 2026: Q1 MTD Return Deadline
Your first quarterly return for the period 6 April to 5 July 2026 must be submitted. This is one month after the quarter ends, giving you time to collate rental income and expenses.

Late submission penalties for MTD returns are £200 for the first failure, rising to £400 and £800 for subsequent defaults within 12 months. The penalty structure makes consistency crucial.

October 2026: Second Quarter and SDLT Changes

5 October 2026: Q2 MTD Period Ends
The second MTD quarter (6 July to 5 October 2026) comes to an end. Property purchases during this period will have been subject to the increased 5% SDLT surcharge that took effect in October 2024.

5 November 2026: Q2 MTD Return Due
Submit your second quarterly return covering rental income and expenses from 6 July to 5 October 2026.

January 2027: Third Quarter and Major Changes Ahead

5 January 2027: Q3 MTD Period Ends
Your third quarter (6 October 2026 to 5 January 2027) ends. This is the final quarter before the separate property income tax rates take effect.

31 January 2027: Critical Multiple Deadlines
This is arguably the most important date in the landlord tax calendar 2026:

• 2026/27 self assessment return submission deadline
• Balancing payment for 2026/27 tax due
• First payment on account for 2027/28 due
• Capital gains tax payments for 2026/27 disposals

The 31 January deadline creates substantial cash flow demands. Many landlords find themselves paying three separate tax obligations on the same day.

February 2027: New Property Tax Rates Begin

5 February 2027: Q3 MTD Return Due
Submit returns for the quarter ending 5 January 2027.

This return is particularly significant as it covers the final quarter under current tax arrangements. From April 2027, property income will be taxed at separate rates: 22% basic rate, 42% higher rate, and 47% additional rate.

April 2027: Separate Property Tax Rates Take Effect

6 April 2027: New Property Income Tax Rates
The 2027/28 tax year introduces separate tax rates for property income. This fundamental change affects all landlords, regardless of their total income level. The new rates are:

• Basic rate: 22% (was 20%)
• Higher rate: 42% (was 40%)
• Additional rate: 47% (was 45%)

5 April 2027: Q4 MTD Period Ends
Your final quarter of 2026/27 (6 January to 5 April 2027) ends just before the new tax rates take effect.

CGT Deadlines for Property Disposals

Capital gains tax on property disposals follows different deadlines. If you sell a rental property during 2026/27:

60 days after completion: CGT reporting
You must report the disposal and pay any CGT due within 60 days of completion. This applies to UK residents and is separate from your annual self assessment.

31 January 2028: Final CGT payment
Any additional CGT due (after the 60-day payment) is included in your 2026/27 self assessment, due by 31 January 2028.

Current CGT rates are 18% for basic rate taxpayers and 24% for higher rate taxpayers, with an annual exempt amount of £3,000. These rates apply throughout 2026/27.

Payment on Account Dates

If your previous year's tax bill exceeded £1,000, you'll make payments on account:

31 July 2026: First payment on account
50% of the previous year's tax liability.

31 January 2027: Second payment on account
The remaining 50%, plus any balancing payment for the current year.

Many landlords struggle with payments on account because they're based on historical tax bills. If your rental income has grown significantly, the January payment can be substantial.

Penalty and Interest Charges

Understanding penalty dates helps avoid unnecessary costs:

Late filing penalties:

• 1 day late: £100 fixed penalty
• 3 months late: Additional £10 per day (maximum £900)
• 6 months late: Additional 5% of tax due (minimum £300)
• 12 months late: Additional 5% of tax due (minimum £300)

Late payment interest:
Currently 7.75% per year, calculated from the day after the due date. Interest compounds daily, making prompt payment essential.

Planning for MTD Compliance

The transition to Making Tax Digital represents the biggest change in the landlord tax calendar 2026. Key preparation steps include:

Before 6 April 2026:

• Choose and implement MTD-compatible software
• Set up digital record-keeping systems
• Train yourself or your team on quarterly submission requirements
• Register with HMRC for MTD (if gross rental income exceeds £10,000)

Many landlords benefit from professional property accounting support during this transition. The quarterly submission requirement demands more consistent record-keeping than the annual system.

Corporation Tax Dates for Property Companies

If you operate through a limited company, corporation tax deadlines run independently:

9 months after year-end: CT600 filing deadline
For a company with a March year-end, returns are due by 31 December.

9 months and 1 day after year-end: Corporation tax payment
Tax must be paid by this date to avoid interest charges.

Companies with profits exceeding £1.5m must make quarterly instalment payments, creating additional cash flow considerations.

Record-Keeping Requirements

Digital record-keeping becomes mandatory under MTD. You must maintain:

• Digital records of all rental income
• Digital records of allowable expenses
• Backup and security for digital records
• Records for at least 5 years after the 31 January submission deadline

Paper records are no longer sufficient for MTD purposes, though you can digitise existing paper records where necessary.

Key Planning Points

Cash flow management:
The January deadline creates significant cash demands. Consider setting aside funds monthly rather than scrambling for payment in January.

Professional support:
The complexity of MTD and changing tax rates makes professional support increasingly valuable. Choosing the right property accountant can save both time and money.

Incorporation timing:
With separate property tax rates from April 2027, some landlords may benefit from incorporating their property business. The timing of any incorporation affects which tax rates apply.

Expense planning:
Understanding allowable deductions becomes more valuable as tax rates increase. Timing major expenses can optimize tax relief.

Summary: Your 2026/27 Action Plan

The self assessment dates 2026 timeline requires careful planning. Key actions include:

Immediate (before April 2026):

• Implement MTD-compatible software
• Establish quarterly submission processes
• Review cash flow planning for increased tax rates

Throughout 2026/27:

• Submit quarterly MTD returns by the 5th of each submission month
• Maintain digital records continuously
• Plan for the 31 January 2027 payment deadlines

Planning for 2027/28:

• Model the impact of separate property tax rates
• Consider incorporation if beneficial
• Review property portfolio strategy under new tax rules

The changes in 2026/27 represent a step-change in landlord tax obligations. Early preparation and professional support can help navigate these changes effectively while maintaining profitability in your property investments.