1
Your Section 24 tax hit
Applies if you own personally — not via a limited company — and have a mortgage
Annual rental income
NW 2–3 bed typical: £8,400–£11,400/yr
£
Annual mortgage interest paid
At 5.5%: £100k mortgage ≈ £5,500/yr interest
£
20% tax credit received
Auto-calculated from your interest above
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auto-calculated
Extra tax paid vs pre-2017 rules
The real annual Section 24 cost for a higher-rate taxpayer
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annual cost
2
EPC retrofit cost
Most rental stock in this bracket: EPC D. Government direction = mandatory C by 2030
Current EPC rating — select yours:
Estimated cost to reach EPC C
Solid wall terrace: £8k–£15k | Cavity wall: £3.5k–£7k | Newer semi: £1.5k–£4k
£
Annual equivalent (÷ mortgage years)
Enter your mortgage years in Section 4 — showing ÷5 estimate for now
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÷5 estimate
3
Renters Rights Act — what to budget for
This section is different in character to Sections 1 and 2.
Section 24 and EPC costs are largely calculable. These costs depend on your specific tenancy situation. Enter honest estimates — or leave blank to see certain costs only.
Costs are split below: recurring annual costs (multiplied over your mortgage term) and one-off initial costs (added once to your total).
Section 24 and EPC costs are largely calculable. These costs depend on your specific tenancy situation. Enter honest estimates — or leave blank to see certain costs only.
Costs are split below: recurring annual costs (multiplied over your mortgage term) and one-off initial costs (added once to your total).
Recurring annual costs — multiplied × your mortgage years
Letting agent fee increase (annual)
Agents carrying more admin under new periodic tenancy rules. Budget 1–2% extra on management fee — on £900/month rent: roughly £108–£216/yr
£
Extra void period risk (annual allowance)
S21 gone. Contested possession now takes 6–12 months in some areas. Only enter a figure if your tenancy situation is uncertain — this is an annual risk allowance, not a guaranteed cost
£
One-off initial costs — added once, not multiplied
Repairs / hazard remediation
Awaab's Law + Decent Homes Standard now apply to PRS. Pre-1930 terraces, damp, ageing boilers = higher exposure. This is a one-off cost to bring your property into compliance — not an annual figure
£
Legal / professional costs if possession needed
Contested possession through the new system: £1,500–£4,000+. A one-off cost if your situation deteriorates — not an annual certainty
£
4
The number you've been avoiding
CERTAIN COSTS
+ RISK BUDGET
Section 24 extra tax (annual)
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—
EPC annual equivalent
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—
RRA annual costs (agent fees + void risk)
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—
Annual hidden cost total
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—
Years left on mortgage:
YRS
× annual cost = total cost of staying
One-off compliance costs (repairs + legal)
Added once — not multiplied by years
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—
Certain costs only
Section 24 tax + EPC retrofit.
These apply regardless of your tenancy situation.
These apply regardless of your tenancy situation.
Enter your numbers
Including risk budget
Certain costs + annual RRA uplifts + one-off compliance.
The fuller picture if your situation is uncertain.
The fuller picture if your situation is uncertain.
Enter your numbers
How to read these numbers. These figures show your additional costs compared to holding the same property pre-2017 — not your total running costs or a full profit and loss. A landlord with no mortgage, an upgraded EPC and a settled tenancy will see very different numbers. If your totals are significant, this is what your situation has materially changed by.