Buy to Let has remained a popular investment option for many years, as landlords have enjoyed the benefits of a buoyant rental market, and rising property values. Investor appetite may, however, be waning, judging by recent data collated by estate agent Hamptons. Their data suggests the proportion of homes purchased by landlords has fallen to the lowest level since 2009, accounting for just 9.6% of purchasers in January.
It is not only new landlords who appear to be reconsidering property purchases. Those with existing Buy to Let properties are also considering selling, with National Residential Landlords Association research from last Autumn suggesting that 40% of landlords questioned were considering selling one or more properties in the next 12 months.
It is not difficult to see why landlords may be reaching this conclusion. Increased tenant’s rights, and an end to so-called “no fault” evictions, higher mortgage rates and an increased tax burden may all be contributing factors. Further legislative changes, including the recent announcement that all rental properties must meet tighter energy performance ratings, also adds to the uncertainty.
We frequently speak to clients holding rental properties, who are considering reducing their exposure to residential property. This decision needs careful consideration, as undertaking a property disposal is an expensive process, both in terms of fees and timing. The most appropriate way forward will be determined by the overall financial circumstances of the individual in question, with many variables to consider.
Increased liquidity
One of the most compelling reasons to consider an alternative to property investment is the increased liquidity that investments in assets such as equities and bonds can provide. Most regulated investment options provide access within a few working days, whereas raising funds from a property may be a long and expensive process. Other forms of investment, potentially using collective investments holding a blend of equities and fixed interest securities, can easily be realised should funds be needed for any reason.
Tax inefficiency
Profits from property rental income are liable to income tax in the hands of an individual, at their marginal rate of tax. Some allowable expenses can be deducted from rental income, such as insurance, professional costs, property repairs and maintenance. Buy-to-let mortgage interest payments can also be deducted; however, this tax relief has been restricted to 20% since 2020, meaning that higher and additional rate taxpayers have seen the tax they pay increase since the previous relief system was withdrawn.
By way of contrast, investors considering alternatives such as equities and fixed income securities have tax wrappers such as the Individual Savings Account (ISA) available where tax-free income can be generated. Whilst the ISA subscription is restricted to £20,000 per tax year, other options such as Investment Bonds can also provide tax-efficiency, and on equity investments held outside of a tax advantaged wrapper, the rates of tax on dividends are lower than on property income.
Capital Gains Tax (CGT) is another consideration for those selling a property. Successive Budgets have reduced the CGT annual exemption to just £3,000, although joint owners can use both allowances to offset the tax liability. Periods when the property was occupied by the owner can provide Private Residence Relief, and costs in selling the property can also be deducted. Finally, significant improvements made to the property may also be an allowable deduction. CGT is charged at 24% for higher rate taxpayers, whereas basic rate taxpayers pay CGT at 18%. CGT is due within 60 days of completion and therefore those selling property need to calculate the gain quickly to avoid a late payment penalty and/or interest.
Changing legislation
One of the most challenging aspects of property investment is navigating changes in legislation, which threaten to reduce the attractiveness of property investment. Firstly, landlords will need to comply with updated energy efficiency rules, where all rental properties will need to hold an Energy Performance Certificate (EPC) of at least C by 2030. This could force landlords into expensive upgrades to their rental properties, and damage investment returns from affected properties.
The Renters Rights Bill, which is expected to become law during the Summer, may well provide tenants with greater stability, but may lead to higher costs and greater difficulty removing problem tenants. Amongst the measures included in the Bill, so-called “section 21” evictions will be outlawed, meaning landlords will no longer be able to end a tenancy without a valid legal reason. Whilst the new legislation may not have any impact for landlords with good tenants, dealing with issues may become more problematic and costly.
Tailored advice is key
As you can see from the various factors listed above, the decision to sell an investment property is rarely straightforward; however, in our experience, landlords are more readily questioning whether they should consider alternative investment options, a decision which may be underpinned by static or falling house prices in the coming years.
In most instances, an investment strategy designed to produce an attractive level of natural income can compete with net income yields from property investment, particularly when the tax-efficiency that investment wrappers can provide is considered. Taking a diversified approach, and blending investments across different asset classes and sectors, can help reduce risk, and using equities can also produce capital appreciation over time, in addition to the income yield. Not only can a diversified portfolio be more tax-efficient than property investment, such an approach can also prove to be lower maintenance and less hassle.
Our experienced advisers can take a holistic view of your financial circumstances and provide independent and unbiased advice on the options available. We can also look at ways to offset a CGT liability through investments that provide tax relief on investment. Speak to one of the team if you hold investment property and are considering alternative options.
