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What Is An SA105 Form?

Updated: Nov 14, 2023

Understanding the SA105 Form and Its Relevance

In the UK, the SA105 form is an essential document for taxpayers with property income. It serves as a supplementary form to the SA100, the main self-assessment tax return form. The SA105 specifically addresses income from UK property, playing a crucial role in the tax filing process for landlords, property investors, and those earning income from property-related activities.


What Is the SA105 Form?

The SA105 form is a supplementary document for recording income from UK property on your SA100 tax return​​​​. It becomes relevant when you have income from:

  • Rental income from UK properties, including platforms like Airbnb.

  • Income from letting furnished holiday accommodation in the UK or the European Economic Area (EEA).

  • Premiums received from leasing UK land.

  • Inducements related to property letting.

However, it's not used for foreign property income, income from Real Estate Investment Trusts (REITs), or peer-to-peer property loans​​.


What Is An SA105 Form?


Filing Requirements and Who Needs to Use It

The SA105 is needed if you receive a total income of over £1,000 from various sources, such as UK land or property, letting furnished rooms in your home, furnished holiday lets in the UK or EEA, premiums from leasing land, and inducements to let a property​​.

Interestingly, there's a property allowance – a tax exemption up to £1,000 per year for individuals with property income. If your property income is £1,000 or less, you're exempt from notifying HMRC, but for income over £1,000, you'll need to submit a self-assessment tax return including the SA105 pages​​.


Completing the SA105 Form

When filling out the SA105, you'll need:

  • Your name and Unique Taxpayer Reference (UTR).

  • Information about your UK properties, such as the number of properties rented out, joint ownership details, and if you're claiming Rent a Room Relief.

  • Details on furnished holiday lets, including income, expenses, and reliefs.

  • Information about your UK property income, excluding FHLs, REITs, or Property Authorised Investment Funds distributions.

  • Details of any allowable tax-deductible expenses, which reduce your taxable income.

  • Finally, you'll calculate your taxable profit or loss, incorporating any adjustments or reliefs claimed​​.


Detailed Breakdown of the SA105 Form Sections

Understanding the SA105 form is crucial for accurately reporting property income in the UK. This section provides a detailed breakdown of the form's components, ensuring clarity and correctness in filing.


Introduction to the SA105 Form

The SA105 form is a supplementary document, designed to be used in conjunction with the main SA100 self-assessment tax return. It specifically caters to those with income from UK property, such as rental income, income from furnished holiday lettings, or any other receipts from UK land or property.


Who Needs to File the SA105 Form?

The form is essential for individuals with total income over £1,000 from UK land or property, including rental income and other property-related earnings. Those who are under the £1,000 threshold may not need to file the SA105, depending on other income sources.


Sections of the SA105 Form

  • Property Income Details: This section captures the total income received from property rentals, including the address and type of property.

  • Income from Furnished Holiday Lettings: Special attention is required for income from furnished holiday lettings, as it has different tax rules.

  • Allowable Expenses: It's crucial to accurately report any expenses related to property rental, as these can be deducted from the rental income for tax purposes.


Completing the Income and Expenses Sections

  • Rental Income: Accurately report the gross rental income received during the tax year.

  • Deductible Expenses: Include allowable expenses such as maintenance costs, agency fees, and mortgage interest.

  • Net Profit Calculation: The form calculates the net profit or loss from property rental after deducting allowable expenses from the gross rental income.


Tax Calculations and Deductions

  • Property Allowance: Understand how the property allowance of up to £1,000 applies to your situation.

  • Taxable Income Calculation: The form helps in determining the taxable income from property, which is added to your overall taxable income for the year.


Submitting the SA105 Form

  • The form can be submitted either online or via paper submission. It is vital to adhere to the submission deadlines to avoid penalties.


How to Complete Different Sections of the SA105 Form


How to Complete Different Sections of the SA105 Form

The SA105 form is a supplementary document to the SA100 tax return form, specifically for reporting income from UK properties. Here's a guide on how to fill out its different sections, based on the SA105 form for the tax year 2022–23.


1. UK Property Details

  • Number of Properties Rented Out: Indicate the total number of properties you've rented out during the tax year.

  • Income Cessation: If all property income ceased in 2022–23 and you don’t expect income in 2023–24, mark the appropriate box.

  • Jointly Owned Property: If you have income from property let jointly, indicate this by marking the box.

  • Rent a Room Relief: If you’re claiming Rent a Room relief and your rents are £7,500 or less (or £3,750 if let jointly), mark the box​​.


2. Furnished Holiday Lettings (FHL)

  • Income: Report the amount of rent and any income from services provided to tenants. Separate pages are needed for UK and EEA businesses.

  • Property Income Allowance: Indicate if you are claiming this allowance​​.


3. Property Expenses

  • Rent Paid, Repairs, Insurance, and Costs of Services: Enter the total amount spent on these expenses.

  • Loan Interest and Other Financial Costs: Report the total financial costs incurred.

  • Legal, Management, and Other Professional Fees: List the total amount of these fees.

  • Other Allowable Property Expenses: Any other expenses related to your property that are allowable for tax purposes should be reported here​​​​.


4. Calculating Taxable Profit or Loss

  • Private Use Adjustment: If the property was used for private purposes, adjust the expenses accordingly.

  • Balancing Charges and Allowances: Include any balancing charges and allowances like Electric Charge-Point Allowance and Zero-Emission Car Allowance.

  • Adjusted Profit/Loss for the Year: Use the working sheet provided in the notes to calculate this.

  • Losses: Include any losses to be carried forward or set off against total income​​​​​​​​.


5. Residential Property Income and Expenses

  • Total Rents and Other Income from Property: Report the total income received from the property.

  • Tax Taken Off Income: Indicate if any tax was deducted from this income.

  • Property Expenses: Include details of rent rates, insurance, ground rents, property repairs and maintenance, non-residential property finance costs, legal management fees, and costs of services provided​​​​​​.


6. Additional Information

  • Losses and Adjustments: Report any losses to be carried forward and adjustments for the tax year.

  • Residential Property Finance Costs: Include any finance costs related to residential property and any unused residential property finance costs brought forward​​​​.


In conclusion, the SA105 form is a comprehensive document that requires detailed information about your property income and expenses. It's crucial to fill out each section accurately to ensure correct tax calculation and compliance with HMRC requirements. This guide should help UK taxpayers in accurately reporting their property income for the tax year 2023-2024.

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Submission Process

The SA105 form must be attached to your SA100 form and cannot be filed by itself. If you file your tax return online, you do not need to use the paper format of the SA105. The deadline for submitting paper tax returns is October 31st, while online tax returns have a deadline of January 31st​​.


In the next section, we will delve deeper into the specifics of the SA105 form, including what constitutes property income, the nuances of rental income, and the distinction between various types of property income for tax purposes. Stay tuned for a comprehensive exploration of these aspects, essential for UK taxpayers dealing with property-related income in the 2023-2024 period.

Filing the Form SA105 Online


Navigating the Complexities of the SA105 Form

The final part of this guide addresses the complexities of the SA105 form, providing insights into navigating its intricacies effectively.


Understanding the Importance of Accurate Filing

Mistakes in the SA105 form can lead to incorrect tax calculations, resulting in either underpayment or overpayment of taxes. Ensuring accuracy is therefore not only a matter of compliance but also of financial prudence.


Common Pitfalls to Avoid:

  • Overlooking Allowable Expenses: Many landlords miss out on claiming allowable expenses, which can reduce their tax liability.

  • Misreporting Rental Income: It's important to report the correct amount of rental income, including any advance payments or deposits that count as income.


Tips for Accurate Completion of the SA105 Form:

  • Maintain Detailed Records: Keep a meticulous record of all rental income and expenses throughout the year.

  • Understand the Property Allowance: Determine if the property allowance applies to your situation and how it affects your tax calculations.


Implications of Incorrect Filing:

  • Penalties and Interest: Incorrect filing can result in penalties and interest on unpaid taxes.

  • HMRC Investigations: Discrepancies in the SA105 form can trigger an HMRC investigation, leading to a detailed review of your tax affairs.


Seeking Professional Advice:

  • Given the complexities of property taxation, seeking advice from a tax professional or accountant can be invaluable, especially for those with multiple properties or complicated tax situations.


Final Checklist Before Submission:

  • Review All Entries: Double-check all entries for accuracy.

  • Ensure Timely Submission: Submit the form before the deadline to avoid penalties.


In conclusion, the SA105 form is a key element of the UK tax system for those with property income. Understanding its nuances and ensuring accurate completion is essential for compliance and optimal tax management. This comprehensive guide aims to assist UK taxpayers in navigating the complexities of the SA105 form for the tax year 2023-2024.


How a Tax Accountant Can Help You with Form SA105


When it comes to handling tax affairs, especially concerning property income in the UK, the SA105 form becomes a crucial document. This is where the expertise of a tax accountant becomes invaluable. In this article, we will explore the various ways in which a tax accountant can assist you with the SA105 form.


Understanding the Complexities of Property Taxation:

Tax accountants are well-versed in the intricacies of UK tax laws, including those specific to property income. The SA105 form, being a supplementary document to the SA100 self-assessment tax return, requires a deep understanding of various tax implications related to property income. A tax accountant can help navigate through these complexities, ensuring that you are compliant with the latest tax regulations.


Determining Eligibility and Obligations:

Not everyone who earns income from property in the UK needs to fill out the SA105 form. A tax accountant can help determine if your circumstances require you to complete this form based on your total income and the type of property income you receive. They can also guide you on various thresholds and exemptions, such as the property allowance, which can significantly impact your tax obligations.


Maximizing Allowable Deductions:

One of the key areas where a tax accountant can be particularly helpful is in identifying and maximizing the allowable deductions on your property income. These may include mortgage interest, maintenance costs, insurance, and agent fees, among others. Accountants can ensure that you claim all permissible expenses, reducing your taxable income and, consequently, your tax liability.


Avoiding Common Pitfalls and Errors:

Filling out the SA105 form can be fraught with potential pitfalls, such as incorrect reporting of income or overlooking eligible expenses. Tax accountants, with their expertise, can help avoid these common errors, ensuring that the form is accurately completed. This not only helps in avoiding penalties from HMRC but also ensures that you are not paying more tax than necessary.


Keeping Up with Legislative Changes:

Tax laws and regulations in the UK are subject to change. A tax accountant stays updated on these changes, including any alterations to the way property income is taxed or reported. This knowledge is crucial, especially when it comes to filling out forms like the SA105, as it ensures compliance with the most current laws.


Assistance with Record-Keeping and Documentation:

Effective record-keeping is vital when it comes to tax returns. A tax accountant can assist in setting up and maintaining a robust system for recording all your property-related income and expenses. This organized approach is essential for hassle-free tax filing and can be beneficial in case of any HMRC inquiries.


Expertise in Complex Scenarios:

If you have multiple properties, joint properties, or properties under different types of ownership structures, the process of filing taxes becomes more complex. Tax accountants are skilled in handling such complexities and can provide tailored advice and solutions that fit your specific circumstances.


Representation and Assistance in HMRC Inquiries:

In the event of an HMRC investigation or inquiry, having a tax accountant can be a significant advantage. They can represent you and handle all communication with HMRC, reducing the stress and time involved in dealing with tax authorities.


Tax Planning and Strategy:

Beyond just helping with the SA105 form, tax accountants can assist in broader tax planning strategies. They can provide advice on how to structure your property investments and transactions in a tax-efficient manner, potentially saving you significant amounts in the long term.


Peace of Mind:

Perhaps one of the most significant benefits of engaging a tax accountant is the peace of mind it brings. Knowing that a professional is handling your tax affairs can relieve the stress associated with tax compliance, allowing you to focus on other aspects of your property business or personal life.



In conclusion, a tax accountant plays a pivotal role in managing the complexities associated with the SA105 form and property taxation in general. Their expertise not only ensures compliance and accuracy but also provides strategic benefits in tax planning and financial management. For anyone dealing with property income in the UK, the services of a qualified tax accountant are an invaluable asset.



20 Most Important FAQs about "SA105 form"



Q1: What happens if I mistakenly omit information on the SA105 form?

A: Omitting information can lead to an inaccurate tax assessment. It's important to amend and resubmit the form with correct information to avoid potential penalties.


Q2: Can I file the SA105 form electronically?

A: Yes, the SA105 form can be filed electronically as part of your online self-assessment tax return.


Q3: Is it mandatory to hire a tax accountant to file the SA105 form?

A: No, it’s not mandatory. However, a tax accountant can provide expertise and help avoid errors.


Q4: What should I do if I can’t find my SA105 form online?

A: If you're unable to locate the SA105 form online, contact HMRC for assistance or access it through your online tax account.


Q5: How do I correct errors on a submitted SA105 form?

A: Errors on a submitted SA105 form can be corrected by amending your tax return online or submitting a revised paper form.


Q6: Can I claim home office expenses on the SA105 form?

A: Home office expenses related to property management can be claimed, but specific rules apply. It’s advisable to consult with a tax professional.


Q7: What if I start renting out a property partway through the tax year?

A: You should report the income and expenses from the time you start renting out the property on the SA105 form.


Q8: Are there penalties for filing the SA105 form late?

A: Yes, late filing of the SA105 form can result in penalties, so it’s important to meet the deadlines.


Q9: How long should I keep records related to my SA105 form?

A: Keep all records related to your SA105 form for at least six years after the submission date.


Q10: Can I file an SA105 form for a property I own overseas?

A: No, the SA105 form is specifically for UK property income. Overseas property income is reported on different forms.


Q11: What happens if my property income is below the £1,000 threshold?

A: If your property income is below £1,000, you may not need to report it due to the property income allowance.


Q12: Is rental income from a property I sold during the year reported on SA105?

A: Yes, report income received during the period you owned the property on the SA105 form.


Q13: Do I need to use SA105 if I have a property manager?

A: Yes, if you have income from UK property, you need to use SA105 regardless of whether you manage the property yourself or use a property manager.


Q14: How is income from joint property ownership reported on SA105?

A: For jointly owned property, each owner must report their share of income and expenses on their own SA105 form.


Q15: Can I use the SA105 form for commercial property rental income?

A: Yes, income from commercial properties in the UK should be reported on the SA105 form.


Q16: What if I have both residential and commercial property income?

A: You need to report both types of income on the SA105 form, categorizing them appropriately.


Q17: Are property selling expenses reported on the SA105 form?

A: No, selling expenses are not reported on the SA105 form; they are typically reported on the Capital Gains Tax forms.


Q18: How do I report income from a property I rent to a family member?

A: Income from renting to a family member is reported on the SA105 form like any other rental income.


Q19: What if I have a dispute with HMRC over my SA105 form?

A: In case of a dispute, you can seek resolution through HMRC’s dispute resolution service or seek professional advice.


Q20: Are there specific sections for reporting maintenance and repair costs?

A: Yes, the SA105 form has specific sections for reporting allowable maintenance and repair costs for your rental properties.




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