Kvarta
Tax, in order
Kvarta
Tax, in order — for landlords
and the self-employed
👁
Already have an account? Sign in
Just looking? Browse the example
or continue with
By continuing you agree to our Terms and Privacy Policy.
Your Kvarta login is separate from HMRC — that permission comes later, on HMRC’s own site.
E
Tuesday 21 October
Hello, Emma
NEXT DEADLINE · Q2 UPDATE
7 Nov
17 days
Nearly there — 39 of 41 transactions sorted
Ready to file95%
Set aside
£2,410
+9%
Sorted
39/41
+12%
Est. bill
£1,180
−4%
RENT RADAR
12 Alder Road
Paid 1 Oct, on time
£1,250
7 Kestrel Close
8 days late · reminder sent Mon
£995
Gas certificate expires 12 Nov
12 Alder Road · book an engineer
NEEDS YOUR EYES2
£480 in — rent or something else?
HSBC · ref “SMITH OCT”
Sort
B&Q £86 — repair or improvement?
24 Sep · not yet counted
Sort

Money

October · all sorted except 2 · how we tell these apart

WHERE THIS YEAR’S INCOME COMES FROM
IN VS OUT · LAST 6 MONTHS
Money inMoney outtap a month
Tap any transaction to change its category, amount, property — or delete it.

Properties

Money, tenancy, documents and deadlines — per property.

JUNE VOID · 7 KESTREL CLOSE
Empty 4–28 Jun while you found a tenant. Council tax flipped to you (£112) — still deductible because it stayed marketed for letting. We also watched the insurance clock: most policies stop covering after 30–60 days empty.
THINKING OF SELLING?
Capital gains on a rental must be reported within 60 days of completion — separate from your annual return. Nothing at HMRC reminds you; we will. Alder Road’s £4,200 improvements log is already parked to cut that bill.

Quarters

Tax year 2026–27

Q1 · filed
Sent 4 Aug · both of you · tap to see exactly what was sent
Q2
Q2 · in progress
6 Jul – 5 Oct · due 7 Nov
Rental income£6,735
Repairs & maintenance£412
Agent fees£375
Insurance£164
Mortgage interest · Section 24 credit£1,272
Nothing is sent until you approve it. However many properties you have, HMRC sees one UK-property submission — they file together.
SE
Self-employment · in progress
Files alongside property, same quarter, same tap
Turnover£9,400
Cost of goods£610
Professional fees£120
Admin & software£85
YEAR END · FINAL DECLARATION
Due 31 Jan 2028. Most of it is already done.
Rental income & expenses — from your quarters
Employment — HMRC already has it
Dividends & interest — we’ll ask you in April
IF HMRC MISBEHAVES
You’ll never see a raw HMRC error. Instead of “Matching resource not found” you’d see: “HMRC has you registered for the wrong tax year — their known glitch, not your fault. We’ll re-check and refile: one tap.”

More

Kvarta Plus
£6/month
Unlimited properties · both spouses included · live bank feed
Couples mode
One tap files for you and David
Live bank feed  PLUS
Rent shows up the day it lands
Deadline nudges
Gentle, and only when they help
Receipts & documents
Every attached proof, tied to its transaction
Accountant access
See exactly what they’d see
Guides & tax updates
Plain-English reads, refreshed when the law moves
Export everything
Every record, receipt and filing. Yours.
Replay intro
Watch the opening again
Sign out
You’ll stay registered — just signed out on this device
Kvarta v6.0 “Ink” · you approve everything before it reaches HMRC

7 Kestrel Close — 8 days late

£995 expected 1 Oct. This tenant has paid on time 11 of the last 12 months. A gentle reminder went Monday.

Send another reminder
Polite template, from you — we never contact tenants on our own
Log a partial payment
Late and partial payments tracked properly
It arrived — mark received

£480 in — what is it?

HSBC · ref “SMITH OCT” · 14 Oct

Rent
We’ll match it to a property and tenancy
Deposit
Held as a liability, not income
Not property-related
Left out of your tax records
Why you’re being asked: £480 matches no tenancy — Alder is £1,250, Kestrel £995. When amount + reference + payer match a tenancy, rent sorts itself silently. You only ever see the odd ones, and your answer teaches the matcher.

B&Q — £86

This changes your tax two different ways. Which was it?

Repair / like-for-like
e.g. replacing something broken → deducted this year
Improvement
e.g. an upgrade or first-ever addition → parked in the improvements log, cuts capital gains when you sell
📎 Attach the receipt
A photo is enough. Stored with this transaction — if HMRC ever asks for proof, it’s one tap away.
Repair vs improvement is the #1 thing HMRC challenges landlords on. Answer once, while you remember.

HSBC_Oct.pdf

14 transactions found · 11 sorted automatically · 1 personal item left out

Rent — 12 Alder Road
Rental income
auto
Halifax mortgage
Interest split → Section 24
auto
Screwfix — £34
Repairs · Kestrel Close
auto
£480 in — “SMITH OCT”
Unsure — we’ll ask
ask me
Tesco — £64
Looks personal — excluded
excluded
Recategorise anything later — with a full audit trail.
12 ALDER ROAD

£610 profit this quarter

Improvements log: £4,200 (bathroom, 2025). Not deductible now — parked to cut your capital gains bill when you sell.

Exactly what HMRC will receive

Q2 · 6 July to 5 October · your half of two jointly-owned properties. David’s copy is identical.

Total rents and other income£3,367.50
Rates, insurance and rent collection£269.50
Property repairs and maintenance£206.00
Residential finance costs (Section 24)£636.00
Taxable profit this quarter£2,892.00

These are cumulative figures for the year so far, in HMRC’s own categories. You can correct anything later — quarters are updates, not final returns.

What actually gets sent? →
Not yet

Q1 — exactly what HMRC received

6 April – 5 July · sent 4 Aug at 09:12 · your half of two jointly-owned properties

Total rents and other income£3,240.00
Rates, insurance and rent collection£241.00
Property repairs and maintenance£118.00
Residential finance costs (Section 24)£636.00
Taxable profit reported£2,881.00
Your HMRC receiptQK1-88C2-4471
David’s receiptQK1-88C2-4472

Spot a mistake? Nothing to panic about — quarters are cumulative, so a correction in Q2 quietly fixes the year. Tap any figure in a live account to see the transactions behind it.

Add by hand

Twenty seconds, while you remember. It lands in Money, sorted.

Money in
Money out
📎 Add a receipt photo
Optional, but future-you will be glad
Everything stays editable later — with an audit trail.

Add a property

Only address and rent are required — everything else can come later.

THE BASICS
DEPOSIT
SAFETY & COVER — WE NUDGE BEFORE ANY LAPSE

Edit transaction

Change anything — every edit keeps an audit trail.

📎 Attach a receipt
Stored with this transaction, in your Receipts vault

Receipts & documents

Every receipt you attach lives here, tied to its transaction. If HMRC ever asks for proof — and they can, years later — it’s all in one place, and it’s all in your export.

Demo: stored on this device only. Live app: encrypted in your account, on every device, included in Export everything.

How we tell income from expenses

Direction is only the first clue. Money coming in isn’t always income, and money going out isn’t always deductible — that’s where most people get taxed wrongly.

MONEY IN — BUT NOT INCOME
Tenancy depositheld, not yours
Transfer from your savingsyour own money
Refund from a suppliercancels the cost
MONEY OUT — BUT NOT DEDUCTIBLE
Mortgage capital repaymentnot an expense
Mortgage interest20% credit instead
A new extensioncapital — for CGT
Your weekly shoppersonal
WHAT WE ACTUALLY MATCH ON
Amount — does it equal a rent you told us about?
Reference — does it name a tenant or a property?
Who paid — is it the same payer every month?
Repetition — monthly on the same date behaves like rent.
Your history — you told us Screwfix was repairs once; we remember.
Anything that doesn’t clear that bar lands in “needs your eyes”. One tap teaches it forever.
USING ONE BANK FOR EVERYTHING?
That’s the normal case, and it’s fine. Most landlords with a couple of houses run rent through the same account as the food shop — and unlike a limited company, you’re not required to separate them.

So we work the safe way round: nothing counts unless we recognise it. Your groceries, Netflix and petrol are left out by default and never reach HMRC. We only pick up what matches a property, a tenant, a known supplier, or a category you’ve confirmed before.
A separate account makes life tidier and we’ll happily suggest it — but we’ll never make it a condition of using Kvarta.

What actually happens when you tap send

No forms, no questionnaire. Just numbers going into named boxes HMRC already knows about.

Why HMRC’s website asks so much: it’s a blank form serving 12 million different people, so it must ask “do you have this? and this?” about everything before it knows which boxes to show you. Kvarta asked those questions once, during setup — and never again.
STEP 1 · ALL QUARTER, AS MONEY MOVES
Rent in£2,000.00
Plumber → repairs£600.00
Insurance → insurance£250.00
Agent → professional fees£150.00
Each item gets an HMRC category the moment it arrives — that’s the “needs your eyes” queue. £1,000 of expenses isn’t one number to HMRC; it’s three named boxes.
STEP 2 · ONE TAP
PUT /individuals/business/property/uk/
    {your NINO}/{your property business}/
    cumulative/2026-27

{ "income": { "periodAmount": 2000.00 },
  "expenses": {
    "repairsAndMaintenance": 600.00,
    "insurance": 250.00,
    "professionalFees": 150.00 } }
That’s the whole submission. HMRC replies 204 Accepted — the receipt you see on screen.
STEP 3 · HMRC DOES THE MATHS
We never calculate your tax. We ask HMRC to, and show you their answer: £2,000 − £1,000 = £1,000 profit this quarter, and what that means for your bill. Their sum, their rules, their number.
WHY IT NEEDS NO QUESTIONS
Who you areyour HMRC connection
Which businessfetched from HMRC
Which periodthe calendar
Which boxessorted as you went
The questions that remain — dividends, savings interest, anything unusual — get asked once a year at the final declaration in January. Employment income HMRC already holds itself.

What your accountant sees

A read-only invite by email. They log into their own view of your books — look at everything, change nothing.

Every transaction & category
Including your edits, with the audit trail
Receipts vault
Every attached proof, filterable
Quarter summaries & filed returns
With HMRC receipts
Property records
Ownership splits, safety clocks, improvements log
Change or submit anything
Never — filing stays yours, one tap, your authority
Your login or HMRC connection
Invisible to them entirely
Most accountants charge less when the books arrive like this.

Guides & tax updates

Short, plain-English, and rewritten the week the rules change — each one checked against GOV.UK before it’s published on kvarta.co.uk.

Mortgage interest: why you can’t deduct it (and what you get instead)
Section 24 · 4 min read
MTD quarterly filing: your first 7 November, explained
Deadlines · 5 min read
Repair or improvement? The £86 question worth thousands
Expenses · 3 min read
New rules get flagged by our weekly GOV.UK watcher — a guide appears here (and in the app, for affected users) once it’s verified.
👑 GOV.UK
Demo replica. In the live app this is HMRC’s actual website — kvarta.co.uk is nowhere in the address bar. Your password goes to HMRC, never to us.

Sign in using Government Gateway

HMRC will then ask: “Grant Kvarta permission to view and submit your Income Tax updates?” — you approve, and you’re sent straight back to Kvarta. Revocable any time in your HMRC account.