PropertyApp

Every feature a professional UK landlord needs

Built for landlords running personal, joint, SPV and inherited-estate portfolios with HMO and leasehold exposure. The only UK tool that combines SA105 + CT600 + SA900/SA903 (estate/trust), Section 42, Renters’ Rights Act 2025, and HMO end-to-end compliance in one product.

UK Tax — Personal (SA105), Company (CT600) & Estate/Trust (SA900/SA903)

SA105 Personal Tax Returns

Generate HMRC SA105-ready reports mapping your income and expenses to the correct Self Assessment boxes. Covers SINGLE and JOINT ownership types. Lock the year for review and email a summary to your accountant in one click.

  • •SA105 box references for all fields
  • •Per-property and portfolio-level breakdowns
  • •Joint-ownership split between owners
  • •Mid-year transfer banner — suppressed for properties with personal months in the displayed year
  • •Emerald Lock / amber Unlock buttons + locked-state banner
  • •One-click "Email summary to accountant" with the PDF
  • •Delete projected (custom rolled-forward) years
  • •P&L financial statements
  • •One-click PDF export for your accountant

CT600 Company / SPV Returns

The only UK landlord tool with native Limited Company tax support. Records-first per-property running costs (capture a mid-year service-charge increase as two records and watch CT600 split it correctly), capital allowances (AIA / WDA), S455 director-loan tracking, ATED alerts, drift detection and tax-year lock.

  • •Mortgage interest full deduction (not Section 24 capped)
  • •Records-first running costs — every rate is a dated record, not a forward estimate
  • •Mid-year rate-change split — service charge £200/mo until Sept then £250/mo from Oct = two records, CT600 splits the period correctly
  • •Drift detection — amber banner per property × category when the property tile rate differs from the latest invoice, with one-click deep-link to fix
  • •Per-property drill-down — rental income, mortgage, mgmt fee, service charge, ground rent, R&M, net income
  • •Period selector + inline Edit on every expense and asset row; re-derives tax-year + AP-end on date change
  • •Tax-year tabs auto-resolve the accounting period from the company ARD (completed → 5 Apr, in-progress → today, future → Projected badge)
  • •Emerald Lock / amber Unlock + locked-state banner + "Email summary to accountant" link
  • •Company operating expenses — accountancy, insurance, life assurance, director remuneration, legal, subscriptions, utilities, travel
  • •Capital allowances — AIA up to £1m, WDA 18% main pool / 6% special-rate, multi-period roll-forward
  • •Director salary, employer pension, S455 tracking
  • •ATED annual charge alerts
  • •Companies House auto-fill — fetch CRN, registered address, ARD, SIC, directors
  • •Companies House filing deadline reminders
  • •Grouped by linked companyId (Reference Data)
  • •Auto-detects wrong ownership type with warning banner

SA900 / SA903 Trust & Estate Returns

The only UK landlord tool that handles estate and trust property income. Generate the HMRC SA903 “UK Property” working sheet from live rent, expense and mortgage-interest data, then compute the SA900 estate income tax and apportion residuary income to beneficiaries — no competitor acknowledges this ownership type at all.

  • •SA903 (UK Property / TL2) working sheet generated from live data
  • •SA900 estate income tax by regime — administration / interest in possession / discretionary
  • •Section 24 residential finance-cost reducer + de minimis + standard-rate band
  • •R185 (Estate Income) beneficiary apportionment
  • •Fills the real HMRC SA903 flat PDF — text overlaid at calibrated (x, y) coordinates via pdf-lib
  • •In-app per-field nudge / stretch calibration overlay — align any future year without a developer
  • •SA900 hand-filing checklist + combined template print
  • •Cross-year property-loss + residential finance-cost carry-forward, automatic once a year is confirmed
  • •ESTATE / TRUST cleanly excluded from SA105, CT600 and MTD

Tax-Return Filing Tracker

One tracker spanning personal SA105, company CT600 and estate SA900. Mark each return Confirmed → Submitted → Accepted (every stage dated), and let a deadline-aware compliance nag chase what is overdue or due soon — then fall silent once a return is accepted.

  • •Confirmed → Submitted → Accepted lifecycle, each stage dated by you
  • •Spans SA105 + CT600 + SA900 under one roof
  • •Deadline-aware severity — overdue / due-soon / not-started / submitted / accepted
  • •Statutory deadlines built in — SA105/SA900 31 Jan online, SA900 paper 31 Oct, CT600 +12 months, CT600 payment +9 months + 1 day
  • •Dashboard + /compliance nudges; returns go quiet once accepted

Making Tax Digital (MTD)

Submit quarterly income and expense updates directly to HMRC for MTD for Income Tax. Personal-only (SA105) — company properties report via CT600, not MTD ITSA.

  • •Quarterly dashboard with deadline countdown
  • •Per-property HMRC field mapping (SA105 boxes)
  • •Pre-submission integrity checks and validation
  • •Secure OAuth2 connection to Government Gateway
  • •HMRC fraud prevention headers (mandatory)
  • •Final Declaration workflow with year-end adjustments
  • •Full submission audit trail with HMRC receipt references
  • •Reconciliation PDF reports for accountant review

AI Receipt Scanning

Photograph a receipt and let AI extract vendor, amount, VAT, date, and HMRC expense category automatically. Works with photos and PDFs.

  • •Claude AI vision extracts all fields
  • •Auto-categorises to HMRC SA105 categories
  • •Repairs, professional fees, running costs, and more
  • •Mobile camera capture support

Expense Management

Track all property-related expenses with full HMRC category mapping. Separate category sets for SA105 (personal) and CT600 (company) ownership.

  • •HMRC expense categories built in
  • •Per-property expense tracking
  • •12 company-specific CT600 categories
  • •Import expenses from scanned receipts
  • •Monthly and annual summaries

Capital Investments CRUD

KV-backed Capital Investments register with ACTIVE / REPAID / WRITTEN_OFF status. Your live capital headline sums ACTIVE rows only — repaid and written-off positions sit as footnotes so the number reflects reality, not history.

  • •Inline Add / Edit / Delete on the Growth Plan
  • •Three states: ACTIVE / REPAID / WRITTEN_OFF
  • •Headline shows sum of ACTIVE only
  • •REPAID + WRITTEN_OFF surfaced as footnotes
  • •Full audit log on every state change

Banking & Reconciliation

Open Banking + Auto-match

Link UK banks via TrueLayer (AIS-only — read-only access). Multi-bank from day one with encrypted tokens, idempotent sync, a deterministic match-rule engine that turns transactions into RentPayment / Expense records, and a locked-year retro-match guard that protects sealed returns.

  • •TrueLayer (sandbox today; production via FCA TrueLayer Agent route)
  • •Multi-bank: Pro = 2 connections, Business = unlimited
  • •BankMatchRule scoring: surname / amount / recurring counterparty
  • •≥0.85 auto-creates RentPayment / Expense; 0.6–0.85 goes to review queue
  • •Locked-year retro-match guard — once a tax year is locked, the daily cron and manual-match drawer both refuse to retro-match into it
  • •Daily Vercel cron (03:00 UTC), idempotent re-runs
  • •90-day SCA consent banner — yellow at T-14, red at T-0
  • •Bulk-accept review queue + rules admin UI
  • •AES-256-GCM token encryption, Plaid + GoCardless BAD stubs ready

Mid-year Ownership Transfers

Atomic, reversible, audit-logged transfers between SINGLE / JOINT / COMPANY / MANAGED / ESTATE / TRUST ownership types — split a tax year cleanly between SA105 and CT600 when a property moves to your SPV part-way through.

  • •Pre-flight diff: shows 2024-25 SA105 totals before and after — refuses to commit if they would change
  • •Atomic transfer route — closes one PropertyOwnership period and opens another
  • •Reversal flow restores prior state with audit trail
  • •Ownership history timeline on the property Overview tab
  • •Time-aware tax filtering — records dated D belong to whichever return covered ownership at D

Time-Based Tenancy History

Sibling of ownership history on the tenancy side. Every rent change, deposit change, tenant change or lease-type change opens a new TenancyPeriod at the actual effective date, so SA105 / CT600 / MTD sum rent by months active in each period instead of a single forward estimate — a mid-year rent change lands in the right period.

  • •New TenancyPeriod row at every rent / deposit / tenant / lease-type change
  • •Tax surfaces sum period.rentAmount × months active, not a single forward column
  • •Canonical writer (applyRenewedRent) propagates a renewal in one transaction
  • •Mid-year rent changes split correctly across the tax-year boundary
  • •Underpins Form 4A rent propagation and Statement of Tenancy Terms re-send

Leasehold & UK Legislation

Section 42 Leasehold Extensions

End-to-end statutory workflow for residential leasehold extensions. No other UK landlord tool covers this — Re-Leased handles commercial rent reviews, but leasehold extensions are ours alone.

  • •Notice → counter-notice → tribunal → completion tracking
  • •80-year cliff-edge warning (marriage value threshold)
  • •Built-in legal reference for each step
  • •Statutory timeline calculator
  • •Link to associated property and solicitor (Reference Data)

Renters’ Rights Act 2025 — Wave 1 + 2

End-to-end RRA compliance built before the 1 May 2026 commencement. Bulk Information Sheet dispatch with delivery + open evidence, plus the periodic-tenancy audit, Section 21 wind-down register, and Statement of Tenancy Terms with auto-resend on rent / deposit / lease edits. Competitors treat this as a blog post; we treat it as a product surface.

  • •Wave 1 — bulk Info Sheet dispatch via Resend with delivery + open webhooks
  • •Postal-pack PDF fallback (per-tenant cover letter + Info Sheet)
  • •Tenant-portal "I have read this" → ACKNOWLEDGED (strongest evidence)
  • •Per-tenant evidence pack PDF for £7,000-per-tenancy penalty defence
  • •Wave 2 — periodic-tenancy audit + "Mark as periodic" action
  • •Wave 2 — Section 21 wind-down register with permanent ABOLISHED banner
  • •Wave 2 — Statement of Tenancy Terms PDF dispatch
  • •Auto-resend badge — change the rent / deposit / lease type and the SoTT surface flags "Re-send needed", sticky until acknowledged
  • •Dashboard countdown, escalating from info → warning → danger
  • •MANAGED properties included (penalty applies regardless of tax treatment)

Form 4A — Section 13(2) Statutory Rent-Increase Workflow

The end-to-end statutory rent-review workflow no competitor has shipped. Propose, sign, accept, renew — and watch the new rent propagate to every tax and tenant surface in one move.

  • •Propose new rent + effective date; system renders docx prefilled
  • •DocuSeal landlord pre-sign with one click
  • •Tenant auto-emailed signed Form 4A + one-click portal sign-in link
  • •Portal Accept / Decline / Refer-to-Tribunal buttons
  • •On Accept — renewal Tenancy Agreement auto-drafted with new rent + effective date
  • •Landlord sends renewal AST; parallel multi-signer flow; COMPLETED state opens a new TenancyPeriod
  • •SA105, CT600, MTD, property tile and tenant portal all re-render with the new rent
  • •Full audit trail across every step

HMO End-to-End Compliance

HMO Licence Tracker

Council licensing data seeded for 30+ UK councils. Auto-detects whether a property needs mandatory, additional, or selective licensing based on location.

  • •Mandatory / Additional / Selective scheme lookup
  • •30+ UK councils seeded and updatable
  • •Article 4 direction auto-check by postcode
  • •Licence expiry alerts
  • •Licence fee tracking via Reference Data

Statutory Room-Size Checker

Automatic validation against the Licensing of HMOs (Mandatory Conditions of Licences) (England) Regulations 2018.

  • •Single-adult minimum: 6.51m²
  • •Double-adult minimum: 10.22m²
  • •Per-room amenity ratio calculator
  • •Flags non-compliant rooms before inspection

FRA, Fire Safety & ASB Evidence

HMO-specific compliance tracking for fire alarm servicing, fire risk assessments, and emergency lighting — plus an ASB incident log that exports as a Section 8 Ground 14 evidence pack you can attach directly to a possession claim.

  • •Fire Risk Assessment (FRA) log
  • •Fire alarm service + emergency lighting schedule
  • •Auto-calculated next-due dates
  • •Common areas log (kitchens, stairs, corridors)
  • •Anti-social behaviour (ASB) incident log per property
  • •Per-property ASB → Section 8 Ground 14 evidence-pack PDF export (under the RRA-amended Housing Act 1988)

HMO Yield & Utility Recharge Calculator

Sum room rents vs whole-property income to show the HMO uplift. Split utilities by room size, equal share, or headcount.

  • •HMO yield vs single-let comparison
  • •Utility recharge splits (size / equal / headcount)
  • •Occupancy tracker with per-room rent
  • •Feeds straight into expenses for SA105 / CT600

Fit & Proper Person Register

Maintain a per-council Fit & Proper Person record for every landlord and manager — the statutory test councils apply when granting an HMO licence. Linked to Reference Data so the register is the single source of truth for licence applications.

  • •Per-council FPP entries with status and last-checked date
  • •Dropdown-backed fields on the HMO tab — pick once, reuse on every licence
  • •Surfaces ineligibility flags before you apply
  • •Linked to Reference Data → Companies and individuals

Portfolio-Wide Compliance Matrix

The /compliance view pulls every property’s compliance state into a single matrix. HMO-only rows (FRA, fire alarm service) auto-hide for non-HMO properties.

  • •One screen for the whole portfolio
  • •Gas Safety, EICR, EPC, PAT, legionella
  • •HMO-specific: FRA, fire alarm, licence, room sizes
  • •Overdue / upcoming filter
  • •Export to PDF

Compliance & Documents

Compliance Tracking

Stay on top of mandatory safety certificates. The system alerts you when Gas Safety, EICR, or EPC certificates are expiring across the portfolio. Per-property "all-electric" gating skips Gas Safety entirely on properties with no gas appliances. Per-surface portfolio scope means alerts pick up a property you bought yesterday before you have set the rent — statutory certs are a pre-tenancy duty.

  • •Gas Safety, EICR, EPC, PAT, legionella
  • •Per-property hasGasAppliances flag — "Electric only" properties skip CP12 everywhere
  • •Per-surface portfolio scope — compliance alerts include pre-tenancy properties (tax surfaces exclude them)
  • •Dashboard alerts for upcoming and overdue renewals
  • •Document storage with expiry dates
  • •Per-property compliance status

Document Management

Upload and organise all property documents: tenancy agreements, certificates, land registry titles, leases, and more. Big files (EICRs over 4.5MB, scanned bundles) upload client-direct to blob storage so they never hit a body-size limit.

  • •11 document types supported
  • •Secure cloud storage (Vercel Blob)
  • •Big-file uploads >4.5MB — client-direct to blob, no proxy limit
  • •Signed document download via secure URLs
  • •Per-property document organisation

E-Signatures (incl. Joint AST + Landlord Countersign)

Send tenancy agreements for legally binding digital signing via DocuSeal. Joint ASTs run as a single envelope with up to 4 tenants + 1 landlord countersigner, parallel signing, and exactly-once post-sign automation.

  • •Send documents for signing in one click
  • •Joint AST: one envelope, up to 4 tenants + 1 landlord countersigner, parallel signing
  • •Exactly-once post-sign automation (no duplicate state on webhook replay)
  • •Per-submitter status, targeted resend, decline-kills-envelope safety
  • •Per-tenant portal slice — each joint tenant sees only their own row
  • •Plan-gate counts once per envelope (a 2-tenant AST = 1 signature)
  • •Real-time signing status tracking
  • •Signed PDFs downloaded and stored automatically
  • •Tenant can sign from portal or email link
  • •Landlord email notification on completion
  • •Compliance checklist auto-updates to Signed (or "Partially signed (1/2)" mid-flight)
  • •Legally valid under UK eIDAS and Electronic Communications Act 2000

AST Landlord-Sign Drift Reconciliation

Tenancy snapshots get prefilled at send time. On landlord-sign we cross-check the snapshot against the current Tenancy and Property records, force Property.rentalIncome to match Tenancy.rentAmount, and surface field-by-field diffs (rent, deposit, dates, contacts, address) so what got signed is what is on file.

  • •Snapshot-at-send-time prefill (no last-minute surprises)
  • •On-sign cross-check against current Tenancy + Property
  • •Force-aligns Property.rentalIncome ← Tenancy.rentAmount via canonical writer
  • •Field-by-field diff banner — rent, deposit, dates, contacts, address
  • •Audit-logged at every step

Tenants & Communication

Tenant Portal

Give your tenants a self-service portal where they can view their documents, submit maintenance requests, and communicate with you. Every tenant email — Form 4A, RRA Info Sheet, Statement of Tenancy Terms — includes a one-click portal sign-in deep-link, so tenants land in the right place without hunting through inboxes.

  • •Separate tenant login with secure access
  • •Portal sign-in deep-link in every tenant email (Form 4A, RRA Info Sheet, SoTT)
  • •View tenancy documents and signed agreements
  • •RRA 2025 Information Sheet banner — "I have read this" → ACKNOWLEDGED
  • •Form 4A — Accept / Decline / Refer-to-Tribunal buttons in-portal
  • •Joint-AST per-tenant slice — each named adult sees only their own row
  • •Submit and track maintenance requests
  • •GDPR consent management

Tenant Referencing

Order a reference before approving a tenancy via a pluggable referencing layer with GDPR consent capture, secure document storage, and a per-applicant decision workflow.

  • •GDPR consent capture (signed link)
  • •Stripe one-off charge — £35/report default, per-request override
  • •Pluggable provider abstraction (partner integrations on the roadmap)
  • •Right-to-Rent check flow
  • •Attach references to the tenancy record

Messaging

Built-in messaging between landlords and tenants. Keep all communication in one place, linked to properties.

  • •Per-property message threads
  • •Linked to tenant portal
  • •Full message history

Maintenance Requests

Tenants can submit maintenance requests through the portal. A back-datable workDate and cost field means a Resolved request auto-creates an Expense in the right HMRC SA105 category for the right tax year — labour + materials rolled up in one place.

  • •Tenant-initiated and landlord-initiated requests
  • •Status tracking (Open, In Progress, Resolved, Closed)
  • •Contractor assignment
  • •Back-datable workDate — splits cost into the correct tax year
  • •Resolved + cost > 0 auto-creates an Expense via the canonical writer
  • •Attach materials receipts to the request; "Materials £X · Labour £Y · Total £Z" rollup
  • •Auto-merges into SA105 PropertyCard via dedup helper
  • •"All" tab sort: Priority (OPEN → IN_PROGRESS → RESOLVED → CLOSED), then createdAt desc

Admin Tenant Impersonation

Click "Impersonate" on any tenant row and land on the portal as that tenant — see exactly what they see when testing a Form 4A flow, a Joint AST signing slice, or an RRA Info Sheet banner. Your admin session stays intact; a red banner reminds you until you stop. Audit-logged.

  • •One-click Impersonate from the tenant row
  • •Fresh tenant session — admin property_session cookie preserved
  • •Persistent red banner until you click Stop Impersonating
  • •Full audit trail of every impersonation
  • •No juggling test accounts to verify the tenant experience

Portfolio Intelligence & Data

Growth Plan Snapshot Changelog

Portfolio-trajectory diffing. Compare any two snapshots to see what changed — value, equity, income, yield — across the portfolio. No other UK tool does this.

  • •Snapshot portfolio state on demand
  • •Diff any two snapshots
  • •Surfaces equity-extraction opportunities
  • •Property-by-property change log
  • •Track progress against a growth target

Rent Review Insights

Detect properties where the rent agreement is stale (12 months default — configurable) and surface a defensible suggested rent range from ONS Private Rental Index uplift + curated local comparables. The growth lever no other UK landlord tool exposes.

  • •ONS Private Rental Index daily auto-pull (regional MoM% compounded onto medians)
  • •Confidence labels — HIGH (5+ comparables), MEDIUM (2+), LOW (index-only)
  • •RRA tribunal-risk warning when suggested rent exceeds market median by > 10%
  • •Apply updates Property.rentalIncome + Tenancy.rentAmount + writes review history
  • •Snooze (configurable duration) / Dismiss / Restore per row
  • •MANAGED properties: read-only badge, Apply suppressed
  • •Strategic rent-review outlook tile on Growth Plan

Reference Data Architecture

Centralised, pick-once-reuse-everywhere library for limited companies, solicitors, mortgage brokers, standard fees and landlords. Maintain each entity in one place — every property that links to it updates automatically, and every signing template prefills landlord details from the reference record.

  • •Five entity types: Limited Companies, Solicitors, Mortgage Brokers, Standard Fees, Landlords
  • •Limited Companies: CRN, UTR, year-end, directors, SIC, ATED
  • •Landlords — per-property assignment with signing-template prefill
  • •Solicitors and Mortgage Brokers with contact details
  • •Standard Fees library (survey, legal, mortgage, etc.)
  • •Link properties to companies for CT600 grouping
  • •Link leasehold extensions to solicitors

Compliance Calendar + Auto-tasks

A single calendar view across all properties for certificates, HMO licence renewals, mortgage fixed-rate end dates, tenancy renewals, and MTD quarters. A daily Vercel cron turns every nextDueDate into a real Task before it bites — no quietly slipping certificates.

  • •Portfolio-wide timeline
  • •Filter by property, type, or status
  • •Daily auto-task generation at 60 / 30 / 7-day windows with priority escalation
  • •Categories: HMO Licence, FRA, fire alarm, emergency lighting, PAT, fire doors, council inspections, legionella, pest control
  • •Auto-assigns to a linked contractor when configured
  • •Deduped via task notes JSON key — re-runs never spam the queue
  • •PDF export from the portfolio compliance matrix

Property Portfolio Dashboard

A complete overview at a glance. Track total value, equity, monthly income, profit, and yields across all properties — personal, joint, company, managed and estate/trust. Property lifecycle handled in two distinct flows: Delete (full Prisma + KV cascade for incomplete purchases) or Archive (preserves history for sold properties so historic returns still resolve).

  • •Auto-calculated net profit, yields, and LTV ratios
  • •Property status (Active, Buying, Selling, Issue)
  • •Mortgage renewal alerts with countdown
  • •Portfolio summary PDF export
  • •Six ownership states — SINGLE, JOINT, COMPANY, MANAGED, ESTATE, TRUST
  • •MANAGED shown operationally (excluded from every tax surface); ESTATE / TRUST routed to the SA900/SA903 surface and excluded from SA105 / CT600 / MTD
  • •Delete vs Archive — two lifecycles. Delete cleans everything for properties that never completed; Archive preserves history for sold properties

Productivity & Security

Task Management

Track maintenance tasks, admin to-dos, and property improvements. Add status notes and activity logs for long-running tasks.

  • •Per-property task assignment
  • •Priority levels (Low, Medium, High)
  • •Activity log with timestamped notes
  • •Contractor assignment

CSV Data Import

Bulk import your existing data from spreadsheets. Smart column auto-detection maps your CSV columns to the right fields.

  • •4 import types: Properties, Contractors, Tasks, Contacts
  • •Auto-detects Google Contacts & Outlook CSV formats
  • •Preview and validation before import
  • •Downloadable CSV templates with sample data

Audit Log, GDPR, Multi-User & Self-Host

Privacy, security and compliance built in — important for landlords handling tenant data under DPA / UK GDPR obligations. Plan-tier feature gating, an Owner role and multi-user invites with full invite audit. 3,254 regression tests across 243 suites keep cascade-locked contracts pinned at build time.

  • •AES-256-GCM encryption at rest
  • •Per-account isolated database
  • •Full audit log for every state change
  • •Multi-user with Owner role + invite audit (Starter: up to 3; Pro+: unlimited)
  • •Super-user role bypasses plan gates for admin / Owner accounts
  • •Plan-tier feature gating with one-click upgrade prompts
  • •GDPR data export and erasure
  • •Self-hosted deployment option (Portfolio / Agent tier)
  • •3,254 regression tests across 243 suites — cascade-locked contract tests fail the build if a route bypasses the canonical writer
  • •Pre-push build validation on every release

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