Seven Inheritance Tax Tips for Buy to Let Investors
If you’ve invested in buy-to-let, you’ve probably done so with the intention of creating a steady income for yourself, together with capital to hand on to the next generation when you’re gone. But unfortunately, wealth tied up in residential lettings often comes with a significant Inheritance Tax burden.
If you’re renting out properties for income, you’ve got a business as far as HMRC is concerned. But whilst trading business can usually be passed on to the next generation without incurring Inheritance Tax, that’s most definitely not the case for buy-to-let. Trading businesses are up to 100% exempt from Inheritance because of Business Property Relief. But buy-to-let portfolios are classed as “investment businesses” by HMRC, so the relief simply isn’t available.
Which means that, if you build up a buy to let portfolio that’s large enough to replace your earned income, you’ll have a lot of taxable capital behind you. And you’ll struggle to pass that capital to your kids when you’re gone, without saddling the kids with an almighty Inheritance Tax bill. That’s an almighty tax bill, by the way, that must be paid within six months of your death, and must even be paid before the kids can sell any of the properties - so how are your kids supposed raise the cash to pay the tax?
That’s the worst-case scenario, of course. But it’s what WILL HAPPEN if you don't do anything about it. However, if you get started as soon as possible, and take some professional advice, there’s a lot you can do to reduce the Inheritance Tax burden to manageable levels, and even get rid of it altogether.
Here’s a quick guide to some of the things you can do:
This is a simple and effective way of reducing the value of your estate – and thus your Inheritance Tax bill. Simply sign over some - or all - of your properties to your kids during your lifetime, live on for at least another seven years and voila! No Inheritance Tax to pay on those properties.
But it’s not just a matter of surviving seven years. You must completely divest yourself of all ownership in favour of your kids. Which means foregoing the rental income. So, this is no good if you depend on that rental income to meet your living expenses.
If your property has gained in value since you bought it, you may also have to pay Capital Gains Tax – gifts to your children are not Capital Gains Tax-exempt.
If there’s still a mortgage on the property you want to give away, you’ll need the mortgage company’s consent. But if your kids take over the mortgage, HMRC classes this as payment for the property – which in turn can trigger Stamp Duty.
2.Create a Trust Fund
If you can afford to give away the property, there are no mortgage concerns and the Capital Gains Tax implications are tolerable, you may still feel uncomfortable about simply gifting properties to your kids. If your kids are too young, or less responsible that you’d like, or are disabled or vulnerable, or have partners or spouses you don't fully trust, a simple gift may not be a good idea.
However, you can instead set up a Trust for your kids, to hold the properties on their behalf. You can even take on the role of Trustee, to make sure the properties are safeguarded and properly managed. Provided you don't include yourself as a beneficiary of the Trust, there’ll be no Inheritance Tax to pay after seven years. This is one of the strategies Tony and Diane opted for in their estate plan.
You can only put a maximum of £325,000 into this kind of Trust - £650,000 if you’re a couple - without incurring Inheritance Tax at 20%. But if you stick to those limits, you can do it again in seven years’ time. So, if you start early enough, you can create multiple Trusts for your kids at seven-year intervals.
However, all the same issues regarding Capital Gains Tax and the mortgage company apply as for simple gifts, so you need to look at it carefully from all angles before you begin.
3.Use your Pension Lifetime Allowance
You have a £1million lifetime allowance for pension funds. If you’re a couple, you have £2million between you. So, if you have plenty of unused pension allowance left, you can transfer ownership of the properties into your pension fund, and shield them from Inheritance Tax.
There’s a catch, however. This only works for commercial properties, not residential properties. So, before you could even consider this option, you’d need to sell up and reinvest the proceeds in shops, offices or other commercial premises for rental.
4.Incorporate your portfolio
Your accountant may already have been encouraging you to set up a limited company to own your rental properties, to get around some of the punitive Income Tax changes that have hit buy-to-let investors of late. You may have to pay Capital Gains Tax when you incorporate your portfolio. But if you have four or more properties in your portfolio, you may qualify for “s.162 Incorporation Relief”, which takes away the Capital Gain Tax burden.
Incorporating your portfolio gives you a lot more flexibility when making estate planning decisions. With simple giving, you have the option of giving your kids shares in the company instead of whole properties. This can help you manage your exposure to Capital Gains Tax, by giving shares a little at a time, to a value that’s within your annual allowance for Capital Gains Tax. It can also help you control the speed at which you divest yourself of income in favour of the kids, to make the process more affordable for you.
It also gives you an opportunity to restructure the company to your advantage, using Class A and Class B shares, and preference and ordinary shares, to control yours and the kids’ access to income and control of the company. You will need a lot of support from your accountant in exploring this option.
5.Have your Cake and Eat it
If you depend on your rental income to meet your living expenses, having an incorporated portfolio can also enable you to steadily transfer the portfolio to the kids whilst retaining income for yourself.
You can transfer your shares to the kids whilst staying on in a paid role in the company and receiving a PAYE salary. Your role would be supervisory, or advisory, in nature, and you’d have a contract of employment and a monthly pay slip. That way, the kids acquire ownership of the company and you retain a monthly income.
You can also sell shares to your children at full market value, but take payment by monthly instalments. The monthly instalments would be classed as loan repayments for tax purposes, and would be yours without incurring Income Tax. You can even include a clause in your Will releasing your children from the obligation to continue to make further repayments on your death.
If correctly set up and properly documented, either arrangement would be a valid commercial arrangement that passes your portfolio to the next generation without incurring Inheritance Tax. Again, some heavy-duty support from your accountant would be essential.
6.Use Life Insurance
You can take out a life insurance policy to cover your Inheritance Tax liability. You’d need to work out the value of your portfolio and the amount of Inheritance Tax that would be payable on that value, and your policy would be in that amount.
You must, however, make sure that your policy is “written in trust” in favour of the executors of your Will. This is for two reasons. First, if you don’t do this, the policy proceeds will simply be added to the value of your estate when you die, and will only increase the size of your Inheritance Tax bill. Second, it gives your executors instant access to the ready cash they need to pay the Inheritance Tax bill within six months of your death.
You’ll also need to keep an eye on the overall value of your portfolio, reviewing it every few years to make sure you have adequate life cover.
This option works well and is affordable if you’re in good health and relatively young. But the older you get and the less healthy you are, the more expensive it is. Talk to your financial advisor to explore this option.
7.Chuck it all in!
One radical option is to sell up and reinvest the proceeds in an Enterprise Investment Scheme. If you do this, you’re exempt not only from Inheritance Tax after two years – because you get Business Property Relief - but also from Capital Gains Tax, and you can also qualify for some attractive Income Tax incentives.
But there are significant downsides. Enterprise Investment Schemes are inherently risky, so you have to tread very carefully and you’d be unwise to put all your eggs in this particular basket. Second, selling up can be a real emotional wrench, especially if you’ve spent years diligently building up your portfolio.
Lots to Think About
As you can see, there’s an array of choices before you when it comes to mitigating your Inheritance Tax exposure as a buy-to-let investor. There are great advantages and scary downsides to all the options. However, you don't have to choose just one option – you can mix and match, and come up with the combination of strategies that works best for you.
Whatever you do, it’s important to get proper, professional guidance from your accountant, your Financial advisor – and, of course, your Estate Planner – before you decide how to proceed.
And if you don't know where to start, have an initial chat with us. We’ll help you take a critical look at your portfolio and begin identifying options you can explore further with your accountant and financial advisor. Just give us a call on 0151 601 5399 or fill in the contact form below. We’re here to point you in the right direction.
Brexit Turmoil Delivers Reprieve for Bereaved Families
At last, a tiny bright spot amongst the relentless Brexit related misery.Read more...
£110,000 for seven years of care
A court has awarded £110,000 to a granddaughter who provided devoted live-in care for her grandmother for seven years.Read more...
What to Do When a Loved One Passes Away
When you lose someone, the last thing you want is to think about the practicalities, but there are some essential steps you must take to safeguard the estate and ensure that it is passed down as smoothly as possible.Read more...
Estate Planning Essentials for Same-Sex Couples
How to avoid the four most common estate planning pitfalls that can affect same-sex couples.Read more...
D’Oh! Five Ways to Seriously Mess Up Your Estate Plan
If financial security and peace of mind for your nearest and dearest is your priority, it’s essential that you maintain a valid and up to date estate plan.Read more...
Talking About Estate Planning with your Parents
Have your Mum & Dad made their estate plan yet? Should you be concerned?Read more...
What About Your Digital legacy?
How to plan for what will happen to all your online accounts after you’ve gone.Read more...
Don’t let your business get clobbered!
It’s your responsibility to safeguard your business. Here’s how to do it in three easy steps.Read more...
Cost of Care Rises by 10% in Just One Year
The cost of a place in a care home is rising at its fastest rate ever, while pension incomes have little hope of keeping pace.Read more...
Hats off to the “Parentsioners”!
Look around, and you’ll notice you're surrounded by people who quietly go about their daily business of achieving seemingly impossible feats of hard work and organisation. You might be looking at just such a person in the mirror.Read more...
Contested Will Saga Ends in Prison Sentence
A retired window cleaner, who was left £280,000 in the will of a customer, was jailed for failing to hand back the money when ordered.Read more...
Will Inheritance Tax be Simplified?
The Office for Tax Simplification is reviewing the complex Inheritance Tax system. Does this mean there will there be less tax to pay?Read more...
Daughters try to block father’s marriage
Court of Protection forced to decide whether daughters can lawfully block their father’s marriage to his partner of 20 years.Read more...
Three Brothers in Court Battle Over their Mother’s Legacy
The three Heath brothers have already incurred £50,000 in court costs because they didn't have the awkward family conversation about inheritance.Read more...
We Need to Talk About Inheritance
With inherited wealth set to double in the next 20 years, it’s time to get over the awkwardness and have the conversation now.Read more...
Inheritance Tax Bonanza for HMRC
A 23% spike in Inheritance Tax receipts is being blamed on frozen allowances, rising house prices and more aggressive tax collection.Read more...
Dementia Tax – Some Good News?
Cautious optimism as Health Secretary vows to bring forward plans to make paying for care fairer.Read more...
The Tragic Case of “Mr Y”
52-year-old "Mr Y" is being kept alive in a coma while the Official Solicitor defends legal principles.Read more...
Can the Government be Trusted on the Dementia Tax?
Little has been said about the cost of care since the 2017 Dementia Tax controversy. But the few hints dropped by the government have both insulted and threatened parents of adult children.Read more...
Power of Attorney Refunds Available
If you paid £110 to register your Lasting Power of Attorney between 1st April 2013 and 31st March 2017, you are entitled to a refund of up to £54.Read more...
Case Study: Jim and Jean’s Story
Jim and Jean have two grown-up children with complex disabilities. Here’s how their estate plan met their needs.Read more...
The £50million Final Salary Pension Transfer Boom
Here’s why so many savers are moving away from their final salary pension schemes? And why your pension capital should be a key consideration in your estate plan.Read more...
Just how risky are Lasting Powers of Attorney?
An invaluable tool? Or a passport to financial abuse?Read more...
Case Study: Guy and Steve Safeguard their BusinessRead more...
Sheila Kitzinger’s Good Death
Sheila Kitzinger, a passionate advocate for the rights of expectant mothers, pioneered the use of birth plans. And she brought the same control and empowerment to planning her own final days.Read more...
We’re Not Getting Any Older
Life expectancy at age 64 has all but ground to halt, due to the austerity years and a surge in dementia. What can you do for yourself while we wait for a cure?Read more...
Lynda Bellingham’s Sons Betrayed, as Feared
The late Lynda Bellingham’s lack of a proper estate plan risked leaving her sons with nothing – now her widower has done exactly what she least wanted him to do.Read more...
Probate: What’s it all about?
If you are dealing for the first time with the estate of someone who has died, you must quickly get to grips with some probably unfamiliar concepts. This is a short introduction to the issues you may have to deal with.Read more...
Redefining old age?
Seismic demographic changes mean we must re-think what it means to be “old”, says one of the UK’s leading social scientists.Read more...
Case Study: Ray & Joyce
How this retired couple made sure most of their main asset would be inherited by their children – and not the council.Read more...
Business Property Relief
If you are a business owner, it’s likely that your business is one of your main assets. You may want to pass your business to the next generation as a going concern, or you may want your dependants to benefit from the value of the business after you’ve gone.Read more...
Seven Inheritance Tax Tips for Buy to Let Investors
If you’ve invested in buy-to-let, you’ve probably done so with the intention of creating a steady income for yourself, together with capital to hand on to the next generation when you’re gone. But unfortunately, wealth tied up in residential lettings often comes with a significant Inheritance Tax burden.Read more...
The Residence Nil Rate Band
A guide to making the most of the new Inheritance Tax allowance.Read more...
Case Study: Tony and Diane’s Story
How Tony and Diane secured an Inheritance-Tax-free legacy for their daughter and planned a secure retirement for themselves.Read more...
What’s all this fuss about The Dementia Tax?
It’s odd that there has been so much vociferous debate about “the dementia tax”, as if this is an outrageous new concept proposed by a rapacious government. The truth is that people with dementia have been robbed of their legacy for decades to pay for their care.Read more...
Separating Elderly Couples in Care is Inhumane
It's scary that Social Care leaders actually had to be told at a recent conference that separating elderly couples in care is inhumane.Read more...
Inheritance Tax Planning with Enterprise Investment Schemes
Not keen on the government gate-crashing your funeral to demand yet more tax? An Enterprise Investment Scheme may be a useful addition to your estate planning toolkit.Read more...
Sons’ Inheritance Blown on Legal Fees
Two brothers have wasted their entire inheritance on a doomed court battle to contest their late father’s will.Read more...
Helping your Parents to Cope
The Guardian newspaper recently published a helpful group discussion, in which readers shared their own experiences of what has worked for them in offering a helping hand when a parent is finding it all too much.Read more...
The Supreme Court’s Decision in Heather Ilott’s case.
The 2015 Court of Appeal Decision in Heather Ilott’s case has been overturned. The Court of Appeal’s 2015 award of £163,000 has been reduced to £50,000.Read more...
Charitable Legacies - a Win-Win
Leaving a charitable legacy in your Will makes you feel good AND gets you an Inheritance Tax discount – what’s not to love?Read more...
Our friend died without saying she’d left us £110k
The rate at which estates go unclaimed has risen two and a half times in the last five years, according to government figures recently released.Read more...
Who gets the kids if something happens to us?
It’s a horrible thought, isn’t it? Nobody wants to imagine their beloved child being orphaned, but thinking about the unthinkable, and making proper plans, is a vital parental responsibility.Read more...
Is Your Child’s Inheritance Divorce-Proof?
Doreen Crowther may lose her house because her inheritance wasn't divorce-proofed.Read more...
Planning for the Cost of Care
Will poor health in later life put your home at risk?Read more...
Status Quo Rocker Rick Parfitt Disinherited his Wife
The late Status Quo star Rick Parfitt disinherited his wife in the final days before he died, it has emerged. But all is not as it seems.Read more...
My Health Scare - and why I’m so glad I made an Estate Plan
My New Year was overshadowed by a major health scare – but my estate plan assured me that, whatever might happen, my clients and loved ones are protectedRead more...
Your New Year’s Resolution?
If you haven't made your will yet, you risk leaving a mess behind for the people you love.Read more...
George Michael’s Estate Plan
Much missed pop legend provides for his sisters, god-children and favourite charities in his WillRead more...
Our 2017 Continuing Professional Development Programme
Our 2017 Estate Planning Training Programme for Accountants and Financial Services ProfessionalsRead more...
How a £2000 Inheritance Transformed 40,000 lives
Vashti Seth started a charity with a legacy from her dadRead more...
The £72million House Heist
Councils’ £72million raid on older people’s houses to pay for careRead more...
Royle Family’s Caroline Aherne Accidentally Left Her Mum with a £71,000 Inheritance Tax Bill
Inheritance Tax stress for Caroline Aherne's bereaved MumRead more...
“Get a Job!”: Disinherited Daughter’s Court Battle Ends in Humiliation
Danielle Ames loses her fight with her stepmother for a share in her late father’s fortuneRead more...
Danae Brook’s Story: A Blended Family Blighted by Intestacy
How Danae’s husband’s intestacy left this blended family in chaos.Read more...
The Truth about Deliberate Deprivation of Capital
Thinking about making a significant gift to your children? Worried that the council might snatch back the gift if you later go into a care home? Here’s what you need to know.Read more...
Disinherited Daughter v Stepmother
Disinherited Danielle Ames in Court Battle with her Stepmother over her "Idolised" Late Father's FortuneRead more...
Is the Traditional Marriage an Endangered Species?
In a major cultural shift, married couples are now in the minority as most couples choose to cohabit. Is this the beginning of the end for traditional marriage?Read more...
Video Blog - Inheritance Tax and You
Will my estate be affected by Inheritance Tax?Read more...
The Hurt and Rejection of Daisy Goodwin
It's every parent's responsibility to talk to their children about the legacy they might leaveRead more...
Trusts to Manage Inheritance Tax – One Rule for The Duke of Westminster and One for the Rest of Us?
The toxic urban myth that Inheritance Tax is for "the little people".Read more...
Toby Wales’s Story
The power of wills to transform lives for the better.Read more...
Heartache and Chaos from a Lost Will
Alison Shields tells of the distressing consequences of her father's lost will.Read more...
Father’s fear of making a will left his young daughter penniless
How Katy Young was accidentally disinherited by her father's fear of making a will.Read more...
Property tycoon sued beyond the grave.
Ex-civil partner of deceased millionairess in court bid for larger settlementRead more...
Stepfamilies & Blended Families Estate and Legacy Planning
A video guide for people who have stepfamilies or blended familiesRead more...
Frugal Bachelor Leaves Surprise Legacy of £1.5million to his Local Hospital
Heartwarming Generosity of Peter GibbonsRead more...
Case Study - How Dervla’s Inheritance Tax Planning Saved £120k
In today’s climate, “fail to plan” means “plan to pay lots of Inheritance Tax”Read more...
Video Blog - Estate Planning Tips for Business Owners
A Video Guide to Keeping your Business ResilientRead more...
Angela Rippon – a Happy Singleton Putting her Affairs in Order
In advance of the BBC documentary "The Truth About Dementia", Angela Rippon shares her concerns.Read more...
“Do Not Resuscitate” – Could this Happen to You Without your Consent?
The NHS knows that it's happening - and why it's happening - but won't be doing anything about it anytime soon. Here's how to protect yourself and your family.Read more...
The 8 Vital Questions You Should Answer Before You Make a Will or Estate Plan
How to choose an estate plan that's fit for purpose and within your budgetRead more...
Estate Planning Tips for Happy Singletons
This is an estate planning guide for single people - what you, as a happy singleton, can do to plan a secure future and a meaningful legacy.Read more...
Oxo Mum’s Family Torn Asunder by a Badly Made Will
How poor estate planning has left the late Loose Women star’s sons powerless – and possibly penniless.Read more...
Case Study - Bill and Anne, Buy to Let Investors
How we helped a couple ensure a secure future for theselves, their family and their buy to let portfolioRead more...
Estate Planning Considerations for Buy to Let Investors
This is the first in a two-part series that looks at the estate planning concerns of buy to let investors - and some of the many available solutions.Read more...
Come Live with Me and Be my Love ....
Five practical tips for living together securelyRead more...
Colin and Eleanor’s Story - Peace of Mind for Four Generations
This is the story of Colin and Eleanor, great-grandparents who wanted the peace of mind of knowing their assets were protected for the four generations of their family, and that their own personal wishes were respected no matter whatRead more...
Soaring Probate Fees - a Stealth Tax
The Ministry of Justice has announced a fee scale that increases the cost of probate by up to 130 times the present fee. Here are some ways of managing the cost of leaving a legacy for your family, so their inheritance is maximised.Read more...
Joy Williams’ Legal Battle - And Her Lessons for Couples Living Together
Joy Williams has won an exhausting, four-year court battle to save her home – but it could all have been avoidedRead more...
How a £90 Will Cost a Daughter Half a House
Ebenezer Aregbesola used a low-cost will-writing service to prepare his will - consequently a crucial loophole was missed, which robbed his daughter of her inheritance.Read more...
Making Your Child’s Inheritance Divorce-Proof
Marriage isn't always forever - is there a way to protect your child's inheritance from the consequences of a divorce?Read more...
How A Blunder Over Geography Led to a High Court Battle Over a Scientist’s Will.
A High Court battle between The Royal Society and an eminent scientist's family centred on the meaning of the phrase "United Kingdom".Read more...
Twice the Maternal love, but Twice the Inheritance Tax Burden
The Utley family have shared in the national press their heart-warming story of sisterly devotion, and their worries about the way a wholly unexpected turn of events has placed them in a dilemma they’re unsure how to solve. Here are some potential solutions.Read more...
Guest Blog - Building a Secure Future with ISA’s
This guest blog is brought to you by Neil Ridpath, an Independent Financial Advisor with Neil J Ridpath Wealth Management Limited. A fundamental part of planning for yours and your family’s financial security is making the most of your assets. Here, Neil tells us about Individual Savings Accounts, and why they are such a useful tool for getting the best return form your hard-earned savings.Read more...
Standing Up for the “Mustn’t Grumble” Generation.
Recent reports suggest that older people are getting a raw deal in many aspects of life, because they generally don't like to complain. How can we make sure older people receive the great service they deserve?Read more...
Seize the Day! Overcoming Procrastination about Protecting your Legacy
How to overcome the impulse to put off important decision, like protecting your legacy.Read more...
Self employed? Here’s how to safeguard your business and your family
If you're self-employed, your business can be your greatest asset and your greatest responsibility - here's how to keep it safe. come what mayRead more...
“Inheritance Tax is too toxic to save”, says The Fabian Society
The Nation is almost unanimously opposed to Inheritance Tax - but abolition is unlikely so we must fight back in other ways.Read more...
Advance Care Planning - Staring Into the Abyss or Taking Back Control?
Considering an Advance Directive takes some courage - but brings peace of mind for you and your family.Read more...
Don’t Mind the Council Inheriting your House? Then Go Ahead and Make Basic Mirror Wills
The potential price of making simple mirror wills.Read more...
Why leaving your estate to your other half can be a terrible mistake
The risks in making straightforward Mirror Wills.Read more...
The Sad Story of Mr and Mrs Henein - Husband Left Homeless by Lack of Proper Planning
Why it's so important to talk to each other about the future.Read more...
Back to Basics - Why Make a Will?
Why you should make a will, and why it should be up to date.Read more...
Disinheritance and the Law - Part 2
Does being disinherited affect your claim to your parents estate? (Part 2)Read more...
Disinheritance and the Law - Part 1
Does being disinherited affect your claim to your parents estate? (Part 1)Read more...
How to Protect Your Child From Losing Their Inheritance
How to protect your child from losing their inheritance.Read more...
Estate Planning for Stepfamilies and Blended Families
Estate Planning for Stepfamilies and Blended FamiliesRead more...
Subscribe for Updates & Information
"Thank you for all you help in putting together my Will and Powers of Attorney. You made it so much easier as it is a daunting task."