If you let property in Bristol — student and shared houses in Redland, Cotham or Bishopston, family lets in Bedminster or Easton, or flats around the harbourside — and HMRC has written to you, the first thing to know is that most enquiries are settled with organised paperwork, not disaster. We help you understand exactly what HMRC is asking for, gather the records for the years in question, and prepare a clear response.
The local rule that catches Bristol landlords out
Bristol widened its licensing sharply on 6 August 2024. There is now a citywide additional HMO licensing scheme: any small shared house of three or four people from two or more households needs a licence, anywhere in the city — not just in certain wards as before. Alongside it, a new selective licensing scheme covers most other private rentals, including single and family lets, in Bishopston & Ashley Down, Cotham and Easton.
In parts of the city an Article 4 Direction also applies, so you may need planning permission to create a shared house. Letting without the licence you need risks prosecution, a fine, and a rent-repayment order. All of this is a council and planning matter, not a tax one — but the licences you hold and the rents behind them are exactly the records an HMRC enquiry looks at. Always check the current position with Bristol City Council.
Areas we support
- Student and shared-house areas: Redland, Cotham, Clifton, Bishopston, Ashley Down
- Selective-licensing wards: Bishopston & Ashley Down, Cotham, Easton
- Family and mixed areas: Bedminster, Southville, Brislington, Knowle, Horfield
- City centre, harbourside and surrounding South West
Why an HMRC enquiry can feel harder in Bristol
- The 2024 expansion caught many more properties — landlords who were outside licensing before now hold new licences and paperwork.
- Student HMOs with yearly turnover — many tenancies, deposits and rents to track.
- Selective licensing on ordinary lets in some wards — even single and family lets have licence records now.
- A mix of HMOs, single lets, company and jointly owned property across a fast-moving market.
What we do for landlords under enquiry
We help you deal with the enquiry from start to finish, on your side of the table:
- Explain the HMRC letter in plain English, so you know exactly what is being asked.
- Help you gather and organise the records for each property and year — use our Seven-Part Check.
- Help you prepare your reply — our reply-letter builder writes the safe first response — and, where something was missed, a Let Property Campaign disclosure.
- Give you the figures with our penalty estimator and liability estimator.
- Explain the letter and the deadline
- Help you organise records and spot gaps
- Help you prepare your response and any disclosure
- Give you the tools to work out the figures
- Your tax agent — you sign and send
- A regulated financial or legal adviser
- Able to guarantee an HMRC outcome
- The right place for a Code of Practice 9 case — get a specialist
Common questions from Bristol landlords
Do you only help landlords in Bristol?
No. This page is for Bristol landlords, but we help landlords anywhere in the UK facing an HMRC enquiry.
My HMO is caught by the citywide scheme. Does that affect an HMRC enquiry?
Licensing is a council matter, separate from tax. But the licence fees you pay and the rents from each property are records HMRC will want to see, so keep them clearly.
Are you my tax agent?
No. We help you understand the letter, get your records in order and prepare your response. You sign and send it. Nothing here is regulated financial advice.
Do you work with my existing accountant?
Yes. Often our job is to get your records and response ready so your accountant can act efficiently. You remain their client for advice.
Landlord Tax Enquiry helps landlords prepare for and respond to HMRC enquiries. We are not a tax agent, not a regulated financial or legal adviser, and this page is general information, not advice on your own position. Local licensing and planning figures are current at the review date; always confirm with Bristol City Council. Phone 07359 169970.