Landlord accountants in Livingston — from £149, fixed.
Landlord tax done properly in Livingston: rental accounts per property, Section 24 handled correctly, every allowable expense claimed — at fixed fees that don't scale with your stress. Serving landlords across Livingston and nearby Almondvale, Dedridge, Adambrae.
Landlord & Property Tax for Livingston — done properly, entirely online
Landlords in Livingston and everywhere else (property location doesn't matter — we're online): accidental landlords with one flat, portfolio landlords, holiday-let owners and landlords considering incorporation.
What's included
- Rental income and expenses accounted per property
- Mortgage interest relief (Section 24 credit) applied correctly
- Every allowable cost claimed — repairs, agents, insurance, mileage
- Self Assessment property pages filed
- A straight answer on whether a limited company would save you money
What Livingston gets with Bohzo Accountants
Your fee is agreed before any work starts and never changes mid-job. No hourly billing, ever.
Records in over the portal or WhatsApp, approvals from your phone, filings sent electronically — Livingston to HMRC without a single appointment.
Bohzo Accountants trades as Bohzo Ltd, registered in the UK under Company No. 15031604 — check us on Companies House any time.
We track every HMRC and Companies House date that applies to you, so you don't have to.
Compare our fixed landlord & property tax fees
| Your situation | Fixed fee |
|---|---|
| 1 property — rental accounts + tax return | £149 |
| 2–4 properties | £199 |
| 5+ properties / portfolio | £299 |
| Furnished holiday let / serviced accommodation | £249 |
“From” pricing reflects the simplest case; anything more complex is quoted as a fixed fee in writing before work begins — and never changes after.
Online accountants vs the high street
Traditional firms around Scotland still run on hourly billing, office appointments and fees you discover after the work. Our model inverts that: the fee is fixed and written down before work begins, questions are part of the service rather than billable events, and everything happens online — the reason Livingston pays the same as everywhere else.
There's no office to fund in Livingston and no office to visit: records travel through our secure portal or WhatsApp, approvals happen on your phone, and filings go to HMRC and Companies House electronically. You get the same qualified work — minus the overheads, the travel and the surprises on the invoice.
Landlord & Property Tax in Livingston: from first message to filed
Start with a message — no forms, no phone queue. Tell us what needs doing and we take it from there.
One fixed price before any work starts. Complex case? We say so now, not on the invoice.
The legal bits — ID verification, engagement letter — happen online in minutes, then your records come in via the portal or WhatsApp.
We prepare, you check and approve, we submit — and you get the HMRC confirmation the same day it's filed.
The same service in Livingston as anywhere — by design
Whether your business trades from Livingston itself or you simply live there and work everywhere, the tax rules are national — and so are we. Livingston clients get the same preparers, the same fixed fees and the same deadline tracking as every other town on this site.
A lot of our Scotland clients switched from local firms after one too many surprise invoices. The fix wasn't a cheaper local firm; it was removing the billing model that produces surprises. Fixed fees, in writing, before the work — that's the whole trick.
Where we work around Livingston
Livingston is part of Scotland, in the EH54 postcode area, with Almondvale its nearest neighbour — about 0.1 miles to the east. Geography still shapes who people call, so here's Livingston's: the same fixed-fee service covers every place on this list, at the same price.
| Nearby | Distance from Livingston | Direction |
|---|---|---|
| Almondvale | 0.1 miles | east |
| Dedridge | 0.4 miles | south-east |
| Adambrae | 0.7 miles | south-west |
| Howden | 0.8 miles | north |
| Kirkton | 1.0 miles | west |
Distances are straight-line, between place centres. Every listed place — and everywhere between — is served online at the same fixed fees.
Livingston landlord & property tax FAQs
How does mortgage interest relief work now?
Under Section 24 you can't deduct mortgage interest from rental profits — instead you get a 20% tax credit. Higher-rate landlords pay noticeably more than under the old rules, which is why the sums (and the company question) deserve proper attention.
Should I hold my properties in a limited company?
Sometimes. Companies deduct interest in full and pay corporation tax rates, but you face costs extracting profits and potentially CGT/SDLT moving existing properties in. We'll run your actual numbers — the honest answer is 'it depends', and we'll show you on what.
What expenses can landlords claim?
Repairs and maintenance (not improvements), agent fees, insurance, ground rent, utilities you pay, advertising, accountancy, and travel for property management. The repairs-versus-improvements line is where most mistakes happen — we police it carefully.
Do I need to visit an office in Livingston?
No — there's nothing to visit and nothing to print. We're an online firm: records go through our secure portal or WhatsApp, and everything is filed electronically. It works the same whether you're in Livingston or anywhere else in Scotland.
I searched "landlord tax near me" — is this service really local to Livingston?
Livingston is fully covered, yes. The work is done online, which in practice means more local than an office: same-day replies instead of appointment slots, and the same published fixed fee whether you're in Livingston town centre or the edge of Scotland. If you'd rather talk it through first, WhatsApp us — a real person answers.
Who will actually handle my landlord tax?
Bohzo Accountants — a trading name of Bohzo Ltd, a registered UK company (No. 15031604). You get a named contact, a fixed fee in writing, and nothing is filed until you've reviewed and approved it.
How do your fixed fees work?
You tell us your situation, we quote one fixed price in writing before any work starts, and that price never changes mid-job. If your case is unusually complex we'll say so up front and agree a different fixed price — but the fee is always agreed before we begin, never after.
The short version of the rules that matter
If you contract through your own limited company, IR35 asks whether you'd be an employee without it. For medium and large clients, the status decision is theirs; for small clients, it's still yours — and getting it wrong in either direction costs money.
The capital gains annual exempt amount has shrunk to £3,000, which pulls far more ordinary disposals — shares, crypto, second properties — into reporting territory. Gains that once fell under the allowance now need a return, even when the tax due is modest.
CIS deduction statements go missing constantly — contractors change, emails vanish. HMRC's records can fill some gaps, but the fastest refunds belong to subcontractors who keep every monthly statement. If you're in construction around Livingston, that one habit is worth real money.
HMRC requires records to be kept for at least five years after the filing deadline for the self-employed. Digital copies count. A cloud folder or app now beats a carrier bag of paper every time — for you and for any future enquiry.
Plenty of people incorporate too early because it "sounds established", then pay for accounts, confirmation statements and payroll they didn't need. The switch pays for itself at the right profit level — the trick is knowing yours.
HMRC receives data directly from online platforms about sellers' income. If a side hustle has grown past the £1,000 trading allowance, coming forward first is always cheaper than being written to — penalties scale with how the disclosure starts.
Ask any prospective accountant two questions: "what's included in the fee?" and "what costs extra?" The quality of those two answers predicts the whole relationship.
Most self-employed people under-claim. Use of home, mileage at HMRC's approved rates, phone and broadband apportionment, trade subscriptions, training that updates existing skills — legitimate deductions left on the table add up to real tax overpaid year after year.
General guidance, not personal advice — thresholds and dates change. For advice on your own position in Livingston, message us and we'll answer against your actual numbers.
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