THE PROPERTY FILTER TAKE
HMRC's guidance sets 7 November 2026 as the deadline for the second quarterly update under Making Tax Digital for Income Tax.
The number that matters: for standard update periods this update covers 6 April to 5 October, so it shows your rent and expenses for the tax year so far, not just the latest three months.
Consider checking your digital records and your jointly let property choices before 7 November, and speak to your accountant if anything looks off.
Landlords signed up to Making Tax Digital for Income Tax have until 7 November 2026 to send their second quarterly update to HMRC. For standard update periods, it covers 6 April to 5 October, according to HMRC's Send quarterly updates guidance on GOV.UK. Making Tax Digital for Income Tax is HMRC's new way to do Self Assessment, using compatible software.
If your accounting period runs from 1 April to 31 March, you should use calendar update periods. Your second update then covers 1 April to 30 September, with the same 7 November deadline (HMRC, Send quarterly updates).
What does the second quarterly update contain?
A quarterly update is a set of totals. HMRC's guidance describes them as "summaries, not tax returns". Your software adds up your digital records (each income or expense entry, kept in compatible software) by category.
The key point is that each update is cumulative. It runs from the start of the tax year (6 April) to the end of the update period, so it shows your totals for the tax year so far. You do not need to make accounting or tax adjustments before sending it (HMRC, Send quarterly updates).
All your UK properties legally count as one UK property business, so your software adds them into one update (HMRC, Create digital records).
Worked example (hypothetical, rent arithmetic only). Say a signed-up landlord collects £4,500 a month in total rent across three flats, paid on the 10th. The first update, for 6 April to 5 July, held three payments: £13,500. The second, for 6 April to 5 October, holds six: £27,000. A £450 repair paid on 20 August shows as £450 of expenses. So the second update reports £27,000 for the tax year so far, not £13,500 for the latest quarter.
If you spot a mistake, you can correct your records and the fix goes into your next update (HMRC, Send quarterly updates). Our business and systems articles cover how to run portfolio paperwork.
What about jointly let property, empty periods and late updates?
For jointly let properties, you can include either income and expenses, or income only (HMRC, Send quarterly updates). If you leave the expenses out, you must add them before you submit your tax return (HMRC, Create digital records). You can resend your fourth quarterly update, or adjust the category total in your software. Properties you own solely still need both income and expenses.
You only need records for your share of a jointly let property (HMRC, Create digital records). And if you received no income and incurred no expenses in an update period, you must still send the update to tell HMRC.
Penalties work on points: a late update or return earns a point, and a fine follows only at a threshold. HMRC will not apply penalty points for late quarterly updates during the 2026 to 2027 tax year. But penalty points still apply for late tax returns. After 2026 to 2027, if you are required to use the service, reaching 4 points brings a £200 penalty (HMRC, Send quarterly updates).
Who is in scope, and what does the update tell you?
Qualifying income is your total turnover from self-employment and property, before expenses (HMRC, Using Making Tax Digital for Income Tax for the first time). Over £50,000 on your 2024 to 2025 return meant starting on 6 April 2026. Over £30,000 on your 2025 to 2026 return means 6 April 2027. Over £20,000 on your 2026 to 2027 return means 6 April 2028.
After you send an update, you can get an estimate of your tax bill for the tax year to date, in your software and your HMRC online services account. HMRC adds information it already has, such as employment income (PAYE). The estimate is less accurate if you have other income HMRC does not know about (HMRC, Send quarterly updates).
We covered the August deadline in our guide to the first Making Tax Digital quarterly deadline.
Your software also has to handle your tax return at the end of the year. Our report on Making Tax Digital software readiness looks at whether software can file a full return.
For your own position, speak to your accountant. Our free property resources can help you organise the rest of your records.
Key takeaways
The second quarterly update under Making Tax Digital for Income Tax is due by 7 November 2026 (HMRC, Send quarterly updates).
It covers 6 April to 5 October for standard update periods, or 1 April to 30 September for calendar update periods.
Each update is cumulative: it shows your property income and expense totals for the tax year so far, not a single quarter.
HMRC will not apply penalty points for late quarterly updates in the 2026 to 2027 tax year, but points still apply to late tax returns.
Consider checking your jointly let property choice and your records before you send, and speak to your accountant.
Frequently asked questions
When is the second Making Tax Digital quarterly update due?
Does the second quarterly update only cover July to October?
Do I have to send an update if I had no rent in the period?
Will I get a penalty for a late quarterly update in 2026 to 2027?
Who has to use Making Tax Digital for Income Tax?
