MTD Quarter 2 — What Landlords Need to Submit Before 7 November 2026
By RentVault Team · Published 2026-08-25 · Updated 2026-08-26 · 4 min read
Your second MTD quarterly submission covers the period from 6 July to 5 October 2026. The deadline for submitting it to HMRC is 7 November 2026.
Your second MTD quarterly submission covers the period from 6 July to 5 October 2026. The deadline for submitting it to HMRC is 7 November 2026.
If you submitted Quarter 1 on time — or corrected and resubmitted it after the 7 August deadline — Quarter 2 follows the same process. This guide covers what you need to include, where Q2 differs from Q1, and how to avoid the mistakes that are more likely in the summer quarter.
What Quarter 2 covers
Quarter 2 runs from 6 July 2026 to 5 October 2026. You are reporting the income received and expenses incurred during this period, across all properties included in your property business.
For most landlords with standard tenancy start dates, Quarter 2 is a relatively stable quarter — rents are received, mortgage interest is paid, and occasional maintenance costs arise. For landlords with Airbnb or holiday let income, however, Quarter 2 is likely your highest-income quarter of the year. July, August, and early September are peak season for short-let properties, and the income figures for Q2 may look very different from Q1.
What to include
Income. All rent received between 6 July and 5 October. For Airbnb and short-let properties, the gross income received from the platform before fees are deducted. For properties with multiple income streams (rent plus parking, rent plus storage), include all of them.
Expenses. All allowable expenses incurred and paid between 6 July and 5 October. The categories are the same as Q1 — repairs and maintenance, insurance, management fees, professional fees, advertising, and so on.
Finance costs. Mortgage interest paid between 6 July and 5 October. Do not include capital repayments.
Summer-specific items to check
Airbnb and short-let income. This is the category most likely to be underreported in Q2. If you let through any short-let platform, check your platform dashboard for the exact income figures for the quarter. Platforms pay out at different times — what arrives in your bank in August may relate to bookings that happened in June. Use the date of income (when it was earned or when it was received — check the HMRC guidance on your basis of accounting if you are unsure) rather than simply pulling your bank statement totals.
Summer repair and maintenance costs. Many landlords do larger maintenance and improvement work during the summer — between tenancies, or when properties are empty for student turnaround. Remember the distinction between repairs and improvements. A new roof covering that matches the original specification is a repair. Replacing single-glazed windows with double-glazed units is an improvement and is capital — it goes in neither the expense nor the finance cost field.
Void period costs. If any of your properties had a void period during Q2, costs incurred during the void (insurance, council tax you paid, cleaning between tenancies) are allowable expenses for the period.
Tenant changeover costs. Cleaning between tenancies, advertising for new tenants, and letting agent fees for finding a new tenant are all allowable. If you paid a deposit protection registration fee for a new tenancy, that is allowable.
How Q2 differs from Q1
By Q2, HMRC has your Q1 figures on file. The totals in Q2 do not need to be consistent with Q1 — income and expenses genuinely vary by quarter — but if your Q2 income is dramatically lower than Q1 without explanation (for example, if you corrected a Q1 error that inflated the figures), it may trigger scrutiny.
If you made corrections to your Q1 submission after the 7 August deadline, your Q2 submission is against the background of the corrected Q1 figures. Make sure your records for Q2 start cleanly from 6 July and do not include any Q1 items that were corrected.
A note for landlords approaching the £30,000 threshold
The MTD threshold drops from £50,000 to £30,000 from 6 April 2027. If your qualifying gross income from property and self-employment is between £30,000 and £50,000, April 2027 is your MTD start date.
The Q2 deadline of 7 November 2026 falls within the twelve months before your start date. Now is a good time to start building the digital record-keeping habits you will need — connecting a bank feed, categorising transactions, and understanding the quarterly submission process — so that when April 2027 arrives, the process is familiar rather than new.
Submitting Q2 through RentVault
In RentVault, the Q2 export function will be available from 6 October 2026 once the quarter has closed. Generate the export and review the totals against your expectations. RentVault supports compliant records and exports today, but direct HMRC API submission is awaiting production approval; submit the export through your accountant or recognised bridging software. RentVault will send a reminder before the 7 November deadline.
If you do not yet have a bank feed connected, connecting one now will ensure that Q2 transactions are captured automatically from early July rather than needing to be reconstructed from bank statements at submission time.