A must-read for landlords looking to go limited – from Accounting Matters
At Accounting Matters, we firmly believe that the most expensive tax bills aren’t caused by high profits — they’re caused by late conversations.
For landlords thinking about moving into a limited company, this couldn’t be more true.
Too many landlords only speak to their accountant after the tax year has ended, when the figures are final and the opportunity to change the outcome has gone. By then, the tax bill is no longer a plan — it’s a demand.
That’s why we place so much importance on the Month-9 Tax Meeting.
If you’re a landlord considering incorporation, this meeting can quite literally save you thousands.
What Is the Month-9 Tax Meeting?
Month-9 is exactly what it sounds like — a structured tax planning meeting held nine months into the accounting year, before the year closes.
At this point:
- The majority of income and expenses are already known
- Mortgage interest trends are clear
- Repairs and maintenance costs are visible
- Profit levels are emerging
- There is still time to act
This is the last meaningful window where decisions can still change the tax outcome.
For landlords looking to go limited, Month-9 is often the point where the decision becomes clear.
Why Month-9 Is Critical for Landlords Thinking of Going Limited
1️⃣ It Shows You What Your Tax Position Really Looks Like
One of the biggest frustrations landlords have is uncertainty:
“I don’t know what I owe until my accountant tells me — and that’s usually too late.”
At Month-9, we can forecast:
- Your likely year-end profit
- Your personal tax exposure
- The impact of mortgage interest restrictions
- How much tax you’re heading towards if nothing changes
This clarity alone is powerful — and often the moment landlords realise their current structure is no longer working.
2️⃣ It Highlights the True Cost of Staying a Sole Trader
Many landlords feel they’re paying too much tax, but they haven’t seen the numbers laid out clearly.
At the Month-9 meeting, we show:
- What your tax bill will be if you remain a sole trader
- How much mortgage interest relief you’re losing
- How much profit is being taxed at higher rates
- The cash-flow impact of that tax
For higher-rate taxpayers, this is often the turning point.
It’s no longer about “maybe going limited” — it becomes about how long you can afford not to.
3️⃣ It’s the Last Point Where Planning Still Works
After the year ends, your options shrink dramatically.
By Month-9, there is still time to:
- Adjust drawings
- Plan dividend strategies
- Retain profits
- Time large repairs or maintenance
- Decide whether new purchases should be made personally or via a company
- Prepare for incorporation before the next tax year
This is where proactive accounting saves money — not after the return is filed.
4️⃣ It Allows Proper Planning for Incorporation
Going limited isn’t something that should be rushed at the year end.
Month-9 gives us time to:
- Model sole trader vs limited company outcomes
- Discuss timing (this year vs next year)
- Identify potential CGT or SDLT exposure
- Plan mortgage conversations
- Prepare company structures properly
Instead of reacting under pressure, landlords can move forward strategically and confidently.
5️⃣ It Protects Cash Flow and Avoids Tax Shocks
Unexpected tax bills are one of the biggest risks for landlords — especially those planning to grow.
Month-9 planning allows us to:
- Ringfence money for tax early
- Avoid over-drawing personally
- Prevent funding problems
- Ensure cash is available for reinvestment or deposits
For landlords considering incorporation, this meeting often prevents the very cash-flow issues that delay or derail the move.
Why This Meeting Is Even More Important Before You Go Limited
Once you operate through a limited company, tax planning becomes more flexible — but also more complex.
Month-9 helps you:
- Understand how profits would be taxed personally vs corporately
- Decide how much income you actually need personally
- See the benefit of retaining profits in a company
- Avoid incorporating without a clear plan
We often say to landlords:
“Incorporation works best when it’s planned before the pressure hits — not after.”
What We Cover in a Month-9 Tax Meeting at Accounting Matters
This isn’t a generic chat. Our Month-9 meetings are structured, focused, and practical.
We cover:
✔ Year-to-date profit review
✔ Mortgage interest impact
✔ Forecasted tax liability
✔ Cash-flow position
✔ Sole trader vs limited company comparison
✔ Timing of incorporation
✔ Next-step action plan
You leave knowing:
- what your tax bill is likely to be
- what options you still have
- whether going limited makes sense for you
- what needs to happen next
No jargon. No guesswork. Just clarity.
A Common Scenario We See
A landlord comes to us in January, shocked by a tax bill, asking:
“Can I still go limited to reduce this?”
Often, the honest answer is:
“Not for this year — but we can stop this happening again.”
The landlords who benefit most from incorporation are the ones who planned at Month-9 — not Month-12.
Final Thoughts: Month-9 Is Where Control Lives
If you’re a landlord thinking about moving to a limited company, the Month-9 tax meeting is where everything changes.
It’s where:
- uncertainty turns into clarity
- reaction turns into strategy
- tax bills turn into tax plans
- and incorporation becomes a controlled decision, not a panic move
At Accounting Matters, we don’t believe in last-minute surprises.
We believe in planning early, acting deliberately, and protecting your future.
Because when it comes to your tax — and your property business…
Accounting Does MATTER.