When you own or manage a company through which you hold property or rental income, the filing obligations at Companies House are more than just a tick-box exercise. Getting those deadlines, formats and compliance points right is vital to avoid penalties, stay clearly above board and maintain confidence in your structure. At Property Income Accountants we have worked with landlords and property investors for years and we understand how the interaction between property investment, tax and company law plays out in a practical way. This article walks you through the key aspects of Companies House filing for property-owning companies in the UK, helps you understand why it matters, and shows what you should look out for to ensure you meet your obligations with confidence.
Why Companies House Filing Matters for Property Companies
For many property investors the focus naturally falls on rental income, tax, and letting agents. What sometimes gets less attention is the requirement that if you hold property through a company you must keep up with your statutory filing obligations at Companies House. Companies House is the UK government agency responsible for maintaining the company register and ensuring the information published about companies is up to date and accurate.
When you file on time and accurately you are showing that your company is properly managed, which matters if you wish to borrow, deal with tenants, dispose of property or bring in partners or investors. Conversely if you fall behind or make errors you risk late filing penalties, increased scrutiny and even the possibility of your company being struck off the register.
From a property investment perspective the companies that hold land or residential property often have extra layers of complexity: income from rental, maintenance and repair costs, potential tax reliefs, letting agent transactions, and changing property values. These all feed into company accounts and into the documents you file at Companies House. At Property Income Accountants we see the value of integrating property-specific accounting (which we specialise in) with statutory compliance. Our clients benefit from knowing that their rental company is being managed both for tax efficiency and regulatory compliance.
One further important point: Companies House filings are publicly accessible. That means that anyone can view the registered accounts, directors’ details, and confirmation statements for your company. Accuracy, completeness and timely filing therefore also contribute to your professional reputation and credibility. For landlords or investors working via companies, it sends a signal of transparency and reliability.
What Must be Filed With Companies House and when
Understanding what documents you must deliver to Companies House, and by when, is a key part of compliance. The main filing obligations for UK companies include annual accounts, the confirmation statement (formerly annual return), and notification of changes to company details.
Annual accounts
All companies, including those holding property, must file annual accounts. These are sometimes called statutory accounts. The purpose is to provide a snapshot of your company’s financial position and performance for a set accounting reference period.
The deadlines vary depending on the size of the company and whether they are private or public. For a private company the usual deadline is nine months from the accounting reference date.
The types and level of detail required depends also on whether the company is a small company, micro-entity or larger. Micro-entities can file simpler sets of accounts.
Confirmation statement
The confirmation statement is a mandatory annual filing that confirms the company information held by Companies House is accurate. It includes details such as directors, shareholders, share capital structure, and registered office address. Even if no change has occurred, the confirmation statement must still be filed.
Changes to company details
Changes such as a new registered office address, new director, change in share capital, change of accounting reference date must also be reported to Companies House. Some changes must be notified within 14 days of the change.
Special rules when property is involved
When your company holds property or property investment income you may have additional considerations: the accounting reference date may influence how the rental income is reported, changes in ownership or structure may need to be clearly shown, and if your company becomes dormant (i.e., no longer trading) there are different filing obligations. The guidance from Companies House confirms that “all companies must file annual accounts with Companies House. This includes dormant companies.”
When you hold property through a company and you may at some point sell or restructure, being up to date with filings helps avoid last-minute rushes and unwelcome surprises.
Common Pitfalls for Property Companies and Landlords
Because property investment combines elements of accounting, tax, letting activity and compliance, there are some common areas where property companies run into issues with their Companies House filing. Knowing these ahead of time helps you avoid them.
Missing or late filings
Delaying annual accounts or the confirmation statement is one of the most common problems. The consequences can include automatic late-filing penalties, adverse marks on your company, and even the risk of your company being struck off.
Mixing personal and company finances
When a property company is used one of the key advantages is clear separation between your property business and your personal finances. However if bank accounts, income or expenses are not clearly recorded via the company structure it complicates both accounting and the preparation of annual accounts. Poor record-keeping increases the risk of errors in the filing.
Use of incorrect accounting reference date
Choosing or changing the accounting reference date affects deadlines and may impact tax planning. If your reference date is not well chosen relative to your property activities (for example acquisition or disposal of property), you may find your accounts deadline falls at an inconvenient time. The guidance from Companies House explains how to determine or change your accounting reference date.
Under-estimating complexity of property income and expenses
Property companies often have multiple rental properties, letting agents, repair costs, furniture replacement, service charges, mortgage interest, and perhaps trading income. If the accounting is not set up properly throughout the year it becomes difficult to prepare meaningful accounts for Companies House. That is why specialist property-aware accountants (such as us) add significant value by ensuring correct classification of income and costs.
Ignoring future changes in law and filing format
There are upcoming changes to how Companies House filings will be delivered. For instance, from April 2027 the expectation is that companies will file accounts using commercial software. Property companies should plan ahead to adopt software-based filings and to make sure their accounting software and records are compatible. Property Income Accountants works with landlords and property companies to ensure the transition is smooth.
Public disclosure and reputation
Because many aspects of your company are publicly visible you should ensure what you file represents how you want your business to be seen. If you are seeking to attract investors or lenders it is worth treating your company filings as part of your professionalism.
Practical Checklist For a Property Company Before Filing
While each property company may have its own nuances, based on our experience many landlords find it helpful to work through a practical checklist in advance of the Companies House filing date. Here is a narrative of the steps you should consider:
Check your accounting period end (accounting reference date) and ensure you know the deadline for your year-end accounts. Review whether your company qualifies as a small company or micro-entity (which may reduce formal requirements) and ensure your records reflect that correctly. Make sure all rental income streams are recorded in the company’s books: rent received, deposits held, sundry income such as service charges or parking fees. For each property the bookkeeping should separately identify expenses incurred during the accounting period: letting agent fees, repairs, maintenance (not improvements), insurance, utilities you pay, service charges, mortgage interest (or corporation tax adjusted interest if held in company), depreciation where applicable, and any other allowable cost. Reconcile bank accounts and agent statements to ensure all income and outgoing transactions are captured and correctly classified. Confirm that all directors’ and shareholders’ details in the company register are up to date, that any changes have been reported to Companies House, and that the confirmation statement is ready for filing or has been filed as required. Review any structural changes in the company during the year: new directors, changes in share capital, new property acquisitions or disposals, changes of registered office address. Ensure these are recorded in minutes or resolutions and reported to Companies House if needed. Consider whether your company has become dormant or significantly reduced activity; if so you may need to reflect that in your choice of accounts format (though many property companies continue to file full accounts). Confirm your accounting software is equipped to generate the necessary formats for submission and ensure your accounts package is ready for uploading or submitting online. Ensure that your tax position in relation to the company is aligned: corporation tax return due deadlines, mapping of property income to company profit, planning for any sale of property, and correspondence with your accountant. Prepare the accounts: balance sheet, profit and loss account, directors’ report (if required), notes. If your company is a small company you may file simpler accounts; but still the information must be accurate. Review the accounts thoroughly and sign them as required by a director. Prepare the submission: log into your Companies House account (or use qualified agent), obtain your authentication code, and submit the accounts file and pay any fees. Verify after submission that the company status is updated and that no rejects or additional notices have been issued by Companies House. Plan ahead for next year: once the accounts are done, set up reminders for next deadlines, review whether your property structure remains optimal (for example whether holding property through company is still the best route) and update your ongoing bookkeeping system accordingly.
By working through these steps with a specialist property accountant you reduce the risk of late filing, errors, or unexpected consequences.
How Property Companies Can Benefit From Early Preparation and Expert Support
In our experience at Property Income Accountants, property companies derive real benefit when they integrate their rental business and accounting system with their statutory compliance from the outset rather than leaving filing to the last minute.
First, by keeping tidy and timely bookkeeping, you give yourself the opportunity to review performance across your property portfolio, understand your profit and cash flow before tax, and make informed choices. Good bookkeeping also means that when you come to produce statutory accounts you are not scrambling to pull everything together. For example when rental income exceeds certain thresholds, or when you hold multiple properties, being able to track each let and each property as an asset simplifies both reporting and decision-making.
Secondly, expert support matters. Because the accounting rules for property and the filing rules for Companies House overlap but are not identical, a property specialist accountant helps you stay ahead of: what counts as an allowable expense, how the company’s structure may affect tax and reporting, how changes in law will impact your filings, how to choose an accounting reference date which aligns sensibly with your property transactions, how to manage changes in share capital, directorships or ownership when you hold properties via companies. We have found that landlords and property investors who work with accountants specialising in property obtain greater clarity, fewer surprises, and often better tax outcomes than those who try to handle everything themselves.
Thirdly, when it comes to investing or growing a property portfolio, the credibility of your company is important. Lenders and partners often look at the company filings to assess track record, transparency and risk. A company that is up to date in its filings, has clear accounts, and shows a proper financial control framework makes a stronger impression and often finds it easier to negotiate terms, raise finance or partner with other investors.
In short, the filing obligations at Companies House are not simply a regulatory burden. When managed smartly and early, they become part of the financial framework that supports your property business, improves discipline, builds control and enhances value.
Looking Ahead: Future Changes and What They Mean for Property Investors
The environment of company filings is evolving. One of the major changes announced is that from April 2027 companies will need to submit accounts using commercial software, and the option to file paper accounts or simplified accounts (for example abridged accounts for micro-entities) will be phased out.
For property companies it means the transition needs to happen now so you are not caught out nearer the deadline. That implies reviewing your accounting software, ensuring you have digital records and systems ready, and training any personnel or agents on the new process. Early adopters benefit because they will build a workflow that is already compliant and less stressed when the legal deadline arrives.
Another trend to watch is increased public transparency and anti-fraud regulation. Companies House is under pressure to strengthen verification of directors, people with significant control, and accuracy of filings. This affects all companies, including those holding property. Ensuring your records and filings are accurate, up to date and supported by proper internal controls is more important than ever.
For property investors this means: maintain clear records for all rental income and expense items; ensure company directorships and ownership structures are well documented; be ready to move your company filings into a fully digital workflow; and consider the implications of any future acquisition or disposal of property in advance rather than waiting until after the event.
Final Thoughts
For landlords and property investors operating via limited companies the requirement to file at Companies House may feel like another administrative task. But it is far more than that. It is an integral part of demonstrating credible, well-run business operations and maintaining access to opportunities, finance and growth. At Property Income Accountants we believe that when you couple property-specific accounting systems with proactive compliance you create a framework where the company is not just meeting its legal obligations but also performing as a business asset.
If you treat your Companies House filing deadlines and papers as part of your regular property business rhythm rather than a rushed year-end chore you will find you are more organised, more confident and in a stronger position for growth. Clear bookkeeping, timely reconciliations, awareness of structural changes and proactive planning all contribute to that position.
The key message is this: do not leave the filing until the deadline looms. Maintain a steady rhythm of monitoring your accounts, reviewing the company structure, aligning your property portfolio transactions with your accounting cycle and planning ahead for the next year. That way the filing becomes a natural part of your property business, not a source of stress.
