Moving from Form 12 to Form 11 due to being accidental landlord - income tax "ceased" when trying to register for self assessment

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Freelance said:
Diary it for 1st September. At that stage decide which is the most appropriate basis for calculating your preliminary tax: 90% of Current Year Tax or 100% of Previous Year Tax or 105% of Pre-Preceding Year Tax and update your return and pay by the deadline.
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Just to double confirm Freelance, I'm grand leaving it at zero if I believe that 2026 will yield a small refund, due to the offset of the nursing home fees?
 
podgerodge said:
Just to double confirm Freelance, I'm grand leaving it at zero if I believe that 2026 will yield a small refund, due to the offset of the nursing home fees?
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That’s certainly my understanding but if you wanted to you could call them in say August or September when things are quieter and confirm that this is correct for your specific circumstances. Certainly there is no requirement to file or pay 2026 preliminary tax at this point. The deadline for that is October/November 2026.
 
Millie* said:
would be quite normal to completely ignore the preliminary tax for 2026 when filing the 2025 return in January 2026.
But as stated above you need to revisit this and file a return later in the year.
You always have a choice to pay Preliminary Tax based on 100% of the previous yr liability or 90% the current yr liability.
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My accountant has just completed 2025 for me with zero tax as zero income. Revenue have sent me the ‘self assessment Chaper 4… “ in paper copy.

I will have taxable rental income in 2026, but my understanding is that as 100% of zero in 2025 is zero I don’t have to pay any preliminary tax. But later I will have to pay tax on the 2026 income. Then from then on I pay preliminary tax every year.
 
S class said:
There is no need to reopen the 2025 form 11.

You can simply click into Submit a once off payment on ROS

Select Preliminary Tax 2026.
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Seems then that later in the year this is what I need to have completed and pay the preliminary tax then. When my accountant will have a good idea of income and expenses.
 
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