What Is Provestor for Landlords?
Provestor for Landlords is a UK-based property tax platform operated by Inni Ltd. It is HMRC-recognised for MTD ITSA and designed exclusively for personally owned rental properties held in individual names. It combines cloud-based bookkeeping software with optional accountancy services.
Provestor for Landlords offers three MTD service tiers (all prices exclude VAT; year-one discounts apply until payment is due from 6 April 2026):
DIY - £69/year (first year), £99/year thereafter. AI categorises transactions from bank feeds and letting agent statements, handles Section 24 mortgage interest calculations, and splits income for jointly owned properties. You review and submit quarterly updates and your Final Declaration yourself.
Assisted - £199/year (first year), £249/year thereafter. Everything in DIY plus Provestor for Landlords accountants review each quarterly update and prepare and submit your Final Declaration.
Done For You - £399/year (first year), £499/year thereafter. Provestor for Landlords accountants handle all record keeping, all quarterly updates, and the Final Declaration. Capped at 10 properties.
Key landlord-specific features: Section 24 mortgage interest is handled automatically (Finance Act 2015 amended ITTOIA 2005 - 20% tax credit rather than a full deduction). Joint ownership percentages are entered once and applied to every subsequent submission. Bank feeds connect via Open Banking. Letting agent statements can be imported directly. Property tax AI reads and categorises every transaction.
What Is TaxCalc MTD Quarterly Filer?
TaxCalc is developed by Acorah Software Products Limited (company number 03948264, registered at Rubra One, Mulberry Business Park, Fishponds Road, Wokingham, RG41 2GY, VAT number 855 5726 91). It is trusted by over 12,000 accountancy practices and 60,000 individuals. Its MTD Quarterly Filer is an HMRC-recognised spreadsheet bridging solution.
It works by importing summary income and expense totals from any Excel or CSV spreadsheet, mapping those totals to HMRC's required submission fields, and transmitting the quarterly update. No transactional data is sent to HMRC, only summary totals.
Individual pricing (all excluding VAT):
Solo - £24/year (1 individual)
Duo - £36/year (up to 2 individuals)
6-Pack - £44/year (up to 6 individuals)
Practice versions for accountants start from £112/year. The software runs on Windows 7+, Mac (macOS 10.12 Sierra or higher), and Linux.
Key features: Supports sole trader, UK property, and foreign property income - all three MTD qualifying income categories. Obligations are retrieved directly from HMRC to reduce setup errors. Supports flexible update periods (monthly, weekly, or daily, not just quarterly). After each submission HMRC returns a tax estimate. Taxable adjustments - disallowables and private use adjustments - can be added before submission. The Final Declaration is handled separately through TaxCalc's Tax Return Production software (sold individually).
Provestor for Landlords vs TaxCalc: Head-to-Head Comparison
Category | Provestor for Landlords | TaxCalc MTD Quarterly Filer |
|---|---|---|
Product type | Cloud-based landlord MTD platform + accountancy service | Desktop/cloud bridging software |
HMRC recognition | Yes — HMRC recognised | Yes — HMRC recognised |
Section 24 handling | Automated (20% tax credit applied automatically) | Manual — enter in spreadsheet |
Joint ownership splits | Automated — enter % once, applied every quarter | Manual — calculate and enter yourself |
Bank feeds | Yes — Open Banking linked | No |
Letting agent import | Yes — drag and drop statement | No |
Mobile app | Yes (iOS/Android implied via cloud) | No — desktop software (Windows/Mac/Linux) |
Quarterly updates | Yes — DIY, Assisted, or Done For You | Yes — self-file from spreadsheet |
Final Declaration | Yes — included in all plans | Yes — requires Tax Return Production (separate product) |
AI categorisation | Yes — property tax AI reads bank/agent statements | No |
Accountant review | Optional — included in Assisted/Done For You | No — software only |
Sole trader income | Property income only (personal names) | Yes — sole trade + property |
Property cap | Up to 10 properties (Done For You) | No stated limit |
Starting price (ex VAT) | £69/year (DIY, year-one discount) | £24/year (Solo) |
Standard price (ex VAT) | £99/year (DIY) | £24/year (Solo) |
Company number | Inni Ltd — parent of Provestor for Landlords | Acorah Software Products Ltd — 03948264 |
Important: All Provestor for Landlords prices are stated excluding VAT. TaxCalc prices are also excluding VAT. Provestor for Landlords's year-one discounts applied to subscribers before 6 April 2026; standard rates apply thereafter. Provestor's Done For You service is capped at 10 properties. TaxCalc does not state a property cap. Always verify current pricing directly with each provider before purchasing.
Four Stages of MTD ITSA - How Each Product Performs
Stage 1: Keeping Digital Records
Provestor for Landlords: Creates and maintains digital records automatically. Bank feeds pull in transactions via Open Banking. Letting agent statements are imported by drag-and-drop. AI categorises every line item as rent, allowable expense, or non-allowable. Records are maintained inside the platform - no separate spreadsheet needed.
TaxCalc: Does not create or maintain your records. You keep your own digital records , typically in a spreadsheet - and TaxCalc imports the summary totals when you are ready to submit. If your spreadsheet is wrong, your submission will be wrong.
Stage 2: Categorising Income and Expenses
Provestor for Landlords: AI categorisation is built in. Mortgage interest is automatically treated as a Section 24 finance cost rather than a deductible expense - the statutory position under ITTOIA 2005 as amended by Finance Act 2015. Joint ownership income is split according to the percentage you enter, with no manual calculation required each quarter.
TaxCalc: Categorisation is the responsibility of the user. Section 24 mortgage interest must be handled correctly in the underlying spreadsheet before totals are imported. Joint ownership splits must be calculated and entered manually. TaxCalc does allow taxable adjustments (disallowables and private use adjustments) to be added at the point of submission, which provides a check - but the core categorisation work remains with the landlord.
Stage 3: Submitting Quarterly Updates
Provestor for Landlords: All three plans support quarterly submissions to HMRC. On the DIY plan you review and submit. On the Assisted plan an accountant reviews before submission. On Done For You the accountant handles everything. A dashboard shows deadlines. All quarterly periods are the standard HMRC periods (6 April – 5 July, 6 July – 5 October, 6 October – 5 January, 6 January – 5 April).
TaxCalc: Quarterly submissions are self-serve. Import your spreadsheet, review the summary, add any adjustments, and file. TaxCalc supports flexible update periods (monthly, weekly, or daily if you choose), not just the standard quarterly periods. HMRC returns a tax estimate after each submission. The process is quick and straightforward for anyone comfortable with spreadsheets.
Stage 4: Final Declaration
Provestor for Landlords: The Final Declaration is included in all plans. On DIY you complete it yourself inside the platform. On Assisted and Done For You, Provestor for Landlords accountants prepare and submit it.
TaxCalc: The Final Declaration is not included in MTD Quarterly Filer. It is handled by TaxCalc's Tax Return Production product, which is sold separately. Landlords using TaxCalc for quarterly updates need to plan for this additional cost and step. The final tax position is calculated by Tax Return Production before submission.
Section 24 Mortgage Interest: Why It Matters for MTD
Section 24 of the Finance Act 2015 amended ITTOIA 2005 to replace the full deduction of mortgage interest for residential buy-to-let landlords with a 20% tax credit. This means mortgage interest cannot simply be listed as a property expense - it must be handled separately, with only the basic-rate credit applied at the final tax calculation stage.
For MTD quarterly updates, the practical question is whether your software correctly records mortgage finance costs as finance costs rather than as an allowable property expense. If mortgage interest is incorrectly categorised as a standard expense in a spreadsheet, the quarterly submissions and eventual final declaration will overstate the deductible expenses, potentially leading to underpayment of tax.
Provestor for Landlords: Handles Section 24 automatically. Mortgage interest is captured and classified correctly without any manual calculation.
TaxCalc: Does not handle Section 24 within the product. The landlord must ensure the underlying spreadsheet correctly records finance costs separately from deductible expenses before importing into TaxCalc. If this is done correctly, TaxCalc submits the right figures. If not, TaxCalc will faithfully submit the wrong ones.
For any landlord with a residential mortgage on a buy-to-let property, Section 24 compliance is a material MTD risk if the underlying record-keeping is not correct. This is the clearest practical difference between the two products. |
Who Should Choose Provestor for Landlords?
Landlords with residential mortgages who want Section 24 handled automatically
Landlords with jointly owned properties who want income splits applied without manual calculation every quarter
Landlords who use a letting agent and want to import statements directly without re-entering figures
Landlords who want an accountant to review their returns or handle them entirely without engaging a separate firm
Landlords moving away from spreadsheets for the first time who want a platform that creates and maintains records from day one
Who Should Choose TaxCalc MTD Quarterly Filer?
Landlords who already maintain accurate, well-structured spreadsheets and do not want to change their workflow
Landlords with simple portfolios , mortgage-free properties, sole ownership, straightforward income and expenses
Landlords with both property and self-employment income who want a single tool to file both income types (TaxCalc covers all three MTD qualifying income categories; Provestor for Landlords covers property only)
Landlords who work with their own accountant and just need software to transmit their spreadsheet data to HMRC
Landlords looking for the lowest possible entry cost for MTD compliance
Limitations to Consider
Provestor for Landlords
Provestor for Landlords
Covers personally owned rental properties only - not sole trade income. Landlords with both property and self-employment income who need a single MTD tool will need to look elsewhere, or use a second product for self-employment income.
Done For You is capped at 10 properties. Landlords with larger portfolios should confirm whether a higher-volume arrangement is available.
Year-one discounts have already passed for the April 2026 cohort; standard prices apply unless Provestor for Landlords publishes updated promotional pricing.
Provestor for Landlords is an accountancy service as well as software - the Assisted and Done For You plans include accountant oversight, which may be more than a purely self-directed landlord needs or wants to pay for.
TaxCalc MTD Quarterly Filer
Does not create or maintain records. Landlords who do not already have a working spreadsheet will need to build one before they can use TaxCalc for MTD.
Does not handle Section 24 automatically. Correct classification of mortgage finance costs in the source spreadsheet is essential and the landlord's responsibility.
Does not include a Final Declaration. Tax Return Production must be purchased separately.
No bank feeds or letting agent integrations. Manual data entry into spreadsheets is still required.
Desktop software primarily - while it runs on Mac and Linux, there is no cloud or mobile app in the Quarterly Filer product.
MTD ITSA Timeline at a Glance
Date | Threshold | Who Is Affected |
|---|---|---|
6 April 2026 | Qualifying income > £50,000 | Sole traders and landlords whose combined gross income from self-employment and property exceeded £50,000 in 2024–25 |
6 April 2027 | Qualifying income > £30,000 | Those whose combined gross income exceeded £30,000 in 2025–26 |
6 April 2028 | Qualifying income > £20,000 | Those whose combined gross income exceeded £20,000 in 2026–27 |
The Verdict
Both Provestor for Landlords and TaxCalc MTD Quarterly Filer are HMRC-recognised for Making Tax Digital for Income Tax and are legitimate routes to compliance from 6 April 2026. The right choice depends almost entirely on the complexity of the landlord's tax position and how much of the record-keeping work they want the software to absorb.
TaxCalc at £24/year is the most cost-effective bridging option available for landlords who already maintain accurate spreadsheets. For a sole-ownership, mortgage-free buy-to-let with straightforward expenses, it is hard to argue against. It is fast, HMRC-recognised, and requires no disruption to an existing workflow.
Provestor for Landlords closes the compliance gaps that TaxCalc leaves open. Section 24 and joint ownership are handled automatically - not because they are optional extras, but because getting them wrong creates inaccurate submissions to HMRC. For any landlord with a residential mortgage or shared ownership, that automation is not a luxury; it is the difference between submitting correct and incorrect figures.
Choose TaxCalc if your spreadsheet is already correct and your portfolio is straightforward. Choose Provestor for Landlords if your tax position involves mortgages, jointly owned properties, or if you want accountant oversight built into the product. |
