A plain-English guide to the three usage modes, what they include, who they suit, and how to pick the right one
When you set up your RentalBux account, one of the first questions you see is: "How would you like to use RentalBux?" You'll be asked to choose between three modes.
This question is not about how advanced you are or how many properties you own. It is about how much financial management you want to do inside RentalBux. Each mode gives you a different set of tools from a focused, simple setup through to a full property accounting suite.
This article explains exactly what each mode includes, who it is designed for, and how to decide which one is right for you. Whatever you choose, you can change it at any time so there is no pressure to get it perfect on day one.
Why does RentalBux have three modes?
Different landlords and sole traders have very different needs. Some want to keep things as simple as possible connect a bank account, track transactions, and file MTD returns with minimal fuss. Others want a complete bookkeeping system with invoices, bills, and reconciled accounts. A smaller group already use separate tools for their records and just need a compliant route to submit their quarterly totals to HMRC.
Rather than forcing everyone into one experience, RentalBux lets you choose the level that fits your situation. The three modes are not tiers, they are not better or worse than each other. They are simply different fits for different users.
Quick comparison
Feature | Property and bank | Property, bank, and accounting | HMRC bridging only |
|---|---|---|---|
Property management | ✓ | ✓ | ✗ |
Bank feeds & transaction import | ✓ | ✓ | ✗ |
Transaction categorisation | ✓ | ✓ | ✗ |
MTD quarterly submissions | ✓ | ✓ | ✓ |
Invoicing | ✗ | ✓ | ✗ |
Bills | ✗ | ✓ | ✗ |
Tenancy records | ✗ | ✓ | ✗ |
Bank reconciliation | ✓ | ✓ | ✗ |
Chart of accounts | ✓ | ✓ | ✗ |
Not sure which to choose? Read on each mode is explained in full below, with a "Who it's for" section to help you decide.
MODE 1 (RECOMMENDED)
Property and bank ★ Recommended for most users Connect your bank, track your rental income and expenses, and submit to HMRC — all in one place. | ||
|---|---|---|
What it does Property and bank is the core RentalBux experience. You connect your bank account and RentalBux pulls in your transactions automatically. You categorise them assigning income and expenses to the right tax categories — and RentalBux uses that data to prepare your quarterly MTD updates, which you then submit directly to HMRC. No separate tools required, no spreadsheets, no manual totalling up. Who it's for This mode is designed for landlords and sole traders who want a clean, low-effort system for staying on top of their finances and meeting their MTD obligations. It suits the vast majority of users particularly those who let one or a small number of residential properties, those who do not issue formal invoices to tenants, and those who are happy for their accountant to handle the year-end work while RentalBux handles the quarterly records.
Best for: Landlords with one or more residential properties who want simple, compliant MTD reporting without a full accounting system. You can change this at any time from your account settings. |
What does "transaction categorisation" mean in practice?
When your bank transactions are imported, RentalBux shows them to you one by one (or in bulk) and asks you to confirm what each one is for example, "rent received from tenant" or "insurance premium for 14 Oak Street". RentalBux learns your patterns over time and will suggest the correct category automatically for recurring transactions. This categorised data is what gets used to calculate your taxable income and expenses for each quarterly period.
Do I need formal invoices to use this mode?
No. Property and bank is designed for landlords who collect rent informally by standing order, bank transfer, or cash without issuing a formal VAT invoice or sales document each time. If you do want to issue formal rent invoices and track whether they have been paid, you would use the next mode: Property, bank, and accounting.
MODE 2
Property, bank, and accounting Everything in Property and bank, plus the full accounting toolkit — invoicing, bills, reconciliation, and more. | ||
|---|---|---|
What it does Property, bank, and accounting builds directly on the Property and bank mode. Everything in that mode is included here plus a complete set of accounting tools: formal invoicing and bill management. This is the mode for users who want RentalBux to serve as their complete financial management platform, covering property management, bookkeeping, and MTD compliance all in one place. Who it's for This mode suits landlords and sole traders who need more than transaction tracking. It is the right choice if you issue formal rent invoices to tenants, pay contractors or suppliers and want to record bills against properties, have a portfolio large enough to warrant a properly reconciled set of accounts, or if your accountant has asked for records that go beyond a categorised bank statement. It is also the natural choice for users who want their accountant to be able to log in and see a full ledger, rather than just a transaction summary.
Best for: Landlords with larger portfolios, those who issue formal rent invoices, or anyone who wants accountant-ready records rather than a simple transaction log. You can change this at any time from your account settings. |
Is this mode only for large portfolios?
Not at all. Even a landlord with a single property might prefer this mode if they issue formal invoices to their tenant, or if their accountant prefers to work from reconciled accounts. The deciding factor is not the size of the portfolio it is how you manage your records and what your accountant expects to receive from you.
What is bank reconciliation and do I need it?
Bank reconciliation is the process of matching your bank transactions to the invoices and bills recorded in your accounts, confirming that every pound is accounted for. If you use Property and bank mode, you categorise transactions but do not formally reconcile them against invoices. If you use Property, bank, and accounting mode, you can run a full reconciliation which is what most accountants expect when they prepare year-end accounts from bookkeeping records.
If your accountant has ever said "I need proper books, not just a bank statement", this mode is what they are asking for.
MODE 3
HMRC bridging only Submit your quarterly MTD totals to HMRC through RentalBux — without moving your records here. | ||
|---|---|---|
What it does HMRC bridging only is a specialist, minimal mode. It does one thing: it gives you a compliant way to submit your quarterly MTD updates to HMRC by entering your income and expense totals manually. There is no bank feed, no property management, no accounting features. You prepare your figures however you already do and you use RentalBux purely to send those figures to HMRC. Who it's for This mode is for users who have an established way of managing their finances that they do not want to change. They may have a bookkeeper handling their records, or a system that works well for them — and they are not looking to replace it. They are signing up to RentalBux for one specific reason: their current tool is not HMRC-recognised for MTD submissions, and they need a compliant bridge.
Best for: Users who already manage their records in another system and only need RentalBux for the HMRC submission step. You can change this at any time from your account settings. |
If I choose bridging only, can I switch later?
Yes. If you start on HMRC bridging only and later decide you want to bring your records into RentalBux or if your needs change you can switch to either of the other two modes at any time from your account settings. Your HMRC connection and submission history will be preserved.
Is bridging only less compliant than the other modes?
No. All three modes produce fully MTD-compliant submissions to HMRC. Bridging only simply means you are entering your totals manually rather than having RentalBux calculate them from your transaction records. The submission itself is identical from HMRC's perspective.
How to decide: three questions to ask yourself
Question 1: Do you already have an established system for managing your records that you want to keep using?
If yes → choose HMRC bridging only. If no → continue to question 2.
Question 2: Do you need to issue formal rent invoices to tenants, record supplier bills?
If yes → choose Property, bank, and accounting. If no → choose Property and bank.
Not sure? Start with Property and bank. It covers everything most landlords need, and you can switch to the full accounting mode at any time without losing your data.
Can I change my mode after setup?
Yes — all three modes can be changed at any time from your account settings. Switching modes does not delete your data. If you move from Property and bank to Property, bank, and accounting, all your existing transaction records and property details carry over. If you later move back, those records remain intact.
The only thing that changes when you switch modes is which features are visible in your account. Think of it as adjusting which tools are on your workbench, the underlying records stay the same.
Summary
Mode | Best for | MTD included? |
|---|---|---|
Property and bank | Most landlords — simple, compliant, low-effort | Yes |
Property, bank, and accounting | Users who invoice tenants or want accountant-ready records | Yes |
HMRC bridging only | Users keeping records elsewhere who just need MTD submissions | Yes |
Whichever mode you choose, you can change it at any time. Your records are always safe, and your HMRC connection is always preserved.