Behind on quarterly updates? Here is how catching up actually works

The one thing that makes this fixable

Quarterly updates are cumulative. Each one carries the totals for the whole tax year up to the end of that period, not just the three months since the last one.

That has a consequence worth stating plainly: you do not have to go back and file each missed quarter separately. Filing the period that is currently open, with correct year-to-date figures, brings the landlord’s position with HMRC up to date in one submission.

A landlord who has filed nothing since April is not four filings behind in terms of data. They are one filing away from being correct. The missed deadlines still happened, and what that costs depends on the tax year, but the figures themselves catch up in a single step.

What being late actually costs

For the 2026 to 2027 tax year, HMRC is running a soft landing: there are no penalties for missing a quarterly update deadline. That concession is narrower than it first sounds. It covers quarterly updates only, so the tax return for that year still carries points, and late payment of tax is untouched.

It is also tied to a tax year rather than to a landlord’s first year in the system. The relief runs out at the end of 2026 to 2027, so a landlord who joins in April 2027 never sees it and is on the full regime from their first quarterly update.

Under that full regime, late updates work on points rather than an instant fine. Each missed quarterly update or tax return deadline earns a point, and at four points there is a £200 penalty, with a further £200 for each missed deadline after that. Points expire after a period of filing on time.

Being inside the soft landing is not the same as being able to skip a quarter. All four quarterly updates for a tax year have to be submitted before the final declaration can be made, so an update left unfiled still blocks the year end whether or not it cost anything at the time.

Paying tax late is charged separately, through interest and late payment penalties, and the soft landing does not touch it. That is the landlord’s problem rather than yours, but it is the part they will care about, so it is worth knowing these are not the same thing.

The thresholds and amounts are set by HMRC and have been revised more than once. Check HMRC's current guidance rather than trusting a number in an article, including this one.

Filing late beats not filing. Even where a late update costs nothing in points, it still has to exist before the year can be finalised, and the position stops getting worse the moment you are filing again. Waiting until you have a perfect set of figures is usually the more expensive choice.

Catching up one landlord

1. Establish the start of the tax year. Everything is measured from 6 April. You need income and costs from that date, not from when you noticed the problem.
2. Get the transactions in. Import the bank data covering the period. If part of it is in a spreadsheet and part in your system, get both in before you start matching, so you are not reconciling a moving target.
3. Match rent to tenancies. This is where the time goes. It is also where most catch-up errors come from, usually a payment matched to the wrong tenancy or a transfer counted as rent.
4. Check gross, not net. If your records hold what you paid over rather than what the tenant paid, income and costs are both understated. Fix this before filing rather than after. More on that here.
5. Check the accounting basis. Cash or accruals changes which quarter a payment falls in. It is set per landlord and it is not always the same across a book.
6. File the currently open period with the year-to-date totals. That is the catch-up.

Catching up a whole book

The steps above are the same. What changes is that doing them one landlord at a time is what got the agency behind in the first place.

Three things make the difference at scale:

• Import once, for everything. One import covering the whole period across all landlords, rather than a file per landlord per month.
• Work the exceptions, not the list. Most payments match themselves. The review that matters is the handful that did not, and anything that matched to something unexpected. Reviewing everything equally is how a catch-up turns into a fortnight.
• File as a run. Once the figures are right, submitting for forty landlords should be one operation with a results list, not forty separate acts of attention.

Filed Quarterly is built for exactly this shape of work: import the history, review what did not match, and file for multiple landlords from one place. That workflow is described here.

Stopping it happening again

• Put the deadlines somewhere they will be seen. Quarterly updates are due on 7 August, 7 November, 7 February and 7 May. They are the same four dates for every landlord.
• Match as you go. An agency that matches payments weekly has a quarterly update that is mostly a review. An agency that matches quarterly has four projects a year.
• Do not wait on missing landlord costs. Mortgage interest and other costs the landlord holds are a common reason a quarter stalls. File with what you have, and file again when it arrives. Cumulative figures mean the second filing corrects the first at no cost.
• Sort authorisations before the deadline week. Getting authorised to act for a landlord takes time you will not have on the seventh.