Provestor: Making Tax Digital built for property tax

If you let UK property and you're choosing software for Making Tax Digital, you've probably noticed most options fall into two camps. There are the big accounting tools built for businesses in general, and there are property apps that add tax at the end. Provestor sits in neither. It's built for one job, getting a landlord's property tax right, with the option of a property accountant inside the same app whenever you want one.

This page explains what that means in practice, who Provestor suits and who it doesn't, and how the plans work. For the wider picture of what any MTD software has to do, and where the free options sit, start with the MTD software guide. If you want to weigh Provestor against a specific tool, the comparisons with FreeAgent, Hammock, Landlord Studio, Sage, Xero and QuickBooks sit alongside this page.

What Provestor is

Provestor is a recognised app for Making Tax Digital for Income Tax, built for UK landlords. It keeps your digital records, sends your quarterly updates and handles your final declaration, the same as any recognised tool has to. What sets it apart is narrower focus and deeper tax. It strips out the property-management features a landlord doesn't need for tax, and goes deep on the property-specific rules that decide your bill.

The result is an app that's quick to use because it only asks for what the return needs, with the tax expertise built in underneath rather than left for you to supply. That's the idea behind the brand: get it right, and get it done.

Built for property tax, not adapted to it

This is where the focus shows. A landlord's tax has features a general business doesn't, and Provestor is built around them.

• Joint ownership and Form 17. Tell Provestor once who owns what share of a property, and it splits the income and expenses automatically, including where a Form 17 election changes the split. You report your share, and only your share.

• The mortgage interest restriction (Section 24). Provestor separates the interest from any capital repayment and puts the interest in the right box, so you claim the basic-rate tax reduction correctly instead of over-claiming.

• Letting agent statements. Drag and drop a statement and the figures are read for you with AI, or connect a partner agent and the data imports automatically by API, with rent, fees and costs separated.

• Capital versus revenue. Record the full cost in your records for completeness, while only the revenue portion flows into your MTD figures. The line between a repair and an improvement is handled rather than guessed.

None of this shows up in a feature count. It shows up in whether your numbers are right.

Do it yourself, or have it done for you

Most software gives you one option: here are the tools, you do the work. Provestor offers three levels, so you choose how much you take on and how much help you want. The app is the same at every level. What changes is the service around it.

The point is the step up. With most tools, the day you have a real tax question, the answer is to go and find an accountant: a new relationship, your portfolio explained from scratch, and a separate bill. With Provestor, you move up a plan and a property accountant picks it up inside the same app, with the same records. There's no one new to brief.

Built by tax specialists

There's a reason the tax runs deep. Provestor is built by a team with more than 20 years in property tax software and in practice as accountants, recognised with a Queen's Award for Innovation, Independent Firm of the Year at the British Accountancy Awards, and AccountingWeb's Accounting Excellence Pioneers award.

That matters most when the rules get fine. A general accounting tool can file your figures, but it can't tell you whether they're right. Provestor was designed, from the ground up, around getting the property tax right, with the accountants there to stand behind it.

Who Provestor is for, and who it isn't

Provestor is built for individuals letting UK residential property on the cash basis, from a single property upwards. It suits landlords who want their property tax handled properly, in plain English, with the option of expert help on tap.

It isn't built for everyone, and it's worth being clear about that before you sign up. The MTD app is for individuals, not companies, and covers UK residential property on the cash basis, with total rental income under £150,000. It doesn't cover VAT-registered businesses, and it doesn't file a self-employment return, so if your income includes self-employment you'd run separate software for that part alongside Provestor for the property side. If you hold property through a limited company, that's served by Provestor's company product rather than the individual MTD app.

If your situation fits, the property-specific depth and the option of an accountant are what you're paying for. If it doesn't, the MTD software guide covers the wider field.

Getting started

Making Tax Digital starts fresh from the tax year you're in, so there's no years of history to bring across. The practical steps are to add your properties and ownership shares, connect your bank and any letting agents, and record from there.

If you're not yet sure whether MTD applies to you, the Am I in? calculator checks your income against the threshold in a couple of minutes. Once you know you're in, choosing software built for landlords is the next move.