Everything You Need to Know About Non-Resident Landlord Withholding Tax (NLWT) in Ireland

On July 1, 2023, significant legislative changes came into effect in Ireland, specifically aimed at tightening tax regulations for private landlords residing outside the country. 

This new legislation, known as the Non-Resident Landlord Withholding Tax (NLWT) system, directly impacts non-resident landlords, tenants, and collection agents managing rental income for properties located within the State.

To help you navigate these new regulations and ensure compliance, our team is here to take a closer look at the details of the new NLWT system and evaluate its impact on non-resident landlords.

Firstly, Who is Considered a Non-Resident Landlord?

Before you can understand your tax liability as a landlord with property in Ireland, it’s important to determine your tax residency status.

Under Ireland’s tax rules, your tax residency is determined by how many days you spend within Ireland during a tax year. Therefore, you are generally considered a tax resident in Ireland if you are in the State:

• For 183 days or more in a tax year, or 
• For 280 days or more in total in the tax year and the preceding tax year 

If you are a landlord with property in Ireland but do not meet the criteria mentioned above, you are likely classified as a non-resident landlord. As always, it’s wise to speak with a tax specialist before making assumptions about tax related matters.

Note: Under the NLWT system, it’s also important for tenants to understand the tax residency status of their landlords, as this can impact their tax obligations.

Non-resident Landlord Taxation: Pre-July 1st

Prior to the NLWT system’s introduction, taxation for non-resident landlords in Ireland still followed certain rules. 

For example, when tenants rented properties from landlords who resided outside Ireland, the tenants were obligated to withhold 20% of the gross rents as tax and then remit this amount to Revenue.

Alternatively, Irish-based collection agents, often estate agents or authorised representatives of landlords, managed rental income. These agents would collect rent from tenants and file an annual tax return on behalf of the landlord.

Don’t forget: Since 2019, landlords have been entitled to claim 100% of the mortgage interest paid on a residential property as a tax deduction against rental income. However, keep in mind that you can only do so while the property is being rented out (or in between tenancies, as long as you are not living in the property yourself). 

(Information correct as of August 2023)

Unpacking the NLWT System: New Regulations

The NLWT system marks a significant change in the taxation framework for non-resident landlords. Clearing up some of the confusion surrounding tax liability (particularly in the case of tenants), the new system marks a more transparent approach to rental income management in Ireland.

Using the NLWT platform (via the Revenue Online Service or myAccount), tenants and collection agents will continue to retain 20% of rent payments and transfer this sum directly to Revenue as a ‘Rental Notification’ on a monthly basis.

However, the requirement for collection agents and tenants to file returns with Revenue (pertaining to the rental income of non-resident landlords) is no longer applicable. Instead, the responsibility of filing an annual Income Tax Return to recover any withheld credits now falls upon the landlords themselves.

Note: Where a collection agent does not withhold 20% tax and input Rental Notifications on a monthly basis, they will remain chargeable and assessable to tax relating to the rental income being collected.

The Impact of NLWT: Non-Resident Landlords, Tenants & Collection Agents

Ultimately, the NLWT system signifies a general shift in how rental property income is managed and taxed in Ireland. This is why it’s vital for tenants and collection agents to understand their obligations when managing or making rental payments.

Some key points to note include:

• If a non-resident landlord does not leverage the services of a collection agent, tenants are still required to retain 20% of rental payments and submit this payment to Revenue. This withholding will be credited to the landlord’s tax return via the NLWT system. (The author notes it is unlikely most tenants will be willing to do this in practice.)
• In cases where a collection agent is involved but doesn’t deduct tax or input Rental Notifications, they become liable for taxation. This means it is key that collection agents are aware of their obligations.
• However, if a collection agent withholds 20% tax and inputs Rental Notifications for the rental payment, the non-resident landlord needs to register for Irish tax (if not done already). They must then file tax returns and settle any arising tax liabilities related to the Irish rental income.

Note: As a non-resident with property in Ireland, you cannot avail of the ‘rent a room relief’. This is because landlords must be residents of the property at the time of rental to qualify for this initiative.

The Significance of Staying Tax Compliant in Ireland

The introduction of the NLWT system highlights the importance of understanding tax compliance rules in Ireland and ensuring any overseas connections are clarified and addressed appropriately.

This applies both to landlords with property in Ireland and to tenants. Non-compliance can lead to considerable financial repercussions and even legal consequences. 

To ensure tax compliance as a landlord, collection agent, or tenant in Ireland, we suggest: 

• Staying informed: Regularly check government websites for tax regulation changes to stay informed.
• Keeping records: Maintain accurate records of rental payments and allowable expenses for compliance verification (this can also help clarify any potential tax credit entitlement or optimisation opportunities).
• Using online services: Use platforms like ROS or myAccount for convenient tax filing and Rental Notifications (always ensure you keep track of tax deadlines and pay tax on time to avoid penalties).
• Keeping up with other payments: As a landlord or tenant, it’s also important to ensure you’re keeping up with payments such as local property tax to avoid a surprise tax bill or further penalties.
• Only partnering with reputable agents: Ensure collection agents are well-versed in NLWT rules for effective communication.
• Being transparent with tenants: Landlords have an obligation to provide tenants with the necessary information they need for accurate Rental Notifications.
• Being proactive: Address tax matters promptly to avoid penalties.
• Seeking expert advice: If unsure about tax obligations or to optimise your tax position as a landlord or tenant, always consult a professional for tailored guidance.

Leveraging Expertise: Navigating Complexity with Expat Taxes

Because the NLWT can be a tricky system with no clear ‘one size fits all’ approach, seeking professional guidance can be indispensable for clarifying your position, ensuring compliance, and optimising your tax liability to be fair and accurate according to your unique circumstances. 

This is where experts like Expat Taxes come in. Armed with the knowledge to guide non-resident landlords, tenants, and collection agents through NLWT compliance, our team of tax specialists provide custom solutions to your tax challenges.

Always up-to-date with the latest Irish tax laws and experienced in international guidelines and tax relief for landlords and tenants, our team is ready to provide you with the support you need to streamline your tax position. 

To arrange a one-on-one consultation with a member of our expert team, book a consult today. Alternatively, request a call back, and we will get in touch to determine how we can assist you.

DISCLAIMER: The material in this article is for general information purposes only and does not constitute legal or taxation advice. Specific legal and taxation advice should be sought before acting or refraining from acting. All information and taxation rules are subject to change without notice. Expats Taxes accept no liability whatsoever for any action taken in reliance on the information in this article or any of the articles in our blog series.