Running a property business involves a constant stream of paperwork, taxes, and legal compliance—and scammers know it. Whether you're a landlord, developer, or company director, you may receive letters, emails or even QR codes that look like they’re from Companies House or HMRC.
But they’re not. They’re scams.
These frauds are designed to look official, often arriving shortly after you’ve formed a new company or filed a return. Here’s what to look out for, how to stay protected, and what to do if you’re targeted.
Real Example: A Scam That Looks Like Companies House
We’ve seen multiple clients receive a letter shortly after forming a company. It looks formal and legal—using a Companies House-style layout, and even including a QR code. But it’s fake.
Key red flags in these scam letters:
They refer to made-up registers, like COHOREG (Companies House Register – not real).
They ask for a payment to ‘activate’ your company – this is never required.
They’re styled to look like a certificate or legal notice, creating pressure to pay.
✅ Fact: Once Companies House accepts your formation, your company is legally registered. No activation fee is ever needed.
Common Scams Targeting Property Professionals
|
Type of Scam |
What It Does |
|---|---|
|
Letters |
Claim you must pay to complete or activate registration. |
|
Emails |
Pretend to be from GOV.UK or Companies House and ask for codes or ID. |
|
Phone Calls |
Impersonate HMRC or Companies House, threatening penalties. |
|
QR Codes "Quishing" |
Link to fake websites that harvest your personal or payment data. |
How to Protect Your Property Business From Scams
Scammers target landlords and company directors who handle admin themselves. Protect yourself with the following steps:
1. Never Pay Third Parties for “Activation”
Only pay fees through your official Companies House or HMRC accounts. If something looks odd—don’t engage, just double-check.
2. Check Email Addresses Carefully
Legit Companies House emails end in @companieshouse.gov.uk. Anything else is likely a scam.
3. Don’t Trust Caller ID
If you get a call claiming to be from HMRC or Companies House, don’t give information on the spot. Tell them you’ll call back—and use the official number: 0303 1234 500.
4. Enable PROOF and Follow Services
PROOF stops unauthorised filings on your company.
Follow alerts you to any changes made to your company’s records.
5. Stick to Your Filing Duties
You are only responsible for:
Annual accounts
Confirmation statements
Company changes (if needed)
Any third-party request for “listing fees”, “activation” or “register inclusion” is a scam.
How to Report a Scam
If you’ve received a suspicious letter, email, or call:
Forward it to: phishing@companieshouse.gov.uk
Report it at: www.actionfraud.police.uk
Report phishing emails to: report@phishing.gov.uk
If you’ve already paid or shared sensitive information, contact your bank immediately and call Action Fraud on 0300 123 2040.
Why Property Businesses Are a Prime Target
Scams often target:
Newly formed property companies
Landlords with multiple companies or SPVs
Company directors listed on the public register
Property investors handling their own filings
If that sounds like you, be especially cautious. When in doubt, contact the accountant or service provider that helped you form your company.
Final Reminder: Stay Vigilant
Property investors are busy—and scammers are banking on that. Don’t let a fake letter, call or QR code catch you out. If something doesn’t feel right:
Pause.
Verify the source.
Use the official Companies House or HMRC websites directly.
Have you received something that looks like a legal notice and demands payment? Don’t pay. Report it and bin it.
FAQs
1. What should I do if I’ve already paid a scam company?
Contact your bank immediately to try to stop or reverse the payment. Then report the incident to Action Fraud on 0300 123 2040.
2. Are all company-related letters I receive scams?
Not at all. But if a letter asks for money and you don’t recognise the sender, it’s worth double-checking with your accountant or Companies House directly.
3. Is it safe to use the QR code in a Companies House letter?
Real Companies House documents typically don’t include QR codes. If you scan one and are taken to a non-.gov.uk site, close it immediately.
4. Can I remove my name from Companies House to avoid being targeted?
Not entirely, but you can limit the personal data shown. There are some protective measures for residential addresses and sensitive roles.
5. What’s the difference between PROOF and Follow services?
PROOF blocks unauthorised paper filings, while Follow notifies you when something is filed on your company. Both are free tools to help spot fraud quickly.
Share this post: