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    Tax Benefits on Home Loan

    Although beneficial in purchasing a hose, home loans are an expensive affair. Nevertheless, there are benefits one can enjoy benefits associated with obtaining a mortgage. Home loan tax benefits are one of the upsides of a housing loan. Tax rebates can be availed on a housing loan which will reduce an individual’s tax burden, which will in turn reduce the burden on the housing loan.

    What are the tax rules on Home Loan Tax Exemption? [Budget 2017-18]

    Based on the current rules, owners of properties that are rented out can deduct up to Rs.2 lakh p.a. on the housing loan after adjusting the rent earned. Any amount over and above Rs.2 lakh can be carried forward for eight assessment years.

    Individuals who have availed a housing loan and have occupied the same property are entitled to deduct up to Rs.2 lakh on interest paid towards the home loan.

    Also, if a property is sold within 3 years of purchase, the profit earned from the transaction will be considered as a capital gain and will be taxed as per the slab he/she falls under.

    Highlights of New Tax Rules on Home Loan Tax Benefits:

    1. Budget proposes to cut tax benefits borrowers enjoyed on property on rent
    2. Borrower can claim Rs. 2 lakh deduction after adjusting for rental income
    3. The amount above Rs. 2 lakh can be carried forward for 8 assessment years

    What are the Tax Benefits on Home Loan?

    Home loans are eligible for tax benefits under three sections of the Income Tax Act. Your home loan consists of two components: Principal and Interest. You may be eligible to claim tax benefits for these components based on certain criteria. Firstly, you must be the owner, or a co-owner and co-borrower in the case of joint home loans.

    Principal amount under Section 80 C - An Individual or a HUF (Hindu undivided family) can claim tax benefits on the principal repayment of a loan.

    • Stamp duty and registration charges are also eligible for deductions.
    • Life Insurance Premium, NSCs, EPF, ELSS can be claimed along with the home loan, subject to an overall deduction of Rs. 1 lakh in a year.
    • Commercial property and home renovations or additions on existing property is not eligible under Section 80C.
    • The loan should be taken from banks, HFCs, Central & State governments, LIC, NHB, Public Company or a Public Sector Undertaking.

    Interest payment under Section 24(b) – it allows for tax deduction on interest payable on a loan taken to buy or construct a house.

    • You can also claim this benefit for repair or reconstruction of an existing property.
    • Processing fees and prepayment charges will also be treated as interest payment.
    • This benefit is available for residential and commercial property as well.
    • Owners of let-out properties can claim full interest payment, but exemption for self-occupied properties is restricted to Rs. 1.50 lakhs per annum.
    • This tax benefit is also applicable for loans taken from friends and family.

    Deduction for Joint Home Loan - If the housing loan is availed by two or more persons, each of them is eligible to claim a deduction on the interest paid up to Rs.2lakh each. Tax can be deducted on the principal paid as well for an amount up to to Rs.1.5 lakhs each. However, all the applicants should also be co-owners of the property in order to claim this deduction. Therefore, a joint loan can give you greater tax benefits.

    Home Loan Tax Deduction Table
    Deduction Section Maximum Deduction Conditions
    Principal 80c Rs.1.5 lakh Property should not be sold within 5 years of purchase
    Interest 24b Rs.2 lakh Loan must be availed for purchase or construction and the property must be constructed with 5 years of availing the loan
    Interest 80e Rs.50,000 Loan amount should not exceed Rs.35 lakh and the property value should not exceed Rs.50 lakh
    Stamp duty 80c Rs.1.5 lakh This benefit can be availed only on the year that the stamp duty expenses are paid

    Home Loan Tax Exemptions for first time homebuyer

    You can avail the tax benefits on home loan for both the principal and interest paid. Principal repayment qualifies for tax deduction under section 80C of the Income-tax Act, 1961. However, other things such as life insurance premiums, investment in Public Provident Fund, and children’s education fee that qualify for deduction under the same section. All of these should not exceed Rs.1.5 lakh. Apart from principal repayment, you can claim deduction of up to Rs2 lakh for interest payment on home loans under section 24(b) of the Act.

    However, if you are a first-time homebuyer, you can claim additional tax deduction of up to Rs50,000 per financial year under section 80EE of the Act, provided you fulfil certain conditions.

    What are the Tax Benefits on a Second Housing Loan?

    One is eligible for tax rebates on home loans on availing a mortgage for purchasing or building a second home. In this case, one property will be regarded as a self-occupied property, while the other will be considered a let-out property. One is eligible for tax benefits on home loan in both these cases.

    Home Loan Tax Benefits on the let-out House:

    • For the let-out house, you can claim deductions only on the interest payment.
    • There is no restriction on the maximum amount.
    • Taxes paid to the local authorities, namely municipal taxes can be filed for tax deductions in the financial year in which they are paid.
    • 30% of the annual value of the property is eligible for deductions for repair and maintenance charges.

    How to claim Tax Benefits on Home Loans?

    Claiming tax benefits on home loan is a simple process. Below are the steps to claim your tax deduction.

    Step1: Calculate the tax deduction to be claimed.

    Step2: Ensure that the house is in your name or you are the co-borrower of the loan.

    Step3: Submit your home loan interest certificate to your employer to adjust the tax deductible at source.

    Step4: In case you don’t perform the above step, you would have to file the tax return by yourself.

    Step5: In case you are self-employed, you are not required to submit these documents anywhere. Just keep them handy if in case the IT department raises queries in the future.

    How to calculate Tax Benefit on Home Loan?

    The easiest way to calculate your tax benefits on home loan is by using an online calculator. Simply enter your home loan details and click on calculate and a detailed tabulation will pop up. The details you will generally need are:

    • Loan amount
    • Tenure
    • Interest rate
    • Loan start date
    • Gross annual income
    • Existing deduction under 80C/D

    FAQs:

    1. Can I claim tax benefits if I3plan on constructing the house and selling it in a few years?

      If you sell the property within 5 years of possession, any tax deductions already claimed will be reversed. However the tax exemptions on interest paid will remain unchanged.

    2. Who is eligible to claim tax deductions on home loans?

      The owner of the property can claim tax benefits. If the spouse is a co-borrower, they can also file for tax deductions. In the case of a joint loan, both parties can claim for their share of the loan they pay.

    3. The property I purchased with a home loan is still under construction. Can I claim tax benefits?

      You cannot claim tax deductions till the construction is completed. Once it is completed, you can claim an aggregate of interest paid for the period prior to the year of taking possession. This can be claimed in five equal instalments from the year in which construction is completed.

    4. Can I claim tax benefits on loans from friends?

      You can claim for tax deduction under Section 24(b) only for the interest paid. The friend will have to provide you with a certificate and will be liable to pay tax on the interest earned from the loan.

    News About Tax Benifits on Home Loan

    • Taxes to be paid on home purchases, according to Tax department

      Now, most of us already know that purchasing a home requires you to pay a number of taxes. But, for some people this has been a little unclear.

      As per the tax authorities, the taxes that need to be paid are as follows:

      Registration charges

      Stamp duty

      Service tax

      Value-added tax

      Once after paying these charges will a property be registered by the government.

      18th April 2017

    • Government reduces benefits on tax

      Tax benefits have been cut down by the Government. According to the new tax laws, the borrower can deduct the whole loan amount after the rent has been adjusted. Borrowers of the self-occupied properties can avail a deduction of Rs.2 lakh on home loan interest repayment.

      The amount that is beyond Rs.2 lakh can be carried forward to eight consecutive assessment years. As the interest component of the HL is higher during the initial years, financial experts state that borrowers might not be able to adjust the deduction with the interest paid.

      4th April 2017

    • New Income Tax Rule on Home Loans

      After the announcement on the New Year’s evening about changes to the home loan policy, Prime Minister Narendra Modi had also announced Pradhan Mantri Awas Yojana that offers subsidy on interest rates for home loans. The government is also going to cut down tax benefits that borrowers availed on properties let out on rent. With effect from 1st of April, the interest paid above Rs.2 lakh can be carried forward for next eight assessment years. There are many more Income Tax rules that are introduced for the reality sector. With the implement ant of Credit Linked Subsidy Scheme for Middle Income Group (MIG), it will interest to see the improvement of realty sector in India.

      3rd April 2017

    • Availing a Home Loan Comes with Tax Benefits

      Individuals who avail a home loan with the intention of going ahead and purchasing a home can make the most of a number of tax benefits. The most common tax benefits associated with availing a home loan include deductions under Section 80C of the Income Tax Act, wherein individuals can claim up to Rs.1.5 lakhs as deduction on repayment of the principal amount borrowed.

      The next benefit that can be availed by purchasing a home after taking a home loan is deductions under Section 24 of the Income Tax Act, where in a tax deduction can be claimed to the extent of Rs.2 lakhs on the interest component related to the repayment of the home loan. Such a benefit can be claimed provided the borrower and his/her family live in the property or in case the property has been left vacant. But if the property were rented out, deductions can be claimed on the whole interest component. In case an individual has availed a home loan together with a member of the family, both individuals are eligible to claim deductions on the interest component, subject to a maximum of Rs.2 lakhs per individual.

      Another tax benefit associated with availing a home loan to purchase a home is deductions under Section 80EE of the Income Tax Act, wherein individuals who are purchasing a home for the very first time are eligible for tax deduction in case the value of the home loan is under Rs.25 lakhs, and the value of the property is under Rs.40 lakhs. Moreover, individuals who purchase a home for the first time have no requirement that compels them to occupy the property themselves if they wish to make the most of the aforementioned deduction.

      5th March 2017

    • Union Budget 2017 - Realtors are expecting increase in tax deduction limit for home loans

      The Union Budget 2017 will be presented on the 1st of February, 2017. The real estate market in India is expecting positive changes to rise against the demonetization situation that impacted the entire nation's economy. The Reality is expecting the government to increase the tax deduction limit on home loans that will welcome borrowers to come forward in buying a house. The announce of 'Housing for all by 2022' has made the real estate market more interesting, considering that fact various schemes have been introduced to promote housing, the real estate market has a lot to look forward to from the Budget 2017.

      30th January 2017

    • A rise in tax rebates on home loans expected in 2017 Union Budget

      The 2017 Union Budget is expected to be presented on February 1st. According to a report by CNBC-TV18, the budget is expected to be taxpayer-friendly to balance the cash shortage brought about by the demonetisation of high-value notes last November. The budget is expected to be centered on agriculture, MSME and housing sectors to balance the impact of demonetisation. According to a study by All India Manufacturers Organisation, there has been a 35% job loss and 50% revenue decline in the small scale industries post demonetisation. An increase in tax rebates on home loans will help the banking sector and the sluggish real estate market.

      16th January 2017

    • Tax Benefits on Home Loans

      The Income Tax Act provides for deductions in respect to home loan interest rates and principal under Section 24(B) and Section 80(EE). Section 24(B) of the Income Tax Act provides for a tax deduction on interest paid for Home Loans. Interest on Home Loan is permitted as a tax deduction on accrual basis and not on a paid basis, even if the books of accounts are maintained on cash basis. The tax deduction on the interest on home loan can be claimed only if the capital amount borrowed has been utilized for construction, purchase, renovation, repair or reconstruction of a commercial or residential property. Under this definition interest includes service charges, commission, brokerage, prepayment charges, etc. A deduction will not be provided for penalty on unpaid interest. A deduction will be provided for both personal loans as well as home loans taken from any institution or person. If a person pays the sale price of the property to the seller in instalments with interest and does not raise the funds from a third party, the interest paid by him/her is also a permitted deduction. Interest on money borrowed which is payable outside India is not permitted as a deduction under Section 24(B), unless the tax on the same has been paid or deducted at source to in respect of which there is no person in India who may be treated as the recipient for such purpose. For claiming a deduction under Section 24(B) the assesse should be the owner or deemed owner of the property and the loan should be in the assesse’s name. The maximum deduction provided for self-occupied property is Rs.2 lakh and there is no limit of deduction for let-out property. Under Section 80(EE) of the Income Tax Act, persons who are first-time homebuyers can claim a further deduction of a maximum of Rs.1.5 lakhs if the loan is sanctioned by a financial institution between April 1st, 2017 and March 31st, 2017 and does not exceed Rs.35 lakhs. The value of the residential property should not exceed Rs.50 lakhs to be eligible for deductions under Section 80(EE). Please note that an individual may only claim tax deductions under either Section 24(B) or Section 80(EE), not both.

      11th January 2017

    • Housing society certificate sufficient proof of occupancy for home loan tax sop

      A tax deduction of up to Rs.2 lakh per year can be claimed for interest paid on housing loans. This deduction is applicable to any individual taxpayer who has taken a loan to procure a residential property which is self-occupied. The deduction can be obtained by an individual if the property is in the possession of the individual five years from the end of the financial year in which the loan was taken. The stipulated tenure of five years has been increased for the financial year 2016 – 17. Individuals will need to submit an Interest Certificate and a Certificate of Occupancy. The Mumbai bench of the Income Tax Appellate Tribunal (ITAT) ruled that a certificate from the hosing society to validate occupancy should be sufficient proof of occupancy to claim this deduction.

      9th December 2016

    • 100% rebate on property tax to owners who suffered in Jat Quota Stir

      Haryana government has decided to offer a rebate of 100% on property tax to property owners who have suffered property loss or damage in the Jat Quota riots. These include all commercial, residential and institutional property owners. The rebate is applicable for a period of one whole year starting from April 2016 to March 2017.

      Apart from this the Haryana State Government has already waived off electricity bills of people whose properties were affected (or looted) during the Jat quota struggle that happened in February 2016. Collection of property tax still is a huge challenge for state governments across the country. The ever-growing real estate has added fuel to this by making construction-tracking even more difficult for the tax department.

      24th June 2016

    • Form 12BB introduced to claim LTA, HRA tax rebate

      A standard Form 12BB to claim income tax rebate on LTALTC (Leave Travel Allowance Concession), HRA (House Rent Allowance) and interest towards home loans has been introduced by the income tax department. Taxpayers will have to submit proof of travel to their employers in the form in order to claim LTALTC benefits.

      In case the taxpayer is paying a rent higher than Rs.1 lakh in a year, details such as name, address and landlord’s PAN number should be provided to the CBDT (Central Board of Direct Taxes). For a claim for tax rebate on home loan interest, the lender’s name, PAN details and address have to be furnished.

      9th June 2016

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