File your Taxes for Free!
  • Get your maximum refund*
  • 100% accurate calculations guaranteed*

TurboTax Federal Free Edition - File Taxes Online

Don't let filing your taxes get you down! We'll help make it as easy as possible. With e-file and direct deposit, there's no faster way to get your refund!

Approved TurboTax Affiliate Site. TurboTax and TurboTax Online, among others, are registered trademarks and/or service marks of Intuit Inc. in the United States and other countries. Other parties' trademarks or service marks are the property of the respective owners.


© 2012 - 2018 All rights reserved.

This is an Approved TurboTax Affiliate site. TurboTax and TurboTax Online, among other are registered trademarks and/or service marks of Intuit, Inc. in the United States and other countries. Other parties' trademarks or service marks are the property of the respective owners.
When discussing "Free e-file", note that state e-file is an additional fee. E-file fees do not apply to New York state returns. Prices are subject to change without notice. E-file and get your refund faster
*If you pay an IRS or state penalty or interest because of a TurboTax calculations error, we'll pay you the penalty and interest.
*Maximum Refund Guarantee - or Your Money Back: If you get a larger refund or smaller tax due from another tax preparation method, we'll refund the applicable TurboTax federal and/or state purchase price paid. TurboTax Federal Free Edition customers are entitled to payment of $14.99 and a refund of your state purchase price paid. Claims must be submitted within sixty (60) days of your TurboTax filing date and no later than 6/15/14. E-file, Audit Defense, Professional Review, Refund Transfer and technical support fees are excluded. This guarantee cannot be combined with the TurboTax Satisfaction (Easy) Guarantee. *We're so confident your return will be done right, we guarantee it. Accurate calculations guaranteed. If you pay an IRS or state penalty or interest because of a TurboTax calculations error, we'll pay you the penalty and interest.
https://turbotax.intuit.com/corp/guarantees.jsp

Hrblockfree Com

How To File An AmendmentIrs Gov 1040ez FormEfile Free Federal And StateHttps Www Freefilefillableforms Com Ffa Freefileforms HtmIrs Form 1040ez FillableFree State Tax FormsEfile 1040xFree State Efile TaxesFree File 1040ezIrs Tax TablesTaxaid ComHand R Block TaxesHow To File An Amendment On My TaxesH R Block TaxAmending A Tax ReturnPreparing Form 1040xAmending Your Tax ReturnIrs 2011 Taxes OnlineHow Do I Do My 2012 TaxesTax Form 1040x1040ez Instruction BookletHow To File Tax ReturnFree State Tax Return EfileH 7 R Block Free FileHow Far Back Can I Amend A Tax ReturnStudent TaxesWhere Can I Get State Tax FormsState TaxAmend My TaxesH&r Block Free FileHr Block State TaxesFile 1040ez By PhoneFree State Filing Income Tax1040 Ez TaxFile An Extension On My TaxesFree Tax PrepForm 1040ez 2011Irs Gov Free File Federal State Taxes2012 TaxFree 1040ez Filing

Hrblockfree Com

Hrblockfree com Publication 538 - Introductory Material Table of Contents IntroductionOrdering forms and publications. Hrblockfree com Tax Questions. Hrblockfree com Reminders Useful Items - You may want to see: Introduction Every taxpayer (individuals, business entities, etc. Hrblockfree com ) must figure taxable income on the basis of an annual accounting period called a tax year. Hrblockfree com The calendar year is the most common tax year. Hrblockfree com Other tax years include a fiscal year and a short tax year. Hrblockfree com Each taxpayer must use a consistent accounting method, which is a set of rules for determining when to report income and expenses. Hrblockfree com The most commonly used accounting methods are the cash method and the accrual method. Hrblockfree com Under the cash method, you generally report income in the tax year you receive it, and deduct expenses in the tax year in which you pay them. Hrblockfree com Under the accrual method, you generally report income in the tax year you earn it, regardless of when payment is received. Hrblockfree com You deduct expenses in the tax year you incur them, regardless of when payment is made. Hrblockfree com This publication explains some of the rules for accounting periods and accounting methods. Hrblockfree com In some cases, you may have to refer to other sources for a more in-depth explanation of the topic. Hrblockfree com Comments and suggestions. Hrblockfree com   We welcome your comments about this publication and your suggestions for future editions. Hrblockfree com   You can write to us at the following address: Internal Revenue Service Business, Exempt Organization and International Forms and Publications Branch SE:W:CAR:MP:T:B 1111 Constitution Ave. Hrblockfree com NW, IR-6526 Washington, DC 20224   We respond to many letters by telephone. Hrblockfree com Therefore, it would be helpful if you would include your daytime phone number, including the area code, in your correspondence. Hrblockfree com   You can email us at taxforms@irs. Hrblockfree com gov. Hrblockfree com Please put “Publications Comment” on the subject line. Hrblockfree com You can also send us comments from www. Hrblockfree com irs. Hrblockfree com gov/formspubs. Hrblockfree com Select “Comment on Tax Forms and Publications” under “More information. Hrblockfree com ”   Although we cannot respond individually to each email, we do appreciate your feedback and will consider your comments as we revise our tax products. Hrblockfree com Ordering forms and publications. Hrblockfree com   Visit www. Hrblockfree com irs. Hrblockfree com gov/formspubs to download forms and publications, call 1-800–829–3676, or write to the address below and receive a response within 10 days after your request is received. Hrblockfree com Internal Revenue Service 1201 N. Hrblockfree com Mitsubishi Motorway Bloomington, IL 61705-6613 Tax Questions. Hrblockfree com   If you have a tax question, check the information available on IRS. Hrblockfree com gov or call 1-800-829-1040. Hrblockfree com We cannot answer tax questions sent to the above address. Hrblockfree com Reminders Photographs of missing children. Hrblockfree com  The Internal Revenue Service is a proud partner with the National Center for Missing and Exploited Children. Hrblockfree com Photographs of missing children selected by the Center may appear in this publication on pages that would otherwise be blank. Hrblockfree com You can help bring these children home by looking at the photographs and calling 1-800-THE-LOST (1-800-843-5678) if you recognize a child. Hrblockfree com Useful Items - You may want to see: Publication 537 Installment Sales 541 Partnerships 542 Corporations Form (and Instructions) 1128 Application To Adopt, Change, or Retain a Tax Year 2553 Election by a Small Business Corporation 3115 Application for Change in Accounting Method 8716 Election To Have a Tax Year Other Than a Required Tax Year See Ordering forms and publications, earlier for information about getting these publications and forms. Hrblockfree com Prev  Up  Next   Home   More Online Publications
Español

Parenting Resources

Find health, education, safety, child care, and other resources for parents and grandparents.

Topics

Especially For...

The Hrblockfree Com

Hrblockfree com Publication 936 - Main Content Table of Contents Part I. Hrblockfree com Home Mortgage InterestSecured Debt Qualified Home Special Situations Points Mortgage Insurance Premiums Form 1098, Mortgage Interest Statement How To Report Special Rule for Tenant-Stockholders in Cooperative Housing Corporations Part II. Hrblockfree com Limits on Home Mortgage Interest DeductionHome Acquisition Debt Home Equity Debt Grandfathered Debt Table 1 Instructions How To Get Tax HelpLow Income Taxpayer Clinics Part I. Hrblockfree com Home Mortgage Interest This part explains what you can deduct as home mortgage interest. Hrblockfree com It includes discussions on points, mortgage insurance premiums, and how to report deductible interest on your tax return. Hrblockfree com Generally, home mortgage interest is any interest you pay on a loan secured by your home (main home or a second home). Hrblockfree com The loan may be a mortgage to buy your home, a second mortgage, a line of credit, or a home equity loan. Hrblockfree com You can deduct home mortgage interest if all the following conditions are met. Hrblockfree com You file Form 1040 and itemize deductions on Schedule A (Form 1040). Hrblockfree com The mortgage is a secured debt on a qualified home in which you have an ownership interest. Hrblockfree com Secured Debt and Qualified Home are explained later. Hrblockfree com  Both you and the lender must intend that the loan be repaid. Hrblockfree com Fully deductible interest. Hrblockfree com   In most cases, you can deduct all of your home mortgage interest. Hrblockfree com How much you can deduct depends on the date of the mortgage, the amount of the mortgage, and how you use the mortgage proceeds. Hrblockfree com   If all of your mortgages fit into one or more of the following three categories at all times during the year, you can deduct all of the interest on those mortgages. Hrblockfree com (If any one mortgage fits into more than one category, add the debt that fits in each category to your other debt in the same category. Hrblockfree com ) If one or more of your mortgages does not fit into any of these categories, use Part II of this publication to figure the amount of interest you can deduct. Hrblockfree com   The three categories are as follows. Hrblockfree com Mortgages you took out on or before October 13, 1987 (called grandfathered debt). Hrblockfree com Mortgages you took out after October 13, 1987, to buy, build, or improve your home (called home acquisition debt), but only if throughout 2013 these mortgages plus any grandfathered debt totaled $1 million or less ($500,000 or less if married filing separately). Hrblockfree com Mortgages you took out after October 13, 1987, other than to buy, build, or improve your home (called home equity debt), but only if throughout 2013 these mortgages totaled $100,000 or less ($50,000 or less if married filing separately) and totaled no more than the fair market value of your home reduced by (1) and (2). Hrblockfree com The dollar limits for the second and third categories apply to the combined mortgages on your main home and second home. Hrblockfree com   See Part II for more detailed definitions of grandfathered, home acquisition, and home equity debt. Hrblockfree com    You can use Figure A to check whether your home mortgage interest is fully deductible. Hrblockfree com This image is too large to be displayed in the current screen. Hrblockfree com Please click the link to view the image. Hrblockfree com Figure A. Hrblockfree com Is My Home Mortgage Interest Fully Deductible? Secured Debt You can deduct your home mortgage interest only if your mortgage is a secured debt. Hrblockfree com A secured debt is one in which you sign an instrument (such as a mortgage, deed of trust, or land contract) that: Makes your ownership in a qualified home security for payment of the debt, Provides, in case of default, that your home could satisfy the debt, and Is recorded or is otherwise perfected under any state or local law that applies. Hrblockfree com In other words, your mortgage is a secured debt if you put your home up as collateral to protect the interests of the lender. Hrblockfree com If you cannot pay the debt, your home can then serve as payment to the lender to satisfy (pay) the debt. Hrblockfree com In this publication, mortgage will refer to secured debt. Hrblockfree com Debt not secured by home. Hrblockfree com   A debt is not secured by your home if it is secured solely because of a lien on your general assets or if it is a security interest that attaches to the property without your consent (such as a mechanic's lien or judgment lien). Hrblockfree com   A debt is not secured by your home if it once was, but is no longer secured by your home. Hrblockfree com Wraparound mortgage. Hrblockfree com   This is not a secured debt unless it is recorded or otherwise perfected under state law. Hrblockfree com Example. Hrblockfree com Beth owns a home subject to a mortgage of $40,000. Hrblockfree com She sells the home for $100,000 to John, who takes it subject to the $40,000 mortgage. Hrblockfree com Beth continues to make the payments on the $40,000 note. Hrblockfree com John pays $10,000 down and gives Beth a $90,000 note secured by a wraparound mortgage on the home. Hrblockfree com Beth does not record or otherwise perfect the $90,000 mortgage under the state law that applies. Hrblockfree com Therefore, the mortgage is not a secured debt and John cannot deduct any of the interest he pays on it as home mortgage interest. Hrblockfree com Choice to treat the debt as not secured by your home. Hrblockfree com   You can choose to treat any debt secured by your qualified home as not secured by the home. Hrblockfree com This treatment begins with the tax year for which you make the choice and continues for all later tax years. Hrblockfree com You can revoke your choice only with the consent of the Internal Revenue Service (IRS). Hrblockfree com   You may want to treat a debt as not secured by your home if the interest on that debt is fully deductible (for example, as a business expense) whether or not it qualifies as home mortgage interest. Hrblockfree com This may allow you, if the limits in Part II apply, more of a deduction for interest on other debts that are deductible only as home mortgage interest. Hrblockfree com Cooperative apartment owner. Hrblockfree com   If you own stock in a cooperative housing corporation, see the Special Rule for Tenant-Stockholders in Cooperative Housing Corporations , near the end of this Part I. Hrblockfree com Qualified Home For you to take a home mortgage interest deduction, your debt must be secured by a qualified home. Hrblockfree com This means your main home or your second home. Hrblockfree com A home includes a house, condominium, cooperative, mobile home, house trailer, boat, or similar property that has sleeping, cooking, and toilet facilities. Hrblockfree com The interest you pay on a mortgage on a home other than your main or second home may be deductible if the proceeds of the loan were used for business, investment, or other deductible purposes. Hrblockfree com Otherwise, it is considered personal interest and is not deductible. Hrblockfree com Main home. Hrblockfree com   You can have only one main home at any one time. Hrblockfree com This is the home where you ordinarily live most of the time. Hrblockfree com Second home. Hrblockfree com   A second home is a home that you choose to treat as your second home. Hrblockfree com Second home not rented out. Hrblockfree com   If you have a second home that you do not hold out for rent or resale to others at any time during the year, you can treat it as a qualified home. Hrblockfree com You do not have to use the home during the year. Hrblockfree com Second home rented out. Hrblockfree com   If you have a second home and rent it out part of the year, you also must use it as a home during the year for it to be a qualified home. Hrblockfree com You must use this home more than 14 days or more than 10% of the number of days during the year that the home is rented at a fair rental, whichever is longer. Hrblockfree com If you do not use the home long enough, it is considered rental property and not a second home. Hrblockfree com For information on residential rental property, see Publication 527. Hrblockfree com More than one second home. Hrblockfree com   If you have more than one second home, you can treat only one as the qualified second home during any year. Hrblockfree com However, you can change the home you treat as a second home during the year in the following situations. Hrblockfree com If you get a new home during the year, you can choose to treat the new home as your second home as of the day you buy it. Hrblockfree com If your main home no longer qualifies as your main home, you can choose to treat it as your second home as of the day you stop using it as your main home. Hrblockfree com If your second home is sold during the year or becomes your main home, you can choose a new second home as of the day you sell the old one or begin using it as your main home. Hrblockfree com Divided use of your home. Hrblockfree com   The only part of your home that is considered a qualified home is the part you use for residential living. Hrblockfree com If you use part of your home for other than residential living, such as a home office, you must allocate the use of your home. Hrblockfree com You must then divide both the cost and fair market value of your home between the part that is a qualified home and the part that is not. Hrblockfree com Dividing the cost may affect the amount of your home acquisition debt, which is limited to the cost of your home plus the cost of any improvements. Hrblockfree com (See Home Acquisition Debt in Part II. Hrblockfree com ) Dividing the fair market value may affect your home equity debt limit, also explained in Part II . Hrblockfree com Renting out part of home. Hrblockfree com   If you rent out part of a qualified home to another person (tenant), you can treat the rented part as being used by you for residential living only if all of the following conditions apply. Hrblockfree com The rented part of your home is used by the tenant primarily for residential living. Hrblockfree com The rented part of your home is not a self-contained residential unit having separate sleeping, cooking, and toilet facilities. Hrblockfree com You do not rent (directly or by sublease) the same or different parts of your home to more than two tenants at any time during the tax year. Hrblockfree com If two persons (and dependents of either) share the same sleeping quarters, they are treated as one tenant. Hrblockfree com Office in home. Hrblockfree com   If you have an office in your home that you use in your business, see Publication 587, Business Use of Your Home. Hrblockfree com It explains how to figure your deduction for the business use of your home, which includes the business part of your home mortgage interest. Hrblockfree com Home under construction. Hrblockfree com   You can treat a home under construction as a qualified home for a period of up to 24 months, but only if it becomes your qualified home at the time it is ready for occupancy. Hrblockfree com   The 24-month period can start any time on or after the day construction begins. Hrblockfree com Home destroyed. Hrblockfree com   You may be able to continue treating your home as a qualified home even after it is destroyed in a fire, storm, tornado, earthquake, or other casualty. Hrblockfree com This means you can continue to deduct the interest you pay on your home mortgage, subject to the limits described in this publication. Hrblockfree com   You can continue treating a destroyed home as a qualified home if, within a reasonable period of time after the home is destroyed, you: Rebuild the destroyed home and move into it, or Sell the land on which the home was located. Hrblockfree com   This rule applies to your main home and to a second home that you treat as a qualified home. Hrblockfree com Time-sharing arrangements. Hrblockfree com   You can treat a home you own under a time-sharing plan as a qualified home if it meets all the requirements. Hrblockfree com A time-sharing plan is an arrangement between two or more people that limits each person's interest in the home or right to use it to a certain part of the year. Hrblockfree com Rental of time-share. Hrblockfree com   If you rent out your time-share, it qualifies as a second home only if you also use it as a home during the year. Hrblockfree com See Second home rented out , earlier, for the use requirement. Hrblockfree com To know whether you meet that requirement, count your days of use and rental of the home only during the time you have a right to use it or to receive any benefits from the rental of it. Hrblockfree com Married taxpayers. Hrblockfree com   If you are married and file a joint return, your qualified home(s) can be owned either jointly or by only one spouse. Hrblockfree com Separate returns. Hrblockfree com   If you are married filing separately and you and your spouse own more than one home, you can each take into account only one home as a qualified home. Hrblockfree com However, if you both consent in writing, then one spouse can take both the main home and a second home into account. Hrblockfree com Special Situations This section describes certain items that can be included as home mortgage interest and others that cannot. Hrblockfree com It also describes certain special situations that may affect your deduction. Hrblockfree com Late payment charge on mortgage payment. Hrblockfree com   You can deduct as home mortgage interest a late payment charge if it was not for a specific service performed in connection with your mortgage loan. Hrblockfree com Mortgage prepayment penalty. Hrblockfree com   If you pay off your home mortgage early, you may have to pay a penalty. Hrblockfree com You can deduct that penalty as home mortgage interest provided the penalty is not for a specific service performed or cost incurred in connection with your mortgage loan. Hrblockfree com Sale of home. Hrblockfree com   If you sell your home, you can deduct your home mortgage interest (subject to any limits that apply) paid up to, but not including, the date of the sale. Hrblockfree com Example. Hrblockfree com John and Peggy Harris sold their home on May 7. Hrblockfree com Through April 30, they made home mortgage interest payments of $1,220. Hrblockfree com The settlement sheet for the sale of the home showed $50 interest for the 6-day period in May up to, but not including, the date of sale. Hrblockfree com Their mortgage interest deduction is $1,270 ($1,220 + $50). Hrblockfree com Prepaid interest. Hrblockfree com   If you pay interest in advance for a period that goes beyond the end of the tax year, you must spread this interest over the tax years to which it applies. Hrblockfree com You can deduct in each year only the interest that qualifies as home mortgage interest for that year. Hrblockfree com However, there is an exception that applies to points, discussed later. Hrblockfree com Mortgage interest credit. Hrblockfree com    You may be able to claim a mortgage interest credit if you were issued a mortgage credit certificate (MCC) by a state or local government. Hrblockfree com Figure the credit on Form 8396, Mortgage Interest Credit. Hrblockfree com If you take this credit, you must reduce your mortgage interest deduction by the amount of the credit. Hrblockfree com   See Form 8396 and Publication 530 for more information on the mortgage interest credit. Hrblockfree com Ministers' and military housing allowance. Hrblockfree com   If you are a minister or a member of the uniformed services and receive a housing allowance that is not taxable, you can still deduct your home mortgage interest. Hrblockfree com Hardest Hit Fund and Emergency Homeowners' Loan Programs. Hrblockfree com   You can use a special method to compute your deduction for mortgage interest and real estate taxes on your main home if you meet the following two conditions. Hrblockfree com You received assistance under: A State Housing Finance Agency (State HFA) Hardest Hit Fund program in which program payments could be used to pay mortgage interest, or An Emergency Homeowners' Loan Program administered by the Department of Housing and Urban Development (HUD) or a state. Hrblockfree com You meet the rules to deduct all of the mortgage interest on your loan and all of the real estate taxes on your main home. Hrblockfree com If you meet these tests, then you can deduct all of the payments you actually made during the year to your mortgage servicer, the State HFA, or HUD on the home mortgage (including the amount shown on box 3 of Form 1098–MA, Mortgage Assistance Payments), but not more than the sum of the amounts shown on Form 1098, Mortgage Interest Statement, in box 1 (mortgage interest received from payer(s) / borrower(s)), box 4 (mortgage insurance premiums), and box 5 (other information including real property taxes paid). Hrblockfree com However, you are not required to use this special method to compute your deduction for mortgage interest and real estate taxes on your main home. Hrblockfree com Mortgage assistance payments under section 235 of the National Housing Act. Hrblockfree com   If you qualify for mortgage assistance payments for lower-income families under section 235 of the National Housing Act, part or all of the interest on your mortgage may be paid for you. Hrblockfree com You cannot deduct the interest that is paid for you. Hrblockfree com No other effect on taxes. Hrblockfree com   Do not include these mortgage assistance payments in your income. Hrblockfree com Also, do not use these payments to reduce other deductions, such as real estate taxes. Hrblockfree com Divorced or separated individuals. Hrblockfree com   If a divorce or separation agreement requires you or your spouse or former spouse to pay home mortgage interest on a home owned by both of you, the payment of interest may be alimony. Hrblockfree com See the discussion of Payments for jointly-owned home under Alimony in Publication 504, Divorced or Separated Individuals. Hrblockfree com Redeemable ground rents. Hrblockfree com   In some states (such as Maryland), you can buy your home subject to a ground rent. Hrblockfree com A ground rent is an obligation you assume to pay a fixed amount per year on the property. Hrblockfree com Under this arrangement, you are leasing (rather than buying) the land on which your home is located. Hrblockfree com   If you make annual or periodic rental payments on a redeemable ground rent, you can deduct them as mortgage interest. Hrblockfree com   A ground rent is a redeemable ground rent if all of the following are true. Hrblockfree com Your lease, including renewal periods, is for more than 15 years. Hrblockfree com You can freely assign the lease. Hrblockfree com You have a present or future right (under state or local law) to end the lease and buy the lessor's entire interest in the land by paying a specific amount. Hrblockfree com The lessor's interest in the land is primarily a security interest to protect the rental payments to which he or she is entitled. Hrblockfree com   Payments made to end the lease and to buy the lessor's entire interest in the land are not deductible as mortgage interest. Hrblockfree com Nonredeemable ground rents. Hrblockfree com   Payments on a nonredeemable ground rent are not mortgage interest. Hrblockfree com You can deduct them as rent if they are a business expense or if they are for rental property. Hrblockfree com Reverse mortgages. Hrblockfree com   A reverse mortgage is a loan where the lender pays you (in a lump sum, a monthly advance, a line of credit, or a combination of all three) while you continue to live in your home. Hrblockfree com With a reverse mortgage, you retain title to your home. Hrblockfree com Depending on the plan, your reverse mortgage becomes due with interest when you move, sell your home, reach the end of a pre-selected loan period, or die. Hrblockfree com Because reverse mortgages are considered loan advances and not income, the amount you receive is not taxable. Hrblockfree com Any interest (including original issue discount) accrued on a reverse mortgage is not deductible until you actually pay it, which is usually when you pay off the loan in full. Hrblockfree com Your deduction may be limited because a reverse mortgage loan generally is subject to the limit on Home Equity Debt discussed in Part II. Hrblockfree com Rental payments. Hrblockfree com   If you live in a house before final settlement on the purchase, any payments you make for that period are rent and not interest. Hrblockfree com This is true even if the settlement papers call them interest. Hrblockfree com You cannot deduct these payments as home mortgage interest. Hrblockfree com Mortgage proceeds invested in tax-exempt securities. Hrblockfree com   You cannot deduct the home mortgage interest on grandfathered debt or home equity debt if you used the proceeds of the mortgage to buy securities or certificates that produce tax-free income. Hrblockfree com “Grandfathered debt” and “home equity debt” are defined in Part II of this publication. Hrblockfree com Refunds of interest. Hrblockfree com   If you receive a refund of interest in the same tax year you paid it, you must reduce your interest expense by the amount refunded to you. Hrblockfree com If you receive a refund of interest you deducted in an earlier year, you generally must include the refund in income in the year you receive it. Hrblockfree com However, you need to include it only up to the amount of the deduction that reduced your tax in the earlier year. Hrblockfree com This is true whether the interest overcharge was refunded to you or was used to reduce the outstanding principal on your mortgage. Hrblockfree com If you need to include the refund in income, report it on Form 1040, line 21. Hrblockfree com   If you received a refund of interest you overpaid in an earlier year, you generally will receive a Form 1098, Mortgage Interest Statement, showing the refund in box 3. Hrblockfree com For information about Form 1098, see Form 1098, Mortgage Interest Statement , later. Hrblockfree com   For more information on how to treat refunds of interest deducted in earlier years, see Recoveries in Publication 525, Taxable and Nontaxable Income. Hrblockfree com Cooperative apartment owner. Hrblockfree com   If you own a cooperative apartment, you must reduce your home mortgage interest deduction by your share of any cash portion of a patronage dividend that the cooperative receives. Hrblockfree com The patronage dividend is a partial refund to the cooperative housing corporation of mortgage interest it paid in a prior year. Hrblockfree com   If you receive a Form 1098 from the cooperative housing corporation, the form should show only the amount you can deduct. Hrblockfree com Points The term “points” is used to describe certain charges paid, or treated as paid, by a borrower to obtain a home mortgage. Hrblockfree com Points may also be called loan origination fees, maximum loan charges, loan discount, or discount points. Hrblockfree com This image is too large to be displayed in the current screen. Hrblockfree com Please click the link to view the image. Hrblockfree com Figure B. Hrblockfree com Are My Points Fully Deductible This Year? A borrower is treated as paying any points that a home seller pays for the borrower's mortgage. Hrblockfree com See Points paid by the seller , later. Hrblockfree com General Rule You generally cannot deduct the full amount of points in the year paid. Hrblockfree com Because they are prepaid interest, you generally deduct them ratably over the life (term) of the mortgage. Hrblockfree com See Deduction Allowed Ratably , next. Hrblockfree com For exceptions to the general rule, see Deduction Allowed in Year Paid , later. Hrblockfree com Deduction Allowed Ratably If you do not meet the tests listed under Deduction Allowed in Year Paid , later, the loan is not a home improvement loan, or you choose not to deduct your points in full in the year paid, you can deduct the points ratably (equally) over the life of the loan if you meet all the following tests. Hrblockfree com You use the cash method of accounting. Hrblockfree com This means you report income in the year you receive it and deduct expenses in the year you pay them. Hrblockfree com Most individuals use this method. Hrblockfree com Your loan is secured by a home. Hrblockfree com (The home does not need to be your main home. Hrblockfree com ) Your loan period is not more than 30 years. Hrblockfree com If your loan period is more than 10 years, the terms of your loan are the same as other loans offered in your area for the same or longer period. Hrblockfree com Either your loan amount is $250,000 or less, or the number of points is not more than: 4, if your loan period is 15 years or less, or 6, if your loan period is more than 15 years. Hrblockfree com Example. Hrblockfree com You use the cash method of accounting. Hrblockfree com In 2013, you took out a $100,000 loan payable over 20 years. Hrblockfree com The terms of the loan are the same as for other 20-year loans offered in your area. Hrblockfree com You paid $4,800 in points. Hrblockfree com You made 3 monthly payments on the loan in 2013. Hrblockfree com You can deduct $60 [($4,800 ÷ 240 months) x 3 payments] in 2013. Hrblockfree com In 2014, if you make all twelve payments, you will be able to deduct $240 ($20 x 12). Hrblockfree com Deduction Allowed in Year Paid You can fully deduct points in the year paid if you meet all the following tests. Hrblockfree com (You can use Figure B as a quick guide to see whether your points are fully deductible in the year paid. Hrblockfree com ) Your loan is secured by your main home. Hrblockfree com (Your main home is the one you ordinarily live in most of the time. Hrblockfree com ) Paying points is an established business practice in the area where the loan was made. Hrblockfree com The points paid were not more than the points generally charged in that area. Hrblockfree com You use the cash method of accounting. Hrblockfree com This means you report income in the year you receive it and deduct expenses in the year you pay them. Hrblockfree com Most individuals use this method. Hrblockfree com The points were not paid in place of amounts that ordinarily are stated separately on the settlement statement, such as appraisal fees, inspection fees, title fees, attorney fees, and property taxes. Hrblockfree com The funds you provided at or before closing, plus any points the seller paid, were at least as much as the points charged. Hrblockfree com The funds you provided are not required to have been applied to the points. Hrblockfree com They can include a down payment, an escrow deposit, earnest money, and other funds you paid at or before closing for any purpose. Hrblockfree com You cannot have borrowed these funds from your lender or mortgage broker. Hrblockfree com You use your loan to buy or build your main home. Hrblockfree com The points were computed as a percentage of the principal amount of the mortgage. Hrblockfree com The amount is clearly shown on the settlement statement (such as the Settlement Statement, Form HUD-1) as points charged for the mortgage. Hrblockfree com The points may be shown as paid from either your funds or the seller's. Hrblockfree com Note. Hrblockfree com If you meet all of these tests, you can choose to either fully deduct the points in the year paid, or deduct them over the life of the loan. Hrblockfree com Home improvement loan. Hrblockfree com   You can also fully deduct in the year paid points paid on a loan to improve your main home, if tests (1) through (6) are met. Hrblockfree com Second home. Hrblockfree com You cannot fully deduct in the year paid points you pay on loans secured by your second home. Hrblockfree com You can deduct these points only over the life of the loan. Hrblockfree com Refinancing. Hrblockfree com   Generally, points you pay to refinance a mortgage are not deductible in full in the year you pay them. Hrblockfree com This is true even if the new mortgage is secured by your main home. Hrblockfree com   However, if you use part of the refinanced mortgage proceeds to improve your main home and you meet the first 6 tests listed under Deduction Allowed in Year Paid , you can fully deduct the part of the points related to the improvement in the year you paid them with your own funds. Hrblockfree com You can deduct the rest of the points over the life of the loan. Hrblockfree com Example 1. Hrblockfree com In 1998, Bill Fields got a mortgage to buy a home. Hrblockfree com In 2013, Bill refinanced that mortgage with a 15-year $100,000 mortgage loan. Hrblockfree com The mortgage is secured by his home. Hrblockfree com To get the new loan, he had to pay three points ($3,000). Hrblockfree com Two points ($2,000) were for prepaid interest, and one point ($1,000) was charged for services, in place of amounts that ordinarily are stated separately on the settlement statement. Hrblockfree com Bill paid the points out of his private funds, rather than out of the proceeds of the new loan. Hrblockfree com The payment of points is an established practice in the area, and the points charged are not more than the amount generally charged there. Hrblockfree com Bill's first payment on the new loan was due July 1. Hrblockfree com He made six payments on the loan in 2013 and is a cash basis taxpayer. Hrblockfree com Bill used the funds from the new mortgage to repay his existing mortgage. Hrblockfree com Although the new mortgage loan was for Bill's continued ownership of his main home, it was not for the purchase or improvement of that home. Hrblockfree com He cannot deduct all of the points in 2013. Hrblockfree com He can deduct two points ($2,000) ratably over the life of the loan. Hrblockfree com He deducts $67 [($2,000 ÷ 180 months) × 6 payments] of the points in 2013. Hrblockfree com The other point ($1,000) was a fee for services and is not deductible. Hrblockfree com Example 2. Hrblockfree com The facts are the same as in Example 1, except that Bill used $25,000 of the loan proceeds to improve his home and $75,000 to repay his existing mortgage. Hrblockfree com Bill deducts 25% ($25,000 ÷ $100,000) of the points ($2,000) in 2013. Hrblockfree com His deduction is $500 ($2,000 × 25%). Hrblockfree com Bill also deducts the ratable part of the remaining $1,500 ($2,000 − $500) that must be spread over the life of the loan. Hrblockfree com This is $50 [($1,500 ÷ 180 months) × 6 payments] in 2013. Hrblockfree com The total amount Bill deducts in 2013 is $550 ($500 + $50). Hrblockfree com Special Situations This section describes certain special situations that may affect your deduction of points. Hrblockfree com Original issue discount. Hrblockfree com   If you do not qualify to either deduct the points in the year paid or deduct them ratably over the life of the loan, or if you choose not to use either of these methods, the points reduce the issue price of the loan. Hrblockfree com This reduction results in original issue discount, which is discussed in chapter 4 of Publication 535. Hrblockfree com Amounts charged for services. Hrblockfree com    Amounts charged by the lender for specific services connected to the loan are not interest. Hrblockfree com Examples of these charges are: Appraisal fees, Notary fees, and Preparation costs for the mortgage note or deed of trust. Hrblockfree com  You cannot deduct these amounts as points either in the year paid or over the life of the mortgage. Hrblockfree com Points paid by the seller. Hrblockfree com   The term “points” includes loan placement fees that the seller pays to the lender to arrange financing for the buyer. Hrblockfree com Treatment by seller. Hrblockfree com   The seller cannot deduct these fees as interest. Hrblockfree com But they are a selling expense that reduces the amount realized by the seller. Hrblockfree com See Publication 523 for information on selling your home. Hrblockfree com Treatment by buyer. Hrblockfree com   The buyer reduces the basis of the home by the amount of the seller-paid points and treats the points as if he or she had paid them. Hrblockfree com If all the tests under Deduction Allowed in Year Paid , earlier, are met, the buyer can deduct the points in the year paid. Hrblockfree com If any of those tests are not met, the buyer deducts the points over the life of the loan. Hrblockfree com   If you need information about the basis of your home, see Publication 523 or Publication 530. Hrblockfree com Funds provided are less than points. Hrblockfree com   If you meet all the tests in Deduction Allowed in Year Paid , earlier, except that the funds you provided were less than the points charged to you (test (6)), you can deduct the points in the year paid, up to the amount of funds you provided. Hrblockfree com In addition, you can deduct any points paid by the seller. Hrblockfree com Example 1. Hrblockfree com When you took out a $100,000 mortgage loan to buy your home in December, you were charged one point ($1,000). Hrblockfree com You meet all the tests for deducting points in the year paid, except the only funds you provided were a $750 down payment. Hrblockfree com Of the $1,000 charged for points, you can deduct $750 in the year paid. Hrblockfree com You spread the remaining $250 over the life of the mortgage. Hrblockfree com Example 2. Hrblockfree com The facts are the same as in Example 1, except that the person who sold you your home also paid one point ($1,000) to help you get your mortgage. Hrblockfree com In the year paid, you can deduct $1,750 ($750 of the amount you were charged plus the $1,000 paid by the seller). Hrblockfree com You spread the remaining $250 over the life of the mortgage. Hrblockfree com You must reduce the basis of your home by the $1,000 paid by the seller. Hrblockfree com Excess points. Hrblockfree com   If you meet all the tests in Deduction Allowed in Year Paid , earlier, except that the points paid were more than generally paid in your area (test (3)), you deduct in the year paid only the points that are generally charged. Hrblockfree com You must spread any additional points over the life of the mortgage. Hrblockfree com Mortgage ending early. Hrblockfree com   If you spread your deduction for points over the life of the mortgage, you can deduct any remaining balance in the year the mortgage ends. Hrblockfree com However, if you refinance the mortgage with the same lender, you cannot deduct any remaining balance of spread points. Hrblockfree com Instead, deduct the remaining balance over the term of the new loan. Hrblockfree com   A mortgage may end early due to a prepayment, refinancing, foreclosure, or similar event. Hrblockfree com Example. Hrblockfree com Dan paid $3,000 in points in 2002 that he had to spread out over the 15-year life of the mortgage. Hrblockfree com He deducts $200 points per year. Hrblockfree com Through 2012, Dan has deducted $2,200 of the points. Hrblockfree com Dan prepaid his mortgage in full in 2013. Hrblockfree com He can deduct the remaining $800 of points in 2013. Hrblockfree com Limits on deduction. Hrblockfree com   You cannot fully deduct points paid on a mortgage that exceeds the limits discussed in Part II . Hrblockfree com See the Table 1 Instructions for line 10. Hrblockfree com Form 1098. Hrblockfree com    The mortgage interest statement you receive should show not only the total interest paid during the year, but also your deductible points paid during the year. Hrblockfree com See Form 1098, Mortgage Interest Statement , later. Hrblockfree com Mortgage Insurance Premiums You can treat amounts you paid during 2013 for qualified mortgage insurance as home mortgage interest. Hrblockfree com The insurance must be in connection with home acquisition debt, and the insurance contract must have been issued after 2006. Hrblockfree com Qualified mortgage insurance. Hrblockfree com   Qualified mortgage insurance is mortgage insurance provided by the Department of Veterans Affairs, the Federal Housing Administration, or the Rural Housing Service, and private mortgage insurance (as defined in section 2 of the Homeowners Protection Act of 1998 as in effect on December 20, 2006). Hrblockfree com   Mortgage insurance provided by the Department of Veterans Affairs is commonly known as a funding fee. Hrblockfree com If provided by the Rural Housing Service, it is commonly known as a guarantee fee. Hrblockfree com The funding fee and guarantee fee can either be included in the amount of the loan or paid in full at the time of closing. Hrblockfree com These fees can be deducted fully in 2013 if the mortgage insurance contract was issued in 2013. Hrblockfree com Contact the mortgage insurance issuer to determine the deductible amount if it is not reported in box 4 of Form 1098. Hrblockfree com Special rules for prepaid mortgage insurance. Hrblockfree com   Generally, if you paid premiums for qualified mortgage insurance that are properly allocable to periods after the close of the tax year, such premiums are treated as paid in the period to which they are allocated. Hrblockfree com You must allocate the premiums over the shorter of the stated term of the mortgage or 84 months, beginning with the month the insurance was obtained. Hrblockfree com No deduction is allowed for the unamortized balance if the mortgage is satisfied before its term. Hrblockfree com This paragraph does not apply to qualified mortgage insurance provided by the Department of Veterans Affairs or the Rural Housing Service. Hrblockfree com Example. Hrblockfree com Ryan purchased a home in May of 2012 and financed the home with a 15-year mortgage. Hrblockfree com Ryan also prepaid all of the $9,240 in private mortgage insurance required at the time of closing in May. Hrblockfree com Since the $9,240 in private mortgage insurance is allocable to periods after 2012, Ryan must allocate the $9,240 over the shorter of the life of the mortgage or 84 months. Hrblockfree com Ryan's adjusted gross income (AGI) for 2012 is $76,000. Hrblockfree com Ryan can deduct $880 ($9,240 ÷ 84 x 8 months) for qualified mortgage insurance premiums in 2012. Hrblockfree com For 2013, Ryan can deduct $1,320 ($9,240 ÷ 84 x 12 months) if his AGI is $100,000 or less. Hrblockfree com In this example, the mortgage insurance premiums are allocated over 84 months, which is shorter than the life of the mortgage of 15 years (180 months). Hrblockfree com Limit on deduction. Hrblockfree com   If your adjusted gross income on Form 1040, line 38, is more than $100,000 ($50,000 if your filing status is married filing separately), the amount of your mortgage insurance premiums that are otherwise deductible is reduced and may be eliminated. Hrblockfree com See Line 13 in the instructions for Schedule A (Form 1040) and complete the Mortgage Insurance Premiums Deduction Worksheet to figure the amount you can deduct. Hrblockfree com If your adjusted gross income is more than $109,000 ($54,500 if married filing separately), you cannot deduct your mortgage insurance premiums. Hrblockfree com Form 1098. Hrblockfree com   The mortgage interest statement you receive should show not only the total interest paid during the year, but also your mortgage insurance premiums paid during the year, which may qualify to be treated as deductible mortgage interest. Hrblockfree com See Form 1098, Mortgage Interest Statement, next. Hrblockfree com Form 1098, Mortgage Interest Statement If you paid $600 or more of mortgage interest (including certain points and mortgage insurance premiums) during the year on any one mortgage, you generally will receive a Form 1098 or a similar statement from the mortgage holder. Hrblockfree com You will receive the statement if you pay interest to a person (including a financial institution or cooperative housing corporation) in the course of that person's trade or business. Hrblockfree com A governmental unit is a person for purposes of furnishing the statement. Hrblockfree com The statement for each year should be sent to you by January 31 of the following year. Hrblockfree com A copy of this form will also be sent to the IRS. Hrblockfree com The statement will show the total interest you paid during the year, any mortgage insurance premiums you paid, and if you purchased a main home during the year, it also will show the deductible points paid during the year, including seller-paid points. Hrblockfree com However, it should not show any interest that was paid for you by a government agency. Hrblockfree com As a general rule, Form 1098 will include only points that you can fully deduct in the year paid. Hrblockfree com However, certain points not included on Form 1098 also may be deductible, either in the year paid or over the life of the loan. Hrblockfree com See the earlier discussion of Points to determine whether you can deduct points not shown on Form 1098. Hrblockfree com Prepaid interest on Form 1098. Hrblockfree com   If you prepaid interest in 2013 that accrued in full by January 15, 2014, this prepaid interest may be included in box 1 of Form 1098. Hrblockfree com However, you cannot deduct the prepaid amount for January 2014 in 2013. Hrblockfree com (See Prepaid interest , earlier. Hrblockfree com ) You will have to figure the interest that accrued for 2014 and subtract it from the amount in box 1. Hrblockfree com You will include the interest for January 2014 with other interest you pay for 2014. Hrblockfree com Refunded interest. Hrblockfree com   If you received a refund of mortgage interest you overpaid in an earlier year, you generally will receive a Form 1098 showing the refund in box 3. Hrblockfree com See Refunds of interest , earlier. Hrblockfree com Mortgage insurance premiums. Hrblockfree com   The amount of mortgage insurance premiums you paid during 2013 may be shown in Box 4 of Form 1098. Hrblockfree com See Mortgage Insurance Premiums , earlier. Hrblockfree com How To Report Deduct the home mortgage interest and points reported to you on Form 1098 on Schedule A (Form 1040), line 10. Hrblockfree com If you paid more deductible interest to the financial institution than the amount shown on Form 1098, show the larger deductible amount on line 10. Hrblockfree com Attach a statement explaining the difference and print “See attached” next to line 10. Hrblockfree com Deduct home mortgage interest that was not reported to you on Form 1098 on Schedule A (Form 1040), line 11. Hrblockfree com If you paid home mortgage interest to the person from whom you bought your home, show that person's name, address, and taxpayer identification number (TIN) on the dotted lines next to line 11. Hrblockfree com The seller must give you this number and you must give the seller your TIN. Hrblockfree com A Form W-9, Request for Taxpayer Identification Number and Certification, can be used for this purpose. Hrblockfree com Failure to meet any of these requirements may result in a $50 penalty for each failure. Hrblockfree com The TIN can be either a social security number, an individual taxpayer identification number (issued by the Internal Revenue Service), or an employer identification number. Hrblockfree com If you can take a deduction for points that were not reported to you on Form 1098, deduct those points on Schedule A (Form 1040), line 12. Hrblockfree com Deduct mortgage insurance premiums on Schedule A (Form 1040), line 13. Hrblockfree com More than one borrower. Hrblockfree com   If you and at least one other person (other than your spouse if you file a joint return) were liable for and paid interest on a mortgage that was for your home, and the other person received a Form 1098 showing the interest that was paid during the year, attach a statement to your return explaining this. Hrblockfree com Show how much of the interest each of you paid, and give the name and address of the person who received the form. Hrblockfree com Deduct your share of the interest on Schedule A (Form 1040), line 11, and print “See attached” next to the line. Hrblockfree com Also, deduct your share of any qualified mortgage insurance premiums on Schedule A (Form 1040), line 13. Hrblockfree com   Similarly, if you are the payer of record on a mortgage on which there are other borrowers entitled to a deduction for the interest shown on the Form 1098 you received, deduct only your share of the interest on Schedule A (Form 1040), line 10. Hrblockfree com Let each of the other borrowers know what his or her share is. Hrblockfree com Mortgage proceeds used for business or investment. Hrblockfree com   If your home mortgage interest deduction is limited under the rules explained in Part II , but all or part of the mortgage proceeds were used for business, investment, or other deductible activities, see Table 2 near the end of this publication. Hrblockfree com It shows where to deduct the part of your excess interest that is for those activities. Hrblockfree com The Table 1 Instructions for line 13 in Part II explain how to divide the excess interest among the activities for which the mortgage proceeds were used. Hrblockfree com Special Rule for Tenant-Stockholders in Cooperative Housing Corporations A qualified home includes stock in a cooperative housing corporation owned by a tenant-stockholder. Hrblockfree com This applies only if the tenant-stockholder is entitled to live in the house or apartment because of owning stock in the cooperative. Hrblockfree com Cooperative housing corporation. Hrblockfree com   This is a corporation that meets all of the following conditions. Hrblockfree com Has only one class of stock outstanding, Has no stockholders other than those who own the stock that can live in a house, apartment, or house trailer owned or leased by the corporation, Has no stockholders who can receive any distribution out of capital other than on a liquidation of the corporation, and Meets at least one of the following requirements. Hrblockfree com Receives at least 80% of its gross income for the year in which the mortgage interest is paid or incurred from tenant-stockholders. Hrblockfree com For this purpose, gross income is all income received during the entire year, including amounts received before the corporation changed to cooperative ownership. Hrblockfree com At all times during the year, at least 80% of the total square footage of the corporation's property is used or available for use by the tenant-stockholders for residential or residential-related use. Hrblockfree com At least 90% of the corporation's expenditures paid or incurred during the year are for the acquisition, construction, management, maintenance, or care of corporate property for the benefit of the tenant-stockholders. Hrblockfree com Stock used to secure debt. Hrblockfree com   In some cases, you cannot use your cooperative housing stock to secure a debt because of either: Restrictions under local or state law, or Restrictions in the cooperative agreement (other than restrictions in which the main purpose is to permit the tenant- stockholder to treat unsecured debt as secured debt). Hrblockfree com However, you can treat a debt as secured by the stock to the extent that the proceeds are used to buy the stock under the allocation of interest rules. Hrblockfree com See chapter 4 of Publication 535 for details on these rules. Hrblockfree com Figuring deductible home mortgage interest. Hrblockfree com   Generally, if you are a tenant-stockholder, you can deduct payments you make for your share of the interest paid or incurred by the cooperative. Hrblockfree com The interest must be on a debt to buy, build, change, improve, or maintain the cooperative's housing, or on a debt to buy the land. Hrblockfree com   Figure your share of this interest by multiplying the total by the following fraction. Hrblockfree com      Your shares of stock in the cooperative   The total shares of stock in the cooperative Limits on deduction. Hrblockfree com   To figure how the limits discussed in Part II apply to you, treat your share of the cooperative's debt as debt incurred by you. Hrblockfree com The cooperative should determine your share of its grandfathered debt, its home acquisition debt, and its home equity debt. Hrblockfree com (Your share of each of these types of debt is equal to the average balance of each debt multiplied by the fraction just given. Hrblockfree com ) After your share of the average balance of each type of debt is determined, you include it with the average balance of that type of debt secured by your stock. Hrblockfree com Form 1098. Hrblockfree com    The cooperative should give you a Form 1098 showing your share of the interest. Hrblockfree com Use the rules in this publication to determine your deductible mortgage interest. Hrblockfree com Part II. Hrblockfree com Limits on Home Mortgage Interest Deduction This part of the publication discusses the limits on deductible home mortgage interest. Hrblockfree com These limits apply to your home mortgage interest expense if you have a home mortgage that does not fit into any of the three categories listed at the beginning of Part I under Fully deductible interest . Hrblockfree com Your home mortgage interest deduction is limited to the interest on the part of your home mortgage debt that is not more than your qualified loan limit. Hrblockfree com This is the part of your home mortgage debt that is grandfathered debt or that is not more than the limits for home acquisition debt and home equity debt. Hrblockfree com Table 1 can help you figure your qualified loan limit and your deductible home mortgage interest. Hrblockfree com Home Acquisition Debt Home acquisition debt is a mortgage you took out after October 13, 1987, to buy, build, or substantially improve a qualified home (your main or second home). Hrblockfree com It also must be secured by that home. Hrblockfree com If the amount of your mortgage is more than the cost of the home plus the cost of any substantial improvements, only the debt that is not more than the cost of the home plus improvements qualifies as home acquisition debt. Hrblockfree com The additional debt may qualify as home equity debt (discussed later). Hrblockfree com Home acquisition debt limit. Hrblockfree com   The total amount you can treat as home acquisition debt at any time on your main home and second home cannot be more than $1 million ($500,000 if married filing separately). Hrblockfree com This limit is reduced (but not below zero) by the amount of your grandfathered debt (discussed later). Hrblockfree com Debt over this limit may qualify as home equity debt (also discussed later). Hrblockfree com Refinanced home acquisition debt. Hrblockfree com   Any secured debt you use to refinance home acquisition debt is treated as home acquisition debt. Hrblockfree com However, the new debt will qualify as home acquisition debt only up to the amount of the balance of the old mortgage principal just before the refinancing. Hrblockfree com Any additional debt not used to buy, build, or substantially improve a qualified home is not home acquisition debt, but may qualify as home equity debt (discussed later). Hrblockfree com Mortgage that qualifies later. Hrblockfree com   A mortgage that does not qualify as home acquisition debt because it does not meet all the requirements may qualify at a later time. Hrblockfree com For example, a debt that you use to buy your home may not qualify as home acquisition debt because it is not secured by the home. Hrblockfree com However, if the debt is later secured by the home, it may qualify as home acquisition debt after that time. Hrblockfree com Similarly, a debt that you use to buy property may not qualify because the property is not a qualified home. Hrblockfree com However, if the property later becomes a qualified home, the debt may qualify after that time. Hrblockfree com Mortgage treated as used to buy, build, or improve home. Hrblockfree com   A mortgage secured by a qualified home may be treated as home acquisition debt, even if you do not actually use the proceeds to buy, build, or substantially improve the home. Hrblockfree com This applies in the following situations. Hrblockfree com You buy your home within 90 days before or after the date you take out the mortgage. Hrblockfree com The home acquisition debt is limited to the home's cost, plus the cost of any substantial improvements within the limit described below in (2) or (3). Hrblockfree com (See Example 1 later. Hrblockfree com ) You build or improve your home and take out the mortgage before the work is completed. Hrblockfree com The home acquisition debt is limited to the amount of the expenses incurred within 24 months before the date of the mortgage. Hrblockfree com You build or improve your home and take out the mortgage within 90 days after the work is completed. Hrblockfree com The home acquisition debt is limited to the amount of the expenses incurred within the period beginning 24 months before the work is completed and ending on the date of the mortgage. Hrblockfree com (See Example 2 later. Hrblockfree com ) Example 1. Hrblockfree com You bought your main home on June 3 for $175,000. Hrblockfree com You paid for the home with cash you got from the sale of your old home. Hrblockfree com On July 15, you took out a mortgage of $150,000 secured by your main home. Hrblockfree com You used the $150,000 to invest in stocks. Hrblockfree com You can treat the mortgage as taken out to buy your home because you bought the home within 90 days before you took out the mortgage. Hrblockfree com The entire mortgage qualifies as home acquisition debt because it was not more than the home's cost. Hrblockfree com Example 2. Hrblockfree com On January 31, John began building a home on the lot that he owned. Hrblockfree com He used $45,000 of his personal funds to build the home. Hrblockfree com The home was completed on October 31. Hrblockfree com On November 21, John took out a $36,000 mortgage that was secured by the home. Hrblockfree com The mortgage can be treated as used to build the home because it was taken out within 90 days after the home was completed. Hrblockfree com The entire mortgage qualifies as home acquisition debt because it was not more than the expenses incurred within the period beginning 24 months before the home was completed. Hrblockfree com This is illustrated by Figure C. Hrblockfree com   Please click here for the text description of the image. Hrblockfree com Figure C. Hrblockfree com John's example Date of the mortgage. Hrblockfree com   The date you take out your mortgage is the day the loan proceeds are disbursed. Hrblockfree com This is generally the closing date. Hrblockfree com You can treat the day you apply in writing for your mortgage as the date you take it out. Hrblockfree com However, this applies only if you receive the loan proceeds within a reasonable time (such as within 30 days) after your application is approved. Hrblockfree com If a timely application you make is rejected, a reasonable additional time will be allowed to make a new application. Hrblockfree com Cost of home or improvements. Hrblockfree com   To determine your cost, include amounts paid to acquire any interest in a qualified home or to substantially improve the home. Hrblockfree com   The cost of building or substantially improving a qualified home includes the costs to acquire real property and building materials, fees for architects and design plans, and required building permits. Hrblockfree com Substantial improvement. Hrblockfree com   An improvement is substantial if it: Adds to the value of your home, Prolongs your home's useful life, or Adapts your home to new uses. Hrblockfree com    Repairs that maintain your home in good condition, such as repainting your home, are not substantial improvements. Hrblockfree com However, if you paint your home as part of a renovation that substantially improves your qualified home, you can include the painting costs in the cost of the improvements. Hrblockfree com Acquiring an interest in a home because of a divorce. Hrblockfree com   If you incur debt to acquire the interest of a spouse or former spouse in a home, because of a divorce or legal separation, you can treat that debt as home acquisition debt. Hrblockfree com Part of home not a qualified home. Hrblockfree com    To figure your home acquisition debt, you must divide the cost of your home and improvements between the part of your home that is a qualified home and any part that is not a qualified home. Hrblockfree com See Divided use of your home under Qualified Home in Part I. Hrblockfree com Home Equity Debt If you took out a loan for reasons other than to buy, build, or substantially improve your home, it may qualify as home equity debt. Hrblockfree com In addition, debt you incurred to buy, build, or substantially improve your home, to the extent it is more than the home acquisition debt limit (discussed earlier), may qualify as home equity debt. Hrblockfree com Home equity debt is a mortgage you took out after October 13, 1987, that: Does not qualify as home acquisition debt or as grandfathered debt, and Is secured by your qualified home. Hrblockfree com Example. Hrblockfree com You bought your home for cash 10 years ago. Hrblockfree com You did not have a mortgage on your home until last year, when you took out a $50,000 loan, secured by your home, to pay for your daughter's college tuition and your father's medical bills. Hrblockfree com This loan is home equity debt. Hrblockfree com Home equity debt limit. Hrblockfree com   There is a limit on the amount of debt that can be treated as home equity debt. Hrblockfree com The total home equity debt on your main home and second home is limited to the smaller of: $100,000 ($50,000 if married filing separately), or The total of each home's fair market value (FMV) reduced (but not below zero) by the amount of its home acquisition debt and grandfathered debt. Hrblockfree com Determine the FMV and the outstanding home acquisition and grandfathered debt for each home on the date that the last debt was secured by the home. Hrblockfree com Example. Hrblockfree com You own one home that you bought in 2000. Hrblockfree com Its FMV now is $110,000, and the current balance on your original mortgage (home acquisition debt) is $95,000. Hrblockfree com Bank M offers you a home mortgage loan of 125% of the FMV of the home less any outstanding mortgages or other liens. Hrblockfree com To consolidate some of your other debts, you take out a $42,500 home mortgage loan [(125% × $110,000) − $95,000] with Bank M. Hrblockfree com Your home equity debt is limited to $15,000. Hrblockfree com This is the smaller of: $100,000, the maximum limit, or $15,000, the amount that the FMV of $110,000 exceeds the amount of home acquisition debt of $95,000. Hrblockfree com Debt higher than limit. Hrblockfree com   Interest on amounts over the home equity debt limit (such as the interest on $27,500 [$42,500 − $15,000] in the preceding example) generally is treated as personal interest and is not deductible. Hrblockfree com But if the proceeds of the loan were used for investment, business, or other deductible purposes, the interest may be deductible. Hrblockfree com If it is, see the Table 1 Instructions for line 13 for an explanation of how to allocate the excess interest. Hrblockfree com Part of home not a qualified home. Hrblockfree com   To figure the limit on your home equity debt, you must divide the FMV of your home between the part that is a qualified home and any part that is not a qualified home. Hrblockfree com See Divided use of your home under Qualified Home in Part I. Hrblockfree com Fair market value (FMV). Hrblockfree com    This is the price at which the home would change hands between you and a buyer, neither having to sell or buy, and both having reasonable knowledge of all relevant facts. Hrblockfree com Sales of similar homes in your area, on about the same date your last debt was secured by the home, may be helpful in figuring the FMV. Hrblockfree com Grandfathered Debt If you took out a mortgage on your home before October 14, 1987, or you refinanced such a mortgage, it may qualify as grandfathered debt. Hrblockfree com To qualify, it must have been secured by your qualified home on October 13, 1987, and at all times after that date. Hrblockfree com How you used the proceeds does not matter. Hrblockfree com Grandfathered debt is not limited. Hrblockfree com All of the interest you paid on grandfathered debt is fully deductible home mortgage interest. Hrblockfree com However, the amount of your grandfathered debt reduces the $1 million limit for home acquisition debt and the limit based on your home's fair market value for home equity debt. Hrblockfree com Refinanced grandfathered debt. Hrblockfree com   If you refinanced grandfathered debt after October 13, 1987, for an amount that was not more than the mortgage principal left on the debt, then you still treat it as grandfathered debt. Hrblockfree com To the extent the new debt is more than that mortgage principal, it is treated as home acquisition or home equity debt, and the mortgage is a mixed-use mortgage (discussed later under Average Mortgage Balance in the Table 1 instructions). Hrblockfree com The debt must be secured by the qualified home. Hrblockfree com   You treat grandfathered debt that was refinanced after October 13, 1987, as grandfathered debt only for the term left on the debt that was refinanced. Hrblockfree com After that, you treat it as home acquisition debt or home equity debt, depending on how you used the proceeds. Hrblockfree com Exception. Hrblockfree com   If the debt before refinancing was like a balloon note (the principal on the debt was not amortized over the term of the debt), then you treat the refinanced debt as grandfathered debt for the term of the first refinancing. Hrblockfree com This term cannot be more than 30 years. Hrblockfree com Example. Hrblockfree com Chester took out a $200,000 first mortgage on his home in 1986. Hrblockfree com The mortgage was a five-year balloon note and the entire balance on the note was due in 1991. Hrblockfree com Chester refinanced the debt in 1991 with a new 20-year mortgage. Hrblockfree com The refinanced debt is treated as grandfathered debt for its entire term (20 years). Hrblockfree com Line-of-credit mortgage. Hrblockfree com    If you had a line-of-credit mortgage on October 13, 1987, and borrowed additional amounts against it after that date, then the additional amounts are either home acquisition debt or home equity debt depending on how you used the proceeds. Hrblockfree com The balance on the mortgage before you borrowed the additional amounts is grandfathered debt. Hrblockfree com The newly borrowed amounts are not grandfathered debt because the funds were borrowed after October 13, 1987. Hrblockfree com See Average Mortgage Balance in the Table 1 Instructions that follow. Hrblockfree com Table 1 Instructions Unless you are subject to the overall limit on itemized deductions, you can deduct all of the interest you paid during the year on mortgages secured by your main home or second home in either of the following two situations. Hrblockfree com All the mortgages are grandfathered debt. Hrblockfree com The total of the mortgage balances for the entire year is within the limits discussed earlier under Home Acquisition Debt and Home Equity Debt . Hrblockfree com In either of those cases, you do not need Table 1. Hrblockfree com Otherwise, you can use Table 1 to determine your qualified loan limit and deductible home mortgage interest. Hrblockfree com Fill out only one Table 1 for both your main and second home regardless of how many mortgages you have. Hrblockfree com Table 1. Hrblockfree com Worksheet To Figure Your Qualified Loan Limit and Deductible Home Mortgage Interest For the Current Year See the Table 1 Instructions. Hrblockfree com Part I Qualified Loan Limit 1. Hrblockfree com Enter the average balance of all your grandfathered debt. Hrblockfree com See line 1 instructions 1. Hrblockfree com   2. Hrblockfree com Enter the average balance of all your home acquisition debt. Hrblockfree com See line 2 instructions 2. Hrblockfree com   3. Hrblockfree com Enter $1,000,000 ($500,000 if married filing separately) 3. Hrblockfree com   4. Hrblockfree com Enter the larger of the amount on line 1 or the amount on line 3 4. Hrblockfree com   5. Hrblockfree com Add the amounts on lines 1 and 2. Hrblockfree com Enter the total here 5. Hrblockfree com   6. Hrblockfree com Enter the smaller of the amount on line 4 or the amount on line 5 6. Hrblockfree com   7. Hrblockfree com If you have home equity debt, enter the smaller of $100,000 ($50,000 if married filing separately) or your limited amount. Hrblockfree com See the line 7 instructions for the limit which may apply to you. Hrblockfree com 7. Hrblockfree com   8. Hrblockfree com Add the amounts on lines 6 and 7. Hrblockfree com Enter the total. Hrblockfree com This is your qualified loan limit. Hrblockfree com 8. Hrblockfree com   Part II Deductible Home Mortgage Interest 9. Hrblockfree com Enter the total of the average balances of all mortgages on all qualified homes. Hrblockfree com  See line 9 instructions 9. Hrblockfree com     If line 8 is less than line 9, go on to line 10. Hrblockfree com If line 8 is equal to or more than line 9, stop here. Hrblockfree com All of your interest on all the mortgages included on line 9 is deductible as home mortgage interest on Schedule A (Form 1040). Hrblockfree com     10. Hrblockfree com Enter the total amount of interest that you paid. Hrblockfree com See line 10 instructions 10. Hrblockfree com   11. Hrblockfree com Divide the amount on line 8 by the amount on line 9. Hrblockfree com Enter the result as a decimal amount (rounded to three places) 11. Hrblockfree com × . Hrblockfree com 12. Hrblockfree com Multiply the amount on line 10 by the decimal amount on line 11. Hrblockfree com Enter the result. Hrblockfree com This is your deductible home mortgage interest. Hrblockfree com Enter this amount on Schedule A (Form 1040) 12. Hrblockfree com   13. Hrblockfree com Subtract the amount on line 12 from the amount on line 10. Hrblockfree com Enter the result. Hrblockfree com This is not home mortgage interest. Hrblockfree com See line 13 instructions 13. Hrblockfree com   Home equity debt only. Hrblockfree com   If all of your mortgages are home equity debt, do not fill in lines 1 through 5. Hrblockfree com Enter zero on line 6 and complete the rest of Table 1. Hrblockfree com Average Mortgage Balance You have to figure the average balance of each mortgage to determine your qualified loan limit. Hrblockfree com You need these amounts to complete lines 1, 2, and 9 of Table 1. Hrblockfree com You can use the highest mortgage balances during the year, but you may benefit most by using the average balances. Hrblockfree com The following are methods you can use to figure your average mortgage balances. Hrblockfree com However, if a mortgage has more than one category of debt, see Mixed-use mortgages , later, in this section. Hrblockfree com Average of first and last balance method. Hrblockfree com   You can use this method if all the following apply. Hrblockfree com You did not borrow any new amounts on the mortgage during the year. Hrblockfree com (This does not include borrowing the original mortgage amount. Hrblockfree com ) You did not prepay more than one month's principal during the year. Hrblockfree com (This includes prepayment by refinancing your home or by applying proceeds from its sale. Hrblockfree com ) You had to make level payments at fixed equal intervals on at least a semi-annual basis. Hrblockfree com You treat your payments as level even if they were adjusted from time to time because of changes in the interest rate. Hrblockfree com    To figure your average balance, complete the following worksheet. Hrblockfree com    1. Hrblockfree com Enter the balance as of the first day of the year that the mortgage was secured by your qualified home during the year (generally January 1)   2. Hrblockfree com Enter the balance as of the last day of the year that the mortgage was secured by your qualified home during the year (generally December 31)   3. Hrblockfree com Add amounts on lines 1 and 2   4. Hrblockfree com Divide the amount on line 3 by 2. Hrblockfree com Enter the result   Interest paid divided by interest rate method. Hrblockfree com   You can use this method if at all times in 2013 the mortgage was secured by your qualified home and the interest was paid at least monthly. Hrblockfree com    Complete the following worksheet to figure your average balance. Hrblockfree com    1. Hrblockfree com Enter the interest paid in 2013. Hrblockfree com Do not include points, mortgage insurance premiums, or any interest paid in 2013 that is for a year after 2013. Hrblockfree com However, do include interest that is for 2013 but was paid in an earlier year   2. Hrblockfree com Enter the annual interest rate on the mortgage. Hrblockfree com If the interest rate varied in 2013, use the lowest rate for the year   3. Hrblockfree com Divide the amount on line 1 by the amount on line 2. Hrblockfree com Enter the result   Example. Hrblockfree com Mr. Hrblockfree com Blue had a line of credit secured by his main home all year. Hrblockfree com He paid interest of $2,500 on this loan. Hrblockfree com The interest rate on the loan was 9% (. Hrblockfree com 09) all year. Hrblockfree com His average balance using this method is $27,778, figured as follows. Hrblockfree com 1. Hrblockfree com Enter the interest paid in 2013. Hrblockfree com Do not include points, mortgage insurance premiums, or any interest paid in 2013 that is for a year after 2013. Hrblockfree com However, do include interest that is for 2013 but was paid in an earlier year $2,500 2. Hrblockfree com Enter the annual interest rate on the mortgage. Hrblockfree com If the interest rate varied in 2013, use the lowest rate for the year . Hrblockfree com 09 3. Hrblockfree com Divide the amount on line 1 by the amount on line 2. Hrblockfree com Enter the result $27,778 Statements provided by your lender. Hrblockfree com   If you receive monthly statements showing the closing balance or the average balance for the month, you can use either to figure your average balance for the year. Hrblockfree com You can treat the balance as zero for any month the mortgage was not secured by your qualified home. Hrblockfree com   For each mortgage, figure your average balance by adding your monthly closing or average balances and dividing that total by the number of months the home secured by that mortgage was a qualified home during the year. Hrblockfree com   If your lender can give you your average balance for the year, you can use that amount. Hrblockfree com Example. Hrblockfree com Ms. Hrblockfree com Brown had a home equity loan secured by her main home all year. Hrblockfree com She received monthly statements showing her average balance for each month. Hrblockfree com She can figure her average balance for the year by adding her monthly average balances and dividing the total by 12. Hrblockfree com Mixed-use mortgages. Hrblockfree com   A mixed-use mortgage is a loan that consists of more than one of the three categories of debt (grandfathered debt, home acquisition debt, and home equity debt). Hrblockfree com For example, a mortgage you took out during the year is a mixed-use mortgage if you used its proceeds partly to refinance a mortgage that you took out in an earlier year to buy your home (home acquisition debt) and partly to buy a car (home equity debt). Hrblockfree com   Complete lines 1 and 2 of Table 1 by including the separate average balances of any grandfathered debt and home acquisition debt in your mixed-use mortgage. Hrblockfree com Do not use the methods described earlier in this section to figure the average balance of either category. Hrblockfree com Instead, for each category, use the following method. Hrblockfree com Figure the balance of that category of debt for each month. Hrblockfree com This is the amount of the loan proceeds allocated to that category, reduced by your principal payments on the mortgage previously applied to that category. Hrblockfree com Principal payments on a mixed-use mortgage are applied in full to each category of debt, until its balance is zero, in the following order: First, any home equity debt, Next, any grandfathered debt, and Finally, any home acquisition debt. Hrblockfree com Add together the monthly balances figured in (1). Hrblockfree com Divide the result in (2) by 12. Hrblockfree com   Complete line 9 of Table 1 by including the average balance of the entire mixed-use mortgage, figured under one of the methods described earlier in this section. Hrblockfree com Example 1. Hrblockfree com In 1986, Sharon took out a $1,400,000 mortgage to buy her main home (grandfathered debt). Hrblockfree com On March 2, 2013, when the home had a fair market value of $1,700,000 and she owed $1,100,000 on the mortgage, Sharon took out a second mortgage for $200,000. Hrblockfree com She used $180,000 of the proceeds to make substantial improvements to her home (home acquisition debt) and the remaining $20,000 to buy a car (home equity debt). Hrblockfree com Under the loan agreement, Sharon must make principal payments of $1,000 at the end of each month. Hrblockfree com During 2013, her principal payments on the second mortgage totaled $10,000. Hrblockfree com To complete Table 1, line 2, Sharon must figure a separate average balance for the part of her second mortgage that is home acquisition debt. Hrblockfree com The January and February balances were zero. Hrblockfree com The March through December balances were all $180,000, because none of her principal payments are applied to the home acquisition debt. Hrblockfree com (They are all applied to the home equity debt, reducing it to $10,000 [$20,000 − $10,000]. Hrblockfree com ) The monthly balances of the home acquisition debt total $1,800,000 ($180,000 × 10). Hrblockfree com Therefore, the average balance of the home acquisition debt for 2013 was $150,000 ($1,800,000 ÷ 12). Hrblockfree com Example 2. Hrblockfree com The facts are the same as in Example 1. Hrblockfree com In 2014, Sharon's January through October principal payments on her second mortgage are applied to the home equity debt, reducing it to zero. Hrblockfree com The balance of the home acquisition debt remains $180,000 for each of those months. Hrblockfree com Because her November and December principal payments are applied to the home acquisition debt, the November balance is $179,000 ($180,000 − $1,000) and the December balance is $178,000 ($180,000 − $2,000). Hrblockfree com The monthly balances total $2,157,000 [($180,000 × 10) + $179,000 + $178,000]. Hrblockfree com Therefore, the average balance of the home acquisition debt for 2014 is $179,750 ($2,157,000 ÷ 12). Hrblockfree com L