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1040ez Fillable Form

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1040ez Fillable Form

1040ez fillable form Publication 936 - Main Content Table of Contents Part I. 1040ez fillable form 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. 1040ez fillable form 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. 1040ez fillable form Home Mortgage Interest This part explains what you can deduct as home mortgage interest. 1040ez fillable form It includes discussions on points, mortgage insurance premiums, and how to report deductible interest on your tax return. 1040ez fillable form Generally, home mortgage interest is any interest you pay on a loan secured by your home (main home or a second home). 1040ez fillable form The loan may be a mortgage to buy your home, a second mortgage, a line of credit, or a home equity loan. 1040ez fillable form You can deduct home mortgage interest if all the following conditions are met. 1040ez fillable form You file Form 1040 and itemize deductions on Schedule A (Form 1040). 1040ez fillable form The mortgage is a secured debt on a qualified home in which you have an ownership interest. 1040ez fillable form Secured Debt and Qualified Home are explained later. 1040ez fillable form  Both you and the lender must intend that the loan be repaid. 1040ez fillable form Fully deductible interest. 1040ez fillable form   In most cases, you can deduct all of your home mortgage interest. 1040ez fillable form How much you can deduct depends on the date of the mortgage, the amount of the mortgage, and how you use the mortgage proceeds. 1040ez fillable form   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. 1040ez fillable form (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. 1040ez fillable form ) 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. 1040ez fillable form   The three categories are as follows. 1040ez fillable form Mortgages you took out on or before October 13, 1987 (called grandfathered debt). 1040ez fillable form 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). 1040ez fillable form 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). 1040ez fillable form The dollar limits for the second and third categories apply to the combined mortgages on your main home and second home. 1040ez fillable form   See Part II for more detailed definitions of grandfathered, home acquisition, and home equity debt. 1040ez fillable form    You can use Figure A to check whether your home mortgage interest is fully deductible. 1040ez fillable form This image is too large to be displayed in the current screen. 1040ez fillable form Please click the link to view the image. 1040ez fillable form Figure A. 1040ez fillable form Is My Home Mortgage Interest Fully Deductible? Secured Debt You can deduct your home mortgage interest only if your mortgage is a secured debt. 1040ez fillable form 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. 1040ez fillable form In other words, your mortgage is a secured debt if you put your home up as collateral to protect the interests of the lender. 1040ez fillable form If you cannot pay the debt, your home can then serve as payment to the lender to satisfy (pay) the debt. 1040ez fillable form In this publication, mortgage will refer to secured debt. 1040ez fillable form Debt not secured by home. 1040ez fillable form   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). 1040ez fillable form   A debt is not secured by your home if it once was, but is no longer secured by your home. 1040ez fillable form Wraparound mortgage. 1040ez fillable form   This is not a secured debt unless it is recorded or otherwise perfected under state law. 1040ez fillable form Example. 1040ez fillable form Beth owns a home subject to a mortgage of $40,000. 1040ez fillable form She sells the home for $100,000 to John, who takes it subject to the $40,000 mortgage. 1040ez fillable form Beth continues to make the payments on the $40,000 note. 1040ez fillable form John pays $10,000 down and gives Beth a $90,000 note secured by a wraparound mortgage on the home. 1040ez fillable form Beth does not record or otherwise perfect the $90,000 mortgage under the state law that applies. 1040ez fillable form Therefore, the mortgage is not a secured debt and John cannot deduct any of the interest he pays on it as home mortgage interest. 1040ez fillable form Choice to treat the debt as not secured by your home. 1040ez fillable form   You can choose to treat any debt secured by your qualified home as not secured by the home. 1040ez fillable form This treatment begins with the tax year for which you make the choice and continues for all later tax years. 1040ez fillable form You can revoke your choice only with the consent of the Internal Revenue Service (IRS). 1040ez fillable form   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. 1040ez fillable form 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. 1040ez fillable form Cooperative apartment owner. 1040ez fillable form   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. 1040ez fillable form Qualified Home For you to take a home mortgage interest deduction, your debt must be secured by a qualified home. 1040ez fillable form This means your main home or your second home. 1040ez fillable form A home includes a house, condominium, cooperative, mobile home, house trailer, boat, or similar property that has sleeping, cooking, and toilet facilities. 1040ez fillable form 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. 1040ez fillable form Otherwise, it is considered personal interest and is not deductible. 1040ez fillable form Main home. 1040ez fillable form   You can have only one main home at any one time. 1040ez fillable form This is the home where you ordinarily live most of the time. 1040ez fillable form Second home. 1040ez fillable form   A second home is a home that you choose to treat as your second home. 1040ez fillable form Second home not rented out. 1040ez fillable form   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. 1040ez fillable form You do not have to use the home during the year. 1040ez fillable form Second home rented out. 1040ez fillable form   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. 1040ez fillable form 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. 1040ez fillable form If you do not use the home long enough, it is considered rental property and not a second home. 1040ez fillable form For information on residential rental property, see Publication 527. 1040ez fillable form More than one second home. 1040ez fillable form   If you have more than one second home, you can treat only one as the qualified second home during any year. 1040ez fillable form However, you can change the home you treat as a second home during the year in the following situations. 1040ez fillable form 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. 1040ez fillable form 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. 1040ez fillable form 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. 1040ez fillable form Divided use of your home. 1040ez fillable form   The only part of your home that is considered a qualified home is the part you use for residential living. 1040ez fillable form 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. 1040ez fillable form 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. 1040ez fillable form 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. 1040ez fillable form (See Home Acquisition Debt in Part II. 1040ez fillable form ) Dividing the fair market value may affect your home equity debt limit, also explained in Part II . 1040ez fillable form Renting out part of home. 1040ez fillable form   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. 1040ez fillable form The rented part of your home is used by the tenant primarily for residential living. 1040ez fillable form The rented part of your home is not a self-contained residential unit having separate sleeping, cooking, and toilet facilities. 1040ez fillable form 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. 1040ez fillable form If two persons (and dependents of either) share the same sleeping quarters, they are treated as one tenant. 1040ez fillable form Office in home. 1040ez fillable form   If you have an office in your home that you use in your business, see Publication 587, Business Use of Your Home. 1040ez fillable form It explains how to figure your deduction for the business use of your home, which includes the business part of your home mortgage interest. 1040ez fillable form Home under construction. 1040ez fillable form   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. 1040ez fillable form   The 24-month period can start any time on or after the day construction begins. 1040ez fillable form Home destroyed. 1040ez fillable form   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. 1040ez fillable form This means you can continue to deduct the interest you pay on your home mortgage, subject to the limits described in this publication. 1040ez fillable form   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. 1040ez fillable form   This rule applies to your main home and to a second home that you treat as a qualified home. 1040ez fillable form Time-sharing arrangements. 1040ez fillable form   You can treat a home you own under a time-sharing plan as a qualified home if it meets all the requirements. 1040ez fillable form 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. 1040ez fillable form Rental of time-share. 1040ez fillable form   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. 1040ez fillable form See Second home rented out , earlier, for the use requirement. 1040ez fillable form 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. 1040ez fillable form Married taxpayers. 1040ez fillable form   If you are married and file a joint return, your qualified home(s) can be owned either jointly or by only one spouse. 1040ez fillable form Separate returns. 1040ez fillable form   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. 1040ez fillable form However, if you both consent in writing, then one spouse can take both the main home and a second home into account. 1040ez fillable form Special Situations This section describes certain items that can be included as home mortgage interest and others that cannot. 1040ez fillable form It also describes certain special situations that may affect your deduction. 1040ez fillable form Late payment charge on mortgage payment. 1040ez fillable form   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. 1040ez fillable form Mortgage prepayment penalty. 1040ez fillable form   If you pay off your home mortgage early, you may have to pay a penalty. 1040ez fillable form 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. 1040ez fillable form Sale of home. 1040ez fillable form   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. 1040ez fillable form Example. 1040ez fillable form John and Peggy Harris sold their home on May 7. 1040ez fillable form Through April 30, they made home mortgage interest payments of $1,220. 1040ez fillable form 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. 1040ez fillable form Their mortgage interest deduction is $1,270 ($1,220 + $50). 1040ez fillable form Prepaid interest. 1040ez fillable form   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. 1040ez fillable form You can deduct in each year only the interest that qualifies as home mortgage interest for that year. 1040ez fillable form However, there is an exception that applies to points, discussed later. 1040ez fillable form Mortgage interest credit. 1040ez fillable form    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. 1040ez fillable form Figure the credit on Form 8396, Mortgage Interest Credit. 1040ez fillable form If you take this credit, you must reduce your mortgage interest deduction by the amount of the credit. 1040ez fillable form   See Form 8396 and Publication 530 for more information on the mortgage interest credit. 1040ez fillable form Ministers' and military housing allowance. 1040ez fillable form   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. 1040ez fillable form Hardest Hit Fund and Emergency Homeowners' Loan Programs. 1040ez fillable form   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. 1040ez fillable form 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. 1040ez fillable form 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. 1040ez fillable form 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). 1040ez fillable form 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. 1040ez fillable form Mortgage assistance payments under section 235 of the National Housing Act. 1040ez fillable form   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. 1040ez fillable form You cannot deduct the interest that is paid for you. 1040ez fillable form No other effect on taxes. 1040ez fillable form   Do not include these mortgage assistance payments in your income. 1040ez fillable form Also, do not use these payments to reduce other deductions, such as real estate taxes. 1040ez fillable form Divorced or separated individuals. 1040ez fillable form   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. 1040ez fillable form See the discussion of Payments for jointly-owned home under Alimony in Publication 504, Divorced or Separated Individuals. 1040ez fillable form Redeemable ground rents. 1040ez fillable form   In some states (such as Maryland), you can buy your home subject to a ground rent. 1040ez fillable form A ground rent is an obligation you assume to pay a fixed amount per year on the property. 1040ez fillable form Under this arrangement, you are leasing (rather than buying) the land on which your home is located. 1040ez fillable form   If you make annual or periodic rental payments on a redeemable ground rent, you can deduct them as mortgage interest. 1040ez fillable form   A ground rent is a redeemable ground rent if all of the following are true. 1040ez fillable form Your lease, including renewal periods, is for more than 15 years. 1040ez fillable form You can freely assign the lease. 1040ez fillable form 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. 1040ez fillable form The lessor's interest in the land is primarily a security interest to protect the rental payments to which he or she is entitled. 1040ez fillable form   Payments made to end the lease and to buy the lessor's entire interest in the land are not deductible as mortgage interest. 1040ez fillable form Nonredeemable ground rents. 1040ez fillable form   Payments on a nonredeemable ground rent are not mortgage interest. 1040ez fillable form You can deduct them as rent if they are a business expense or if they are for rental property. 1040ez fillable form Reverse mortgages. 1040ez fillable form   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. 1040ez fillable form With a reverse mortgage, you retain title to your home. 1040ez fillable form 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. 1040ez fillable form Because reverse mortgages are considered loan advances and not income, the amount you receive is not taxable. 1040ez fillable form 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. 1040ez fillable form Your deduction may be limited because a reverse mortgage loan generally is subject to the limit on Home Equity Debt discussed in Part II. 1040ez fillable form Rental payments. 1040ez fillable form   If you live in a house before final settlement on the purchase, any payments you make for that period are rent and not interest. 1040ez fillable form This is true even if the settlement papers call them interest. 1040ez fillable form You cannot deduct these payments as home mortgage interest. 1040ez fillable form Mortgage proceeds invested in tax-exempt securities. 1040ez fillable form   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. 1040ez fillable form “Grandfathered debt” and “home equity debt” are defined in Part II of this publication. 1040ez fillable form Refunds of interest. 1040ez fillable form   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. 1040ez fillable form 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. 1040ez fillable form However, you need to include it only up to the amount of the deduction that reduced your tax in the earlier year. 1040ez fillable form This is true whether the interest overcharge was refunded to you or was used to reduce the outstanding principal on your mortgage. 1040ez fillable form If you need to include the refund in income, report it on Form 1040, line 21. 1040ez fillable form   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. 1040ez fillable form For information about Form 1098, see Form 1098, Mortgage Interest Statement , later. 1040ez fillable form   For more information on how to treat refunds of interest deducted in earlier years, see Recoveries in Publication 525, Taxable and Nontaxable Income. 1040ez fillable form Cooperative apartment owner. 1040ez fillable form   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. 1040ez fillable form The patronage dividend is a partial refund to the cooperative housing corporation of mortgage interest it paid in a prior year. 1040ez fillable form   If you receive a Form 1098 from the cooperative housing corporation, the form should show only the amount you can deduct. 1040ez fillable form Points The term “points” is used to describe certain charges paid, or treated as paid, by a borrower to obtain a home mortgage. 1040ez fillable form Points may also be called loan origination fees, maximum loan charges, loan discount, or discount points. 1040ez fillable form This image is too large to be displayed in the current screen. 1040ez fillable form Please click the link to view the image. 1040ez fillable form Figure B. 1040ez fillable form 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. 1040ez fillable form See Points paid by the seller , later. 1040ez fillable form General Rule You generally cannot deduct the full amount of points in the year paid. 1040ez fillable form Because they are prepaid interest, you generally deduct them ratably over the life (term) of the mortgage. 1040ez fillable form See Deduction Allowed Ratably , next. 1040ez fillable form For exceptions to the general rule, see Deduction Allowed in Year Paid , later. 1040ez fillable form 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. 1040ez fillable form You use the cash method of accounting. 1040ez fillable form This means you report income in the year you receive it and deduct expenses in the year you pay them. 1040ez fillable form Most individuals use this method. 1040ez fillable form Your loan is secured by a home. 1040ez fillable form (The home does not need to be your main home. 1040ez fillable form ) Your loan period is not more than 30 years. 1040ez fillable form 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. 1040ez fillable form 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. 1040ez fillable form Example. 1040ez fillable form You use the cash method of accounting. 1040ez fillable form In 2013, you took out a $100,000 loan payable over 20 years. 1040ez fillable form The terms of the loan are the same as for other 20-year loans offered in your area. 1040ez fillable form You paid $4,800 in points. 1040ez fillable form You made 3 monthly payments on the loan in 2013. 1040ez fillable form You can deduct $60 [($4,800 ÷ 240 months) x 3 payments] in 2013. 1040ez fillable form In 2014, if you make all twelve payments, you will be able to deduct $240 ($20 x 12). 1040ez fillable form Deduction Allowed in Year Paid You can fully deduct points in the year paid if you meet all the following tests. 1040ez fillable form (You can use Figure B as a quick guide to see whether your points are fully deductible in the year paid. 1040ez fillable form ) Your loan is secured by your main home. 1040ez fillable form (Your main home is the one you ordinarily live in most of the time. 1040ez fillable form ) Paying points is an established business practice in the area where the loan was made. 1040ez fillable form The points paid were not more than the points generally charged in that area. 1040ez fillable form You use the cash method of accounting. 1040ez fillable form This means you report income in the year you receive it and deduct expenses in the year you pay them. 1040ez fillable form Most individuals use this method. 1040ez fillable form 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. 1040ez fillable form The funds you provided at or before closing, plus any points the seller paid, were at least as much as the points charged. 1040ez fillable form The funds you provided are not required to have been applied to the points. 1040ez fillable form They can include a down payment, an escrow deposit, earnest money, and other funds you paid at or before closing for any purpose. 1040ez fillable form You cannot have borrowed these funds from your lender or mortgage broker. 1040ez fillable form You use your loan to buy or build your main home. 1040ez fillable form The points were computed as a percentage of the principal amount of the mortgage. 1040ez fillable form The amount is clearly shown on the settlement statement (such as the Settlement Statement, Form HUD-1) as points charged for the mortgage. 1040ez fillable form The points may be shown as paid from either your funds or the seller's. 1040ez fillable form Note. 1040ez fillable form 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. 1040ez fillable form Home improvement loan. 1040ez fillable form   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. 1040ez fillable form Second home. 1040ez fillable form You cannot fully deduct in the year paid points you pay on loans secured by your second home. 1040ez fillable form You can deduct these points only over the life of the loan. 1040ez fillable form Refinancing. 1040ez fillable form   Generally, points you pay to refinance a mortgage are not deductible in full in the year you pay them. 1040ez fillable form This is true even if the new mortgage is secured by your main home. 1040ez fillable form   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. 1040ez fillable form You can deduct the rest of the points over the life of the loan. 1040ez fillable form Example 1. 1040ez fillable form In 1998, Bill Fields got a mortgage to buy a home. 1040ez fillable form In 2013, Bill refinanced that mortgage with a 15-year $100,000 mortgage loan. 1040ez fillable form The mortgage is secured by his home. 1040ez fillable form To get the new loan, he had to pay three points ($3,000). 1040ez fillable form 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. 1040ez fillable form Bill paid the points out of his private funds, rather than out of the proceeds of the new loan. 1040ez fillable form The payment of points is an established practice in the area, and the points charged are not more than the amount generally charged there. 1040ez fillable form Bill's first payment on the new loan was due July 1. 1040ez fillable form He made six payments on the loan in 2013 and is a cash basis taxpayer. 1040ez fillable form Bill used the funds from the new mortgage to repay his existing mortgage. 1040ez fillable form 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. 1040ez fillable form He cannot deduct all of the points in 2013. 1040ez fillable form He can deduct two points ($2,000) ratably over the life of the loan. 1040ez fillable form He deducts $67 [($2,000 ÷ 180 months) × 6 payments] of the points in 2013. 1040ez fillable form The other point ($1,000) was a fee for services and is not deductible. 1040ez fillable form Example 2. 1040ez fillable form 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. 1040ez fillable form Bill deducts 25% ($25,000 ÷ $100,000) of the points ($2,000) in 2013. 1040ez fillable form His deduction is $500 ($2,000 × 25%). 1040ez fillable form Bill also deducts the ratable part of the remaining $1,500 ($2,000 − $500) that must be spread over the life of the loan. 1040ez fillable form This is $50 [($1,500 ÷ 180 months) × 6 payments] in 2013. 1040ez fillable form The total amount Bill deducts in 2013 is $550 ($500 + $50). 1040ez fillable form Special Situations This section describes certain special situations that may affect your deduction of points. 1040ez fillable form Original issue discount. 1040ez fillable form   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. 1040ez fillable form This reduction results in original issue discount, which is discussed in chapter 4 of Publication 535. 1040ez fillable form Amounts charged for services. 1040ez fillable form    Amounts charged by the lender for specific services connected to the loan are not interest. 1040ez fillable form Examples of these charges are: Appraisal fees, Notary fees, and Preparation costs for the mortgage note or deed of trust. 1040ez fillable form  You cannot deduct these amounts as points either in the year paid or over the life of the mortgage. 1040ez fillable form Points paid by the seller. 1040ez fillable form   The term “points” includes loan placement fees that the seller pays to the lender to arrange financing for the buyer. 1040ez fillable form Treatment by seller. 1040ez fillable form   The seller cannot deduct these fees as interest. 1040ez fillable form But they are a selling expense that reduces the amount realized by the seller. 1040ez fillable form See Publication 523 for information on selling your home. 1040ez fillable form Treatment by buyer. 1040ez fillable form   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. 1040ez fillable form If all the tests under Deduction Allowed in Year Paid , earlier, are met, the buyer can deduct the points in the year paid. 1040ez fillable form If any of those tests are not met, the buyer deducts the points over the life of the loan. 1040ez fillable form   If you need information about the basis of your home, see Publication 523 or Publication 530. 1040ez fillable form Funds provided are less than points. 1040ez fillable form   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. 1040ez fillable form In addition, you can deduct any points paid by the seller. 1040ez fillable form Example 1. 1040ez fillable form When you took out a $100,000 mortgage loan to buy your home in December, you were charged one point ($1,000). 1040ez fillable form You meet all the tests for deducting points in the year paid, except the only funds you provided were a $750 down payment. 1040ez fillable form Of the $1,000 charged for points, you can deduct $750 in the year paid. 1040ez fillable form You spread the remaining $250 over the life of the mortgage. 1040ez fillable form Example 2. 1040ez fillable form 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. 1040ez fillable form In the year paid, you can deduct $1,750 ($750 of the amount you were charged plus the $1,000 paid by the seller). 1040ez fillable form You spread the remaining $250 over the life of the mortgage. 1040ez fillable form You must reduce the basis of your home by the $1,000 paid by the seller. 1040ez fillable form Excess points. 1040ez fillable form   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. 1040ez fillable form You must spread any additional points over the life of the mortgage. 1040ez fillable form Mortgage ending early. 1040ez fillable form   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. 1040ez fillable form However, if you refinance the mortgage with the same lender, you cannot deduct any remaining balance of spread points. 1040ez fillable form Instead, deduct the remaining balance over the term of the new loan. 1040ez fillable form   A mortgage may end early due to a prepayment, refinancing, foreclosure, or similar event. 1040ez fillable form Example. 1040ez fillable form Dan paid $3,000 in points in 2002 that he had to spread out over the 15-year life of the mortgage. 1040ez fillable form He deducts $200 points per year. 1040ez fillable form Through 2012, Dan has deducted $2,200 of the points. 1040ez fillable form Dan prepaid his mortgage in full in 2013. 1040ez fillable form He can deduct the remaining $800 of points in 2013. 1040ez fillable form Limits on deduction. 1040ez fillable form   You cannot fully deduct points paid on a mortgage that exceeds the limits discussed in Part II . 1040ez fillable form See the Table 1 Instructions for line 10. 1040ez fillable form Form 1098. 1040ez fillable form    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. 1040ez fillable form See Form 1098, Mortgage Interest Statement , later. 1040ez fillable form Mortgage Insurance Premiums You can treat amounts you paid during 2013 for qualified mortgage insurance as home mortgage interest. 1040ez fillable form The insurance must be in connection with home acquisition debt, and the insurance contract must have been issued after 2006. 1040ez fillable form Qualified mortgage insurance. 1040ez fillable form   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). 1040ez fillable form   Mortgage insurance provided by the Department of Veterans Affairs is commonly known as a funding fee. 1040ez fillable form If provided by the Rural Housing Service, it is commonly known as a guarantee fee. 1040ez fillable form 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. 1040ez fillable form These fees can be deducted fully in 2013 if the mortgage insurance contract was issued in 2013. 1040ez fillable form Contact the mortgage insurance issuer to determine the deductible amount if it is not reported in box 4 of Form 1098. 1040ez fillable form Special rules for prepaid mortgage insurance. 1040ez fillable form   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. 1040ez fillable form 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. 1040ez fillable form No deduction is allowed for the unamortized balance if the mortgage is satisfied before its term. 1040ez fillable form This paragraph does not apply to qualified mortgage insurance provided by the Department of Veterans Affairs or the Rural Housing Service. 1040ez fillable form Example. 1040ez fillable form Ryan purchased a home in May of 2012 and financed the home with a 15-year mortgage. 1040ez fillable form Ryan also prepaid all of the $9,240 in private mortgage insurance required at the time of closing in May. 1040ez fillable form 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. 1040ez fillable form Ryan's adjusted gross income (AGI) for 2012 is $76,000. 1040ez fillable form Ryan can deduct $880 ($9,240 ÷ 84 x 8 months) for qualified mortgage insurance premiums in 2012. 1040ez fillable form For 2013, Ryan can deduct $1,320 ($9,240 ÷ 84 x 12 months) if his AGI is $100,000 or less. 1040ez fillable form 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). 1040ez fillable form Limit on deduction. 1040ez fillable form   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. 1040ez fillable form 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. 1040ez fillable form If your adjusted gross income is more than $109,000 ($54,500 if married filing separately), you cannot deduct your mortgage insurance premiums. 1040ez fillable form Form 1098. 1040ez fillable form   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. 1040ez fillable form See Form 1098, Mortgage Interest Statement, next. 1040ez fillable form 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. 1040ez fillable form 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. 1040ez fillable form A governmental unit is a person for purposes of furnishing the statement. 1040ez fillable form The statement for each year should be sent to you by January 31 of the following year. 1040ez fillable form A copy of this form will also be sent to the IRS. 1040ez fillable form 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. 1040ez fillable form However, it should not show any interest that was paid for you by a government agency. 1040ez fillable form As a general rule, Form 1098 will include only points that you can fully deduct in the year paid. 1040ez fillable form However, certain points not included on Form 1098 also may be deductible, either in the year paid or over the life of the loan. 1040ez fillable form See the earlier discussion of Points to determine whether you can deduct points not shown on Form 1098. 1040ez fillable form Prepaid interest on Form 1098. 1040ez fillable form   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. 1040ez fillable form However, you cannot deduct the prepaid amount for January 2014 in 2013. 1040ez fillable form (See Prepaid interest , earlier. 1040ez fillable form ) You will have to figure the interest that accrued for 2014 and subtract it from the amount in box 1. 1040ez fillable form You will include the interest for January 2014 with other interest you pay for 2014. 1040ez fillable form Refunded interest. 1040ez fillable form   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. 1040ez fillable form See Refunds of interest , earlier. 1040ez fillable form Mortgage insurance premiums. 1040ez fillable form   The amount of mortgage insurance premiums you paid during 2013 may be shown in Box 4 of Form 1098. 1040ez fillable form See Mortgage Insurance Premiums , earlier. 1040ez fillable form How To Report Deduct the home mortgage interest and points reported to you on Form 1098 on Schedule A (Form 1040), line 10. 1040ez fillable form 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. 1040ez fillable form Attach a statement explaining the difference and print “See attached” next to line 10. 1040ez fillable form Deduct home mortgage interest that was not reported to you on Form 1098 on Schedule A (Form 1040), line 11. 1040ez fillable form 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. 1040ez fillable form The seller must give you this number and you must give the seller your TIN. 1040ez fillable form A Form W-9, Request for Taxpayer Identification Number and Certification, can be used for this purpose. 1040ez fillable form Failure to meet any of these requirements may result in a $50 penalty for each failure. 1040ez fillable form 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. 1040ez fillable form 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. 1040ez fillable form Deduct mortgage insurance premiums on Schedule A (Form 1040), line 13. 1040ez fillable form More than one borrower. 1040ez fillable form   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. 1040ez fillable form Show how much of the interest each of you paid, and give the name and address of the person who received the form. 1040ez fillable form Deduct your share of the interest on Schedule A (Form 1040), line 11, and print “See attached” next to the line. 1040ez fillable form Also, deduct your share of any qualified mortgage insurance premiums on Schedule A (Form 1040), line 13. 1040ez fillable form   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. 1040ez fillable form Let each of the other borrowers know what his or her share is. 1040ez fillable form Mortgage proceeds used for business or investment. 1040ez fillable form   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. 1040ez fillable form It shows where to deduct the part of your excess interest that is for those activities. 1040ez fillable form 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. 1040ez fillable form Special Rule for Tenant-Stockholders in Cooperative Housing Corporations A qualified home includes stock in a cooperative housing corporation owned by a tenant-stockholder. 1040ez fillable form This applies only if the tenant-stockholder is entitled to live in the house or apartment because of owning stock in the cooperative. 1040ez fillable form Cooperative housing corporation. 1040ez fillable form   This is a corporation that meets all of the following conditions. 1040ez fillable form 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. 1040ez fillable form Receives at least 80% of its gross income for the year in which the mortgage interest is paid or incurred from tenant-stockholders. 1040ez fillable form For this purpose, gross income is all income received during the entire year, including amounts received before the corporation changed to cooperative ownership. 1040ez fillable form 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. 1040ez fillable form 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. 1040ez fillable form Stock used to secure debt. 1040ez fillable form   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). 1040ez fillable form 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. 1040ez fillable form See chapter 4 of Publication 535 for details on these rules. 1040ez fillable form Figuring deductible home mortgage interest. 1040ez fillable form   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. 1040ez fillable form 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. 1040ez fillable form   Figure your share of this interest by multiplying the total by the following fraction. 1040ez fillable form      Your shares of stock in the cooperative   The total shares of stock in the cooperative Limits on deduction. 1040ez fillable form   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. 1040ez fillable form The cooperative should determine your share of its grandfathered debt, its home acquisition debt, and its home equity debt. 1040ez fillable form (Your share of each of these types of debt is equal to the average balance of each debt multiplied by the fraction just given. 1040ez fillable form ) 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. 1040ez fillable form Form 1098. 1040ez fillable form    The cooperative should give you a Form 1098 showing your share of the interest. 1040ez fillable form Use the rules in this publication to determine your deductible mortgage interest. 1040ez fillable form Part II. 1040ez fillable form Limits on Home Mortgage Interest Deduction This part of the publication discusses the limits on deductible home mortgage interest. 1040ez fillable form 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 . 1040ez fillable form 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. 1040ez fillable form 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. 1040ez fillable form Table 1 can help you figure your qualified loan limit and your deductible home mortgage interest. 1040ez fillable form 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). 1040ez fillable form It also must be secured by that home. 1040ez fillable form 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. 1040ez fillable form The additional debt may qualify as home equity debt (discussed later). 1040ez fillable form Home acquisition debt limit. 1040ez fillable form   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). 1040ez fillable form This limit is reduced (but not below zero) by the amount of your grandfathered debt (discussed later). 1040ez fillable form Debt over this limit may qualify as home equity debt (also discussed later). 1040ez fillable form Refinanced home acquisition debt. 1040ez fillable form   Any secured debt you use to refinance home acquisition debt is treated as home acquisition debt. 1040ez fillable form 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. 1040ez fillable form 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). 1040ez fillable form Mortgage that qualifies later. 1040ez fillable form   A mortgage that does not qualify as home acquisition debt because it does not meet all the requirements may qualify at a later time. 1040ez fillable form 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. 1040ez fillable form However, if the debt is later secured by the home, it may qualify as home acquisition debt after that time. 1040ez fillable form Similarly, a debt that you use to buy property may not qualify because the property is not a qualified home. 1040ez fillable form However, if the property later becomes a qualified home, the debt may qualify after that time. 1040ez fillable form Mortgage treated as used to buy, build, or improve home. 1040ez fillable form   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. 1040ez fillable form This applies in the following situations. 1040ez fillable form You buy your home within 90 days before or after the date you take out the mortgage. 1040ez fillable form 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). 1040ez fillable form (See Example 1 later. 1040ez fillable form ) You build or improve your home and take out the mortgage before the work is completed. 1040ez fillable form The home acquisition debt is limited to the amount of the expenses incurred within 24 months before the date of the mortgage. 1040ez fillable form You build or improve your home and take out the mortgage within 90 days after the work is completed. 1040ez fillable form 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. 1040ez fillable form (See Example 2 later. 1040ez fillable form ) Example 1. 1040ez fillable form You bought your main home on June 3 for $175,000. 1040ez fillable form You paid for the home with cash you got from the sale of your old home. 1040ez fillable form On July 15, you took out a mortgage of $150,000 secured by your main home. 1040ez fillable form You used the $150,000 to invest in stocks. 1040ez fillable form 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. 1040ez fillable form The entire mortgage qualifies as home acquisition debt because it was not more than the home's cost. 1040ez fillable form Example 2. 1040ez fillable form On January 31, John began building a home on the lot that he owned. 1040ez fillable form He used $45,000 of his personal funds to build the home. 1040ez fillable form The home was completed on October 31. 1040ez fillable form On November 21, John took out a $36,000 mortgage that was secured by the home. 1040ez fillable form The mortgage can be treated as used to build the home because it was taken out within 90 days after the home was completed. 1040ez fillable form 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. 1040ez fillable form This is illustrated by Figure C. 1040ez fillable form   Please click here for the text description of the image. 1040ez fillable form Figure C. 1040ez fillable form John's example Date of the mortgage. 1040ez fillable form   The date you take out your mortgage is the day the loan proceeds are disbursed. 1040ez fillable form This is generally the closing date. 1040ez fillable form You can treat the day you apply in writing for your mortgage as the date you take it out. 1040ez fillable form However, this applies only if you receive the loan proceeds within a reasonable time (such as within 30 days) after your application is approved. 1040ez fillable form If a timely application you make is rejected, a reasonable additional time will be allowed to make a new application. 1040ez fillable form Cost of home or improvements. 1040ez fillable form   To determine your cost, include amounts paid to acquire any interest in a qualified home or to substantially improve the home. 1040ez fillable form   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. 1040ez fillable form Substantial improvement. 1040ez fillable form   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. 1040ez fillable form    Repairs that maintain your home in good condition, such as repainting your home, are not substantial improvements. 1040ez fillable form 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. 1040ez fillable form Acquiring an interest in a home because of a divorce. 1040ez fillable form   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. 1040ez fillable form Part of home not a qualified home. 1040ez fillable form    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. 1040ez fillable form See Divided use of your home under Qualified Home in Part I. 1040ez fillable form 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. 1040ez fillable form 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. 1040ez fillable form 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. 1040ez fillable form Example. 1040ez fillable form You bought your home for cash 10 years ago. 1040ez fillable form 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. 1040ez fillable form This loan is home equity debt. 1040ez fillable form Home equity debt limit. 1040ez fillable form   There is a limit on the amount of debt that can be treated as home equity debt. 1040ez fillable form 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. 1040ez fillable form 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. 1040ez fillable form Example. 1040ez fillable form You own one home that you bought in 2000. 1040ez fillable form Its FMV now is $110,000, and the current balance on your original mortgage (home acquisition debt) is $95,000. 1040ez fillable form Bank M offers you a home mortgage loan of 125% of the FMV of the home less any outstanding mortgages or other liens. 1040ez fillable form To consolidate some of your other debts, you take out a $42,500 home mortgage loan [(125% × $110,000) − $95,000] with Bank M. 1040ez fillable form Your home equity debt is limited to $15,000. 1040ez fillable form 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. 1040ez fillable form Debt higher than limit. 1040ez fillable form   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. 1040ez fillable form But if the proceeds of the loan were used for investment, business, or other deductible purposes, the interest may be deductible. 1040ez fillable form If it is, see the Table 1 Instructions for line 13 for an explanation of how to allocate the excess interest. 1040ez fillable form Part of home not a qualified home. 1040ez fillable form   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. 1040ez fillable form See Divided use of your home under Qualified Home in Part I. 1040ez fillable form Fair market value (FMV). 1040ez fillable form    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. 1040ez fillable form 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. 1040ez fillable form 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. 1040ez fillable form To qualify, it must have been secured by your qualified home on October 13, 1987, and at all times after that date. 1040ez fillable form How you used the proceeds does not matter. 1040ez fillable form Grandfathered debt is not limited. 1040ez fillable form All of the interest you paid on grandfathered debt is fully deductible home mortgage interest. 1040ez fillable form 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. 1040ez fillable form Refinanced grandfathered debt. 1040ez fillable form   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. 1040ez fillable form 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). 1040ez fillable form The debt must be secured by the qualified home. 1040ez fillable form   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. 1040ez fillable form After that, you treat it as home acquisition debt or home equity debt, depending on how you used the proceeds. 1040ez fillable form Exception. 1040ez fillable form   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. 1040ez fillable form This term cannot be more than 30 years. 1040ez fillable form Example. 1040ez fillable form Chester took out a $200,000 first mortgage on his home in 1986. 1040ez fillable form The mortgage was a five-year balloon note and the entire balance on the note was due in 1991. 1040ez fillable form Chester refinanced the debt in 1991 with a new 20-year mortgage. 1040ez fillable form The refinanced debt is treated as grandfathered debt for its entire term (20 years). 1040ez fillable form Line-of-credit mortgage. 1040ez fillable form    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. 1040ez fillable form The balance on the mortgage before you borrowed the additional amounts is grandfathered debt. 1040ez fillable form The newly borrowed amounts are not grandfathered debt because the funds were borrowed after October 13, 1987. 1040ez fillable form See Average Mortgage Balance in the Table 1 Instructions that follow. 1040ez fillable form 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. 1040ez fillable form All the mortgages are grandfathered debt. 1040ez fillable form The total of the mortgage balances for the entire year is within the limits discussed earlier under Home Acquisition Debt and Home Equity Debt . 1040ez fillable form In either of those cases, you do not need Table 1. 1040ez fillable form Otherwise, you can use Table 1 to determine your qualified loan limit and deductible home mortgage interest. 1040ez fillable form Fill out only one Table 1 for both your main and second home regardless of how many mortgages you have. 1040ez fillable form Table 1. 1040ez fillable form Worksheet To Figure Your Qualified Loan Limit and Deductible Home Mortgage Interest For the Current Year See the Table 1 Instructions. 1040ez fillable form Part I Qualified Loan Limit 1. 1040ez fillable form Enter the average balance of all your grandfathered debt. 1040ez fillable form See line 1 instructions 1. 1040ez fillable form   2. 1040ez fillable form Enter the average balance of all your home acquisition debt. 1040ez fillable form See line 2 instructions 2. 1040ez fillable form   3. 1040ez fillable form Enter $1,000,000 ($500,000 if married filing separately) 3. 1040ez fillable form   4. 1040ez fillable form Enter the larger of the amount on line 1 or the amount on line 3 4. 1040ez fillable form   5. 1040ez fillable form Add the amounts on lines 1 and 2. 1040ez fillable form Enter the total here 5. 1040ez fillable form   6. 1040ez fillable form Enter the smaller of the amount on line 4 or the amount on line 5 6. 1040ez fillable form   7. 1040ez fillable form If you have home equity debt, enter the smaller of $100,000 ($50,000 if married filing separately) or your limited amount. 1040ez fillable form See the line 7 instructions for the limit which may apply to you. 1040ez fillable form 7. 1040ez fillable form   8. 1040ez fillable form Add the amounts on lines 6 and 7. 1040ez fillable form Enter the total. 1040ez fillable form This is your qualified loan limit. 1040ez fillable form 8. 1040ez fillable form   Part II Deductible Home Mortgage Interest 9. 1040ez fillable form Enter the total of the average balances of all mortgages on all qualified homes. 1040ez fillable form  See line 9 instructions 9. 1040ez fillable form     If line 8 is less than line 9, go on to line 10. 1040ez fillable form If line 8 is equal to or more than line 9, stop here. 1040ez fillable form All of your interest on all the mortgages included on line 9 is deductible as home mortgage interest on Schedule A (Form 1040). 1040ez fillable form     10. 1040ez fillable form Enter the total amount of interest that you paid. 1040ez fillable form See line 10 instructions 10. 1040ez fillable form   11. 1040ez fillable form Divide the amount on line 8 by the amount on line 9. 1040ez fillable form Enter the result as a decimal amount (rounded to three places) 11. 1040ez fillable form × . 1040ez fillable form 12. 1040ez fillable form Multiply the amount on line 10 by the decimal amount on line 11. 1040ez fillable form Enter the result. 1040ez fillable form This is your deductible home mortgage interest. 1040ez fillable form Enter this amount on Schedule A (Form 1040) 12. 1040ez fillable form   13. 1040ez fillable form Subtract the amount on line 12 from the amount on line 10. 1040ez fillable form Enter the result. 1040ez fillable form This is not home mortgage interest. 1040ez fillable form See line 13 instructions 13. 1040ez fillable form   Home equity debt only. 1040ez fillable form   If all of your mortgages are home equity debt, do not fill in lines 1 through 5. 1040ez fillable form Enter zero on line 6 and complete the rest of Table 1. 1040ez fillable form Average Mortgage Balance You have to figure the average balance of each mortgage to determine your qualified loan limit. 1040ez fillable form You need these amounts to complete lines 1, 2, and 9 of Table 1. 1040ez fillable form You can use the highest mortgage balances during the year, but you may benefit most by using the average balances. 1040ez fillable form The following are methods you can use to figure your average mortgage balances. 1040ez fillable form However, if a mortgage has more than one category of debt, see Mixed-use mortgages , later, in this section. 1040ez fillable form Average of first and last balance method. 1040ez fillable form   You can use this method if all the following apply. 1040ez fillable form You did not borrow any new amounts on the mortgage during the year. 1040ez fillable form (This does not include borrowing the original mortgage amount. 1040ez fillable form ) You did not prepay more than one month's principal during the year. 1040ez fillable form (This includes prepayment by refinancing your home or by applying proceeds from its sale. 1040ez fillable form ) You had to make level payments at fixed equal intervals on at least a semi-annual basis. 1040ez fillable form You treat your payments as level even if they were adjusted from time to time because of changes in the interest rate. 1040ez fillable form    To figure your average balance, complete the following worksheet. 1040ez fillable form    1. 1040ez fillable form 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. 1040ez fillable form 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. 1040ez fillable form Add amounts on lines 1 and 2   4. 1040ez fillable form Divide the amount on line 3 by 2. 1040ez fillable form Enter the result   Interest paid divided by interest rate method. 1040ez fillable form   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. 1040ez fillable form    Complete the following worksheet to figure your average balance. 1040ez fillable form    1. 1040ez fillable form Enter the interest paid in 2013. 1040ez fillable form Do not include points, mortgage insurance premiums, or any interest paid in 2013 that is for a year after 2013. 1040ez fillable form However, do include interest that is for 2013 but was paid in an earlier year   2. 1040ez fillable form Enter the annual interest rate on the mortgage. 1040ez fillable form If the interest rate varied in 2013, use the lowest rate for the year   3. 1040ez fillable form Divide the amount on line 1 by the amount on line 2. 1040ez fillable form Enter the result   Example. 1040ez fillable form Mr. 1040ez fillable form Blue had a line of credit secured by his main home all year. 1040ez fillable form He paid interest of $2,500 on this loan. 1040ez fillable form The interest rate on the loan was 9% (. 1040ez fillable form 09) all year. 1040ez fillable form His average balance using this method is $27,778, figured as follows. 1040ez fillable form 1. 1040ez fillable form Enter the interest paid in 2013. 1040ez fillable form Do not include points, mortgage insurance premiums, or any interest paid in 2013 that is for a year after 2013. 1040ez fillable form However, do include interest that is for 2013 but was paid in an earlier year $2,500 2. 1040ez fillable form Enter the annual interest rate on the mortgage. 1040ez fillable form If the interest rate varied in 2013, use the lowest rate for the year . 1040ez fillable form 09 3. 1040ez fillable form Divide the amount on line 1 by the amount on line 2. 1040ez fillable form Enter the result $27,778 Statements provided by your lender. 1040ez fillable form   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. 1040ez fillable form You can treat the balance as zero for any month the mortgage was not secured by your qualified home. 1040ez fillable form   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. 1040ez fillable form   If your lender can give you your average balance for the year, you can use that amount. 1040ez fillable form Example. 1040ez fillable form Ms. 1040ez fillable form Brown had a home equity loan secured by her main home all year. 1040ez fillable form She received monthly statements showing her average balance for each month. 1040ez fillable form She can figure her average balance for the year by adding her monthly average balances and dividing the total by 12. 1040ez fillable form Mixed-use mortgages. 1040ez fillable form   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). 1040ez fillable form 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). 1040ez fillable form   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. 1040ez fillable form Do not use the methods described earlier in this section to figure the average balance of either category. 1040ez fillable form Instead, for each category, use the following method. 1040ez fillable form Figure the balance of that category of debt for each month. 1040ez fillable form 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. 1040ez fillable form 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. 1040ez fillable form Add together the monthly balances figured in (1). 1040ez fillable form Divide the result in (2) by 12. 1040ez fillable form   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. 1040ez fillable form Example 1. 1040ez fillable form In 1986, Sharon took out a $1,400,000 mortgage to buy her main home (grandfathered debt). 1040ez fillable form 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. 1040ez fillable form 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). 1040ez fillable form Under the loan agreement, Sharon must make principal payments of $1,000 at the end of each month. 1040ez fillable form During 2013, her principal payments on the second mortgage totaled $10,000. 1040ez fillable form 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. 1040ez fillable form The January and February balances were zero. 1040ez fillable form The March through December balances were all $180,000, because none of her principal payments are applied to the home acquisition debt. 1040ez fillable form (They are all applied to the home equity debt, reducing it to $10,000 [$20,000 − $10,000]. 1040ez fillable form ) The monthly balances of the home acquisition debt total $1,800,000 ($180,000 × 10). 1040ez fillable form Therefore, the average balance of the home acquisition debt for 2013 was $150,000 ($1,800,000 ÷ 12). 1040ez fillable form Example 2. 1040ez fillable form The facts are the same as in Example 1. 1040ez fillable form In 2014, Sharon's January through October principal payments on her second mortgage are applied to the home equity debt, reducing it to zero. 1040ez fillable form The balance of the home acquisition debt remains $180,000 for each of those months. 1040ez fillable form 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). 1040ez fillable form The monthly balances total $2,157,000 [($180,000 × 10) + $179,000 + $178,000]. 1040ez fillable form Therefore, the average balance of the home acquisition debt for 2014 is $179,750 ($2,157,000 ÷ 12). 1040ez fillable form L
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Beware: Offers to Skip a Payment

If your credit company invites you to skip a monthly payment without a penalty, it is not doing you a favor. You will still owe finance charges on your unpaid balance. And interest could be adding up on any purchases you make after the due date you skipped.

Beware: Teaser Rates

Some cards are advertised with very low introductory interest rates called teasers. The rate is good for a short period of time. If you know you can pay what you owe while the low rate is in effect, it could be a good deal. But if the teaser time runs out and you still owe money, you could end up paying a higher rate than you might have without the special introductory rate. Just one late payment could also cancel the teaser rate.

Beware: Credit Insurance

When you take out a loan for a big purchase, a salesperson may try to sell you credit insurance. Your credit card company may also encourage you to purchase credit insurance. The coverage may be promoted as a way for you to protect yourself if your property is damaged or lost. Other credit insurance offers promises to make loan payments if you are laid off, become disabled or die. It is almost always better to buy regular property, life or disability insurance instead of credit insurance.

Be Alert: 'Credit Repair' Scams

Beware! Before you sign up for fee based credit repair services, beware. Many of the promised services are either illegal or ones you can do for free by yourself. Before you sign up to work with these companies, here are some tidbits to keep in mind:

  • A credit repair company must give you a copy of the "Consumer Credit File Rights under State and Federal Law" before you sign a contract.
  • The company cannot perform any services until you have signed a written contract and completed a three day waiting period, during which time you can cancel the contract without paying any fees.
  • The company cannot charge you until it has completed the promised services, according to the Credit Repair Organizations Act.
  • It is illegal to erase timely and accurate negative information contained in your credit history.
  • Suggestions that you create a new credit history (also called file segregation) by requesting an Employer Identification Number from the IRS are also illegal.
  • You can work to solve your own credit challenges, by requesting a free copy of your credit report, and by working with creditors to dispute incorrect information.

CARD Act Protections for Consumers

The Credit Card Accountability Responsibility & Disclosure (CARD) Act brought about sweeping protections for consumers. Among other things, your credit card company:

Fees

  • Cannot change rates or fees without sending you a notice 45 days in advance in most cases.
  • Must give you the option of rejecting a fee increase, but be aware that the credit card company may close your account if you reject the fee increase and may require a higher monthly payment.
  • Cannot charge you a late payment fee of more than $25, regardless of how much you owe- unless one of your last six payments was late or the credit card company can justify a higher fee based on the cost of late payments.
  • Cannot charge a late payment fee that is greater than your minimum payment.
  • Cannot charge you an inactivity fee for not using your card.
  • Cannot charge you more than one fee for a single late payment or any other violation of your cardholder agreement.
  • Cannot charge you over-the-limit transaction fees unless you opt in, stating that you want to allow transactions that take you over your credit card limit. If the credit card company allows the transaction without your opt-in, it cannot charge you a fee.
  • Can impose only one fee per billing cycle for transactions that take you over your credit limit if you opt in to over-the-limit transactions. You can revoke your opt-in at any time.

Payments

  • Has to tell you how long it will take to pay off your balance if you make only minimum payments.
  • Must mail or deliver your credit card bill at least 21 days before your payment is due.
  • Must apply any payments above the minimum required amount to the balance with the highest interest rate, if you have more than one rate.

Interest Rates

  • Cannot increase your rate for the first 12 months after you open an account unless you have a variable interest rate or an introductory rate; you are more than 60 days late paying your bill; or you are in a workout agreement and don't make payments as arranged.
  • Cannot charge higher rates for purchases made before you receive notice of a new rate.
  • Cannot use the double-cycle billing method when calculating interest; interest can only be charged on balances within the current billing cycle.
  • Cannot increase your Annual Percentage Rate (APR) without explaining why it is doing so. If your credit card company increases your APR, it generally must re-evaluate that rate increase every six months. Under some circumstances, it may have to reduce your rate after the evaluation.

What's more, a credit card company can grant credit cards to consumers under age 21 only if they can show they are able to make payments or have a cosigner for the card. The Federal Reserve has more information about CARD Act protections.

The 1040ez Fillable Form

1040ez fillable form Publication 972 - Introductory Material Table of Contents Future Developments Reminder IntroductionOrdering forms and publications. 1040ez fillable form Tax questions. 1040ez fillable form Future Developments For the latest information about developments related to Publication 972, such as legislation enacted after it was published, go to www. 1040ez fillable form irs. 1040ez fillable form gov/pub972. 1040ez fillable form Reminder Photographs of missing children. 1040ez fillable form  The Internal Revenue Service is a proud partner with the National Center for Missing and Exploited Children. 1040ez fillable form Photographs of missing children selected by the Center may appear in this publication on pages that would otherwise be blank. 1040ez fillable form 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. 1040ez fillable form Introduction The purpose of this publication is: To figure the child tax credit you claim on Form 1040, line 51; Form 1040A, line 33; or Form 1040NR, line 48; and To figure the amount of earned income you enter on line 4a of Schedule 8812 (Form 1040A or 1040), Child Tax Credit. 1040ez fillable form This publication is intended primarily for individuals sent here by the instructions to Forms 1040, 1040A, or 1040NR, or Schedule 8812. 1040ez fillable form Even if you were not sent here by the instructions to one of the forms or the schedule, you can still choose to use this publication to figure your credit. 1040ez fillable form However, most individuals can use a simpler worksheet in their tax form instructions. 1040ez fillable form If you were sent here from your Form 1040, Form 1040A, or Form 1040NR instructions. 1040ez fillable form   Complete the Child Tax Credit Worksheet , later in this publication. 1040ez fillable form If you were sent here from your Schedule 8812 instructions. 1040ez fillable form   Complete the 1040 and 1040NR Filers — Earned Income Worksheet , later in this publication. 1040ez fillable form If you have not read your Form 1040, Form 1040A, or Form 1040NR instructions. 1040ez fillable form   Read the explanation of who must use this publication next. 1040ez fillable form If you find that you are not required to use this publication to figure your child tax credit, you can use the simpler worksheet in the Form 1040, Form 1040A, or Form 1040NR instructions to figure your credit. 1040ez fillable form Who must use this publication. 1040ez fillable form   If you answer “Yes” to either of the following questions, you must use this publication to figure your child tax credit. 1040ez fillable form Are you excluding income from Puerto Rico or filing any of the following forms? Form 2555 or 2555-EZ (relating to foreign earned income). 1040ez fillable form Form 4563 (exclusion of income for residents of American Samoa). 1040ez fillable form Are you claiming any of the following credits? Mortgage interest credit, Form 8396. 1040ez fillable form Adoption credit, Form 8839. 1040ez fillable form Residential energy efficient property credit, Form 5695, Part I. 1040ez fillable form District of Columbia first-time homebuyer credit, Form 8859. 1040ez fillable form Comments and suggestions. 1040ez fillable form   We welcome your comments about this publication and your suggestions for future editions. 1040ez fillable form   You can write to us at the following address: Internal Revenue Service Tax Forms and Publications Division 1111 Constitution Ave. 1040ez fillable form NW, IR-6526 Washington, DC 20224   We respond to many letters by telephone. 1040ez fillable form Therefore, it would be helpful if you would include your daytime phone number, including the area code, in your correspondence. 1040ez fillable form   You can send your comments from www. 1040ez fillable form irs. 1040ez fillable form gov/formspubs/. 1040ez fillable form Click on “More Information” and then on “Comment on Tax Forms and Publications. 1040ez fillable form ”   Although we cannot respond individually to each comment received, we do appreciate your feedback and will consider your comments as we revise our tax products. 1040ez fillable form Ordering forms and publications. 1040ez fillable form   Visit www. 1040ez fillable form irs. 1040ez fillable form gov/formspubs/ to download forms and publications, call 1-800-TAX-FORM (1-800-829-3676), or write to the address below and receive a response within 10 days after your request is received. 1040ez fillable form Internal Revenue Service 1201 N. 1040ez fillable form Mitsubishi Motorway Bloomington, IL 61705-6613 Tax questions. 1040ez fillable form   If you have a tax question, check the information available on IRS. 1040ez fillable form gov or call 1-800-829-1040. 1040ez fillable form We cannot answer tax questions sent to either of the above addresses. 1040ez fillable form Prev  Up  Next   Home   More Online Publications