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Online 1040ez Form

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Online 1040ez Form

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

Online 1040ez form 3. Online 1040ez form   Dispositions of Business Property Table of Contents Introduction Useful Items - You may want to see: What Is a Disposition of Property?Like-kind exchanges. Online 1040ez form How Do I Figure a Gain or Loss?Is My Gain or Loss Ordinary or Capital? Is My Capital Gain or Loss Short Term or Long Term? Where Do I Report Gains and Losses? Introduction If you dispose of business property, you may have a gain or loss that you report on Form 1040. Online 1040ez form However, in some cases you may have a gain that is not taxable or a loss that is not deductible. Online 1040ez form This chapter discusses whether you have a disposition, how to figure the gain or loss, and where to report the gain or loss. Online 1040ez form Useful Items - You may want to see: Publication 544 Sales and Other Dispositions of Assets Form (and Instructions) 4797 Sales of Business Property Sch D (Form 1040) Capital Gains and Losses See chapter 12 for information about getting publications and forms. Online 1040ez form What Is a Disposition of Property? A disposition of property includes the following transactions. Online 1040ez form You sell property for cash or other property. Online 1040ez form You exchange property for other property. Online 1040ez form You receive money as a tenant for the cancellation of a lease. Online 1040ez form You receive money for granting the exclusive use of a copyright throughout its life in a particular medium. Online 1040ez form You transfer property to satisfy a debt. Online 1040ez form You abandon property. Online 1040ez form Your bank or other financial institution forecloses on your mortgage or repossesses your property. Online 1040ez form Your property is damaged, destroyed, or stolen, and you receive property or money in payment. Online 1040ez form Your property is condemned, or disposed of under the threat of condemnation, and you receive property or money in payment. Online 1040ez form For details about damaged, destroyed, or stolen property, see Publication 547, Casualties, Disasters, and Thefts. Online 1040ez form For details about other dispositions, see chapter 1 in Publication 544. Online 1040ez form Nontaxable exchanges. Online 1040ez form   Certain exchanges of property are not taxable. Online 1040ez form This means any gain from the exchange is not recognized and you cannot deduct any loss. Online 1040ez form Your gain or loss will not be recognized until you sell or otherwise dispose of the property you receive. Online 1040ez form Like-kind exchanges. Online 1040ez form   A like-kind exchange is the exchange of property for the same kind of property. Online 1040ez form It is the most common type of nontaxable exchange. Online 1040ez form To be a like-kind exchange, the property traded and the property received must be both of the following. Online 1040ez form Business or investment property. Online 1040ez form Like property. Online 1040ez form   Report the exchange of like-kind property on Form 8824, Like-Kind Exchanges. Online 1040ez form For more information about like-kind exchanges, see chapter 1 in Publication 544. Online 1040ez form Installment sales. Online 1040ez form   An installment sale is a sale of property where you receive at least one payment after the tax year of the sale. Online 1040ez form If you finance the buyer's purchase of your property, instead of having the buyer get a loan or mortgage from a third party, you probably have an installment sale. Online 1040ez form   For more information about installment sales, see Publication 537, Installment Sales. Online 1040ez form Sale of a business. Online 1040ez form   The sale of a business usually is not a sale of one asset. Online 1040ez form Instead, all the assets of the business are sold. Online 1040ez form Generally, when this occurs, each asset is treated as being sold separately for determining the treatment of gain or loss. Online 1040ez form   Both the buyer and seller involved in the sale of a business must report to the IRS the allocation of the sales price among the business assets. Online 1040ez form Use Form 8594, Asset Acquisition Statement Under Section 1060, to provide this information. Online 1040ez form The buyer and seller should each attach Form 8594 to their federal income tax return for the year in which the sale occurred. Online 1040ez form   For more information about the sale of a business, see chapter 2 of Publication 544. Online 1040ez form How Do I Figure a Gain or Loss? Table 3-1. Online 1040ez form How To Figure a Gain or Loss IF your. Online 1040ez form . Online 1040ez form . Online 1040ez form THEN you have a. Online 1040ez form . Online 1040ez form . Online 1040ez form Adjusted basis is more than the amount realized Loss. Online 1040ez form Amount realized is more than the adjusted basis Gain. Online 1040ez form Basis, adjusted basis, amount realized, fair market value, and amount recognized are defined next. Online 1040ez form You need to know these definitions to figure your gain or loss. Online 1040ez form Basis. Online 1040ez form   The cost or purchase price of property is usually its basis for figuring the gain or loss from its sale or other disposition. Online 1040ez form However, if you acquired the property by gift, inheritance, or in some way other than buying it, you must use a basis other than its cost. Online 1040ez form For more information about basis, see Publication 551, Basis of Assets. Online 1040ez form Adjusted basis. Online 1040ez form   The adjusted basis of property is your original cost or other basis plus certain additions, and minus certain deductions such as depreciation and casualty losses. Online 1040ez form In determining gain or loss, the costs of transferring property to a new owner, such as selling expenses, are added to the adjusted basis of the property. Online 1040ez form Amount realized. Online 1040ez form   The amount you realize from a disposition is the total of all money you receive plus the fair market value of all property or services you receive. Online 1040ez form The amount you realize also includes any of your liabilities that were assumed by the buyer and any liabilities to which the property you transferred is subject, such as real estate taxes or a mortgage. Online 1040ez form Fair market value. Online 1040ez form   Fair market value is the price at which the property would change hands between a buyer and a seller, neither having to buy or sell, and both having reasonable knowledge of all necessary facts. Online 1040ez form Amount recognized. Online 1040ez form   Your gain or loss realized from a disposition of property is usually a recognized gain or loss for tax purposes. Online 1040ez form Recognized gains must be included in gross income. Online 1040ez form Recognized losses are deductible from gross income. Online 1040ez form However, a gain or loss realized from certain exchanges of property is not recognized. Online 1040ez form See  Nontaxable exchanges, earlier. Online 1040ez form Also, you cannot deduct a loss from the disposition of property held for personal use. Online 1040ez form Is My Gain or Loss Ordinary or Capital? You must classify your gains and losses as either ordinary or capital gains or losses. Online 1040ez form You must do this to figure your net capital gain or loss. Online 1040ez form Generally, you will have a capital gain or loss if you dispose of a capital asset. Online 1040ez form For the most part, everything you own and use for personal purposes or investment is a capital asset. Online 1040ez form Certain property you use in your business is not a capital asset. Online 1040ez form A gain or loss from a disposition of this property is an ordinary gain or loss. Online 1040ez form However, if you held the property longer than 1 year, you may be able to treat the gain or loss as a capital gain or loss. Online 1040ez form These gains and losses are called section 1231 gains and losses. Online 1040ez form For more information about ordinary and capital gains and losses, see chapters 2 and 3 in Publication 544. Online 1040ez form Is My Capital Gain or Loss Short Term or Long Term? If you have a capital gain or loss, you must determine whether it is long term or short term. Online 1040ez form Whether a gain or loss is long or short term depends on how long you own the property before you dispose of it. Online 1040ez form The time you own property before disposing of it is called the holding period. Online 1040ez form Table 3-2. Online 1040ez form Do I Have a Short-Term or Long-Term Gain or Loss? IF you hold the property. Online 1040ez form . Online 1040ez form . Online 1040ez form THEN you have a. Online 1040ez form . Online 1040ez form . Online 1040ez form 1 year or less Short-term capital gain or loss. Online 1040ez form More than 1 year Long-term capital gain or loss. Online 1040ez form For more information about short-term and long-term capital gains and losses, see chapter 4 of Publication 544. Online 1040ez form Where Do I Report Gains and Losses? Report gains and losses from the following dispositions on the forms indicated. Online 1040ez form The instructions for the forms explain how to fill them out. Online 1040ez form Dispositions of business property and depreciable property. Online 1040ez form   Use Form 4797. Online 1040ez form If you have taxable gain, you may also have to use Schedule D (Form 1040). Online 1040ez form Like-kind exchanges. Online 1040ez form   Use Form 8824, Like-Kind Exchanges. Online 1040ez form You may also have to use Form 4797 and Schedule D (Form 1040). Online 1040ez form Installment sales. Online 1040ez form   Use Form 6252, Installment Sale Income. Online 1040ez form You may also have to use Form 4797 and Schedule D (Form 1040). Online 1040ez form Casualties and thefts. Online 1040ez form   Use Form 4684, Casualties and Thefts. Online 1040ez form You may also have to use Form 4797. Online 1040ez form Condemned property. Online 1040ez form   Use Form 4797. Online 1040ez form You may also have to use Schedule D (Form 1040). 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