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Have You Calculated Income Tax Rebate On Your Home Loan
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Mr. Vijay is fond of reading housing loan & tax advices on newspapers at a regular basis. He wants to save the maximum possible income tax. Again, tax calculations are somewhat confusing for a layman to understand easily. Like Mr. Vijay, today most of the people face difficulty in comprehending their tax sheets. In this blog, we will discuss how income tax is calculated on your home loan.
Often we have seen people in their 30s make their mind for purchasing a property. Firstly, they have more income and secondly, they want to save tax on their income. Let take a case study of the 2 tax payers for financial year 2017-18 and understand how a tax is calculated at different income levels.
Let say Person X earns Rs 8 lakh per annum.
| Income | Tax Rebate | Remaining Amount | Taxable Income | Tax Amount |
|---|---|---|---|---|
| 8 lakh per annum | 3,50,000 Housing Loan Principal +Interest | Rs 4,50,000/- | Rs 4,50,000- 2,50,000 free = Rs 2,00,000 | 5% of 2,00,000 =Rs 10,000 |
Mr X has availed a home loan and is tied up with EMI installments. The housing loan EMI consists of - principal amount as Rs. 1, 50,000/- deductible under section 80C and interest amount as Rs 2, 000, 00/- deductible under section 24 of the Income Tax Act. The total claimed tax rebate is Rs, 3,50,000/- So, the remaining amount is Rs 4,50,000/-
As we know there is no tax obligation for amount up to Rs 2,50,000/-The taxable income will be Rs 2,00,000 i.e. remaining amount. On a 5% income tax rate, the payable income tax amount will be Rs, 10,000/-
Let say Person Y earns Rs 18 lakh per annum.
| Income | Tax Rebate | Remaining Amount | Taxable Income | Tax Amount |
| 18 lakh per annum | 3,50,000 Housing Loan Principal +Interest | Rs 14,50,000/- | Rs 14,50,000- 2,50,000 free = Rs 12,00,000 | Calculated below |
| Amount | Tax Obligation |
| 2.5 lakh | No |
| 2.5-5 lakh | 5% of 2.5 lakh =Rs 12,500 |
| 5-10 lakh | 20% of 5 lakh = Rs 10,0000 |
| 10-14.5 lakh | 30% of 4.5 lakh = 1,35,000 |
| Total | 2,47,500 |
Like Person X, if we calculate the tax of person Y, we can note Rs 2, 47,500 is the taxable amount.
The discussion would not be complete unless and until we focus on tax laws of Income Tax Act.
Home loan EMI comprises repayment of principal and interest amount. Both these components of installments are governed by different laws of the Income-tax Act.
Section 80C: Tax Benefit on Home Loans Principal Amount
Under this section, the maximum tax deduction is allowed Rs 1,50,000/- This is the section, where most of the people claim a deduction. Savings instruments such as fixed deposits, public provident funds, national savings certificate, and senior citizens savings scheme all can be claimed under this section. It is important to note that the deduction can be claimed only after the completion of the construction. No tax deduction can be claimed in under construction phase.
Section 24: Tax Benefit on Home Loans Interest Amount
The Tax benefit is available on the interest portion of your EMI under section 24. Whether you are residing on your own property or have rented out your property you can claim deduction up to Rs 2 lakhs on interest portion per annum.
Is Joint Home Loan Save Taxes
If you are availing a joint home loan, you are increasing your home loan eligibility and saving some extra bucks on taxes also. For an instance -
Both you and your spouse availed a home loan on a co-applicant basis for a property. In totality, both of you are paying Rs 4 lakh as interest towards EMI. In a case where both the applicants are participants in the home loans and property structure, they can individually file up to Rs 2 lakh per annum under Income Tax Return ITR.
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Disclaimer: The information contained in this post is for general information purposes only. IIFL Home Finance Limited (including its associates and affiliates) ("the Company") assumes no liability or responsibility for any errors or omissions in the contents of this post and under no circumstances shall the Company be liable for any damage, loss, injury or disappointment, etc. suffered by any reader. All information in this post is provided "as is", with no guarantee of completeness, accuracy, timeliness, or of the results, etc. obtained from the use of this information, and without warranty of any kind, express or implied, including, but not limited to warranties of performance, merchantability, and fitness for a particular purpose. Given the changing nature of laws, rules, and regulations, there may be delays, omissions, or inaccuracies in the information contained in this post. The information on this post is provided with the understanding that the Company is not herein engaged in rendering legal, accounting, tax, or other professional advice and services. As such, it should not be used as a substitute for consultation with professional accounting, tax, legal or other competent advisers. This post may contain views and opinions which are those of the authors and do not necessarily reflect the official policy or position of any other agency or organization. This post may also contain links to external websites that are not provided or maintained by or in any way affiliated with the Company and the Company does not guarantee the accuracy, relevance, timeliness, or completeness of any information on these external websites. Any/ all (Home/ Loan Against Property/ Secured Business Loan/ Balance Transfer/ Home Improvement Loan/ NRI Home Loan/ Home Loan for Uniformed Services) loan product specifications and information that may be stated in this post are subject to change from time to time, readers are advised to reach out to the Company for current specifications of the said (Home/ Loan Against Property/ Secured Business Loan/ Balance Transfer/ Home Improvement Loan/ NRI Home Loan/ Home Loan for Uniformed Services) loan.