income tax benefits on home loan in india - 2013 budget

4/25/13 Income Tax Benefits on Home Loan in India - 2013 Budget

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Income Tax Benefits on Home Loan in India – 2013 Budget

Jan 20th, 2013 @ 03:51 pm › Ritz P

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How do I get income tax benefits on home loan? What if I have purchased a second house- Am I still eligible

for tax benefits? What are the income tax benefits on home loan if I wish to go for Joint/construction linked loan?

Budget 2013

1. New loans up to Rs 25 lakh for first homes will be eligible for tax deduction of Rs 2.5

lakh for interest payments.

2. A person taking a loan for his first home purchase up to Rs 25 lakh between 1 April

2013 and 31 March 2014 will be entitled to an additional deduction of interest of up to Rs

1 lakh.(Current deduction is 1.5 lakh)

3. If the interest component is less than the deduction limit, the balance can be claimed in

the next financial year.

Most of us are now looking at investments in real estates, as a better option. If you speak to anyone, who has

invested in a real estate property in the past 10 years, they will explain how the value of their flat is doubled or

even tripled in couple of years!

Yes, real estate as an asset class is gaining momentum among investors. Whatever said and done, you require a

house of your own. You can have a second property as investment, if your budget permits the EMI for a homeloan.

Another major benefit of investment in property is the huge income tax benefits on home loan.

Let us see how it works for you?

Also Read: Tax Saving Mutual Funds- Top 5 for 2012-13

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If you are going for a flat worth 50 lakhs, you will be eligible for 80% of the cost as a home loan, provided you

have the income to support the EMI and your credit score is good. Let us see the factors in the home loan.

In this case, you may get 80% of 50 Lakhs i.e. 40 Lakhs as loan. If you are opting for a 20 year term, theEquated Monthly Installment (EMI) will be 39,935 assuming the interest rate of 10.5%.

How the EMI works?

In the EMI of 39,935 there are 2 components, Principal and interest. In the initial years, the principal component

will be negligible because the interest component will be very high. After repaying the 12 EMIs, the outstandingloan will be 39, 37,843, because only 62,157 will be repaid as principal while 4, 17,063 go towards interest!Slowly, the interest component will come down and principal will increase. At the later stage of the loan, the

interest component will be less.

Income Tax Benefits on Home Loan

Income tax benefits on home loan can be divided in 2 components

Principal component in EMIInterest component in EMI

The principal and interest component EMI will get different tax benefits.

Income Tax Benefits on Home Loan – Principal Component



You are eligible to claim tax benefits under Section 80C for the principal repayment of a home loan. You can

claim deduction up to 1 Lakh along with all other permissible instruments like, life insurance premium, PPF,ELSS, NSC etc.

You are eligible for this benefit only if the loan is for a self occupied house. But if you are staying in another city

for job and have house in another city, then you can claim this benefit even if the house is not self occupied.

Income Tax Benefits on Home Loan – Interest Component

Under Section 24 of the IT Act, you can claim deduction up to 1.5 Lakhs in a year for the home loan interestpaid. The limit of 1.5 Lakhs is applicable only for the self occupied house. If you are going for a second house,

you can claim the actual interest paid as deduction. The limit of 1.5 Lakhs is not applicable here.

Construction Linked Loan

If the loan is construction linked and if you are paying only Pre EMI interest, there is a change in the way you get

tax benefits.

Pre EMI interest is not eligible for tax benefit, at the time of payment. But you can claim this in 5 equalinstallments after the construction of the house. The total interest paid at this stage can be claimed in 5 equal

installments starting from the year in which you get possession. But please note that the limit is fixed as 1.5 Lakhsin a year in this case also.

If you pay EMI before occupation of the house

In this case, you will not get any benefit under Section 80C for the principal repaid before occupation of the

house. You can claim the benefits under Section 80C only from the occupation.

For the interest paid before occupation, you will not get the tax benefits immediately. But the total interest paidbefore occupation can be claimed in 5 equal installments from the year in which you get the occupation. But the

limit per year is 1.5 Lakhs.

Income Tax Benefits on Joint Home Loan

Though the tax benefit is limited to 1 Lakh under section 80C and 1.5 Lakhs in Section 24, you can get more

benefits, if you go for a joint home loan along with your spouse. If you go for a joint home loan with your spousein the ratio of 50: 50, then both of you can claim these benefits separately. So the limit will be 2 lakhs in Section

80C and 3 Lakhs in Section 24. This can reduce your cost of loan considerably.

So, enjoy the income tax benefits on home loan and congratulations for having your dream home.

Please feel free to ask if you have any queries regarding income tax benefits on home loan.

Income Tax Benefits on Home Loan: Section 24 Income Tax Benefits

http://www.onemint.com/2011/11/30/section-24-income-tax-benefit-of-a-housing-loan/



Categories: Latest Articles, Tax

Tags: income tax benefit on home loan, income tax benefits on home loan, tax benefit on home loan, tax benefits

on home loan

67 Responses

1. DP Pillai

1 mo, 3 wks ago

i had closed my first housing loan. now i am planning for the second housing loan. Will i get tax benefit for

the entire interest paid for the new loan ? do i need to have both loans active at the same time to avail tax

benefit for the interest paid for second home ?

2.

Manish

1 mo, 3 wks ago

Dear Sir,

I am claiming tax benefit on a home loan which was taken 10 yrs back which is not self occupied by me asI am living in another city . Now I want to buy another home in the same city (where first home is ) and

want to get tax benefit on this (second home also) also.

Pl guide me to get best tax benefits from both the home loan…

3.

Ritz P1 mo, 3 wks ago

Hi Manish

You will get only the normal benefit of 1.5 lakhs for your new loan.The additional 1 lakh benefit is only for

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first time home buyers.

4.

Ritz P

1 mo, 3 wks ago

No,you will get only 1.5 Lakhs deduction under Section 24 for your second loan.

5.

Wilson1 mo, 3 wks ago

Dear Sir/Madam,I have a home-loan for a home purchased in City1 where my parents are living. This home loan in my

name as borrower and my brother is co-applicant/guarantor. (Both of us claiming tax benefit @ 50:50)

I am now planning to take the home-loan in CityB where I am working.

Please let me know the total home-loan benefit (city1+cityB)

6.


Hi Wilson

Since you are already having a loan, in the new loan, you will get only the usual deduction of 1.5 Lakhs.

The new scheme of 1 Lakh is only for first time home buyers.

7. Karan Batra

1 mo, 2 wks ago

If a home loan is taken for an under-construction house and the property is sold before the completion of

the house, the taxpayer cannot take deduction u/s 24

But at the time of sale, can he claim the Interest Paid as an expense ?



8.

THAVAMANI CHARLES1 mo, 2 wks ago

DEAR SIR,

I HAVE APPLIED FOR A LOAN TO PURCHASE A FLAT WHICH COSTS 52 LAKHS.THELOAN AMOUNT IS 44 LAKHS AND IT IS A JOINT LOAN BETWEEN ME AND MY DAD IN

THE RATIO 50:50.AND FOR ME IT IS THE FIRST HOUSE FOR MY DAD ITS SECOND .THE

LOAN IS NOT SANCTIONED YET.WILL I HAVE ANY EXTRA TAX BENEFITS ACCORDING

TO NEW BUDGET IF I TAKE A LOAN NEXT MONTH??:(APRIL 1 st 2013 ONWARDS)KINDLY REPLY SIR

9. Pushpanjali

1 mo, 2 wks ago

Hi,

We have a joint home loan( I and my husband). This is still active. Its self occupied property. We are

claiming 50:50. ( 1 lakh each on principle and 1.5 lakh each towards interest.

If we buy another property now in joint names, whether we be eligible for claiming 1.5 lakh each towardsthe interest along with the benefits avialed on previous property ?

I mean totally, 1 lakh(first property principle) + 1.5 lakhs(first property interest) + 1.5 lakhs (second

property interest ) for each one us.

That means = 4lakhs (towards my tax calculation) + 4lakhs(towards my husband’s tax calculation) totally.

Is my understanding correct ?

Please let me know.

10.

sumit

1 mo, 2 wks ago

Hi,

There is an additional benefit on interest paid as announced in budget 2013(for interest upto 2.5 lakhs).But the loan has to be taken in financial year 2013. What does it mean?

should the loan be sanctioned in 2013 or disbursed or what?



11.

Rohit P

1 mo, 2 wks ago

Hi Sir, I Have applied for a Home loan in LICHFL, where they have suggested to take Bhagyalaxmi

scheme, where they will keep my wife as applicant & me as co-applicant. She is a Housewife and I will

repay the loan. So am i eligible for full tax benefit ?

12.

simha

1 mo, 2 wks ago

I have taken first composite loan( loan for site cum construction) in the year 2012. I am paying the Pre-

EMI so far. Actually I have started constructing my house just 2 months back and will get complete in the

month of June 2013. And from there on my actual EMI begins. In this scenario, can I avail the extra benifitof 1 lac as per the new taxation guidelines. Please suggest.

13.

R Sreedhar rao

1 mo, 2 wks ago

Dear Sir/Madam,

I am claiming tax benefit on a home loan which was taken 02 yrs back which is self occupied by me, as I

am Paying EMI 12000/-Per month . and want to get tax benefit on this, and i dont know about principal

amount and interst amount, Plz let me know PA saving amount.

Plz guide me to get tax benefits Per anam from the home loan

14.

Akash

1 mo, 2 wks ago

I want loan upto 25 lac and this is my 1st house.

1) Just need to confirm if loan approved before April 1, 2013 and disburse after April 1 2013 then i get

this benefit or not

2) or the loan should be approved after April 1, 2013 are eligible for TaX benefit.



15.

dilip

1 mo, 2 wks ago

Dear sir.

Ihad taken a homeloan (first time) for a.secondhand house. Am i eligible for the additional 1 lakh.??

16.

vikas walia

1 mo, 2 wks ago

I have two questions :-

1) I have my first home purchased at City A, I will be staying at City B now & I will put first home at rent.

Will I get the tax benefit under 80 C for Principal & Under 24 for Interest paid ??2) As per article 24 if suppose my taxable income is 5 Lakh so it will decrease by 1.5 Lakh ?? is that

correct ??

17.

Ritz P

1 mo, 2 wks ago

1.Yes, you will get tax benefits for the house in City A. But you have to add the rental income to your

income and pay tax for it after the permissible deductions.

2. No, your eligibility will be 1.5 Lakhs only. The additional 1 lakh is for first home buyers in 2013-14.

18.

Ritz P

1 mo, 2 wks ago

As per the available information, this is only for the first home buyers. So, you will not get it because you

are already having a house.

19.

Ritz P



1 mo, 2 wks ago

1. The notification says first home buyers and loan sanctioned from 1st April 2013 to 31st March. 2014.

However you may consult a local CA with the details to reconfirm it.

20.

Ritz P

1 mo, 2 wks ago

You will get a letter from your bank giving details of principal and interest paid. You can give the details to

your employer and get tax benefits.

21.

Ritz P

1 mo, 2 wks ago

No. It is for the first home buyers from 1st April 2013.

22.

Ritz P

1 mo, 2 wks ago

Yes, if you are repaying the full EMI from your income, you can claim the tax benefits.

23.

Ritz P

1 mo, 2 wks ago

The loan should be sanctioned from 1st April 2013.

24.

Ritz P

1 mo, 2 wks ago

The announcement of 1 lakh deduction will not be applicable to you.



However, if you apply for a second loan, you can claim the actual interest as deduction. This can be

shared between both of you, in the proportion of your ownership. so, the actual interest deduction can be

more than 1.5 Lakhs.

But the deduction under Sec 80C will not be available for second loan. Anyway, it is capped at 1 lakh.

25.


No. This is for loan upto 25 Lakhs and the property cost must be within 40 Lakhs. Regarding joint loan

and it’s applicability, you may consult a local CA with all documents.

26.


Yes, he can claim the interest paid as expenses. He cannot claim deduction under Sec 80C in this case.

27.

Anjan Ghosal

1 mo, 2 wks ago

Dear Sir,

1. if I go for a new home loan of 40Lakhs and if this is my first house, will I get TAX benefit of 2.5 Lakhs

?

OR will it be only for loan taken not exceeding 25Lakhs ?

2. If I go for a new home loan jointly with my wife for whom it is a second home loan, will i still get benefit

of 2 + 3= 5Lakhs ?

28.

Manish Kumar Thakur

1 mo, 2 wks ago

Dear Sir,

I have taken a home loan ten years back n I m availing IT benefit on it but I never took benefit of loss on

property.



Pl suggest me the standard procedure n amount which can be adjusted in the name of loss.

Pl send me the proper procedure of calculating amount for considering and how it should be reflacted in

the declaration form.

Thanx n Rgds,

Manish

29.

Corebhai Mistri

1 mo, 1 wk ago

Dear Sir,

I am in process to buy new house(flat) but I need clarity on following things;

1. Can I avail this benefit on flat registered on my name before in duration of 01-Mar-2013 to 01-Apr-

2013?

2. I understand that this benefit is for loan disbursed on and after 01-Apr-2013, but is it necessary that

loan application and loan sanction should be on or after 01-Apr-2013?

3. Can I avail this benefit on property registered on my name before 01-Apr-2013 but loan applied &

reimbursed on or after 01-Apr-2013?

CONDITIONS:

A. I don’t have any loan as of now on my name,

B. value of property is under 40 Lakh and

C. the loan I would be availing is of 25 Lakh or less.

I am into this confusion because the builder want to sell this flat as there will be revised guidleline rates of

property in my city from 01-Apr-2013. And he want to save a substantial amount in form of ‘CapitalGain’ to sell this property before 01-Apr-2013.

Kindly advice, I have consulted couple of local CAs but no clarity till now.

30.

Ritz P

1 mo, 1 wk ago

1. Yes, this is applicable for new loan applications from 1st April. 2013 and that too for first home buyers.

If you have already registered the property in your name, you may not be treated as a first home buyer.

But since the loan is for the same property, it can be. Only a local senior CA can guide you after seeing all

the documents.



31.

Ritz P

1 mo, 1 wk ago

You have to consult a local CA with all documents.

32. Ritz P

1 mo, 1 wk ago

1. No, the additional benefit is limited to loan upto 25 Lakhs. Regarding joint home loan, clarity isawaited.

33. Kiran

1 mo, 1 wk ago

I am planning to buy home worth of 45 lakh which includes Stamp duty, Service tax, VAT and otherAmenties in Hyderabad. However, I am planning to go for 25 Lakh home loan.

Will i come under this new scheme for tax exemption if the property goes beyond more than 35 or 40lakh? or there is no restriction and only the amount which we are taking from bank as loan? Please advise

34. Kishor1 mo, 1 wk ago

Hello Ritz,I have same question?

My loan is sactioned on 10 March 2013. I will be taking disbursement on 1st April. Will I will be able totake this benefits

35.

Ritz P1 mo, 1 wk ago



No, as per the suggestions, it is applicable for loan sanctioned after 1st April. However you may crosscheck with your bank later. This is because the budget proposals can be modified after debate in

parliament.

36. Ritz P

1 mo, 1 wk ago

As per the budget proposals, the value of the property should not be above 40 Lakhs and the loan should

be limited to 25 Lakhs.

37. Lakkshminarayanan

1 mo, 1 wk ago

Hi,

I have purchased home in CityA (Home Town) and I stay in CityB. The home loans main applicant ismyself, Co- applicants are dad and elder brother. Property is in name of all the three.Loan was sanctioned in mar 2013 and pre emi interest alone was charged for month of mar 2013. EMI

repayment starts from April 2013. The house was occupied by parents in CityA from March.1. Can I claim tax benefit for pre-emi interest paid during mar 13?

2. Am I eligible for tax benefit (Interest + Principal) in 100% or its applicable in ratio between myself,dad, brother?

38. Mani1 mo, 1 wk ago

I have taken first home loan(25 lac) in the year August 2012. Loan sanctioned dated on August 2012. Iam paying the Interest so far. Actually I have started constructing my house just 2 months back and will

get complete in the month of June 2013. And from there on my actual EMI begins. In this scenario, can Iavail the extra benefit of 1 lac as per the new taxation guidelines.

39.

Rt1 mo ago



I have my housing loan approved on this month for a my first house and this is for constructing new house.

But my first EMI starts in April 2013 only. Can I avail the extra 1 lakh interest benefit?

40. Ayan

1 mo ago

We have got the sanction letter for LIC for Bhagyalakhsmi Scheame. Is it necessary to Disburse the loan

before 31st March?

41. Rohin

1 mo ago

I have bought a under construction apartment jointly with my sister. We have a home loan from SBI. Can

we claim tax deductions considering we are brother-sister ?I do understand the tax benifit can only be claimed when the construction is completed and we get

posessions. The question is about the brother-sister joint ownership.

Thanks in advance

42.

vishal1 mo ago

Hi, one of the finance institution is to go for split home home loan i.e 10 lac + 15 lac for the same home. to

achieve lower interest rate. would it be beneficial overall for me..will i get tax benefit for both homeloan…..home is one only….just bank is insisting me to take two home loan then we we will give a rate of

10.15 inplace of 10.25. pls suggest me at the earliest

43.

Ritz P1 mo ago

If you have a good CIBIL score, why not try with SBI. It is offering at less than 10%.



44. Ritz P

1 mo ago

Yes, both of you can claim the tax benefits as per the ratio of the ownership. Ensure that the EMIs arepaid by both to ensure smooth process.

45. Ritz P

1 mo ago

For additional 1 lakh benefit the loan should be sanctioned after 1st April. 2013.

46.

Ritz P1 mo ago

No. The additional benefit will not be there, if you are already having a house.

47. Ritz P

1 mo ago

No.

48.

Ritz P1 mo ago

1.You can claim the pre EMI interest benefit in the next 5 years. If the interest paid is x, then you canclaim x/5 for the next 5 years, but the maximum per year is capped at 1.5 Lakhs.2. It will be in the ratio of your ownership.



49.

Abhinav Maurya1 mo ago

hi,

I am first time home buyer. I am taking property worth 27L. My home loan is sanctioned for 20L in monthof March 2013. 5L will be disbursed in month of March & rest in April-13.

Am i eligible for additional 1 Lakh of exemption as per the new budget.Also the pre Emi that i will pay in Month MAr-13, can i claim this in other FY.

Please advise.

50. Ritz P

3 wks, 4 days ago

No, the additional 1 lakh limit is only for loan sanctioned from 1st April. 2013. Pre EMI interest can be

claimed in the next 5 years.

51. Vikram

3 wks, 4 days ago

For additional one lakh benefit , should the home loan applied after 1st April 2013 or the home sanction

date should be after April 2013 ?

That is, is it OK to have the loan applied in the month of March 2013 and sanctioned on after 1st April2013 ?

52. Gopal

3 wks, 1 day ago

I have two separate loans with the same banker for the same home and my question is, do i get the taxexemption benefits for both the loans say prinicipal 1+1 = 2 lakhs and interest 1.5+1.5=3 lakhs. please

confirm.

Another question, if i plan to buy a new home in the name of my wife (no house registered on her name



which is the first home) jointly and apply for new home loan do we get the additional benefit on interestcomponent 1 lakh as per new budget 2013.

53.

Ritz P2 wks, 5 days ago

No, your total eligibility will be 1 lakh for the principal repayment and 1.5 lakhs for the interest paid.

If it is a joint home the additional benefit will not be available because you are already having a home inyour name. It is only for first home buyers.

54. Ritz P

2 wks, 5 days ago

Loan sanction date is the criteria.

55.

Anil Kumar2 wks, 4 days ago

I want to know that can I get Tax rebate on additional construction of house?Earlier I availed loan of Rs 10.00 Lakhs and now I want to avail loan of Rs 4.00 lakhs for additional

Construction of house.

56. Ritz P

2 wks, 2 days ago

Yes, if you are using the loan amount for construction, you can avail the tax concession.

57.

Tuhin2 wks ago



Hi,

I had purchased a flat in City A in 2008 with home loan. The loan has been pre paid and thus the propertyis now free. Currently I am in City B. My previous flat is on rent.I am planning to purchase another flat in City A in July this year. It is construction linked and would get

possession in June 2014 i.e. in next FY.I am availing loan for this. I understand that in this FY, I won’t be able to claim for deduction for interest

paid. What would be the limit for exemption on interest from next FY – 1.5L or the actual interest, sincethis is my second home? Also, can I club the interest paid in this FY in next?

58. Sudheer1 wk, 5 days ago

Hi.. I want to know in more detail about Construction linked loan. As mentioned above, the max interestamount considered for IT benefit is only 7.5L.. Please correct me and provide any additional info..

59. Praful1 wk, 3 days ago

Hi,

On second housing loan can you take Interest tax benefits if the possession of house in not within this

financial year i.e. by 31/03/14.

1st home loan is also operational along with this 2nd loan

60.

Rit1 wk, 2 days ago

I own a house in CityA jointly with my wife for which we are already claiming tax exemptions on homeloan repayment. I have living in CityB on rent. Now I have just purchased a house in CityB again jointlywith my wife on loan. But I plan to continue staying on rent in CityB since the house I bought in CityB is

small for us and is far from my office and let this new house on rent. In this situation, I would like tounderstand the following:

1) Can we claim tax benefits on BOTH loan payouts (1 lakh in 80C and 1.5 lakh in 24b for both me andwife)? i.e. Total 5 lakhs of deductions.



2) I have two rental incomes now. One in CityA and another in CityB. Will they both be added in ourtotal income in 50:50 ratio? and Will standard deductions be applicable on both these rental incomes

separately?

Rit

61.

Rit1 wk, 2 days ago

Also, with regard to above question, since I am living on rent in CityB, will I still be eligible for HRA

exemptions?

62.

Rit1 wk, 2 days ago

I own a house in CityA jointly with my wife for which we are already claiming tax exemptions on home

loan repayment. I have been living in CityB on rent. Now I have just purchased a house in CityB againjointly with my wife on loan. But I plan to continue staying on rent in CityB since the house I bought in

CityB is small for us and is far from my office and let this new house on rent. In this situation, I would liketo understand the following:

1) Can we claim tax benefits on BOTH loan payouts (1 lakh in 80C and 1.5 lakh in 24b for both me andwife)? i.e. Total 5 lakhs of deductions.

2) I have two rental incomes now. One in CityA and another in CityB. Will they both be added in our

total income in 50:50 ratio? and Will standard deductions be applicable on both these rental incomesseparately?

3) Also, with regard to above question, since we (I and spouse) am living on rent in CityB, will we still beeligible for HRA exemptions?

63.

Rahul Arora1 wk, 2 days ago

Hello Sir,

I bought a 2bhk flat in B’lore which will cost me around 26.5L ( incl registration ) and possession will be



in Mar 2014

This is my first home and under construction.I took home loan from HDFC for 20LLoan was approved on 3rd April and I have paid 1st pre-emi as well.

I want to know if I can apply for home loan deduction for this year’s ITif yes, then in under which section I can get tax benefit.

Thanks.

64. Ritz P

6 days, 14 hrs ago

You can claim the interest paid during the pre EMI stage in 5 equal instalments starting from the first year

after possession.

65. Ritz P

6 days, 14 hrs ago

1.If you are staying on rent because of proximity to your office, you can claim tax exemption on both the

houses. Out of the 2 houses, one will be assumed as for self occupation and there the interest paid of 1.5Lakhs will be exempted. On the second house you can claim the actual interest without any limit.

2. Yes, rental income will be added in the ratio of ownership and is liable for tax. Yes, standard deductionwill be available on both.3. Yes, you can claim HRA exemption also

66. Ritz P

6 days, 14 hrs ago

Exemption on interest paid before occupation cannot be claimed now. You can claim this amount in 5equal instalments in the first 5 years after possession.

67. Ritz P



6 days, 14 hrs ago

You can claim the actual interest paid in the case of second home.Interest paid before occupation can be claimed in 5 equal instalments in the 5 years after occupation.

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