When purchasing a residential property through a home loan, individuals can avail of tax benefits under various sections of the Income Tax Act. Understanding these tax-saving schemes is essential for maximizing savings and making informed financial decisions. In this blog, we will delve into the details of tax benefits associated with home loans and the specific sections of the Income Tax Act that provide these benefits for the Assessment Year 2024–25.
Who Can Claim Deductions?
According to the provisions of the Income Tax Act, only individuals who have ownership of the property and have taken the loan in their name can claim deductions on a home loan. This benefit is available to individuals or members of Hindu Undivided Families (HUFs), and it does not extend to companies, partnership firms, body corporates, or trusts.
Section 24: Deductions from Income from House Property
Under Section 24, individuals can claim deductions on the interest paid on the principal amount of the home loan. The sub-clauses in this category include:
Self-Occupied Property: If the loan is taken for a self-occupied property, individuals can claim a deduction of up to Rs. 2 lakh or the amount of the loan, whichever is lower.
Purchase or Construction: If the loan is used for the purchase or construction (not renovation) of a property, individuals can claim the interest paid. The deductions can be claimed on the interest paid before the completion of construction or purchase in five equal instalments from the year of purchase or completion.
Conditions for Section 24 Deductions
To claim the maximum deduction on the loan interest amount, individuals must fulfil the following conditions:
Buy or Complete Construction: The house must be purchased or construction should be completed within five years (three years until FY 2015–2016) of taking the loan.
Loan Date: The home loan should be dated on or after April 1, 1999.
Interest Certificate: Individuals must possess an interest certificate for the loan they have taken.
Exceptions to Section 24
There are a few exceptions to Section 24 deductions:
Non-Occupancy: If the individual does not occupy the house due to employment or business in another town and lives on rent or in another property in the city of employment, they can claim tax deductions on interest payments up to Rs. 2 lakh.
No Deduction for Brokerage or Commission: There is no deduction available for brokerage or commission paid for arranging the loan or tenant.
Conditions for Section 80C Deductions
The only condition for claiming deductions under Section 80C is that the house should not be sold within five years of possession. If the property is sold within this period, the previously claimed deduction will be added back to the individual’s income in the year of sale.
Section 80EE: Home Loan Interest Interest Deduction
Section 80EE provides deductions in respect of interest on loans for residential house property. The maximum allowable deduction under this section is Rs. 50,000.
Conditions for Section 80EE
To avail of deductions under Section 80EE, individuals must fulfil the following conditions:
Loan Amount: The loan amount should be Rs. 35 lakhs or less.
Property Value: The value of the property should not exceed Rs. 50 lakhs.
Loan Sanction Date: The loan must be sanctioned between April 1, 2016, and March 31, 2017.
First-Time House Owner: On the date of loan sanction, the individual should not own any other house, making them a first-time house owner.
Section 80EEA: Home Loan Deduction on Specific Residential Property
Section 80EEA, introduced by the Union Budget 2019, allows deductions in respect of interest on loans for certain house property. The maximum deduction available is up to Rs. 1,50,000.
Conditions for Section 80EEA
To claim deductions under Section 80EEA, individuals must meet the following conditions:
Stamp Value: The stamp value of the property should not exceed Rs. 45 lakhs.
Loan Sanction Date: The loan must be sanctioned between April 1, 2019, and March 31, 2022.
First-Time Homebuyer: The individual should be a first-time homebuyer and not own any other residential property on the date of loan sanction.
Affordable Housing Project: The housing project should be eligible under the affordable housing scheme, as notified by the government.
Conclusion
Tax benefits on home loans can significantly reduce the financial burden of borrowers while also encouraging homeownership. Individuals must carefully understand the provisions of the Income Tax Act and the specific sections mentioned above to make the most of the available deductions. It is advisable to consult with a tax professional or financial advisor to ensure compliance with tax laws and optimize tax savings.
The Income Tax Act categorizes income into different heads, which aids in the classification and calculation of taxes. Taxpayers need to understand these heads and classify their income accordingly. This comprehensive guide provides an in-depth explanation of the five heads of income as defined by the Income Tax Act: Income from Salary & Pension, House Property Income, Income from Profits & Gains from Business & Profession, Capital Gains Income, and Income from Other Sources.
Head 1: Income from Salary
Overview:
Income from salary encompasses all earnings received by an employee during their employment with a company in a given financial year. It includes salary, advance salary, perquisites, commission, gratuity, bonus, and pension.
Key Points:
Taxability of income from salary
Deductions available under salary
Components of salary, such as monetary perquisites
Exemptions like House Rent Allowance, Leave Travel Allowance, and Entertainment Allowance
Head 2: House Property Income
Overview:
Income from House Property includes earnings from renting out residential or commercial properties. However, the property must be owned by the individual, not a business.
Key Points:
Classification of income from house property into self-occupied, let-out, or deemed let-out property
Ownership restrictions on self-occupied property
Calculation of taxable income from house property
Head 3: Income from Profits & Gains from Business & Profession
Overview:
Income from Profits & Gains from Business & Profession covers income generated from various business and professional activities.
Key Points:
Taxability of income from business and profession
Sources of income, including profits from license sales, speculative business activities, and partnerships
Inclusions like profits on income, export benefits, and gains from government schemes
Head 4: Capital Gains Income
Overview:
Income from Capital Gains comprises gains from the sale or transfer of capital assets, such as shares, mutual funds, house property, bonds, and more. The taxability of capital assets depends on the type and duration of holding.
Key Points:
Classification of capital gains into long-term and short-term gains
Tax rates and indexation benefits for long-term capital gains
Tax rates for short-term capital gains based on income tax slabs
Specific tax treatment for different types of assets, including immovable property, movable property, shares, and cryptocurrency
Head 5: Income from Other Sources
Overview:
Income from Other Sources includes any earnings that do not fall under the previously mentioned heads. It encompasses interest income from savings accounts, fixed deposits, gifts, royalties, dividends, lottery winnings, and more.
Key Points:
Inclusion of various types of income not covered by other heads
Examples of income from other sources, such as interest income, gifts, and winnings
Conclusion:
Understanding the heads of income under the Income Tax Act is crucial for accurate tax calculation and compliance. This comprehensive guide has provided a detailed explanation of each head, including Income from Salary & Pension, House Property Income, Income from Profits & Gains from Business & Profession, Capital Gains Income, and Other Sources. By correctly classifying their income under these heads, taxpayers can ensure proper tax filing and avoid discrepancies or penalties. It is advisable to consult with tax professionals or seek Income Tax Consultation for personalized guidance based on individual circumstances.
As the Indian tax landscape evolves, the interplay between exemptions, allowances, and deductions has become a critical consideration for taxpayers. The choice between the old and new tax regimes hinges on maximizing these tax-saving opportunities to minimize one’s overall tax liability.
Under the old tax regime (for FY 2022–23 and 2023–24), taxpayers had access to a wide array of exemptions and deductions. This included allowances such as House Rent Allowance (HRA), Leave Travel Allowance (LTA), Children’s Education Allowance, and Entertainment Allowance. Additionally, deductions were available for investments in tax-saving instruments under Section 80C, contributions to the National Pension System (NPS), interest on home loans, and more.
In contrast, the new tax regime (introduced in FY 2022–23 and further enhanced in FY 2023–24) has simplified the tax structure by lowering the overall income tax slab rates. However, this simplified approach comes at the cost of forfeiting numerous exemptions and deductions. Under the new regime, taxpayers cannot claim allowances like HRA, LTA, and Children’s Education Allowance. They also lose out on deductions for investments under Section 80C, interest on home loans, and several other tax-saving avenues.
To illustrate the differences, let’s examine a side-by-side comparison of the key exemptions, allowances, and deductions available under the old and new tax regimes:
Exemptions and Allowances:
House Rent Allowance (HRA): Allowed under the old regime, not allowed under the new regime
Leave Travel Allowance (LTA): Allowed under the old regime, not allowed under the new regime
Children’s Education Allowance: Allowed under the old regime, not allowed under the new regime
Entertainment Allowance: Allowed under the old regime, not allowed under the new regime
Voluntary Retirement Exemption: Allowed under both regimes
Gratuity Exemption: Allowed under both regimes
Leave Encashment Exemption: Allowed under both regimes
Deductions:
Taxable income eligible for tax rebate: Rs. 5,00,000 under the old regime, Rs. 5,00,000 in FY 2022–23 and Rs. 7,00,000 in FY 2023–24 under the new regime
Standard Deduction: Rs. 50,000 under the old regime, not allowed in FY 2022–23 but reintroduced at Rs. 50,000 in FY 2023–24 under the new regime
Home Loan Interest Deduction: Allowed under the old regime, not allowed under the new regime (except for let-out property)
Section 80C Deductions: Allowed up to Rs. 1,50,000 under the old regime, not allowed under the new regime
NPS Deductions: Self-contribution up to Rs. 50,000 allowed under the old regime, not allowed under the new regime (but employer’s contribution allowed in both regimes)
When choosing between the old and new tax regimes, taxpayers must carefully evaluate their individual circumstances and financial goals. The decision should be based on a thorough analysis of the available exemptions, allowances, and deductions under each regime, as well as the corresponding impact on their overall tax liability.
For taxpayers who can fully leverage the deductions and exemptions available under the old regime, it may be advantageous to continue with this regime, even with the higher income tax slab rates. On the other hand, for those with simpler tax profiles and lower deduction requirements, the new regime’s lower tax rates may prove more beneficial.
It is important to note that the choice between the old and new tax regimes is not a one-size-fits-all solution. Taxpayers should consult with tax professionals or use online tax calculators to determine the optimal regime based on their unique financial circumstances. Additionally, they should inform their employers about their chosen regime so that the appropriate Tax Deducted at Source (TDS) can be applied.
In conclusion, the old and new tax regimes in India present taxpayers with distinct trade-offs when it comes to exemptions, allowances, and deductions. By understanding these nuances and aligning their tax planning strategies accordingly, taxpayers can navigate the evolving fiscal landscape and optimize their tax savings.