How does the Tax Cuts and Jobs Act’s impact home equity loans?
Reviewed by Lea D. Uradu
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Deducting home equity loan interest can save you money on your tax bill, but you have to understand the rules under the Tax Cuts and Jobs Act (TCJA) of 2017. A loophole allows homeowners to deduct interest for qualified home improvements.
Key Takeaways
- The TCJA of 2017 significantly altered the rules for deducting home equity loan interest.
- Homeowners can still deduct interest if the loan is used for qualifying home improvements.
- Proper documentation and adherence to IRS guidelines are crucial for claiming deductions.
- There are limitations on deductible interest, including caps on mortgage debt.
- Loans taken before December 15, 2017, may have different deduction rules.
Overview of the Tax Cuts and Jobs Act (TCJA) of 2017
The TCJA was an overhaul of federal tax rules that impacted individuals and businesses. The law lowered income tax rates from many individuals. It increased the standard deduction, but it also introduced limitations on several itemized deductions.
Prior to the introduction of the TCJA, homeowners could deduct the interest they paid on home equity loans. Now, there are limitations on deducting that interest based on how the home equity loan is used. For example, you cannot deduct interest paid on a home equity loan if that loan is used for personal living expenses.
Understanding the Loophole
While the TCJA does limit homeowners’ ability to deduct interest on a home equity loans or a home equity line of credit (HELOC), a loophole allows you to claim a deduction in certain cases.
You can claim the interest paid on a home equity loan as a deduction if that debt is used to build, purchase or improve your home.
Eligible Home Improvement Expenses
You can deduct the interest on a home equity loan secured by your primary home or second home when you use the loan to buy a property or build a home.
You can also claim the deduction when you use a home equity loan to improve your home. Eligible improvement expenses include:
- Remodeling: Remodels are often big projects. You may decide to finance your kitchen remodel, for example, with a home equity loan. The interest you pay on that loan would be deductible.
- Home addition or conversion: Building an addition to your home or converting your basement into a livable space adds value to your home, which means these projects would be eligible expenses.
- New roof: Replacing your home’s roof is a big improvement project. You can likely deduct the interest you pay on a home equity loan that finances the new roof.
- Solar panel installation. Solar panels could boost the value of your home and potentially result in tax deductible interest.
If a project adds to the value of your home, it is typically considered an eligible expense that will allow you to deduct the interest you pay on a home equity loan or HELOC.
Best Practices for Claiming the Deduction
If you plan to claim this type of deduction, it is important that you follow the IRS requirements.
- Check the IRS requirements: Before you move forward with the deduction, make sure that the loan in question is secured by your primary residence or a second home, like a vacation home. Confirm that the proceeds of the loan were used to improve your home or to buy or build a home.
- Gather your documentation: You will need Form 1098, which is your mortgage interest form. It will include the interest you paid on your home equity loan. You may not receive this form if you paid less than $600 in interest.
You will also need receipts to show that you used the funds for eligible home improvement.
- Consider all of your deductions. Interest paid on a home equity loan is one possible deduction. Consider all of your itemized deductions. For example, you may have mortgage points, which you can pay to your lender to lower your interest rate.
Adding up all of your itemized deductions can help you decide between taking those or a the standard deduction. The standard deduction is $14,600 if you file for tax year 2024 as an individual or married filing separately. Married couples who file jointly have a standard deduction of $29,200. If you file as head of household, your standard deduction is $21,900.
Note
If the standard deduction is higher than your total of itemized deductions, the former will save you more on your taxes.
Limitations and Considerations
While can you claim interest paid on a home equity loan or HELOC as a deduction when you use the debt for eligible projects, there are still some other limitations to consider.
The TCJA changed the total mortgage loan amount from which taxpayers can deduct interest. Previously, the total amount was $1 million. Under the TCJA, it is $750,000 for individuals filing as single and married couples filing jointly. If you are married filing separately, the cap is $375,000.
The year you took out the home equity loan can impact your deduction. For loans taken out before Dec. 15, 2017, the maximum remains $1 million.
Keep in mind that you can still qualify for the deduction with loans greater than the cap, but the maximum amount set by the IRS will be used to calculate the interest you pay and can deduct.
The Bottom Line
You have the option to deduct interest that you have paid on a home equity loan, even under the TCJA. But it is important to understand the limitations on taking that deduction, including the way the loan is used and the loan amount.
If this deduction and your other itemized deductions add up to more than the standard deduction, you will save more on your taxes by claiming the itemized deductions.