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How Can I File My 2012 Taxes Online

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How Can I File My 2012 Taxes Online

How can i file my 2012 taxes online 7. How can i file my 2012 taxes online   Figuring Gross Profit Table of Contents Introduction Items To Check Testing Gross Profit AccuracyExample. How can i file my 2012 taxes online Additions to Gross Profit Introduction After you have figured the gross receipts from your business (chapter 5) and the cost of goods sold (chapter 6), you are ready to figure your gross profit. How can i file my 2012 taxes online You must determine gross profit before you can deduct any business expenses. How can i file my 2012 taxes online These expenses are discussed in chapter 8. How can i file my 2012 taxes online If you are filing Schedule C-EZ, your gross profit is your gross receipts plus certain other amounts, explained later under Additions to Gross Profit. How can i file my 2012 taxes online Businesses that sell products. How can i file my 2012 taxes online   If you are filing Schedule C, figure your gross profit by first figuring your net receipts. How can i file my 2012 taxes online Figure net receipts (line 3) on Schedule C by subtracting any returns and allowances (line 2) from gross receipts (line 1). How can i file my 2012 taxes online Returns and allowances include cash or credit refunds you make to customers, rebates, and other allowances off the actual sales price. How can i file my 2012 taxes online   Next, subtract the cost of goods sold (line 4) from net receipts (line 3). How can i file my 2012 taxes online The result is the gross profit from your business. How can i file my 2012 taxes online Businesses that sell services. How can i file my 2012 taxes online   You do not have to figure the cost of goods sold if the sale of merchandise is not an income-producing factor for your business. How can i file my 2012 taxes online Your gross profit is the same as your net receipts (gross receipts minus any refunds, rebates, or other allowances). How can i file my 2012 taxes online Most professions and businesses that sell services rather than products can figure gross profit directly from net receipts in this way. How can i file my 2012 taxes online Illustration. How can i file my 2012 taxes online   This illustration of the gross profit section of the income statement of a retail business shows how gross profit is figured. How can i file my 2012 taxes online Income Statement Year Ended December 31, 2013 Gross receipts $400,000 Minus: Returns and allowances 14,940 Net receipts $385,060 Minus: Cost of goods sold 288,140 Gross profit $96,920   The cost of goods sold for this business is figured as follows: Inventory at beginning of year $37,845 Plus: Purchases $285,900   Minus: Items withdrawn for personal use 2,650 283,250 Goods available for sale $321,095 Minus: Inventory at end of year 32,955 Cost of goods sold $288,140 Items To Check Consider the following items before figuring your gross profit. How can i file my 2012 taxes online Gross receipts. How can i file my 2012 taxes online   At the end of each business day, make sure your records balance with your actual cash and credit receipts for the day. How can i file my 2012 taxes online You may find it helpful to use cash registers to keep track of receipts. How can i file my 2012 taxes online You should also use a proper invoicing system and keep a separate bank account for your business. How can i file my 2012 taxes online Sales tax collected. How can i file my 2012 taxes online   Check to make sure your records show the correct sales tax collected. How can i file my 2012 taxes online   If you collect state and local sales taxes imposed on you as the seller of goods or services from the buyer, you must include the amount collected in gross receipts. How can i file my 2012 taxes online   If you are required to collect state and local taxes imposed on the buyer and turn them over to state or local governments, you generally do not include these amounts in income. How can i file my 2012 taxes online Inventory at beginning of year. How can i file my 2012 taxes online   Compare this figure with last year's ending inventory. How can i file my 2012 taxes online The two amounts should usually be the same. How can i file my 2012 taxes online Purchases. How can i file my 2012 taxes online   If you take any inventory items for your personal use (use them yourself, provide them to your family, or give them as personal gifts, etc. How can i file my 2012 taxes online ) be sure to remove them from the cost of goods sold. How can i file my 2012 taxes online For details on how to adjust cost of goods sold, see Merchandise withdrawn from sale in chapter 6. How can i file my 2012 taxes online Inventory at end of year. How can i file my 2012 taxes online   Check to make sure your procedures for taking inventory are adequate. How can i file my 2012 taxes online These procedures should ensure all items have been included in inventory and proper pricing techniques have been used. How can i file my 2012 taxes online   Use inventory forms and adding machine tapes as the only evidence for your inventory. How can i file my 2012 taxes online Inventory forms are available at office supply stores. How can i file my 2012 taxes online These forms have columns for recording the description, quantity, unit price, and value of each inventory item. How can i file my 2012 taxes online Each page has space to record who made the physical count, who priced the items, who made the extensions, and who proofread the calculations. How can i file my 2012 taxes online These forms will help satisfy you that the total inventory is accurate. How can i file my 2012 taxes online They will also provide you with a permanent record to support its validity. How can i file my 2012 taxes online   Inventories are discussed in chapter 2. How can i file my 2012 taxes online Testing Gross Profit Accuracy If you are in a retail or wholesale business, you can check the accuracy of your gross profit figure. How can i file my 2012 taxes online First, divide gross profit by net receipts. How can i file my 2012 taxes online The resulting percentage measures the average spread between the merchandise cost of goods sold and the selling price. How can i file my 2012 taxes online Next, compare this percentage to your markup policy. How can i file my 2012 taxes online Little or no difference between these two percentages shows that your gross profit figure is accurate. How can i file my 2012 taxes online A large difference between these percentages may show that you did not accurately figure sales, purchases, inventory, or other items of cost. How can i file my 2012 taxes online You should determine the reason for the difference. How can i file my 2012 taxes online Example. How can i file my 2012 taxes online   Joe Able operates a retail business. How can i file my 2012 taxes online On the average, he marks up his merchandise so that he will realize a gross profit of 331/3% on its sales. How can i file my 2012 taxes online The net receipts (gross receipts minus returns and allowances) shown on his income statement is $300,000. How can i file my 2012 taxes online His cost of goods sold is $200,000. How can i file my 2012 taxes online This results in a gross profit of $100,000 ($300,000 − $200,000). How can i file my 2012 taxes online To test the accuracy of this year's results, Joe divides gross profit ($100,000) by net receipts ($300,000). How can i file my 2012 taxes online The resulting 331/3% confirms his markup percentage of 331/3%. How can i file my 2012 taxes online Additions to Gross Profit If your business has income from a source other than its regular business operations, enter the income on line 6 of Schedule C and add it to gross profit. How can i file my 2012 taxes online The result is gross business income. How can i file my 2012 taxes online If you use Schedule C-EZ, include the income on line 1 of the schedule. How can i file my 2012 taxes online Some examples include income from an interest-bearing checking account, income from scrap sales, income from certain fuel tax credits and refunds, and amounts recovered from bad debts. How can i file my 2012 taxes online Prev  Up  Next   Home   More Online Publications
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The How Can I File My 2012 Taxes Online

How can i file my 2012 taxes online Publication 936 - Main Content Table of Contents Part I. How can i file my 2012 taxes online 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. How can i file my 2012 taxes online 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. How can i file my 2012 taxes online Home Mortgage Interest This part explains what you can deduct as home mortgage interest. How can i file my 2012 taxes online It includes discussions on points, mortgage insurance premiums, and how to report deductible interest on your tax return. How can i file my 2012 taxes online Generally, home mortgage interest is any interest you pay on a loan secured by your home (main home or a second home). How can i file my 2012 taxes online The loan may be a mortgage to buy your home, a second mortgage, a line of credit, or a home equity loan. How can i file my 2012 taxes online You can deduct home mortgage interest if all the following conditions are met. How can i file my 2012 taxes online You file Form 1040 and itemize deductions on Schedule A (Form 1040). How can i file my 2012 taxes online The mortgage is a secured debt on a qualified home in which you have an ownership interest. How can i file my 2012 taxes online Secured Debt and Qualified Home are explained later. How can i file my 2012 taxes online  Both you and the lender must intend that the loan be repaid. How can i file my 2012 taxes online Fully deductible interest. How can i file my 2012 taxes online   In most cases, you can deduct all of your home mortgage interest. How can i file my 2012 taxes online How much you can deduct depends on the date of the mortgage, the amount of the mortgage, and how you use the mortgage proceeds. How can i file my 2012 taxes online   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. How can i file my 2012 taxes online (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. How can i file my 2012 taxes online ) 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. How can i file my 2012 taxes online   The three categories are as follows. How can i file my 2012 taxes online Mortgages you took out on or before October 13, 1987 (called grandfathered debt). How can i file my 2012 taxes online 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). How can i file my 2012 taxes online 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). How can i file my 2012 taxes online The dollar limits for the second and third categories apply to the combined mortgages on your main home and second home. How can i file my 2012 taxes online   See Part II for more detailed definitions of grandfathered, home acquisition, and home equity debt. How can i file my 2012 taxes online    You can use Figure A to check whether your home mortgage interest is fully deductible. How can i file my 2012 taxes online This image is too large to be displayed in the current screen. How can i file my 2012 taxes online Please click the link to view the image. How can i file my 2012 taxes online Figure A. How can i file my 2012 taxes online Is My Home Mortgage Interest Fully Deductible? Secured Debt You can deduct your home mortgage interest only if your mortgage is a secured debt. How can i file my 2012 taxes online 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. How can i file my 2012 taxes online In other words, your mortgage is a secured debt if you put your home up as collateral to protect the interests of the lender. How can i file my 2012 taxes online If you cannot pay the debt, your home can then serve as payment to the lender to satisfy (pay) the debt. How can i file my 2012 taxes online In this publication, mortgage will refer to secured debt. How can i file my 2012 taxes online Debt not secured by home. How can i file my 2012 taxes online   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). How can i file my 2012 taxes online   A debt is not secured by your home if it once was, but is no longer secured by your home. How can i file my 2012 taxes online Wraparound mortgage. How can i file my 2012 taxes online   This is not a secured debt unless it is recorded or otherwise perfected under state law. How can i file my 2012 taxes online Example. How can i file my 2012 taxes online Beth owns a home subject to a mortgage of $40,000. How can i file my 2012 taxes online She sells the home for $100,000 to John, who takes it subject to the $40,000 mortgage. How can i file my 2012 taxes online Beth continues to make the payments on the $40,000 note. How can i file my 2012 taxes online John pays $10,000 down and gives Beth a $90,000 note secured by a wraparound mortgage on the home. How can i file my 2012 taxes online Beth does not record or otherwise perfect the $90,000 mortgage under the state law that applies. How can i file my 2012 taxes online Therefore, the mortgage is not a secured debt and John cannot deduct any of the interest he pays on it as home mortgage interest. How can i file my 2012 taxes online Choice to treat the debt as not secured by your home. How can i file my 2012 taxes online   You can choose to treat any debt secured by your qualified home as not secured by the home. How can i file my 2012 taxes online This treatment begins with the tax year for which you make the choice and continues for all later tax years. How can i file my 2012 taxes online You can revoke your choice only with the consent of the Internal Revenue Service (IRS). How can i file my 2012 taxes online   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. How can i file my 2012 taxes online 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. How can i file my 2012 taxes online Cooperative apartment owner. How can i file my 2012 taxes online   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. How can i file my 2012 taxes online Qualified Home For you to take a home mortgage interest deduction, your debt must be secured by a qualified home. How can i file my 2012 taxes online This means your main home or your second home. How can i file my 2012 taxes online A home includes a house, condominium, cooperative, mobile home, house trailer, boat, or similar property that has sleeping, cooking, and toilet facilities. How can i file my 2012 taxes online 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. How can i file my 2012 taxes online Otherwise, it is considered personal interest and is not deductible. How can i file my 2012 taxes online Main home. How can i file my 2012 taxes online   You can have only one main home at any one time. How can i file my 2012 taxes online This is the home where you ordinarily live most of the time. How can i file my 2012 taxes online Second home. How can i file my 2012 taxes online   A second home is a home that you choose to treat as your second home. How can i file my 2012 taxes online Second home not rented out. How can i file my 2012 taxes online   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. How can i file my 2012 taxes online You do not have to use the home during the year. How can i file my 2012 taxes online Second home rented out. How can i file my 2012 taxes online   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. How can i file my 2012 taxes online 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. How can i file my 2012 taxes online If you do not use the home long enough, it is considered rental property and not a second home. How can i file my 2012 taxes online For information on residential rental property, see Publication 527. How can i file my 2012 taxes online More than one second home. How can i file my 2012 taxes online   If you have more than one second home, you can treat only one as the qualified second home during any year. How can i file my 2012 taxes online However, you can change the home you treat as a second home during the year in the following situations. How can i file my 2012 taxes online 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. How can i file my 2012 taxes online 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. How can i file my 2012 taxes online 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. How can i file my 2012 taxes online Divided use of your home. How can i file my 2012 taxes online   The only part of your home that is considered a qualified home is the part you use for residential living. How can i file my 2012 taxes online 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. How can i file my 2012 taxes online 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. How can i file my 2012 taxes online 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. How can i file my 2012 taxes online (See Home Acquisition Debt in Part II. How can i file my 2012 taxes online ) Dividing the fair market value may affect your home equity debt limit, also explained in Part II . How can i file my 2012 taxes online Renting out part of home. How can i file my 2012 taxes online   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. How can i file my 2012 taxes online The rented part of your home is used by the tenant primarily for residential living. How can i file my 2012 taxes online The rented part of your home is not a self-contained residential unit having separate sleeping, cooking, and toilet facilities. How can i file my 2012 taxes online 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. How can i file my 2012 taxes online If two persons (and dependents of either) share the same sleeping quarters, they are treated as one tenant. How can i file my 2012 taxes online Office in home. How can i file my 2012 taxes online   If you have an office in your home that you use in your business, see Publication 587, Business Use of Your Home. How can i file my 2012 taxes online It explains how to figure your deduction for the business use of your home, which includes the business part of your home mortgage interest. How can i file my 2012 taxes online Home under construction. How can i file my 2012 taxes online   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. How can i file my 2012 taxes online   The 24-month period can start any time on or after the day construction begins. How can i file my 2012 taxes online Home destroyed. How can i file my 2012 taxes online   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. How can i file my 2012 taxes online This means you can continue to deduct the interest you pay on your home mortgage, subject to the limits described in this publication. How can i file my 2012 taxes online   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. How can i file my 2012 taxes online   This rule applies to your main home and to a second home that you treat as a qualified home. How can i file my 2012 taxes online Time-sharing arrangements. How can i file my 2012 taxes online   You can treat a home you own under a time-sharing plan as a qualified home if it meets all the requirements. How can i file my 2012 taxes online 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. How can i file my 2012 taxes online Rental of time-share. How can i file my 2012 taxes online   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. How can i file my 2012 taxes online See Second home rented out , earlier, for the use requirement. How can i file my 2012 taxes online 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. How can i file my 2012 taxes online Married taxpayers. How can i file my 2012 taxes online   If you are married and file a joint return, your qualified home(s) can be owned either jointly or by only one spouse. How can i file my 2012 taxes online Separate returns. How can i file my 2012 taxes online   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. How can i file my 2012 taxes online However, if you both consent in writing, then one spouse can take both the main home and a second home into account. How can i file my 2012 taxes online Special Situations This section describes certain items that can be included as home mortgage interest and others that cannot. How can i file my 2012 taxes online It also describes certain special situations that may affect your deduction. How can i file my 2012 taxes online Late payment charge on mortgage payment. How can i file my 2012 taxes online   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. How can i file my 2012 taxes online Mortgage prepayment penalty. How can i file my 2012 taxes online   If you pay off your home mortgage early, you may have to pay a penalty. How can i file my 2012 taxes online 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. How can i file my 2012 taxes online Sale of home. How can i file my 2012 taxes online   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. How can i file my 2012 taxes online Example. How can i file my 2012 taxes online John and Peggy Harris sold their home on May 7. How can i file my 2012 taxes online Through April 30, they made home mortgage interest payments of $1,220. How can i file my 2012 taxes online 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. How can i file my 2012 taxes online Their mortgage interest deduction is $1,270 ($1,220 + $50). How can i file my 2012 taxes online Prepaid interest. How can i file my 2012 taxes online   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. How can i file my 2012 taxes online You can deduct in each year only the interest that qualifies as home mortgage interest for that year. How can i file my 2012 taxes online However, there is an exception that applies to points, discussed later. How can i file my 2012 taxes online Mortgage interest credit. How can i file my 2012 taxes online    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. How can i file my 2012 taxes online Figure the credit on Form 8396, Mortgage Interest Credit. How can i file my 2012 taxes online If you take this credit, you must reduce your mortgage interest deduction by the amount of the credit. How can i file my 2012 taxes online   See Form 8396 and Publication 530 for more information on the mortgage interest credit. How can i file my 2012 taxes online Ministers' and military housing allowance. How can i file my 2012 taxes online   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. How can i file my 2012 taxes online Hardest Hit Fund and Emergency Homeowners' Loan Programs. How can i file my 2012 taxes online   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. How can i file my 2012 taxes online 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. How can i file my 2012 taxes online 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. How can i file my 2012 taxes online 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). How can i file my 2012 taxes online 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. How can i file my 2012 taxes online Mortgage assistance payments under section 235 of the National Housing Act. How can i file my 2012 taxes online   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. How can i file my 2012 taxes online You cannot deduct the interest that is paid for you. How can i file my 2012 taxes online No other effect on taxes. How can i file my 2012 taxes online   Do not include these mortgage assistance payments in your income. How can i file my 2012 taxes online Also, do not use these payments to reduce other deductions, such as real estate taxes. How can i file my 2012 taxes online Divorced or separated individuals. How can i file my 2012 taxes online   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. How can i file my 2012 taxes online See the discussion of Payments for jointly-owned home under Alimony in Publication 504, Divorced or Separated Individuals. How can i file my 2012 taxes online Redeemable ground rents. How can i file my 2012 taxes online   In some states (such as Maryland), you can buy your home subject to a ground rent. How can i file my 2012 taxes online A ground rent is an obligation you assume to pay a fixed amount per year on the property. How can i file my 2012 taxes online Under this arrangement, you are leasing (rather than buying) the land on which your home is located. How can i file my 2012 taxes online   If you make annual or periodic rental payments on a redeemable ground rent, you can deduct them as mortgage interest. How can i file my 2012 taxes online   A ground rent is a redeemable ground rent if all of the following are true. How can i file my 2012 taxes online Your lease, including renewal periods, is for more than 15 years. How can i file my 2012 taxes online You can freely assign the lease. How can i file my 2012 taxes online 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. How can i file my 2012 taxes online The lessor's interest in the land is primarily a security interest to protect the rental payments to which he or she is entitled. How can i file my 2012 taxes online   Payments made to end the lease and to buy the lessor's entire interest in the land are not deductible as mortgage interest. How can i file my 2012 taxes online Nonredeemable ground rents. How can i file my 2012 taxes online   Payments on a nonredeemable ground rent are not mortgage interest. How can i file my 2012 taxes online You can deduct them as rent if they are a business expense or if they are for rental property. How can i file my 2012 taxes online Reverse mortgages. How can i file my 2012 taxes online   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. How can i file my 2012 taxes online With a reverse mortgage, you retain title to your home. How can i file my 2012 taxes online 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. How can i file my 2012 taxes online Because reverse mortgages are considered loan advances and not income, the amount you receive is not taxable. How can i file my 2012 taxes online 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. How can i file my 2012 taxes online Your deduction may be limited because a reverse mortgage loan generally is subject to the limit on Home Equity Debt discussed in Part II. How can i file my 2012 taxes online Rental payments. How can i file my 2012 taxes online   If you live in a house before final settlement on the purchase, any payments you make for that period are rent and not interest. How can i file my 2012 taxes online This is true even if the settlement papers call them interest. How can i file my 2012 taxes online You cannot deduct these payments as home mortgage interest. How can i file my 2012 taxes online Mortgage proceeds invested in tax-exempt securities. How can i file my 2012 taxes online   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. How can i file my 2012 taxes online “Grandfathered debt” and “home equity debt” are defined in Part II of this publication. How can i file my 2012 taxes online Refunds of interest. How can i file my 2012 taxes online   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. How can i file my 2012 taxes online 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. How can i file my 2012 taxes online However, you need to include it only up to the amount of the deduction that reduced your tax in the earlier year. How can i file my 2012 taxes online This is true whether the interest overcharge was refunded to you or was used to reduce the outstanding principal on your mortgage. How can i file my 2012 taxes online If you need to include the refund in income, report it on Form 1040, line 21. How can i file my 2012 taxes online   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. How can i file my 2012 taxes online For information about Form 1098, see Form 1098, Mortgage Interest Statement , later. How can i file my 2012 taxes online   For more information on how to treat refunds of interest deducted in earlier years, see Recoveries in Publication 525, Taxable and Nontaxable Income. How can i file my 2012 taxes online Cooperative apartment owner. How can i file my 2012 taxes online   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. How can i file my 2012 taxes online The patronage dividend is a partial refund to the cooperative housing corporation of mortgage interest it paid in a prior year. How can i file my 2012 taxes online   If you receive a Form 1098 from the cooperative housing corporation, the form should show only the amount you can deduct. How can i file my 2012 taxes online Points The term “points” is used to describe certain charges paid, or treated as paid, by a borrower to obtain a home mortgage. How can i file my 2012 taxes online Points may also be called loan origination fees, maximum loan charges, loan discount, or discount points. How can i file my 2012 taxes online This image is too large to be displayed in the current screen. How can i file my 2012 taxes online Please click the link to view the image. How can i file my 2012 taxes online Figure B. How can i file my 2012 taxes online 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. How can i file my 2012 taxes online See Points paid by the seller , later. How can i file my 2012 taxes online General Rule You generally cannot deduct the full amount of points in the year paid. How can i file my 2012 taxes online Because they are prepaid interest, you generally deduct them ratably over the life (term) of the mortgage. How can i file my 2012 taxes online See Deduction Allowed Ratably , next. How can i file my 2012 taxes online For exceptions to the general rule, see Deduction Allowed in Year Paid , later. How can i file my 2012 taxes online 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. How can i file my 2012 taxes online You use the cash method of accounting. How can i file my 2012 taxes online This means you report income in the year you receive it and deduct expenses in the year you pay them. How can i file my 2012 taxes online Most individuals use this method. How can i file my 2012 taxes online Your loan is secured by a home. How can i file my 2012 taxes online (The home does not need to be your main home. How can i file my 2012 taxes online ) Your loan period is not more than 30 years. How can i file my 2012 taxes online 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. How can i file my 2012 taxes online 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. How can i file my 2012 taxes online Example. How can i file my 2012 taxes online You use the cash method of accounting. How can i file my 2012 taxes online In 2013, you took out a $100,000 loan payable over 20 years. How can i file my 2012 taxes online The terms of the loan are the same as for other 20-year loans offered in your area. How can i file my 2012 taxes online You paid $4,800 in points. How can i file my 2012 taxes online You made 3 monthly payments on the loan in 2013. How can i file my 2012 taxes online You can deduct $60 [($4,800 ÷ 240 months) x 3 payments] in 2013. How can i file my 2012 taxes online In 2014, if you make all twelve payments, you will be able to deduct $240 ($20 x 12). How can i file my 2012 taxes online Deduction Allowed in Year Paid You can fully deduct points in the year paid if you meet all the following tests. How can i file my 2012 taxes online (You can use Figure B as a quick guide to see whether your points are fully deductible in the year paid. How can i file my 2012 taxes online ) Your loan is secured by your main home. How can i file my 2012 taxes online (Your main home is the one you ordinarily live in most of the time. How can i file my 2012 taxes online ) Paying points is an established business practice in the area where the loan was made. How can i file my 2012 taxes online The points paid were not more than the points generally charged in that area. How can i file my 2012 taxes online You use the cash method of accounting. How can i file my 2012 taxes online This means you report income in the year you receive it and deduct expenses in the year you pay them. How can i file my 2012 taxes online Most individuals use this method. How can i file my 2012 taxes online 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. How can i file my 2012 taxes online The funds you provided at or before closing, plus any points the seller paid, were at least as much as the points charged. How can i file my 2012 taxes online The funds you provided are not required to have been applied to the points. How can i file my 2012 taxes online They can include a down payment, an escrow deposit, earnest money, and other funds you paid at or before closing for any purpose. How can i file my 2012 taxes online You cannot have borrowed these funds from your lender or mortgage broker. How can i file my 2012 taxes online You use your loan to buy or build your main home. How can i file my 2012 taxes online The points were computed as a percentage of the principal amount of the mortgage. How can i file my 2012 taxes online The amount is clearly shown on the settlement statement (such as the Settlement Statement, Form HUD-1) as points charged for the mortgage. How can i file my 2012 taxes online The points may be shown as paid from either your funds or the seller's. How can i file my 2012 taxes online Note. How can i file my 2012 taxes online 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. How can i file my 2012 taxes online Home improvement loan. How can i file my 2012 taxes online   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. How can i file my 2012 taxes online Second home. How can i file my 2012 taxes online You cannot fully deduct in the year paid points you pay on loans secured by your second home. How can i file my 2012 taxes online You can deduct these points only over the life of the loan. How can i file my 2012 taxes online Refinancing. How can i file my 2012 taxes online   Generally, points you pay to refinance a mortgage are not deductible in full in the year you pay them. How can i file my 2012 taxes online This is true even if the new mortgage is secured by your main home. How can i file my 2012 taxes online   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. How can i file my 2012 taxes online You can deduct the rest of the points over the life of the loan. How can i file my 2012 taxes online Example 1. How can i file my 2012 taxes online In 1998, Bill Fields got a mortgage to buy a home. How can i file my 2012 taxes online In 2013, Bill refinanced that mortgage with a 15-year $100,000 mortgage loan. How can i file my 2012 taxes online The mortgage is secured by his home. How can i file my 2012 taxes online To get the new loan, he had to pay three points ($3,000). How can i file my 2012 taxes online 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. How can i file my 2012 taxes online Bill paid the points out of his private funds, rather than out of the proceeds of the new loan. How can i file my 2012 taxes online The payment of points is an established practice in the area, and the points charged are not more than the amount generally charged there. How can i file my 2012 taxes online Bill's first payment on the new loan was due July 1. How can i file my 2012 taxes online He made six payments on the loan in 2013 and is a cash basis taxpayer. How can i file my 2012 taxes online Bill used the funds from the new mortgage to repay his existing mortgage. How can i file my 2012 taxes online 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. How can i file my 2012 taxes online He cannot deduct all of the points in 2013. How can i file my 2012 taxes online He can deduct two points ($2,000) ratably over the life of the loan. How can i file my 2012 taxes online He deducts $67 [($2,000 ÷ 180 months) × 6 payments] of the points in 2013. How can i file my 2012 taxes online The other point ($1,000) was a fee for services and is not deductible. How can i file my 2012 taxes online Example 2. How can i file my 2012 taxes online 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. How can i file my 2012 taxes online Bill deducts 25% ($25,000 ÷ $100,000) of the points ($2,000) in 2013. How can i file my 2012 taxes online His deduction is $500 ($2,000 × 25%). How can i file my 2012 taxes online Bill also deducts the ratable part of the remaining $1,500 ($2,000 − $500) that must be spread over the life of the loan. How can i file my 2012 taxes online This is $50 [($1,500 ÷ 180 months) × 6 payments] in 2013. How can i file my 2012 taxes online The total amount Bill deducts in 2013 is $550 ($500 + $50). How can i file my 2012 taxes online Special Situations This section describes certain special situations that may affect your deduction of points. How can i file my 2012 taxes online Original issue discount. How can i file my 2012 taxes online   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. How can i file my 2012 taxes online This reduction results in original issue discount, which is discussed in chapter 4 of Publication 535. How can i file my 2012 taxes online Amounts charged for services. How can i file my 2012 taxes online    Amounts charged by the lender for specific services connected to the loan are not interest. How can i file my 2012 taxes online Examples of these charges are: Appraisal fees, Notary fees, and Preparation costs for the mortgage note or deed of trust. How can i file my 2012 taxes online  You cannot deduct these amounts as points either in the year paid or over the life of the mortgage. How can i file my 2012 taxes online Points paid by the seller. How can i file my 2012 taxes online   The term “points” includes loan placement fees that the seller pays to the lender to arrange financing for the buyer. How can i file my 2012 taxes online Treatment by seller. How can i file my 2012 taxes online   The seller cannot deduct these fees as interest. How can i file my 2012 taxes online But they are a selling expense that reduces the amount realized by the seller. How can i file my 2012 taxes online See Publication 523 for information on selling your home. How can i file my 2012 taxes online Treatment by buyer. How can i file my 2012 taxes online   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. How can i file my 2012 taxes online If all the tests under Deduction Allowed in Year Paid , earlier, are met, the buyer can deduct the points in the year paid. How can i file my 2012 taxes online If any of those tests are not met, the buyer deducts the points over the life of the loan. How can i file my 2012 taxes online   If you need information about the basis of your home, see Publication 523 or Publication 530. How can i file my 2012 taxes online Funds provided are less than points. How can i file my 2012 taxes online   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. How can i file my 2012 taxes online In addition, you can deduct any points paid by the seller. How can i file my 2012 taxes online Example 1. How can i file my 2012 taxes online When you took out a $100,000 mortgage loan to buy your home in December, you were charged one point ($1,000). How can i file my 2012 taxes online You meet all the tests for deducting points in the year paid, except the only funds you provided were a $750 down payment. How can i file my 2012 taxes online Of the $1,000 charged for points, you can deduct $750 in the year paid. How can i file my 2012 taxes online You spread the remaining $250 over the life of the mortgage. How can i file my 2012 taxes online Example 2. How can i file my 2012 taxes online 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. How can i file my 2012 taxes online In the year paid, you can deduct $1,750 ($750 of the amount you were charged plus the $1,000 paid by the seller). How can i file my 2012 taxes online You spread the remaining $250 over the life of the mortgage. How can i file my 2012 taxes online You must reduce the basis of your home by the $1,000 paid by the seller. How can i file my 2012 taxes online Excess points. How can i file my 2012 taxes online   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. How can i file my 2012 taxes online You must spread any additional points over the life of the mortgage. How can i file my 2012 taxes online Mortgage ending early. How can i file my 2012 taxes online   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. How can i file my 2012 taxes online However, if you refinance the mortgage with the same lender, you cannot deduct any remaining balance of spread points. How can i file my 2012 taxes online Instead, deduct the remaining balance over the term of the new loan. How can i file my 2012 taxes online   A mortgage may end early due to a prepayment, refinancing, foreclosure, or similar event. How can i file my 2012 taxes online Example. How can i file my 2012 taxes online Dan paid $3,000 in points in 2002 that he had to spread out over the 15-year life of the mortgage. How can i file my 2012 taxes online He deducts $200 points per year. How can i file my 2012 taxes online Through 2012, Dan has deducted $2,200 of the points. How can i file my 2012 taxes online Dan prepaid his mortgage in full in 2013. How can i file my 2012 taxes online He can deduct the remaining $800 of points in 2013. How can i file my 2012 taxes online Limits on deduction. How can i file my 2012 taxes online   You cannot fully deduct points paid on a mortgage that exceeds the limits discussed in Part II . How can i file my 2012 taxes online See the Table 1 Instructions for line 10. How can i file my 2012 taxes online Form 1098. How can i file my 2012 taxes online    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. How can i file my 2012 taxes online See Form 1098, Mortgage Interest Statement , later. How can i file my 2012 taxes online Mortgage Insurance Premiums You can treat amounts you paid during 2013 for qualified mortgage insurance as home mortgage interest. How can i file my 2012 taxes online The insurance must be in connection with home acquisition debt, and the insurance contract must have been issued after 2006. How can i file my 2012 taxes online Qualified mortgage insurance. How can i file my 2012 taxes online   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). How can i file my 2012 taxes online   Mortgage insurance provided by the Department of Veterans Affairs is commonly known as a funding fee. How can i file my 2012 taxes online If provided by the Rural Housing Service, it is commonly known as a guarantee fee. How can i file my 2012 taxes online 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. How can i file my 2012 taxes online These fees can be deducted fully in 2013 if the mortgage insurance contract was issued in 2013. How can i file my 2012 taxes online Contact the mortgage insurance issuer to determine the deductible amount if it is not reported in box 4 of Form 1098. How can i file my 2012 taxes online Special rules for prepaid mortgage insurance. How can i file my 2012 taxes online   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. How can i file my 2012 taxes online 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. How can i file my 2012 taxes online No deduction is allowed for the unamortized balance if the mortgage is satisfied before its term. How can i file my 2012 taxes online This paragraph does not apply to qualified mortgage insurance provided by the Department of Veterans Affairs or the Rural Housing Service. How can i file my 2012 taxes online Example. How can i file my 2012 taxes online Ryan purchased a home in May of 2012 and financed the home with a 15-year mortgage. How can i file my 2012 taxes online Ryan also prepaid all of the $9,240 in private mortgage insurance required at the time of closing in May. How can i file my 2012 taxes online 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. How can i file my 2012 taxes online Ryan's adjusted gross income (AGI) for 2012 is $76,000. How can i file my 2012 taxes online Ryan can deduct $880 ($9,240 ÷ 84 x 8 months) for qualified mortgage insurance premiums in 2012. How can i file my 2012 taxes online For 2013, Ryan can deduct $1,320 ($9,240 ÷ 84 x 12 months) if his AGI is $100,000 or less. How can i file my 2012 taxes online 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). How can i file my 2012 taxes online Limit on deduction. How can i file my 2012 taxes online   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. How can i file my 2012 taxes online 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. How can i file my 2012 taxes online If your adjusted gross income is more than $109,000 ($54,500 if married filing separately), you cannot deduct your mortgage insurance premiums. How can i file my 2012 taxes online Form 1098. How can i file my 2012 taxes online   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. How can i file my 2012 taxes online See Form 1098, Mortgage Interest Statement, next. How can i file my 2012 taxes online 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. How can i file my 2012 taxes online 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. How can i file my 2012 taxes online A governmental unit is a person for purposes of furnishing the statement. How can i file my 2012 taxes online The statement for each year should be sent to you by January 31 of the following year. How can i file my 2012 taxes online A copy of this form will also be sent to the IRS. How can i file my 2012 taxes online 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. How can i file my 2012 taxes online However, it should not show any interest that was paid for you by a government agency. How can i file my 2012 taxes online As a general rule, Form 1098 will include only points that you can fully deduct in the year paid. How can i file my 2012 taxes online However, certain points not included on Form 1098 also may be deductible, either in the year paid or over the life of the loan. How can i file my 2012 taxes online See the earlier discussion of Points to determine whether you can deduct points not shown on Form 1098. How can i file my 2012 taxes online Prepaid interest on Form 1098. How can i file my 2012 taxes online   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. How can i file my 2012 taxes online However, you cannot deduct the prepaid amount for January 2014 in 2013. How can i file my 2012 taxes online (See Prepaid interest , earlier. How can i file my 2012 taxes online ) You will have to figure the interest that accrued for 2014 and subtract it from the amount in box 1. How can i file my 2012 taxes online You will include the interest for January 2014 with other interest you pay for 2014. How can i file my 2012 taxes online Refunded interest. How can i file my 2012 taxes online   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. How can i file my 2012 taxes online See Refunds of interest , earlier. How can i file my 2012 taxes online Mortgage insurance premiums. How can i file my 2012 taxes online   The amount of mortgage insurance premiums you paid during 2013 may be shown in Box 4 of Form 1098. How can i file my 2012 taxes online See Mortgage Insurance Premiums , earlier. How can i file my 2012 taxes online How To Report Deduct the home mortgage interest and points reported to you on Form 1098 on Schedule A (Form 1040), line 10. How can i file my 2012 taxes online 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. How can i file my 2012 taxes online Attach a statement explaining the difference and print “See attached” next to line 10. How can i file my 2012 taxes online Deduct home mortgage interest that was not reported to you on Form 1098 on Schedule A (Form 1040), line 11. How can i file my 2012 taxes online 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. How can i file my 2012 taxes online The seller must give you this number and you must give the seller your TIN. How can i file my 2012 taxes online A Form W-9, Request for Taxpayer Identification Number and Certification, can be used for this purpose. How can i file my 2012 taxes online Failure to meet any of these requirements may result in a $50 penalty for each failure. How can i file my 2012 taxes online 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. How can i file my 2012 taxes online 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. How can i file my 2012 taxes online Deduct mortgage insurance premiums on Schedule A (Form 1040), line 13. How can i file my 2012 taxes online More than one borrower. How can i file my 2012 taxes online   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. How can i file my 2012 taxes online Show how much of the interest each of you paid, and give the name and address of the person who received the form. How can i file my 2012 taxes online Deduct your share of the interest on Schedule A (Form 1040), line 11, and print “See attached” next to the line. How can i file my 2012 taxes online Also, deduct your share of any qualified mortgage insurance premiums on Schedule A (Form 1040), line 13. How can i file my 2012 taxes online   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. How can i file my 2012 taxes online Let each of the other borrowers know what his or her share is. How can i file my 2012 taxes online Mortgage proceeds used for business or investment. How can i file my 2012 taxes online   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. How can i file my 2012 taxes online It shows where to deduct the part of your excess interest that is for those activities. How can i file my 2012 taxes online 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. How can i file my 2012 taxes online Special Rule for Tenant-Stockholders in Cooperative Housing Corporations A qualified home includes stock in a cooperative housing corporation owned by a tenant-stockholder. How can i file my 2012 taxes online This applies only if the tenant-stockholder is entitled to live in the house or apartment because of owning stock in the cooperative. How can i file my 2012 taxes online Cooperative housing corporation. How can i file my 2012 taxes online   This is a corporation that meets all of the following conditions. How can i file my 2012 taxes online 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. How can i file my 2012 taxes online Receives at least 80% of its gross income for the year in which the mortgage interest is paid or incurred from tenant-stockholders. How can i file my 2012 taxes online For this purpose, gross income is all income received during the entire year, including amounts received before the corporation changed to cooperative ownership. How can i file my 2012 taxes online 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. How can i file my 2012 taxes online 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. How can i file my 2012 taxes online Stock used to secure debt. How can i file my 2012 taxes online   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). How can i file my 2012 taxes online 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. How can i file my 2012 taxes online See chapter 4 of Publication 535 for details on these rules. How can i file my 2012 taxes online Figuring deductible home mortgage interest. How can i file my 2012 taxes online   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. How can i file my 2012 taxes online 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. How can i file my 2012 taxes online   Figure your share of this interest by multiplying the total by the following fraction. How can i file my 2012 taxes online      Your shares of stock in the cooperative   The total shares of stock in the cooperative Limits on deduction. How can i file my 2012 taxes online   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. How can i file my 2012 taxes online The cooperative should determine your share of its grandfathered debt, its home acquisition debt, and its home equity debt. How can i file my 2012 taxes online (Your share of each of these types of debt is equal to the average balance of each debt multiplied by the fraction just given. How can i file my 2012 taxes online ) 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. How can i file my 2012 taxes online Form 1098. How can i file my 2012 taxes online    The cooperative should give you a Form 1098 showing your share of the interest. How can i file my 2012 taxes online Use the rules in this publication to determine your deductible mortgage interest. How can i file my 2012 taxes online Part II. How can i file my 2012 taxes online Limits on Home Mortgage Interest Deduction This part of the publication discusses the limits on deductible home mortgage interest. How can i file my 2012 taxes online 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 . How can i file my 2012 taxes online 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. How can i file my 2012 taxes online 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. How can i file my 2012 taxes online Table 1 can help you figure your qualified loan limit and your deductible home mortgage interest. How can i file my 2012 taxes online 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). How can i file my 2012 taxes online It also must be secured by that home. How can i file my 2012 taxes online 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. How can i file my 2012 taxes online The additional debt may qualify as home equity debt (discussed later). How can i file my 2012 taxes online Home acquisition debt limit. How can i file my 2012 taxes online   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). How can i file my 2012 taxes online This limit is reduced (but not below zero) by the amount of your grandfathered debt (discussed later). How can i file my 2012 taxes online Debt over this limit may qualify as home equity debt (also discussed later). How can i file my 2012 taxes online Refinanced home acquisition debt. How can i file my 2012 taxes online   Any secured debt you use to refinance home acquisition debt is treated as home acquisition debt. How can i file my 2012 taxes online 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. How can i file my 2012 taxes online 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). How can i file my 2012 taxes online Mortgage that qualifies later. How can i file my 2012 taxes online   A mortgage that does not qualify as home acquisition debt because it does not meet all the requirements may qualify at a later time. How can i file my 2012 taxes online 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. How can i file my 2012 taxes online However, if the debt is later secured by the home, it may qualify as home acquisition debt after that time. How can i file my 2012 taxes online Similarly, a debt that you use to buy property may not qualify because the property is not a qualified home. How can i file my 2012 taxes online However, if the property later becomes a qualified home, the debt may qualify after that time. How can i file my 2012 taxes online Mortgage treated as used to buy, build, or improve home. How can i file my 2012 taxes online   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. How can i file my 2012 taxes online This applies in the following situations. How can i file my 2012 taxes online You buy your home within 90 days before or after the date you take out the mortgage. How can i file my 2012 taxes online 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). How can i file my 2012 taxes online (See Example 1 later. How can i file my 2012 taxes online ) You build or improve your home and take out the mortgage before the work is completed. How can i file my 2012 taxes online The home acquisition debt is limited to the amount of the expenses incurred within 24 months before the date of the mortgage. How can i file my 2012 taxes online You build or improve your home and take out the mortgage within 90 days after the work is completed. How can i file my 2012 taxes online 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. How can i file my 2012 taxes online (See Example 2 later. How can i file my 2012 taxes online ) Example 1. How can i file my 2012 taxes online You bought your main home on June 3 for $175,000. How can i file my 2012 taxes online You paid for the home with cash you got from the sale of your old home. How can i file my 2012 taxes online On July 15, you took out a mortgage of $150,000 secured by your main home. How can i file my 2012 taxes online You used the $150,000 to invest in stocks. How can i file my 2012 taxes online 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. How can i file my 2012 taxes online The entire mortgage qualifies as home acquisition debt because it was not more than the home's cost. How can i file my 2012 taxes online Example 2. How can i file my 2012 taxes online On January 31, John began building a home on the lot that he owned. How can i file my 2012 taxes online He used $45,000 of his personal funds to build the home. How can i file my 2012 taxes online The home was completed on October 31. How can i file my 2012 taxes online On November 21, John took out a $36,000 mortgage that was secured by the home. How can i file my 2012 taxes online The mortgage can be treated as used to build the home because it was taken out within 90 days after the home was completed. How can i file my 2012 taxes online 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. How can i file my 2012 taxes online This is illustrated by Figure C. How can i file my 2012 taxes online   Please click here for the text description of the image. How can i file my 2012 taxes online Figure C. How can i file my 2012 taxes online John's example Date of the mortgage. How can i file my 2012 taxes online   The date you take out your mortgage is the day the loan proceeds are disbursed. How can i file my 2012 taxes online This is generally the closing date. How can i file my 2012 taxes online You can treat the day you apply in writing for your mortgage as the date you take it out. How can i file my 2012 taxes online However, this applies only if you receive the loan proceeds within a reasonable time (such as within 30 days) after your application is approved. How can i file my 2012 taxes online If a timely application you make is rejected, a reasonable additional time will be allowed to make a new application. How can i file my 2012 taxes online Cost of home or improvements. How can i file my 2012 taxes online   To determine your cost, include amounts paid to acquire any interest in a qualified home or to substantially improve the home. How can i file my 2012 taxes online   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. How can i file my 2012 taxes online Substantial improvement. How can i file my 2012 taxes online   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. How can i file my 2012 taxes online    Repairs that maintain your home in good condition, such as repainting your home, are not substantial improvements. How can i file my 2012 taxes online 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. How can i file my 2012 taxes online Acquiring an interest in a home because of a divorce. How can i file my 2012 taxes online   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. How can i file my 2012 taxes online Part of home not a qualified home. How can i file my 2012 taxes online    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. How can i file my 2012 taxes online See Divided use of your home under Qualified Home in Part I. How can i file my 2012 taxes online 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. How can i file my 2012 taxes online 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. How can i file my 2012 taxes online 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. How can i file my 2012 taxes online Example. How can i file my 2012 taxes online You bought your home for cash 10 years ago. How can i file my 2012 taxes online 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. How can i file my 2012 taxes online This loan is home equity debt. How can i file my 2012 taxes online Home equity debt limit. How can i file my 2012 taxes online   There is a limit on the amount of debt that can be treated as home equity debt. How can i file my 2012 taxes online 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. How can i file my 2012 taxes online 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. How can i file my 2012 taxes online Example. How can i file my 2012 taxes online You own one home that you bought in 2000. How can i file my 2012 taxes online Its FMV now is $110,000, and the current balance on your original mortgage (home acquisition debt) is $95,000. How can i file my 2012 taxes online Bank M offers you a home mortgage loan of 125% of the FMV of the home less any outstanding mortgages or other liens. How can i file my 2012 taxes online To consolidate some of your other debts, you take out a $42,500 home mortgage loan [(125% × $110,000) − $95,000] with Bank M. How can i file my 2012 taxes online Your home equity debt is limited to $15,000. How can i file my 2012 taxes online 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. How can i file my 2012 taxes online Debt higher than limit. How can i file my 2012 taxes online   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. How can i file my 2012 taxes online But if the proceeds of the loan were used for investment, business, or other deductible purposes, the interest may be deductible. How can i file my 2012 taxes online If it is, see the Table 1 Instructions for line 13 for an explanation of how to allocate the excess interest. How can i file my 2012 taxes online Part of home not a qualified home. How can i file my 2012 taxes online   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. How can i file my 2012 taxes online See Divided use of your home under Qualified Home in Part I. How can i file my 2012 taxes online Fair market value (FMV). How can i file my 2012 taxes online    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. How can i file my 2012 taxes online 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. How can i file my 2012 taxes online 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. How can i file my 2012 taxes online To qualify, it must have been secured by your qualified home on October 13, 1987, and at all times after that date. How can i file my 2012 taxes online How you used the proceeds does not matter. How can i file my 2012 taxes online Grandfathered debt is not limited. How can i file my 2012 taxes online All of the interest you paid on grandfathered debt is fully deductible home mortgage interest. How can i file my 2012 taxes online 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. How can i file my 2012 taxes online Refinanced grandfathered debt. How can i file my 2012 taxes online   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. How can i file my 2012 taxes online 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). How can i file my 2012 taxes online The debt must be secured by the qualified home. How can i file my 2012 taxes online   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. How can i file my 2012 taxes online After that, you treat it as home acquisition debt or home equity debt, depending on how you used the proceeds. How can i file my 2012 taxes online Exception. How can i file my 2012 taxes online   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. How can i file my 2012 taxes online This term cannot be more than 30 years. How can i file my 2012 taxes online Example. How can i file my 2012 taxes online Chester took out a $200,000 first mortgage on his home in 1986. How can i file my 2012 taxes online The mortgage was a five-year balloon note and the entire balance on the note was due in 1991. How can i file my 2012 taxes online Chester refinanced the debt in 1991 with a new 20-year mortgage. How can i file my 2012 taxes online The refinanced debt is treated as grandfathered debt for its entire term (20 years). How can i file my 2012 taxes online Line-of-credit mortgage. How can i file my 2012 taxes online    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. How can i file my 2012 taxes online The balance on the mortgage before you borrowed the additional amounts is grandfathered debt. How can i file my 2012 taxes online The newly borrowed amounts are not grandfathered debt because the funds were borrowed after October 13, 1987. How can i file my 2012 taxes online See Average Mortgage Balance in the Table 1 Instructions that follow. How can i file my 2012 taxes online 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. How can i file my 2012 taxes online All the mortgages are grandfathered debt. How can i file my 2012 taxes online The total of the mortgage balances for the entire year is within the limits discussed earlier under Home Acquisition Debt and Home Equity Debt . How can i file my 2012 taxes online In either of those cases, you do not need Table 1. How can i file my 2012 taxes online Otherwise, you can use Table 1 to determine your qualified loan limit and deductible home mortgage interest. How can i file my 2012 taxes online Fill out only one Table 1 for both your main and second home regardless of how many mortgages you have. How can i file my 2012 taxes online Table 1. How can i file my 2012 taxes online Worksheet To Figure Your Qualified Loan Limit and Deductible Home Mortgage Interest For the Current Year See the Table 1 Instructions. How can i file my 2012 taxes online Part I Qualified Loan Limit 1. How can i file my 2012 taxes online Enter the average balance of all your grandfathered debt. How can i file my 2012 taxes online See line 1 instructions 1. How can i file my 2012 taxes online   2. How can i file my 2012 taxes online Enter the average balance of all your home acquisition debt. How can i file my 2012 taxes online See line 2 instructions 2. How can i file my 2012 taxes online   3. How can i file my 2012 taxes online Enter $1,000,000 ($500,000 if married filing separately) 3. How can i file my 2012 taxes online   4. How can i file my 2012 taxes online Enter the larger of the amount on line 1 or the amount on line 3 4. How can i file my 2012 taxes online   5. How can i file my 2012 taxes online Add the amounts on lines 1 and 2. How can i file my 2012 taxes online Enter the total here 5. How can i file my 2012 taxes online   6. How can i file my 2012 taxes online Enter the smaller of the amount on line 4 or the amount on line 5 6. How can i file my 2012 taxes online   7. How can i file my 2012 taxes online If you have home equity debt, enter the smaller of $100,000 ($50,000 if married filing separately) or your limited amount. How can i file my 2012 taxes online See the line 7 instructions for the limit which may apply to you. How can i file my 2012 taxes online 7. How can i file my 2012 taxes online   8. How can i file my 2012 taxes online Add the amounts on lines 6 and 7. How can i file my 2012 taxes online Enter the total. How can i file my 2012 taxes online This is your qualified loan limit. How can i file my 2012 taxes online 8. How can i file my 2012 taxes online   Part II Deductible Home Mortgage Interest 9. How can i file my 2012 taxes online Enter the total of the average balances of all mortgages on all qualified homes. How can i file my 2012 taxes online  See line 9 instructions 9. How can i file my 2012 taxes online     If line 8 is less than line 9, go on to line 10. How can i file my 2012 taxes online If line 8 is equal to or more than line 9, stop here. How can i file my 2012 taxes online All of your interest on all the mortgages included on line 9 is deductible as home mortgage interest on Schedule A (Form 1040). How can i file my 2012 taxes online     10. How can i file my 2012 taxes online Enter the total amount of interest that you paid. How can i file my 2012 taxes online See line 10 instructions 10. How can i file my 2012 taxes online   11. How can i file my 2012 taxes online Divide the amount on line 8 by the amount on line 9. How can i file my 2012 taxes online Enter the result as a decimal amount (rounded to three places) 11. How can i file my 2012 taxes online × . How can i file my 2012 taxes online 12. How can i file my 2012 taxes online Multiply the amount on line 10 by the decimal amount on line 11. How can i file my 2012 taxes online Enter the result. How can i file my 2012 taxes online This is your deductible home mortgage interest. How can i file my 2012 taxes online Enter this amount on Schedule A (Form 1040) 12. How can i file my 2012 taxes online   13. How can i file my 2012 taxes online Subtract the amount on line 12 from the amount on line 10. How can i file my 2012 taxes online Enter the result. How can i file my 2012 taxes online This is not home mortgage interest. How can i file my 2012 taxes online See line 13 instructions 13. How can i file my 2012 taxes online   Home equity debt only. How can i file my 2012 taxes online   If all of your mortgages are home equity debt, do not fill in lines 1 through 5. How can i file my 2012 taxes online Enter zero on line 6 and complete the rest of Table 1. How can i file my 2012 taxes online Average Mortgage Balance You have to figure the average balance of each mortgage to determine your qualified loan limit. How can i file my 2012 taxes online You need these amounts to complete lines 1, 2, and 9 of Table 1. How can i file my 2012 taxes online You can use the highest mortgage balances during the year, but you may benefit most by using the average balances. How can i file my 2012 taxes online The following are methods you can use to figure your average mortgage balances. How can i file my 2012 taxes online However, if a mortgage has more than one category of debt, see Mixed-use mortgages , later, in this section. How can i file my 2012 taxes online Average of first and last balance method. How can i file my 2012 taxes online   You can use this method if all the following apply. How can i file my 2012 taxes online You did not borrow any new amounts on the mortgage during the year. How can i file my 2012 taxes online (This does not include borrowing the original mortgage amount. How can i file my 2012 taxes online ) You did not prepay more than one month's principal during the year. How can i file my 2012 taxes online (This includes prepayment by refinancing your home or by applying proceeds from its sale. How can i file my 2012 taxes online ) You had to make level payments at fixed equal intervals on at least a semi-annual basis. How can i file my 2012 taxes online You treat your payments as level even if they were adjusted from time to time because of changes in the interest rate. How can i file my 2012 taxes online    To figure your average balance, complete the following worksheet. How can i file my 2012 taxes online    1. How can i file my 2012 taxes online 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. How can i file my 2012 taxes online 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. How can i file my 2012 taxes online Add amounts on lines 1 and 2   4. How can i file my 2012 taxes online Divide the amount on line 3 by 2. How can i file my 2012 taxes online Enter the result   Interest paid divided by interest rate method. How can i file my 2012 taxes online   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. How can i file my 2012 taxes online    Complete the following worksheet to figure your average balance. How can i file my 2012 taxes online    1. How can i file my 2012 taxes online Enter the interest paid in 2013. How can i file my 2012 taxes online Do not include points, mortgage insurance premiums, or any interest paid in 2013 that is for a year after 2013. How can i file my 2012 taxes online However, do include interest that is for 2013 but was paid in an earlier year   2. How can i file my 2012 taxes online Enter the annual interest rate on the mortgage. How can i file my 2012 taxes online If the interest rate varied in 2013, use the lowest rate for the year   3. How can i file my 2012 taxes online Divide the amount on line 1 by the amount on line 2. How can i file my 2012 taxes online Enter the result   Example. How can i file my 2012 taxes online Mr. How can i file my 2012 taxes online Blue had a line of credit secured by his main home all year. How can i file my 2012 taxes online He paid interest of $2,500 on this loan. How can i file my 2012 taxes online The interest rate on the loan was 9% (. How can i file my 2012 taxes online 09) all year. How can i file my 2012 taxes online His average balance using this method is $27,778, figured as follows. How can i file my 2012 taxes online 1. How can i file my 2012 taxes online Enter the interest paid in 2013. How can i file my 2012 taxes online Do not include points, mortgage insurance premiums, or any interest paid in 2013 that is for a year after 2013. How can i file my 2012 taxes online However, do include interest that is for 2013 but was paid in an earlier year $2,500 2. How can i file my 2012 taxes online Enter the annual interest rate on the mortgage. How can i file my 2012 taxes online If the interest rate varied in 2013, use the lowest rate for the year . How can i file my 2012 taxes online 09 3. How can i file my 2012 taxes online Divide the amount on line 1 by the amount on line 2. How can i file my 2012 taxes online Enter the result $27,778 Statements provided by your lender. How can i file my 2012 taxes online   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. How can i file my 2012 taxes online You can treat the balance as zero for any month the mortgage was not secured by your qualified home. How can i file my 2012 taxes online   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. How can i file my 2012 taxes online   If your lender can give you your average balance for the year, you can use that amount. How can i file my 2012 taxes online Example. How can i file my 2012 taxes online Ms. How can i file my 2012 taxes online Brown had a home equity loan secured by her main home all year. How can i file my 2012 taxes online She received monthly statements showing her average balance for each month. How can i file my 2012 taxes online She can figure her average balance for the year by adding her monthly average balances and dividing the total by 12. How can i file my 2012 taxes online Mixed-use mortgages. How can i file my 2012 taxes online   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). How can i file my 2012 taxes online 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). How can i file my 2012 taxes online   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. How can i file my 2012 taxes online Do not use the methods described earlier in this section to figure the average balance of either category. How can i file my 2012 taxes online Instead, for each category, use the following method. How can i file my 2012 taxes online Figure the balance of that category of debt for each month. How can i file my 2012 taxes online 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. How can i file my 2012 taxes online 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. How can i file my 2012 taxes online Add together the monthly balances figured in (1). How can i file my 2012 taxes online Divide the result in (2) by 12. How can i file my 2012 taxes online   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. How can i file my 2012 taxes online Example 1. How can i file my 2012 taxes online In 1986, Sharon took out a $1,400,000 mortgage to buy her main home (grandfathered debt). How can i file my 2012 taxes online 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. How can i file my 2012 taxes online 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). How can i file my 2012 taxes online Under the loan agreement, Sharon must make principal payments of $1,000 at the end of each month. How can i file my 2012 taxes online During 2013, her principal payments on the second mortgage totaled $10,000. How can i file my 2012 taxes online 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. How can i file my 2012 taxes online The January and February balances were zero. How can i file my 2012 taxes online The March through December balances were all $180,000, because none of her principal payments are applied to the home acquisition debt. How can i file my 2012 taxes online (They are all applied to the home equity debt, reducing it to $10,000 [$20,000 − $10,000]. How can i file my 2012 taxes online ) The monthly balances of the home acquisition debt total $1,800,000 ($180,000 × 10). How can i file my 2012 taxes online Therefore, the average balance of the home acquisition debt for 2013 was $150,000 ($1,800,000 ÷ 12). How can i file my 2012 taxes online Example 2. How can i file my 2012 taxes online The facts are the same as in Example 1. How can i file my 2012 taxes online In 2014, Sharon's January through October principal payments on her second mortgage are applied to the home equity debt, reducing it to zero. How can i file my 2012 taxes online The balance of the home acquisition debt remains $180,000 for each of those months. How can i file my 2012 taxes online 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). How can i file my 2012 taxes online The monthly balances total $2,157,000 [($180,000 × 10) + $179,000 + $178,000]. How can i file my 2012 taxes online Therefore, the average balance of the home acquisition debt for 2014 is $179,750 ($2,157,000 ÷ 12). How can i file my 2012 taxes online L