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Under Construction House : How to claim tax deduction on Home Loan Interest payments?

Last updated: May 19, 2018 | by

A home loan borrower can claim Income Tax exemption on interest payments of up to Rs 2 lakh and another Rs 1.5 lakh under Section 80 C towards the principal repayment for a Self-occupied property.

However, you cannot seek these tax benefits in the pre-construction phase (i.e. no tax deductions available for an under construction house), even if you have started repaying the housing loan through EMIs.

Often it is seen that housing loan is taken but the possession of the property is received in the next or later financial years. It may be because the property is not completed or constructed.

The Section 24 of the Income Tax Act states that if a property is still to be constructed, there will not be any tax deduction on the interest payment for all of those years.

However, the interest for the pre-construction period can be availed for deduction in five equal installments from the year the construction is complete.

In this post, let us understand – What is Pre-construction period interest? How to calculate pre-construction period interest on home loan? How to claim tax benefits /deductions on interest payments of an under construction house / Property?

Under Construction House & Tax Provisions on Home Loan
Under Construction house income tax deductions

Let us understand certain terminologies related to an Under Construction house and home loan tax benefits.

What is Prior Period? (Under construction period)

Prior Period means the period from the ‘date of borrowal of the home loan up to the end of the Financial Year’ immediately preceding the financial year in which acquisition was made or construction was completed.

The period from borrowing money until the construction of the house is called pre-construction period or under construction period.

For Example: If you have taken a home loan say on 01-06-2013, and the construction of the property is completed on 01-06-2014. The period commencing from 01-06-2013 to 31-03-2014 shall be treated as ‘Prior Period’.

What is Prior Period Interest (PPI)? (Pre-construction period interest)

Prior Period Interest means the interest from the ‘date of borrowal of the home loan up to the end of the Financial Year’ immediately preceding the financial year in which acquisition was made or construction was completed. The interest portion paid during the under construction period / Prior period is known as ‘Prior Period Interest’.

For Example: If you have taken a home loan say on 01-06-2013, and the construction of the property is completed on 01-06-2014. The home loan interest paid for the period commencing from 01-06-2013 to 31-03-2014 shall be treated as ‘Prior Period Interest’.

How to calculate Prior Period Interest or Pre-construction Interest?

Step 1: Identify the date of borrowal of Home Loan

Step 2 : Identify the Date of completion / Acquisition (possession)

Step 3 : Identify the last date of the Financial Year  immediately preceding the date of Completion / Acquisition

Step 4 : Calculate Prior Period. Prior Period = Period from Step 1 to Step 3

Step 5 : Calculate Prior Period Interest i.e., the total interest paid during the prior period.

Step 6 : Calculate Allowable prior period interest (APPI). APPI = Prior period interest as per Step 5 divided by 5.

Let us now consider an example to compute PPI and how it can be claimed as a tax deduction under Section 24.

Prabhas took a loan of Rs.10 lakh to start construction of his house property in Bangalore in July 2012. He has been paying EMIs ever since. The construction was completed in January 2015 and he received a completion certificate. This house has been on rent from February 2015. He now wants to file his income tax returns for FY 2014-15 (AY 2015-16).

Assuming his year wise interest payments (excluding Principal component in EMI) are as below;

FY 2012-13 = Rs 60,000 (July 2012 to March 2013)

FY 2013-14 = Rs 80,000 (April 2013 to March 2014)

FY 2014-15 = Rs 70,000 (April 2014 to March 2015)

Step 1 : Date of home loan acquisition – July 2012.

Step 2 : Date of completion of construction is – Jan 2015.

Step 3 : Applicable last date of FY for Prior Period calculation – Mar 2014.

Step 4 : Prior Period is the duration between July 2012 to Mar 2014.

Step 5 : Prior Period Interest is the total interest payments made between July 2012 and 31-Mar-2014. So, the total interest paid during under construction period is Rs 1,40,000 (Rs 60k + Rs 80k). This amount can be claimed in 5 equal installments of Rs 28,000 each starting from Financial Year 2014-15 (AY 2015-16).

Also for the interest paid during Financial Year 2014-15 ie Rs 70,000 can also be claimed along with Rs 28,000 in Assessment Year 2015-16.

The total interest that can be claimed as tax deduction under Section 24 for AY 2015-16 is Rs 98,000 (Rs 70k + Rs 28k).

(The remaining 4 installments of Rs 28,000 can be claimed in FY 2015-16, FY 2016-17, FY 2017-18 & in FY 2018-19 as Prior period interest in addition to normal interest / post construction period interest for the respective financial years)

Kindly remember that the aggregate limits under Section 24 are still applicable. The prior period interest installment plus ‘normal interest’ is allowed to the extent of Rs 2 Lakh only in-case of a Self occupied property. There is no such restriction if the property is a ‘Let-out’ one.

Under Construction Property & Income Tax provisions: FAQs

  • I have taken a loan for renewing my house, is PPI applicable? – Prior Period Interest concept is not applicable if the loan amount is utilized for repairs, renewal or re-construction.
  • What happens if Loan acquisition date and construction completion date fall in same financial year, do I need to claim under construction period interest in 5 installments? – If both, date of loan taken and occupation date / completion date had taken place in the same Financial year, entire interest pertaining to pre-construction period can be claimed along with regular interest in the same assessment year. There is no need to claim the prior period interest in 5 installments.
  • Can I claim Principal component that is repaid during the pre-construction period? – Principal component of your EMIs paid during prior period is not eligible for any tax deduction.
  • What is the difference between Pre-EMI interest & Pre-construction interest? – The pre EMI interest term given in Loan Statement is not necessarily same meaning as pre construction period as per income tax act. Interest up to the end of Financial  year ,immediate proceeding to the year in which house is completed is known as Pre construction period / Prior period interest. Whereas, Interest due up to the start of payment of First Installment is known as Pre-EMI interest.

For example : Suppose a home loan is taken on Jan ,2012 and  House is completed on 31.01.2015, in that case pre -construction Interest is taken from Jan 2012 to March 2014. Suppose bank has granted and disbursed the Loan in Jan 2012 but EMI started from Jan 2013.Then Interest from Jan, 2012 to Jan 2013 is treated as Pre-EMI interest by the bank.

  • Can I get tax benefits if I take a loan to buy a Vacant plot or land? – No. You get no tax breaks if you take a loan to buy a plot of land.

Latest news : Budget 2016-17 – Home Loan Tax Benefits & Self Occupied Property :

Existing rule : To claim tax benefits on home loan of a Self-occupied Property, the construction has to be completed within 3 years from the end of the Financial Year in which the capital (home loan) borrowed.

New Provision (effective AY 2017-18) :

In view of the fact that housing projects often take longer time for completion, it is proposed that clause (b) of section 24 be amended to provide that the Deduction under the said provision on account of Interest paid on Home Loan for acquisition or construction of a self-occupied house property shall be available if the acquisition or construction is completed within FIVE years from the end of the financial year in which capital was borrowed.

This amendment will take effect from 1st day of April, 2017 and will, accordingly apply in relation to assessment year 2017-2018 and subsequent years.

Generally, the prices of under construction properties are lower than the prevailing market rates in a locality. So, some home loan buyers do prefer to buy them. But do it with open eyes, because apart from the obvious risk of delay in construction, you may also get some other financial hiccups if there are long delays.

The delayed possession of the house could exert severe financial pressure on the home buyer if he / she have to pay the EMI as well as the rent at the same time. Moreover, if the project gets stuck or even defaults, the home buyer is still liable to pay the interest and the principal component of the disbursed amount to the bank.

If there is a delay in the possession of the property, the tax benefits also get delayed to that extent.

I hope you find this article informative. Kindly share your comments 🙂

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(Image courtesy of dan at FreeDigitalPhotos.net)

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Sreekanth Reddy

Sreekanth is the Man behind ReLakhs.com. He is an Independent Certified Financial Planner (CFP), engaged in blogging & property consultancy for the last 7 years through his firm ReLakhs Financial Services . He is not associated with any Financial product / service provider. The main aim of his blog is to "help investors take informed financial decisions.""Please note that the views given in this Blog/Comments Section/Forum are clarifications meant for reference and guidance of the readers to explore further on the topics/queries raised and take informed decisions. These should not be construed as investment advice or legal opinion."

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  • Hi Sreekanth,

    Thanks for sharing your knowledge.

    I have couple doubt regarding interest tax benefits for under-construction flat.
    My loans got disbursed in Aug 18 nd in same month I have paid stamp duty and registration charges however OC is expected in FY 19-20. in this case, can I claim stump duty and registration charges for tax benefit.if yeals, then when I can.

    As explained by you interest and repayment principal tax benefits can be availed after OC only, please confirm

    • Dear Imran,
      For claiming stamp duty deduction u/s 80c, you must possess the house also i.e. Payment for under-construction is not allowed. In simple words both payment of expenses and possession of the house must be in the same fiscal year for claiming expenses.

  • Hi Sreekanth,
    My situation is —
    claimed HRA for FY 17-18
    Loan for flat started in Jan 2018.
    OC of flat got in Dec 2017. Registry done in May 2018. Possession received in June.

    Can I claim full interest under section 24 in ITR ? Which date to refer for completion .. is it OC or Registry of flat ?

    And my own house and officeis in same city but I am residing in different city . Can I claim HRA and INterest both ?

    Please help .
    Harneet – 98995517** / harneet.singh**@live.com

    • Dear Harneet,
      If the registration is done in May and got the possession in Jun 2018 then you can claim tax benefit (Regular EMI + prior period interest installment, subject to max cap of Rs 2 lakh) on home loan from FY 2018-19 or AY 2019-20.

      • Many thanks for the response. And does it matter if I am still not shifted to my house, and still saying in a rented accomodation . As current rented accomodation (city ghaziabad) is central for both my father workplace and myself (my work place Noida , own house in greater Noida) ?? As I was reading many information online , it confuses me on this topic.

        Can I still claim HRA and Interest(sec24) ?? and continue in future claims ?

  • Hello,
    I work in Pune and stay with my husband in a rented flat.

    I own a property in my home town on my name and show the rent received in “income from house property”. The home loan is over for this one.

    In March,2016, I have bought another flat in Pune with my husband. Got possession in March, 2018. We are equally repaying the home loan. ( We have rented out the flat in April, 2018).

    I am confused, as I read somewhere, If one own two property, one is to be showed as let-out and another as self-occupied.

    May We show the 1/5 part of PPI – April 2016 to March 2017+ interest paid from March 2017 to March,2018 in loss from house property?
    and also show HRA.

    Please suggest how can I avail maximum tax benefit.

    Thanks

    • Dear Akansha,
      If you own two Self-occupied properties then it is mandatory as per the law to show one as Self occupied and another one as Let-out/Deemed to be let-out one.
      In this case, both of your properties are being let-out, so you can show the rental income from both the properties (50% rent in case of new jointly held property).
      Yes, you can claim 1st installment of Prior period interest as well along with regular EMI, subject to max limit of Rs 2 lakh.
      You can claim HRA as well.

  • I bought a flat in March 2018 and paid Pre-EMI interest (interest before actual EMI started) in March month and also paid stamp-duty in Mar 2018 for registration. Actual EMI started from April 2018.

    The possession is expected in Aug 2018.

    Can I claim tax exemption for Pre-EMI interest and Stamp duty as part of IT returns (AY 2018-19)?

    • Dear Nataraj,
      The tax benefits can not be claimed until you get the possession of the property.
      If you get it in FY 2018-19 then from AY 2019-20 onwards you can claim tax benefits u/s 80c & 24b.

      For claiming stamp duty deduction u/s 80c, you must possess the house also i.e. Payment for under-construction is not allowed. In simple words both payment of expenses and possession of the house must be in the same fiscal year for claiming expenses.

  • Dear Sreekanth,

    Another question..
    Quick help – I live in an owned property and recently I purchased another under construction flat. I will get possession after 4 years.
    Question :Where in ITR2
    1) Do I need to enter details of under construction property.
    2) Where to enter pre EMI & interest details so that I can claim after possession.
    3) I have also paid TDS while purchasing property. Where do I enter form 16B details

    rgds, Rohit

    • Dear Rohit,
      Its the Seller who needs this Form 16B when filing tax return if he/she wishes to claim a refund.

  • Dear Sreekanth,

    Quick help – I live in an owned property and recently I purchased another under construction flat. I will get possession after 4 years.
    Question : 1) Where in ITR2 do I need to enter details of under construction property. 2) Where to enter pre EMI & interest details so that I can claim after possession.

    rgds, Rohit

    • Dear Rohit,
      You can claim tax benefit after getting the possession of property only.
      There is no need to disclose the details of an under-construction property in your ITR.

      • Thanks Sreekanth. Appreciate quick response.
        Few more questions related to ITR 2 for under construction property
        1)Where to I enter pre EMI & interest details
        2)Dont I need to mention TDS payed anywhere in form

  • I am salaried persion I am paid Rs. 111241/- as interest on the Home loan. But as per return form in 80EE I am only getting 50000/- reduction. How can I claim balance 61241/-

    • Dear SURJEET,
      If you have taken possession of the house, you can claim interest payment u/s 24 (under the head Income from House Property) and the Principal portion of EMI u/s 80C.

  • Hi Sreekanth.
    Indeed a nice information.
    I have one querry.
    I bought a home in July 2014 with homeloan from HFDC (33 L – sanctioned in July 2014). This is my first home. That time I was not aware of section 80 EE and while filing ITR, I always filled regular deduction of 2 L.
    Am I eligible for additional 50 K benefit under 80 EE, either from current year or previous years. If so, Please let me know how to do that.

    Thanks

    • Dear Arvind,
      Yes, you can claim from this Financial Year / Assessment year.
      You can REVISE your Income tax return for previous year. Kindly take help of a CA.

      Deduction of Section 80EE would be applicable in the following cases:-

      This deduction would be allowed only if the value of the property purchased is less than Rs. 50 Lakhs and the value of loan taken is less than Rs. 35 Lakhs.
      The loan should be sanctioned between 1st April 2016 and 31st March 2017.
      The benefit of this deduction would be available till the time the repayment of the loan continues.
      This Deduction would be available from Financial Year 2016-17 onwards.

      • Thank you Sreekanth. According to eligibility terms you mentioned – the loan should be sanctioned between 1 April 2016 to 31 March 2017.
        My loan got sanctioned in July 2014. Am I still eligible for this 80EE deduction.
        Thank you

        • Dear Arvind,
          Oops, I have missed that point.
          Yes, the home loan should have been sanctioned during / after FY 2016-17.
          In case, your loan is sanctioned before FY 2016-17, you can not claim.
          I stand corrected!

  • Dear Sreekanth,

    Thanks alot for detailed blog. I have few questions related to my home loan as below. I would be very thankful if you could provide me answers.

    We have taken a loan April 2018 for a property, possession for which is going to be in December 2021. The project is under construction now. The loan is in the name of my wife and me being co-applicant (Provisional cert mentions both of ours names)

    As per provisional cert my interest component is apprx 120,000 and principle component is apprx 15,000 for year 18/19. I wish to know how and when we can claim tax benefits for this as per latest taxation rules?

    How both of us can divide benefits among both of us? Where is it to be declared whether it should be 50%-50% or 100%-0%?

    We have paid around 600,000 as stamp duty registration before April’18, and around 12K as loan processing fees, can we avail any benefits on these value?

    How would it be decided if this construction is completed and property acquired? Which certificates needs to be submitted and where? Why I am asking this is that I found many people declaring investment against home loan without submitting any CC certificate to their employer and availing benefits so I wish to know how can tax authorities come to know about actual status of property?

    Your valuable input would be much appreciated.

    Regards,
    Abhi

  • HI,

    I paid 4,50,000 as interest during the financial year 2017-18. It is a rented property. For tax deduction they allowed only 200000 as maximum limit. How can I claim for the remaining 2,50,000 ?

    Thanks,

  • Hi Sreekanth
    Thanks for your nice article. It will be helpful for me if you could answer my following query.

    I’d booked my flat in June-2013 & Home Loan started from August-2013. Since then I am paying the EMI.
    Now my builder started to rolling out the possession letters. I am thinking to take possession of my flat in July~August in this year.

    Can I claim rebate of Rs. 2 Lacs against interest paid under 24b section in coming FY 2018-19?
    I am kind of confused about construction should be completed within 5 year clause.

    • Dear Diwakar,
      If you take the possession of the property in this FY, then you can claim tax benefits from FY 2018-19/AY 2019-20 onwards..
      If the construction gets completed in this FY, it is within 5 year time-frame.You can also claim Pre-EMI interest in 5 equal installments.

      “In view of the fact that housing projects often take longer time for completion, it is proposed that clause (b) of section 24 be amended to provide that the Deduction under the said provision on account of Interest paid on Home Loan for acquisition or construction of a self-occupied house property shall be available if the acquisition or construction is completed within FIVE years from the end of the financial year in which capital was borrowed.

      This amendment will take effect from 1st day of April, 2017 and will, accordingly apply in relation to assessment year 2017-2018 and subsequent years.”

      • Hi Sreekanth
        I’ve downloaded my interest certificate from my borrower for last 5 financial year.
        In this interest certificate; Pre-EMI Interest is also mentioned.
        It is the same thing you were talking in your reply?

        Can you tell me how much I can claim in FY 2018-2019 under section 24B including pre-EMI interest.

        1. FY 2013-14
        • Principal Component: Rs. 13,085
        • Interest Component: Rs. 92,725
        • Pre-EMI Interest: Rs. 4,321

        2. FY 2014-15
        • Principal Component: Rs. 30,688
        • Interest Component: Rs. 2,11,790
        • Pre-EMI Interest: Rs. 1,521

        3. FY 2015-16
        • Principal Component: Rs. 38,336
        • Interest Component: Rs. 2,24,128
        • Pre-EMI Interest: Rs. 642

        4. FY 2016-17
        • Principal Component: Rs. 45,547
        • Interest Component: Rs. 2,30,453
        • Pre-EMI Interest: Rs. 369

        5. FY 2017-18
        • Principal Component: Rs. 70,432
        • Interest Component: Rs. 2,10,426
        • Pre-EMI Interest: None

  • Hi Sreekanth,

    I had taken a home loan in Apr 2012 and have got the possession now in Apr 2018(property is to be let out on rent).
    Meanwhile I have paid my last EMI in Apr 2018 too. So my loan is closed in Apr 2018 as well(same month when I have got possession).
    So my question is, Can I still claim my previous period interest under section 24 in coming 5 years if my loan is closed now?

    Regards,
    Ashutosh

    • Dear Ashutosh,
      As you got the possession in FY 2018-19, you can claim regular EMIs and Prior-Period interests from AY 2019-20 onwards.
      In case, you close your loan in FY 2018-19, you can claim tax benefit for this FY/AY only. Once, you are not the owner of the property you can not further claim tax benefits.

      • Hi Sreekanth,

        Couple of queries on this answer –

        1.) I believe you meant he can not claim tax rebate since loan is not active anymore, not because he doesn’t own the property anymore. Even if he rent it out, he will still be the owner.
        2.) As per above scenario, he took the loan in April 2012 and got possession in April 2018. This total time period from end of March -2013 (FY 2012-13) to April 2018 is more than 5 years. Can he still claim the rebate on total interest paid until March 2018?

        Quoting text from above article for reference –

        “Deduction under the said provision on account of Interest paid on Home Loan for acquisition or construction of a self-occupied house property shall be available if the acquisition or construction is completed within FIVE years from the end of the financial year in which capital was borrowed.”

        • Dear Tarun,
          1 – Yes, the tax benefits related to home loan can not be claimed. As an owner, he can declare the property as either Self-occupied one or Let-out one.
          2 – A small correction in my earlier comment,
          In case, he does not close the loan account, he can claim regular EMIs and not Pre-EMI installments as the five year window has been crossed.
          In case, he closes the loan in FY 2018-19, can claim tax benefit for this FY/AY only (on home loan). Once, you are not the owner of the property you can not further claim tax benefits. (I stand corrected!).

          • Thanks for the confirmation Sreekanth. I had just one more point to ask-
            In my case I could see few interest components in FY 2013-14 interest statement, named as ‘INTEREST COMPONENT’, ‘Simple Interest on Prepayment’ and ‘PRE-EMI INTEREST’. Now all these 3 are clearly understood but I want to know if I can add all three components while calculating total interest paid in under construction period or just the ‘INTEREST COMPONENT’ can be considered?

            I hope the question is clear enough, else let me know to explain further. Thanks in advance !

            • Dear Tarun,
              It is always the interest component only that can be claimed u/s 24, for calculation of ‘income from house property’.
              Or did I miss something??

              • But other 2 are also interest components that’s why this confusion, one for part payment and one for interest for the first month before start of EMI.

  • Hi,
    I got the possession of my flat in January 2018. My EMI started from Feb 18. Can I claim the Pre EMI and EMI of FY 2017-2018 for Section 24?

    Regards
    Bhutul

  • Hi Srikanth,

    Question – As you said, the interest for the pre-construction period can be availed for deduction in five equal installments. I have claimed 3 installments of interest paid and now I have sold out my flat and closed the Loan. Can I keep claiming the 4th and 5th installment as well even if I am not the owner of the flat now?

  • Hi Sreekanth

    Very informative article and very simply explained. Thankyou so much!

    I have a query, could you please clarify…
    Took a home loan of 20 lakhs

    Loan sanctioned : Nov 2012
    Possession of the flat : Dec 2015
    I have been claiming under section 24b since financial Year : 2015 -2016 for the Interest paid each year ,
    but I never adjusted the Interest paid for pre-construction
    From Financial Year 2012-2013, 2013-2014, 2014-2015 : Total Interest paid : 450000
    From current financial Year 2018-2019 , I am claiming my 4th instalment

    How/is there a way I could recover this on the 1/5th instalment/compensation since 2015-2016 , 2016-2017 and 2017-2018

    Please suggest

    Regards
    Rana

  • Dear Sir,

    Is Interest under Section 24(b) is allowed for pre construction installment if the house is sold after 3 years from Construction? Suppose house is sold after 3 yrs so whether the interest for remaining 2 years will be allowed?

  • Hi Sreekant,
    Thanks for Wonderful Blog..!

    Pls, resolve my query too.
    I booked a flat in Dec-12. (Pre EMI paid for Dec month).
    EMI started from 1st Jan-13.
    EMI closed on Oct-16.
    I received the possession in Jun17.
    for the under-construction period of my flat, I was living on rent and claimed tax benefit on HRA every year.

    Q. Can I claim Principal amount paid in the period of Apr-16 to Mar-17, in the ITR form coming on July 17? , under section 80C.

    Q. Can I claim total interest paid in four years thru (EMI + pre-EMI), in five equal installments under sect 24 of investment declaration form?, even though I took the tax benefit on HRA for that period, obviously since my property was in construction.

    Thanks

      • Thanks a Lot, Sreekanth,

        But Your reply looks contradictory to your other posts and replies.
        As you are telling to get the benefit of both i.e filling principal in 80c and interest in 24 c, though I have already mentioned that I have already closed the Loan and all EMIs in Oct 2016. Pls, re-assure it to me.
        And as per your answer number-1. How can I claim the benefit of Principal in 2017-2018, while I have paid in 2016-2017 FY, and then I closed the loan in Oct-2016?

        Eagerly waiting for your reply,
        Thak You very much…!

        • Dear Shariq ..I have overlooked ‘EMI Closed’….apologies!
          In case, you have closed your home loan then you can not claim tax benefits as you have the possession in this FY after the closure of home loan account.

  • Hi Sreekanth,
    Your article was very informative and one of the best I have come across on the home loan interest tax claim topic. It would be very kind of you if you could help me out in understanding how should I proceed regarding my case. I took a home loan of 19.95 lacs, sanctioned on 4-Feb-2016 for a flat at Kolkata. on April 2016 and my interest deduction started from the month of May 2016. I got the possession of my flat on 19-February 2017. meanwhile I could not claim tax rebate on interest since my employer wanted possession certificate proof which I received only on 19-Feb; post which I could not update or claim the tax rebate on the loan interest amount for that financial year. Now I have started claiming the tax rebate on interest from this year, however; How can I claim tax returns on the interest amount paid from May 2016 to Mar 2017 which is approximately about 1.70lacs. Kindly suggest.

    • Dear Partha,
      You can re-calculate ‘income from house property’ section in your income tax return, based on your tax deductions for FY 2016-17, towards interest payments & rent receivable.

  • Hi,I have a query.I booked an under construction flat in gr noida in 2014 and since i cant claim any tax benefits on Pre-Emi so i didnt take any either …Now i have purchased a flat in faridabad ,staying in it now and have taken a home loan.What kind of benefits can i claim on this second home.Can i take Principal as well as interest amount for tax benefits ?Can i also claim the first time buyer 50000/- additional tax benefit on Interest paid since the first one is still under construction.

  • Dear Sreekanth,

    Useful article by you. Thank you very much. I have a query. While browsing for similar article, I came across one which mentioned if a home loan is disbursed in installments for an under construction house, the period of five years could be taken as the financial year where a substantial part of the loan had been disbursed. This clause sums up my below given situation and query.

    I had taken a home loan on an under construction house on Jan 2013 and percentage of disbursal of loan amount by bank to builders is as follows:

    1. FY 12-13 40%
    2. FY 13-14 15%
    3. FY 14-15 15%
    4. FY 15-16 15%
    5. FY 16 -17 10%

    The house is yet to be completed and pdc is now Dec 2017. My queries are as below:

    1. Is there a clause of substantial amount disbursed by bank while considering five years period as explained in the first paragraph?

    2. If so, in my case, when would the substantial amount timeline begin? Would it be FY 13-14 where the amount disbursed reached 55% (40 + 15)?

    Hope I made the query clear. Awaiting your reply please.

    Thanking You.
    Regards.

  • Hi sreekanth,
    I have booked a under construction flat on December 2015 . i am paying the money according the built up schedule . till today i have paid 75 % to total cost . from December 2015 onward i am carrying home loan . the last disbursement of home loan will be at the time of possession . the builder will give possession on May 2019. i have some questions
    1. will i get the income tax benefit of 2 lakhs after getting possession? if not then how much will i get?
    2. after getting possession if the total interest (1/5 of prepossession interest+current FY interest ) exceeds 2 lakhs then the excess amount will carry forward to next financial year?
    please answer me .

  • Hi Sreekanth,
    I took home loan in 2011 May on under construction flat and got possession on Feb 2017.
    I want claim pre possession interest for tax benefit.
    Below are the details of loan and possession date:-
    • Home Loan Date of Sanction – 1 May 2011
    • Date of Possession – 5th Feb 2017
    • Interest paid prior to possession – 400000 (4 Lac)

    Now my query is:-
    1) What is the prior interest amount I can claim year on year for next 5 years? You can see that loan sanction date is in year May,2011 and possession date in Feb,2017
    2) As I got possession in Feb 2017, Can I claim prior period interest while filling my ITR return for this year.
    3) What are the documents I need to provide while claiming prior period interest.

    Thank you in advance.

    • Dear Ayush,
      1 – 1/5th of PPI (Rs 4 Lakh)
      2 – Yes, you can claim the 1st installment + Regular interest payments (subject to ceiling limit, if any).
      3 – There is no need to submit any documents along with your ITR to claim PPI.

      • Just for clarification my loan started in 2011 and today we are in year 2017 which means more than 5 years so what is the maximum interest amount i can claim is it 30,000 or 2 Lac

  • Hi Sreekanth,

    Thanks a lot for this article. It is quite informative and helpful.
    I have just one query – if the current EMI (pot possession) and the interest paid earlier totals to more than INR 2 lakh, how can one recover the loss.

    We had purchased an under construction flat in June 2014 and have started paying EMI ever since. We got the possession in April 2017 and have now shifted to the new flat.
    1. The monthly EMI is ~Rs. 50k. Is there a way to determine what portion of this is interest and what is principal ?
    2. As you can see, our annual EMI is ~INR 6 lakh. Since this amount is exceeding the cap of INR 2 lakh, how can I declare the EMI paid from June 2014 to March 2017.

    Look forward to your reply.

    Warm regards,

    Meetali

    • Dear Meetali,
      1 – Yes, you can ask for Ammortization schedule from your Banker/lender and even the loan statements can have the bifurcation details.
      2 – You can claim 1/5th of PPI as first installment along with regular interest payment, subject to ceiling limit of Rs 2 lakh from FY 217-18 onwards. The rest of the unclaimed loss can be carried forward to next Assessment year.
      Kindly read : List of important Tax exemptions from FY 217-18.

      • Dear Sreekanth,

        Thank you very much for the prompt reply. Sorry if I may sound repetitive, but I would need some more clarification as below:

        1. I have asked my bank to provide me the bifurcation and they will send it soon. Can the principal amount also be divided in 5 installments for the pre possession EMIs? How can we claim the principal paid during the PPI period?

        2. If the 1/5th of PPI amounts to more than INR 2 lakh (single installment), then can I carry forward the current year interest? As per the article link shared by you, section 24 B says “The unclaimed loss if any will be carried forward to be set off against house property income of subsequent 8 years”. Does this refer to the post possession unclaimed interest?

        Thank you for taking out time and replying to each and every query and enlightening ignorant souls like me. Highly appreciate it.

        Warm regards,
        Meetali

        • Dear Meetali,
          1 – Principal amount paid during the under-construction period can not be claimed .
          2 – IT refers to the entire calculation which is done under ‘income from house property’. Kindly note that this can mostly be a dead loss as next year also you may incur more than Rs 2 lakh loss and again will be carried forwarded.

  • Dear Mr Sreekanth,
    I took home loan on 2013 August on under constraction flat. I got possession on Feb 2015. I will claim preposseion interest for tax benefit in next five financial year stating fron 2014-15 in equal portion. But my home loan will be paid and closed in FY 2016-17. Out of five equal portion 3 portion I am claiming beore colosing my home loan. Can I claim the income tax befefit of other two portion of prepossesing interest in FY 2017-18 & 2018-19 even ater completing (closing) the loan in FY 2016-17.

  • Hi Sreekanth,

    Thanks for this article, I have a query…

    I took a home loan in Dec 2016 from SBI for an under construction property and I am expecting to get the possession by November 2017.

    I want to declare my investment in the company in which I am currently employed with. With regards to the same, I have few queries which are mentioned below:-

    1. Can I declare my interest paid during FY 2017-18 under “LOSS ON HOUSE PROPERTY” section.
    2. Can I get an exemption under INCOME Tax for the interest paid during January 2017-March, 2017

    Request you to kindly respond to the above queries at the earliest so that I can take an immediate action on the same.

    Thanks,
    Mithilesh

    • Dear Mithilesh,
      1 – You can declare, but your employer may ask for Possession certificate to approve your request. In case they do not approve it now, you may re-submit later or can also claim the tax benefits while filing your ITR for AY 2018-19 (if you get possession of property during FY 2017-18).
      2 – Yes, you can claim in 5 equal installments along with regular EMIs (subject to ceiling limit).
      Kindly read:
      Budget 2017-18 – Important proposal on Home loans

  • Hi Sreekanth,
    I’ve taken home loan of 20 Lacs in mar 2017. Property for which I’ve taken this loan is still under construction.
    My EMI has been started however full disbursement is not yet done. So only interest is getting deducted.

    My question is:
    1. Can I get any tax benefit even if still possession not received.?

    What can be done in above case?

    Please help..

    Thanks in advance

  • Hi,

    Thanks for the good article. I took the housing loan on Feb 2016 and started paying full EMI right from March 2016. The builder sent a completed & ready for possession letter by March 2017 , however I am yet to take the possession immediately as some pending items like parking are there to be finished to my satisfaction (withholding a small sum relevant for parking & maintenance amount). I may occupy the property by Jun 2017 most probably.

    Since I am not sure if that letter of completion is enough to claim tax deduction during FY 16-17 (AY 17-18) I had waited and did not disclose this as a loss to my employer during year end closing period (am paying as TDS since a salaried employee) and paid full taxes as is applicable like past years. Now while filing the income tax returns can I give this information to my auditor and include the interest paid during FY 16-17 & 1/5 of interest paid in March 2016) during the filling process in July 2017?

    Since the taxes are already withheld by my employer during FY 16-17, how the interest amount (if I include now during tax filing in July 17) be credited back to me by the IT department in due course? I do not have clear idea on this.

    Or should I sum all the interest component right from March 2016 to March 2017 be equally divided into 5 and claimed starting from this FY 17-18 to FY 21-22. Or I shall forgo the interest paid during March 2016 and then divide the interest paid during FY 16-17 alone into 5 parts and start claiming that from now on in FY 17-18 , apart from current year interest.

    Will be grateful for your advice!

    Thankyou

    • Dear Gobi,
      Yes, you can give the necessary home loan statements to your Auditor and can re-calculate your Tax liability.
      If the TDS paid by you is more than the tax liability (after claiming interest payments as loss), you will get REFUND from the IT dept.
      You can claim March 2016 interest payment in installments (PPI) and also can claim regular payments for FY 2017-17 / AY 2017-18 (subject to ceiling limit).

  • Dear Sreekanth,

    very informative article.

    I have bought a house in sep 2014 and got possesion in june 2016. my hoam loan started in sep 2014 itself.
    I rented the property immediately in august 2016.
    I have following queries.

    1. I have paid 330000 interest this FY and 97000 principal repayment. can I claim both these in my ITR?
    2. If I have to claim 1/5th of previous interest paid which is aprox 120000 per year where exactly do I declare it in the ITR 2? will it be combined with this years interest so 330000+120000= 450000? will I put this combined figure in schedule HP H”-interest payable on borrowed capital”or this 120000 needs to be declared somewhere else in ITR2?

    Thanks for your advice.

  • Hi Sreekanth Reddy,

    This is Ramm. I have some doubts in declaring the home loan interest in Investment declaration for the FY 2017-18 since this is the first time i’m declaring for the home loan.

    I bought a flat which is under construction and the possession of flat is next year April 2018. And i’m paying the EMI of 20000 per month. So could you please advise me how i can declare my home loan interest.

  • Hi Sreekanth,

    Thanks for well drafted article !!!

    I am owning 2 houses with Home loan in which one is on my native and its occupied by my parents and another one is on City where i am working but i am not residing in the second house as its too far from my office and its left for let out . Currently I am residing in rented house .

    Am i eligible for both Second home loan benefits and along with HRA ?

    Thanks in advance
    Vinothkumar

  • Hi Shrikanth,

    H ave a query here, I have an homeloan for which I took loan in Jan 2013. I got possession of flat in Jan 2017. As this was my let out property, I took benefit of interest paid during 2016-2017 plus 1/5 of interest paid during 2012-2013, 2013-2014, 2014-2015, 2015-2016.

    In Apr 2017, I shifted to this house and this became my self occupied property. Can I continue to take benefit of prior period interest in addition to interest paid during 2017-2018 subject to maximum of 2,00,000.

    Also I plan to payout this loan in next 2 years, can I continue to claim benefit on remaining prior period interest after making complete payment?

    Please advise.

    • Dear Manish,
      Yes, you can claim but subject to max Rs 2 Lakh as rightly pointed out by you.
      Once you may close the home loan, you can not claim tax benefits.

  • Hi Sreekanth,

    I found this article adequately informative and details are explained in a very simple manner – thanks and keep it up!

    Context: My current home loan (started Mar 2012) is ending Apr’17, never rented, took possession in Jan’16 and registry was done Oct’15. Didn’t claim any tax benefits so far (seems I have some scope here). I need to take another home loan for an apartment I’m buying to shift my parents in Indore, MP. Flat is ready to move-in so, I may take the possession within few months.

    Queries: (1) If my heome loan is approved by Mar 31 ’17 but amount is disbursed in Apr’17, would it’s start date be considered in 2017-18 financial year? (2) What income tax benefits would I get for the new home loan for 2017-18? (3) If there’s any scope, what all benefits should I claim for the previous home loan ending Apr’17, in 2017-18?

    Thanks in advance for your time and consultation.

    • Dear Jitendra,
      1 – For tax benefits purpose, I believe disbursement date is considered..
      2 – You can claim principal repayments of up to Rs 1.5 Lakh u/s 80c and up to Rs 2 Lakh (for both properties put together) u/s 24 (as loss under the head ‘income from house property’).
      Read: Latest income tax deductions for FY 2017-18 (AY 2018-19)
      3 – If you are eligible to claim PPI then the respective year installment can be claimed along with the above mentioned benefits (subject to ceiling limit).

  • Hi

    I had taken home loan for my second house (under construction) in August 2011 and disbursements are still happening as per milestones. The builder was supposed to give possession in Dec 2015 but looks like it’ll now be by June 2018. Will I be able to claim interest deduction on the home loan? My EMIs are quite high so I’m worried! Would be great if you could clarify this

    Thanks
    Kshama

  • Hi Sreekanth,

    Thanks for such a detailed and useful article!

    I took homeloan on 2 Aug 2011. As per 5 year timeperiod to claim the tax benefit- 5 years end on 31 March 2017.

    My Builder is offering possession in 2nd week of April 2017.

    Does this mean I can only claim 30K deduction instead of 2Lakh due to delay of 2 weeks…? is there any work around so that I can claim 2L benefit

  • Sir please solve my query. I have purchased a house property (Home) from a builder. And instead of financing it from outside banks or finance companies, I avail the facility given by builders itself of purchasing it on EMI basis. Now please tell me whether such loan and interest paid to builder is eligible for deduction.

    • Dear Arun ..I believe you can claim the tax benefits.
      But, you may have to maintain the proofs of payment and also your builder may have to issue statement of transactions that you are paying EMIs to them.

  • I purchased a flat in Jan’2008 in Faridabad against bank financing . I have still not received the possession of the house . The possession is likely in May’2016. I have paid interest to the bank to the tune of 21 lacs so far right since Jan’2008 .

    I have paid Principal of Rs . 0.44 Lacs and interest of 2.14 lacs in the current financial year.
    Please let me know if I can claim full deduction of Rs. 6.24 lacs , which is 2.14 paid last year + equated interest expenses over 5 years 4.2 lacs / year , My family is insisting me to sell the house now . Need your help to understand whether I should hold my property or it’s advisable to sell it.

  • Hi Sreekanth,
    Thanks for such a detailed and useful article!

    I am having a query regarding tax benefit on PPI. I had taken home loan on May 2012 and possession of my house on Feb 2013. I come to know about the tax benefit on PPI, after reading this article. Is it mandatory to claim only 1/5 of PPI ? Can I claim 1/2 of total PPI this year and 1/2 next year? Please advice how can I take full benefit of PPI.

  • I wanted to take a property to build a house on the same in the name of my mother only. However home loan is to be taken on my name with mother as co applicant. EMIs will be paid by me as my mother is a house wife.

    I wanted to know that is it possible for me to take deductions of interest and principal under income tax act when I am paying the EMIs but property is in the name of my mother.

  • I Have taken possession of my 1st house in 2016 april and claimed pre emi intestest (20% or one fifth) for the current year.
    Since the laws have changed with ceiling of Rs 2 lacs from next FY.. will i can claim the pre emi tax deduction more than 2 lacs in next FY.

    regards

  • I have taken home loan on April 2016 for construction purpose, does the principal component of EMI paid during the construction period is available for deduction u/s 80c ?

      • But sec. 80c of income tax says When you pay a home loan EMI, there are two major components to it; the principal and the interest. Under section 80C you can claim tax benefits on the principal paid in the same year. You can also claim benefits of interest under section 24 under 5 equal installment after construction is completed.

        • Dear Pawan,
          Principal component paid after taking possession of your property can be claimed u/s 80c.
          However Prior period interest installments and regular interest payments (subject to ceiling limit) can be claimed u/s 24.

  • Dear Srikanth garu,

    I have taken home loan on sep-2015. From sep-15 to Mar-16 I have paid 36000/- Interest. 27/3/16 I have submitted completion certificate and also started Paying EMI. For FY 16-17 total interest 165000/- and Principal is 37000/- are paying. Can I claim total Pre construction interest (36000/-) in this year or I have to claim only 1/5 th?

    • Dear Sreenivasulu,
      You could have claimed PPI (entire) + regular interest (subject to ceiling limit, if any) in FY 2015-16 or AY 2016-17 itself, as the home loan disbursal date and CC (assuming you have taken possession FY 2015-16 only) have been issued in same FY.

  • Dear Sreekanth Reddy,

    Thank you so much for your blogs and responses that provide lot of info. on tax matters.
    One question on the Pre-construction period which has been changed from 3 years to 5 years effective from 1st April, 2017.

    I took a home loan in July 2014, flat still under construction and so the 3 year pre-construction period will end in March 2018.
    Will the new rule of 5 year pre-construction period be applicable to my case? If my flat completion is delayed further can my pre-construction period continue up to March 2020?

  • Sir,

    I have booked a flat under construction in sept 2010.The bank issued me a loan of 30 lakh in oct-2010 and started deducting EMI from nov-2010.Bank officals told that you can start claiming tax benefit.Bank issued me interest certificates and I claimed it in return.Now I got the flat in Aug-2016.Now I understood after going through your article that I should not have claimed tax benefit earlier.Now what shall I do? Please Suggest

  • I have borrowed home loan from SBI MAX GAIN IN NOV 2012 and construction will be completed by march 2017. Can I claim 20% of PPI from AY 2017-18 onward subject to CEILING OF Rs. 2 Lacks as Tax Rebate from gross Income please.

  • Can we allow 20 % Income tax rebate at source for House loan interest portion of previous year when house was under construction and rebate was not given ?

  • Dear Sir,

    I have registered a House in Oct – 2016 and submitted mutation document in Jan 2017. I occupied House since Oct- 2016 But Bank started PEMI from Oct- 2016 till Jan 2017 till received mutation document. So, Kindly clear it, am i eligible to Section 24 B for PEMI amount for FY- 2016-2017 ?

    Regards,

  • hi mr. sreekanth.i have booked a flat in JANUARY 2015.which is under construction.i have taken a home loan from HDFC in february 2015 and now (2017 feb),i have transferred my housing loan to SBI. so my query IS THERE ANY PROBLEM IN INCOME TAX RETURN AFTER THE POSSESSION OF MY PROPERTY SINCE I HAD LOAN FROM HDFC EARLIER?
    kindly respond soon.

  • I would like to know how to claim benifit towards interest paid on Home load under section 24. While filling ITR 1 form, i did not find any section in deductions head… Please help me asap ?

  • I have taken home loan in March 2009 . The last disbursal of loan is also done in July 2011. I got possession in March 2015. I had started claiming regular ineterst paid to the bank since FY 2014-15 ? Was I supposed to claim 20 % of PPI from financial year 2014-15 ?
    If so then what should I do now ? Please advise.

    Regards ,
    Saheb

    • Dear Saheb,
      Three year from FY 11-12, is till FY 14-15.
      So, you could have claimed the respective installments over the last two FYs.
      You may claim 4th installment in this AY 2017-18 (subject to ceiling limit).

      • Dear Sir,
        Thank you very much for your kind and promt answer.
        Since, I had missed to claim the 20 % of PPIs for last two years, can I apply for correction of return of at least last financial year’s ITR 2 to claim the same.

        With Best regards,
        Saheb Basu

    • Dear Sir,
      I had taken home loan in March 2009 for a flat in a cooperative society. The last disbursal of loan was on 31st March 2011 but the same got deposited in my account in the first week of April 2011.
      I didn’t yet claim the full loan sanctioned amount from the bank. I took possession of my flat in 15th March 2015 and did registration in Dec 2016 . Can I claim the regular interest and 20 % PPI from FY 2016/17 ?
      If not then can I claim registration fees from the left over loan sanctioned amount from the bank so that final disbursement would fall in 2017 enabling me to become eligible for claiming PPIs from this year ?
      Please advise.
      Regards,

  • Please advise whether part pre-paymnet of housing loan eligible for deduction u/s 80C (principal amount) ??

    Regards,
    kishore

  • Hi Sreekanth,

    I have taken home loan in 2010 and got the final possession in 2017. The last disbursal of loan is also done in 2017.
    Can I claim interest paid to bank from 2010 to March 2016 as pre-construction period. My point is that since last disbursal was in 2017, I can claim entire interest paid from 2010 to 2016 as pre-construction period.

    Regards,
    Ajay

  • Dear Sreekanth, following are the details of acquistition of my second house under construction.

    1. Loan sanction date : 28/05/2016 2)expected interest till 31/03/2017: 271911 3)principle = 0

    expected completion date : 1st week of march 2017, (talked to bulider now, he confirmed, he will be able to give completion certification on or before 10th march 2017)

    can i claim interest paid under sec 24 in this FY? it is my second house, deemed to be rented, not yet let out for rent (construction completes in mar 2017 only)

    will the completion of construction is sufficient, or is it mandatory to get occupancy certificate also?

    Regards

    • Dear sreedhar ,
      To claim deduction it is essential that the acquisition (possession) is obtained or construction of the residential property is completed.
      You can claim the tax benefits for AY 2017-18.

  • Dear Sreekanth,

    I have got the possession of my home in Mar-2015 and I was paying EMI ( interest + principal ) starting 2011.
    Can I get tax exemption on the interest paid before the possession ?

    Thanks,

    Regards
    OP

  • Thanks for the useful information.
    I got my housing loan sanctioned on 26/04/2010 and got possession on 10/09/2012. I was not aware of the fact that interest during construction phase can be claim in equal installments after possession. Can I claim deduction in this year (that will be @4.5 years after possession)? Thanks!

    Regards,
    Pawan

  • Hi sreekanth,

    Please let me know if am i eligeible for house loan tax benefit this FY

    Home loan sanctioned jan 2016
    Got CC from builder in july 2016
    Paying only Pre EMI (April 2016 to March 2017) = 247000
    Principal repayment is zero till now
    EMI not yet started but have CC (Independent house construction completed and occupied)

    Please let me know if i can show 247000 this FY? or how much i can declare?

    Regards,
    kishore

  • When you say that pre emi tax benifit can be claimed for underconstructed property acquired within 5 years.
    Then this 5 years is fiscal year or exact 5 years from the date of purchase.
    For example loan date june 2011 till possession date april 2016 will it be considered as less than 5 years
    0r more than 5 years if we consider it as 6th fiscal year.
    kindly advice

    • Dear naudy,
      Kindly note that tax benefit will available if the acquisition is completed within five years from the end of the financial year in which capital was borrowed instead of three years.

  • Sir,

    Thanks for explaining the Itax 24 b clause in very clear and simple terms.
    Please answer my query

    I took loan in 2010 and final installment of loan was disbursed in 2012. My flat is still under construction and hope to receive acquisition in March 2017. Can i claim any tax benefit on my loan.

    You have very rightly pointed that while buying property it is better to pay more for nearly built up and claim tax exemption instead of waiting and loosing on tax besides tension.

    thanks and regards

  • Consolidated question

    Date of Loan Disbursal : 12Dec2010
    Date of Project completion: 13Jun2016
    Property let out on : 01Jan2017
    Interest paid in FY17: 400000
    Interest paid between FY11 – FY16: 2500000
    How much deduction can I claim while filing returns for year ending March 2017.
    One of us claims HRA and the other does not. What can be the deduction for each of us.?
    Also current city of residence (rented premises) is same as the location of the property rented out. Would that be an issue for claiming HRA benefit and deduction for the interest on home loan ?

    • Dear Vishesh,
      I believe you can claim 1/5th of PPI + entire interest payment done in FY16-17 (let out property).
      The extent of tax benefit that can be claimed depends on the ownership share in the property (by default 50:50 can be claimed).
      As this is a let-out property, can claim HRA.

  • Hi Friend..Thanks for the detailed explanation and answering each and everyone very quickly.

    Pre EMI Starteed July 2015
    House to be received July 2017

    I have been paying Pre EMI including Principal. So I got a statement from bank on the split of Interest and principal I have paid during 2016-2017. Can I submit that under 80C and Section 24 like a regular loan. You have explained clearly that until the posession is done, home loan cant be claimed. In this case, I have paid principal too in the Pre EMI category. Not just Interest alone. Can you help me understand if I can still claim it or submit.

    • Dear Partha,
      As the possession is not yet taken, you can not claim tax benefits.
      Kindly note that principal portion paid during ‘under-construction’ stage can not be claimed.

  • Hi
    My home loan pre EMI started in Jul 2012, I got the apartment possession on Aug 2016. Since it has been 4 years , can I claim the interest benefit for my home loan (20% each year)
    I asked this question as it’s mentioned that this amendment is effective from April 2017

    2) If not, can I claim Rs30,000 this year and full amount & 20% of pre-EMI from 2012-to Mar 2016 next year onwards ?

    New Provision (effective AY 2017-18) :

    In view of the fact that housing projects often take longer time for completion, it is proposed that clause (b) of section 24 be amended to provide that the Deduction under the said provision on account of Interest paid on Home Loan for acquisition or construction of a self-occupied house property shall be available if the acquisition or construction is completed within FIVE years from the end of the financial year in which capital was borrowed.

    This amendment will take effect from 1st day of April, 2017 and will, accordingly apply in relation to assessment year 2017-2018 and subsequent years.

  • Hi
    I got my home started in Jul-2012, I got my flat possession in Aug-2016. As per the new provision of 5 years from date of construction, is it applicable for this FY 2016-2017 ? you have mentioned assessment year 2017-2018 which is FY 2016-2017. But not sure as its also mentioned effective from April 2017
    1. If I can’t claim this year i.e FY 2016-2017, can I claim at least Rs30000/- for interest payment
    2. Claim full amount (within Rs 2 lacs limit) from next year towards EMI interest – due to new rule
    3. Claim 20% of Pre-EMI interest starting from 2012 till Mar-2016 -due to new rule
    4. Or since I got the possession already, new rule is not applicable for me

    Arun

  • Dear Sreekanth,
    Many thanks for writing this, its really a great help for many people.

    I’m having a query on my second home loan. I’ve purchased the flat in 2014 and received possession in Dec 2016.
    my first flat is occupied by me and My second flat is still vacant and planning to give on rent.

    For getting tax benefit on interest part of second home loan, i need to add it as income, so my queries are

    1. how to calculate the rent to add as income as my flat is still vacant
    2. on how much amount i can get rebate as possession received in Dec 2016

    Thanks in advance,
    Deepak

      • Thanks a lot Sreekanth, it helps me a lot. Still struggling to calculate DLOP Notional value per month, as my flat will be vacant for next few months as well and without adding my second home as DLOP im not able to get tax benefit on interest.

        Thanks for your response again.
        -Deepak

  • Dear Sreekanth

    I have taken home loan in Apr 2014. I will be getting possession certificate in Feb 2017. Does the below rule of 3 yrs apply only to self-occupied property? What about property that is rented out, is there any duration limit? Also can you confirm that I have time till Mar 2018 according to the rule for 3 years to complete.

    “Existing rule : To claim tax benefits on home loan of a Self-occupied Property, the construction has to be completed within 3 years from the end of the Financial Year in which the capital (home loan) borrowed.”

  • hello,
    Thanks for such important information.Please guide..
    Suppose i took a took a loan for a flat.The building is still under construction but my flat is almost ready.Will i be able to get the tax benefits of section 24 & 80 C, both?

  • I have purchased under construction flat at kalyan , for that flat I had taken loan of Rs 1200000/- from bank , my EMI amount is Rs 17500/- per month that I repay to Bank from Jan-15. Can I able to take income tax benefit on interest amount.

  • Hi Sreekanth,
    I have taken a loan in December 2015 and took possession in Jan 2016. however, as the registration was not complete, i continued on pre-EMI till august 2016. Can i claim my pre-EMI in this case as a block or do i need to divide it in 5 years?

    Thanks
    Santoh

  • Hi Sreekanth,

    I understand that for self occupied PPI divided by 5 can be claimed for 5 consecutive years. However, I also learnt from someone that for let out property, you can claim the PPI in one go.
    Eg: if your PPI is 5 lakhs and the rent received is 1 Lk / year, you can claim 5L – 1L = 4L as interest exemption in the same year. The 2Lk limit does not apply in this case.
    Question: Is the above guidance I received true / correct / accurate?

  • Hi sreekanth,

    I am paying the Pre-EMI and EMI has not started . I took house loan when half of the construction is complete

    My loan amount is 20lakhs
    Interest rate is 9.5
    Last disburment happend in july 2016 after submitting the CC to bank.

    Bank staff told my EMI will start in feb 2017 but In my provisional interest certificatate it is stated

    Total interest paid/payable april 2016- march 2017 = 255000
    Total principal paid/payable april 2016- march 2017 = 0

    This Jan 23 is the last date for submission of proof to my employer . I have this interest certificate and Completion Certificate.

    Can i avail tax benefit in this year? please clarify

    Regards,
    kishore

    • Dear Kishore,
      As per the clause, the home loan should have been sanctioned by the financial institution between 1st April 2016 to 31st March 2017.
      You home loan was sanctioned in FY 2015-16?

      “First time Home Buyers can claim an additional Tax deduction of up to Rs 50,000 on home loan interest payments u/s 80EE. The below criteria has to be met for claiming tax deduction under section 80EE.

      The home loan should have been sanctioned in FY 2016-17.
      Loan amount should be less than Rs 35 Lakh.
      The value of the house should not be more than Rs 50 Lakh &
      The home buyer should not have any other existing residential house in his name.”

  • Hi Sreekanth,

    I need clarification on “Interest on Housing Loan – Additional Exemption (Section 80EE) : ”

    I have taken the house loan for the first time, Loan amount 20lakhs, Loan taken 29th jan 2016, currently my EMI is not started , i am paying only the interest, Last disbursment happpened in july 2016 after i submitted the completion certificate. I asked my bank they told my EMI will start from feb 2017.

    Total interest paid/payable April 2016- March 2017 : 255000
    Total principal paid/payable April 2016- March 2017 : 0

    Can i avail the tax benefit under “Interest on Housing Loan – Additional Exemption (Section 80EE) : “? what proof i need to submit ?

    Regards,
    kishore

  • Hi Sreekanth,

    The possession of the property for which I have taken a home loan (4 years back) is not yet happened. Can I take benefit under 80C for the principal amount paid against home loan? Possession is expected in early 2018.

    Thanks
    Kapil

  • Hello Srikanth,

    I had taken a flat under-construction as below

    Date of purchase : Feb. 2010
    Date of 1st loan installment disbursal : Aug 2010 (total loan sanctioned 2000K)
    Date of last home loan disbursal : SEP 2012
    There after I changed the lender to Axis bank got additional loan sanctioned ( total for 2500K and Final demand note by builder was disbursed on Aug 2016 and possession in sept2016.

    Currently the property is vacant not rented also

    Please let me know what deductions can I show for FY 16 _ 17

    Thanks

    Chandrashekar

    • Dear Chandrashekar,
      Last disbursal happened in FY 2012-13, so to claim construction has to be completed and get the possession within 3 years ie by FY 15-16 (Mar 16).
      So, you may claim tax deduction of only up to Rs 30,000.

  • Hi,
    In case of joint loan where both party want 50% share in tax rebate, how the interest is calculated for PPI. Will it be 50% of (1/5th of PPI + Current year Int) or something else.

  • Hi Sreekanth,Happy New Year, I have taken the home loan of Rs.38Lks in October-16. Extra Paid stamp Duty,Tax etc. EMI started 25k from Nov-16. My Flat possession date is Nov-17. Could you please let me know what can i claim now and what can i claim in Next financial year. I went to my office fin. dept. so they told me submit all documents after possession of flat & u can not claim until possession. That means next year in IT return. Could you please guide me.
    Thanks in Advance.

    • Dear Neeraj,
      Happy new year too you too 🙂
      As the possession in happening in next FY 17-18, you can not claim Stamp duty etc and also tax benefits in this FY 16-17.
      You can claim PPI (1/5th ) for the interest paid from Nov16 to mar 17 and also regular interest payments made during FY 17-18, when you file your income tax return in June/july 2018.
      Read:
      Income from house property & tax benefits on home loan.

  • Dear Sreekanth Reddy
    Thanks for a well written article and wishing you a very happy new year!

    Below is my query:

    New Provision (effective AY 2017-18) :
    In view of the fact that housing projects often take longer time for completion, it is proposed that clause (b) of section 24 be amended to provide that the Deduction under the said provision on account of Interest paid on Home Loan for acquisition or construction of a self-occupied house property shall be available if the acquisition or construction is completed within FIVE years from the end of the financial year in which capital was borrowed.

    Query: Does the above have any impact, if I rent out the under construction property ( or declare as deemed rented out) or will you I continue to enjoy tax concession for 100% of APPI and post construction Interest (post adjusting with the rent received). Pls let me know.

    • Dear Ravi,
      Happy new year wishes to you too 🙂
      How can you let-out a property which is still in under-construction stage?

  • Hi Sreekanth,

    I have taken home loan of 20lakhs in jan 2016 . My EMI is 21000 , Bank disburesed amount in stages Every month starting from feb 2016 i get a due to pay the interest only. But i set sanding instruction to debit 21000. so every month i am paying 21000 On Sep 2016 i submitted the construction complention certificate then bank disbured the final amount. but till now i get due to pay only interest ,

    Then today i asked bank to provide interest certificate ,
    It is stated that from March 2016 -Dec 2016 interest paid is 155000, (avg is around 155000/9 =17000 per month)
    from Jan 2017-March 2017 (provisional) Interest to be paid is 91000 (avg is around 91000/3 = 30000 per month)

    No amount is adjusted toward principal repayment.

    Could you please help me how i can show this to avail tax benefit.

    I also dont understand how come (provisional) Interest to be paid is 91000 and how it is calculated? When i asked bank manger he just simply replied it is system generated we dont do anything

    Another staff told my regualar EMI starts from feb 2017.

    It is confusing me now how to show this in tax declaration. could you please me ?

    Regards,
    kishore

    • Dear kishore,
      May I know your Loan tenure and current applicable rate of interest . When did the last disbursement happened?
      You can request for Amortization schedule from your banker, in which you can identify interest & principal components of your EMIs easily.

  • Hi Sreekanth,

    I had purchased the flat in October 2015 & loan for the was borrowed in November 2015. EMI against loan started from January 2016 but due to some reason i haven’t yet received the possession of the flat. Can you please let me know if i can avail tax benefit.

  • Hi Sreekanth,

    I have my home loan approved on November, 2015 and from that month I have paid pre-EMI of 9 months which is over July, 2016.
    From August, 2016 I am paying my full EMI. And i got the possession of my flat on December,2016.
    Till date, the apartment building is not fully ready but the builder completed the work of my flat for me to enter.

    Please tell me what taxes can be claimed for FY 2016-2017.

  • Hi Sreekanth,

    I purchased a flat (First time buyer) (Construction property) in March 2016 and possession will be on Jan 2017. EMI paid till now is 1,60,000/- (Apr 2016 – till now). Am I eligible for tax benefit? If so, under which column and how amount am I eligible?

    • Dear Santosh,
      Yes, you can claim the interest payments (part of your EMIs) made from Apr 16 to Mar 17 under section 24 in your income tax return form.
      The principal portion of your EMIs can be claimed under section 80c.
      Kindly note that if the property is a self-occupied one then max Rs 2 Lakh can be claimed u/s 24.
      Read: Income from house property & tax benefits on home loan.

  • Hi srikant,
    I purchased a house in greater noida.
    Booked in March 2010,loan amount 14L,
    Emi started in Oct 2010,got possession in jan2016 and registry in June 2016.till date no tax benefit received.
    Can u help me how do I calculate tax benefit in this fy

    • Dear Mr Mishra,
      As the construction period is more than 3 years , you can claim max up to Rs 30,000 as tax benefit.

      • Thanks dear srikant for your quick response.
        My problem is from when do I get home loan rebate benefit.
        Date of possession jan2016 or date of registry of property june 2016.
        Different FYs

  • Hi Sreekant,

    I have purchased a flat in Pune.Registery done in Sep2016 .
    Property is under-construction now. Wil get possesion next year.
    I had taken loan of 30L akh in this financial yr in Nov2016.
    Please correct me if my understanding is wrong.
    1) I CAN’T get tax rebate on interest this year.
    2) I CAN claim stamp duty registeration charges under section 80C.
    3)I CAN get Principal amount rebate under section 80c this year
    4)What about 50K under 80EE, can i claim for that now?

    Please correct/clarify.

    Thanks,
    Rakesh Patil

    • Dear Rakesh,
      1 – Correct.
      2 – No (as the possession is in next FY).
      3 – No. Principal repayment made during the PPI period is not eligible for tax deduction.
      4 – I believe that deduction u/s 80EE can be claimed, provided if the below criteria is met;
      First time Home Buyers can claim an additional Tax deduction of up to Rs 50,000 on home loan interest payments u/s 80EE. The below criteria has to be met for claiming tax deduction under section 80EE.

      The home loan should have been sanctioned in FY 2016-17.
      Loan amount should be less than Rs 35 Lakh.
      The value of the house should not be more than Rs 50 Lakh &
      The home buyer should not have any other existing residential house in his name.

      (The law is silent on the point that whether this Section is applicable to already constructed houses or under-construction house. In the absence of any specific instruction, it is always assumed that it is applicable to everyone i.e. it is applicable to all types of houses.

  • Hi Sreekanth, As you mentioned that we can claim interest exemption for 5 years construction period from next financial year (presently it is 3 years). I got possession in April 2016. I have paid interest INR 30k in 2012-13, 10k in 2013-14, 40k in 2014-15, 1.9 Lacs in 2015-16 & 1.5 Lacs in 2016-17.

    Please guide how should I proceed in claiming exemption. I have given you real figures.

    • Dear shekhar,
      You may kindly calculate the PPI as given in the above article and claim 1/5 th of PPI + Regular interest payments from Assessment year 2017-18 onwards.

  • Hi Sreekanth,

    Great article, please can you confirm my understanding for the deductions I will claim on this basis

    Loan Started – Oct 2015
    Possession happening now in Jan 2017
    So Prior Period Interest (PPI) = Oct 2015 to Mar 2016 – approx. 1 lacs
    AY 2017-18 Interest (Apr 2016 – Mar 2017) is approx. 3 lacs (as it will be let out and it doesn’t have the 2 lacs limit)

    Above this I am paying rent while it was in construction in same city (Mumbai) – so I’m claiming HRA from Apr 2016 – Mar 2017

    Hope my understanding is correct for claiming deduction for both interests (1 – PPI from Oct 2015-Mar 2016, 2 – current year interest of more than 2 lacs as its let out) and HRA for full financial year

    • Dear Vivek,
      Yes, you understanding is correct.
      1/5th of PPI can be claimed along with regular EMI interest payments from AY 2017-18 onwards.

  • Hi Sreekanth,

    I purchased a flat (First time buyer) (Construction property) in May 2016. I obtain an OC certificate and possession will be on Mar 2018. EMI paid till now is 2,50,000/- (June 2016 – till now). Am I eligible for tax benefit? If so, under which column and how amount am I eligible? Also I paid stamp duty and registration fee which is 3lac. Thanks in Advance.

    Thanks,
    Shrikant

    • Dear Shrikant,
      As the possession of your property has not yet happened, you can not claim tax benefits on home loan.

  • Dear Sreekanth,
    I have taken a joint home loan with my spouse (wife) for purchase of flat in June 2015. She is first applicant in the home loan. Flat is still under construction. My spouse , being house wife, I will be paying the total cost of the house. House also will be registered jointly as both of us as owners without any mention of our share in the property . Is there any guideline/rule which states that minimum % shall be mentioned in registered documents ? Now what would be income tax benefits for the housing loan taken ? The house will be put on rent. How the rent received from the house can be shared between me and my spouse in case % share in not mentioned in registered /sale deed document?
    awaiting a reply.
    regards
    Satish

    • Dear satish,
      By default the ownership ratio is considered in the ratio of 50:50, if no specific ratio has been mentioned. So, in the same ratio, both of you can claim tax benefits.
      Rental income can be shown equally in your tax returns.

  • Dear Sreekant
    I have purchased a flat in Mohali jointly with my wife and got home loan from bank for Rs 40 lakh in July 2016. The bank has given me 18 months waive off of EMI and charging only interest for the payment being made to Developer. Payments are being made to developer since July 2016 as per construction linked plan. My queries are as:
    1. Can I claim Tax benefit on the interest being paid for period between July 2016 to March 2017 .
    2. Possession of the property would be handed over on Dec 2018. Please suggest if I & my wife can claim tax benefit for pre- possession period.
    3. Please also let me know what per cent amount should be claim for Tax benefit

    Thanks & Regards

    • Dear Alkesh,
      1 – No.
      2 – If possession is to happen in FY 2018-19, then you can claim Prior period interest + regular interest from AY 2019-20 only.
      3 – By default the ratio would be 50:50, if the ownership ratio is not mentioned in the Sale deed.

  • Hi Sreekanth,
    Please find below my scenario and help me.
    Flat bought date: October, 2015
    Loan borrowed date: Feb, 2016
    Pre EMI interest paid from March 2016 to June 2016
    Actual EMI start date: July 2016
    Possession date: March 2017
    Till Feb 2017 end I will be staying in rented house.
    In march I will obtain possession letter and will start living in my new home.
    In this scenario can I claim all the below things for tax benefit?
    1. Interest paid from April 2016 to March 2017
    2. Total Principal paid during FY 2016-2017
    3. HRA paid from April 2016 to Feb 2017.
    4. Interest paid in the month of March 2016 (amount/5).

    We (I & my wife) have taken a joint loan. She was the primary applicant. If I take provisional certificate from bank then it will be on her name as loan account is linked with her saving account. She doesn’t have any income and only I am repaying the home loan back. In this case is it ok to submit provisional certificate which is on her name?

  • Can we claim both hra & principal paid in the same financial year? Hra paid from april 2016 to feb 2017 and principal paid from april 2016 to march 2017. Possession will be in march 2017. Pls clarify.

    • Dear Raghuveer ,
      In this scenario,
      PPI is for FEB & Mar 2016 which can be claimed in 5 equal installments.
      For FY 2016-17, I believe you can claim 1/5 th of installment + Regular EMIs (subject to any ceiling limit).
      If you are going to live in the same house then you cant claim both HRA & tax benefits.
      However, if you are going to live in rented house only then can claim both.

      But if the house you bought and the house you live in are in the same city, you should have a genuine reason for not living in the house that you own. The reasons could be that the house you own is too far from your workplace, or the commute is very difficult.

      You may need to provide these explanations to your employer, or the income tax authority in case there is a scrutiny of the details that you have provided.

      • Thanks Sreekanth. I will be taking possession by 1st March 2017. In this case why can’t I claim HRA (from April 16 – Feb-17) and actual principle & interest paid during FY 2016-17? Can u pls clarify?

  • Hi Sreekanth,
    I want to buy plot in a residential colony and get house constructed on the same. However, bank has initially approved only plot loan and have asked me to apply separately for construction. They say that both loans will be merged later. Also, I meet all the requirements for tax rebate on interest under Section 80EE.
    1) Can I claim tax rebate for only plot under 80 EE ?
    2) If above answer is NO, then does that mean – when I claim for rebate under 80 EE after the construction loan gets approved, can I include the interest I paid during “only plot loan” duration?
    3) If it takes say 6 months to get the construction loan approved, then can I consider these 6 months interest for PPI calculation?

    • Dear Mahima,
      1 – No.
      2 & 3 – I believe that no tax benefit can be claimed for the period before completion, unlike a home loan where interest charged during the under-construction period can be claimed in five years, post completion, subject to the overall limit.

      • Hi Sreekanth,

        Does that mean for the case “when we buy plot and get construction done”, we can claim tax rebate for interest amount only after the completion of construction. No claim possible later, for the before construction period at all?
        Why government discourages this concept of getting our own house constructed on a plot – by making such taxation rules? Isn’t this unfair?

  • Hi Sreekanth,

    I took loan for under construction house in FEB 2016. In November 2016 construction got completed. But we started paying EMI from Feb 2016 that comes under PEMI. but the Actual EMI started from Dec 1st.

    How i can show pre construction EMI details while submitting proofs. 1.) Can i Show the amount from Feb 2016 in current financial year.

    2) Can i show registration and stamp duty as well(registration done in Feb2016).

    • Dear Sravani,
      Feb & March is your PPI which can be claimed under 5 equal installments.
      So 1/5 th of PPI + regular interest payments (subject to ceiling limit) can be claimed in AY 2017-18 onwards.
      As the possession is happening in a different year than the registration year (FY), you may not be able to claim the registration expenses.

      • Hi Sreekanth, Thank you for your response.

        Ex: My Loan started from Feb 2016. The flat is in construction till Nov. Is Feb 16 to Nov 2016 EMI also come under PPI or only Feb 2016 and Mar 16?

        Can I show Apr.2016 to Nov 2016(which is still in construction period) EMI in current financial year?

          • Again thank you for your reply.

            I heard there is a additional tax benefit for first time home buyer. Can you please give more info on it. Under which section i can get additional tax benefit?

            • For this current FY 2016-2017 I am paying (paid + Payable) 1,70,000 Interest. How 1) can i show additional tax benefit of 50K.
              2) can I show 16k interest of Feb and Mar 2016 (PPI) under additional Housing Loan Interest?

              • Dear Sravani,

                This is a new proposal which has been made in Budget 2016-17. First time Home Buyers can claim an additional Tax deduction of up to Rs 50,000 on home loan interest payments u/s 80EE. The below criteria has to be met for claiming tax deduction under section 80EE.

                The home loan should have been sanctioned in FY 2016-17.
                Loan amount should be less than Rs 35 Lakh.
                The value of the house should not be more than Rs 50 Lakh &
                The home buyer should not have any other existing residential house in his name.

  • Hello,

    I bought an under construction home in September this year. I understand EMI can be shown only after i get occupation certificate. 1) Can i show registration and stamp duty this financial year and under which section ? 2) As a first time buyer how much can i claim under sec 24 B and 80EE ?

    • Dear Rohit,
      1 – Stamp duty & registration fees can be claimed under Section 80C provided you get the possession in this Financial Year.
      2 – If it is self-occupied property then Rs 2 Lakh under Section 24 & if it is Let-out then there is not threshold limit.

      First time Home Buyers can claim an additional Tax deduction of up to Rs 50,000 on home loan interest payments u/s 80EE. The below criteria has to be met for claiming tax deduction under section 80EE.

      The home loan should have been sanctioned in FY 2016-17.
      Loan amount should be less than Rs 35 Lakh.
      The value of the house should not be more than Rs 50 Lakh &
      The home buyer should not have any other existing residential house in his name.

      Kindly read: Income from house property & income tax implications!

  • Hi Sreekanth,

    I purchased a flat (First time buyer) (Construction property) in April 2016. I obtain an OC certificate and possession will be on Dec 2017. EMI paid till now is 1,50,000/- (Apr 2016 – till now). Am I eligible for tax benefit? If so, under which column and how amount am I eligible? Thanks in Advance.

    Thanks,
    Anish

    • Dear Anish ..If you are going to get the possession in Dec 2017, you can not claim tax benefits for FY 2016-17 (or AY 2017-18).

      • Thanks Sreekanth for your reply. I read below information form one article can you please clarify. Finance Act, 2016 has introduced deduction of interest payable on housing loan for first time home buyers taken from any financial institution over and above the deduction allowed under section 24b. Section 80EE has been amended for this purpose.

        The deduction is allowed only to individuals, maximum limit of deduction is Rs. 50,000 and deduction is available from financial year 2016-17 onwards.

        • Dear Anish,
          If you have taken loan in FY 2016-17, you can claim extra Rs 50,000 u/s 80EE as tax deduction (subject to meeting the said conditions).

  • Hi Sreekanth

    In March 2016 I purchased a ready to move flat in Bengaluru & by the time I got my registration & moved in it was September 2016. The loan was fully disbursed in June 2016. The interest for the full year is Rs. 310,000

    While claiming tax benefit, will it be considered from Sep16 to Mar17 or will the full year interest be considered?
    I am not worried about the principle amount as my PF & insurance

    Thanx & Regds … Deepak Kamath

  • Hi I got loan sactioned for property in May 2011…..I have got possession in April 2016…
    1. can I claim 2 lacs interest for the ay 17-18 or 30k
    2. additionally can I claim 20% of the total interest paid in the last few years for next 5 yrs

    • Dear naudy,
      I believe you can do so from AY 2017-18, as the time-period has been increased to 5 years.

  • Hi Sreekanth,

    I have availed loan on September -2016 for under construction home wherein registration(stamp duty, registry) has happened in the same month. Please let me know if I am eligible for tax exemption right from September month?

    • Dear sanjay ..If you are getting the possession of the property then YES you can claim tax benefits from AY 2017-18 onwards.

  • Dear Sir,

    I Have booked an under construction flat in Sep-2011, Recently my builder has offered me the fit-out of the flat, but OC is not yet available and it is intimated that OC will take nearly 6-8 months (i.e. next FY). In view of this can I claim EMI interest part benefit in 5 equal installment as Fit-Out is already offered to me.

    Regards,

      • Thanks Sreekanth for the reply….

        I would like to clarify that I have paid to builder & will be shifting in next month but dont have OC available right now. As per builder they have applied for it.

        Can I Claim tax rebate on EMI interest part from this financial year onwards.

        Regards,

        • Dear Nits ..If so, you can claim the tax benefits. But do follow it up with your builder to get OC soon.

  • Hello sir,

    I booked flat in 2009 Delhi NCR which is till under construction and for same not able to claim interest part for tax exemption as till date possession not received. Where as i bought one another flat in august2015 in joint with wife and first holder is wife and we got possession for same in july, 16 and we are living in this house. Now can we claim expemtion for old house also. How exemption to be counted. ?

    • Dear GAURAV,
      As the possession of the property (first one) has not yet given, you can not claim tax exemption.
      On the second one, you can claim the tax benefits.

  • Hello Sreekanth,
    Thanks for sharing the useful information. I have a question related to my second home. I repaid my first loan. I took the second home loan where first applicant is my wife. The loan is taken for under construction property on Oct 2014. I am going to get handover on Jan 2017. How can I get tax benefit and what needs to be taken care? I am not going to stay in this new property so do I need to show this as let out property from Feb 2017 to get full interest as tax benefit?

      • Hello Sreekanth,

        Thanks for your response. Is it good enough to show only 2 months rent (Feb 2017 and March 2017) without any other supported document to claim full year interest or do I need to submit any document for same that I am getting rent only for 2 months? Can you please update us about Wealth Tax.. what is that and do we need to pay the same for second home? Sorry for extended question..

  • Hi Sreekanth,

    Thanks for all the help and valuable suggestions you are providing to all of us!!!!

    My query is : I have booked a Flat which is under construction. My House Loan EMI Started from April 2016. I will get my possession & registration by Nov 2016.

    Can I claim all money paid in EMI (Principal & Interest – April’16 – March’17) in the Income Tax benefit? If yes which catogary I can claim?

    Thanks in Advance.

    Regards,
    Ranjan Thakur

      • Hello srikanth,

        I had purchased an under construction flat, by taking a home loan from Idbi bank in 2010, the first and last disbursements happened in 2010 and 2012. Due to the delay from builder I got possession in 2016sept, due to the cost escalation and increasing loan amount I went for a balance transfer to axis bank and the last payment to builder was made in sept 2016 from Axis Bank.

        The flat is vacant and not let out.
        Please let me know the IT BENIFIT I can claim for such a case

        Thanks
        Shekar

  • For a property under construction, can home loan principal repayment be claimed under section 80-C on the basis of bank home loan statement of EMI?

    Is it admissible for deduction under 80-C?

  • Dear Sir, I have one doubt, actually Govt. give subsidy on 1st time Home Purchase of Rs. 50000 which is in interest on Home loan. But I taken Home loan in IIFL but no benefit i get still a date even i purchase 1st time Home. so give me guidance what i do and what is the legal procedure to get benefit of this scheme.????

  • Dear Sreekanth Reddy garu,
    I have booked a flat in Mumbai in June 2012 and my first EMI started from July 2012. Now the housing project is completed and got Occupancy Certificate 0n 13/08/2016. Will I get income tax interest rebate benefits as the project is completed more than 3 yeats. Please help and advice me, Sir.
    with regards
    D. pandurangaiah

  • Hi Sreekanth

    I had taken home loan on Aug 2016 and registered the propery , this is my second home loan and will I get tax benefit on 2016/17 for second home loan interest part, if my house construction get complete in 2016/17 financial year

    Thanks

    Varghese

      • Hi Sreekanth

        Just want to confirm about second home benefit as income tax law had changed for FY17/18.
        Is that I can get benefit for my first home loan and second home loan ,

        2 lacs for first home loan (Principal and Interest)
        2 lacs for second home loan(Only interest or PreEMI)

        Not sure how did the clause “Remaining loss can be offset for next 8 years ” will work out

        Thanks

        Vibin

  • I booked a flat in a project in mid 2009. In April 2010, home loan EMI started. The project got delayed and it is complete now, August 2016. I havn’t taken the home loan benefits till date, neither on principal, nor interest. Please advice, how can I avail tax break on home loan. Also, is it good to close the loan account now, since I got some money to do it ? If I close the loan now, can I still get the home loan benefits, if any ?

      • Great point and a big learning for me !

        Let me explain my case, I booked a property in June 2013, got home loan sanctioned for 20 lacs. Home loan EMI started from August 2013. Now the possession is expected somewhere in July-August 2017.
        I made multiple part payments in between and now only 10 instalments of 19500 are remaining for my loan amount. Clearly my loan would get over before I get the possession of flat.

        Interest Paid so far :
        FY 2013-14:
        Interest Component: 1,13,657
        PRE EMI Interest: 11,680
        Simple Interest on Pre Payment: 1179

        FY 2014-15
        Interest Component: 1,06,062

        FY 2015-16
        Interest Component: 68,123
        Simple interest on pre-payment: 1102

        FY 2016-17 (till date)
        Interest Component: 16,911

        Could you please help me with below queries:

        1.) Based on your comments above, to get the tax benefits on interest paid so far, I need to keep the loan alive. This means I need to get the conversion done for smaller instalments and increase in loan period?

        2.) Also if I can get tax rebate on 1/5th of interest paid till March-2017, do I need to keep loan alive for 5 more years starting FY 18, i.e. till FY 2021-22 ?

        3.) Clearly If I sell this property anywhere before 2022 I will not be able to get complete tax deduction on interest amount?

        4.) What if I am not in India for any financial year during above mentioned period and I don’t have any taxable salary in India, I will just miss the 1/5th of interest tax deduction, specifically for that year?

        5.) Both Property and home loan are on my name as I was not married then. Can I get my wife’s name added (she is also working and pay taxes) to the property and home loan so that she can get the tax benefit as well? Or she can just get the tax benefit for interest paid in later period after getting her added?

        Thanks so much again for clearing many doubts !

        • Dear Tarun,
          1 – Yes (to claim tax benefits).
          2 – Yes.
          3 – Yes.
          4 – Yes (depends on your Residential Status too).
          5 – As you are sole owner of the property and you have paid the EMIs till now, so only you can claim the tax benefits. Once she is a co-owner & co-borrower then she can claim tax benefits for the later period. (Kindly check this out with a CA too).

          • Thanks for the response Sreekanth, this is really going to help a lot. Somehow I didn’t get email notification on your response, just checked it randomly and found your comment. 🙂
            Thanks again !

            • Dear Tarun ..Kindly note that you have not selected the option ‘replies to my comments’ alert when submitting your comment, hence you have not received the email-alert when I replied to your query.

  • Hi , great work Shreekant.

    I have a query related to the five year tenure for under construction properties under section 24. Will this clause be applicable to all those who purchased property prior to AY 2017-18? Would appreciate a confirmation on this please..

  • Hi sir,
    I decided to buy a under construction flat to be possessed by Dec 2018. Currently I have a personal loan of 17000/- EMI which is 6 month older. I need a home loan of 38 lakhs. But because of the high emi of the personal loan my eligibility for home loan is only 32lakhs. I don’t have money to close the PL, but I can do balance transfer to other BANK and reduce the emi by increasing the tenure but only after 12 months.
    Now my question is
    Since BANK release fund to builder in phased manner, shall I go ahead n book the home loan of 32lakhs now and as I told you after 6 month when my PL ‘ll b 12months older I can reduce the EMI to let say 10-12k, hence my home eligibility increases. In this scenario ‘ll BANK provide me additional amount required after 6 months of first disbursement.

    Please reply.

  • hii Rajneesh,
    all query’s resolution was given wonderfull and in explanatory way.
    my query is as follows
    I had taken home loan of Rs 15 laks for property A and it is self occupied means i m living in that. and paying 16 K EMI from last 5 yrs. the intrested paid in this FY is appx 1.3 lakha annumn.

    Now i want to take property B with home loan amnt appx 13-14 laks for 20 yrs.which is ready to shift but want to give on rent.

    was it help to save my income tax which is now a days appx more than 1 laks annual

  • Hello Sir,
    Thanks a lot sir for clearing the doubts i read all your articles.Some doubts are clear some are still pending sir i took underconstruction property in may 2015 got the loan in may 2015 and possession in 2016 as my loan started in may 2015 itself that mean i have to show interest from may 2015 to march 2016 under head income of house property in negative figure i.eRs. 120796/-no need for any pre construction interest in 5installment if i am wrong please correct me.Secondly what about principal amount whether i have to take from may 2015 to dec 2015 underconstruction or jan2016-marc 2016 i.e after possession or i have to show all principal amount i.e may 2015 to march 2016.

    • Dear Samina,
      If your loan starting year and possession year are same (as in your case), you can claim both Under-construction period interest (total) and regular interest payments (after possession) also under section24.
      Principal amount after taking the possession can be claimed.

  • Hi Sreekanth,

    Was filing my ITR so came across this link. Most of the questions asked in this forum seem relevant to my queries, and being answered in a crisp yet clear manner.

    Let me explain my scenario
    I took a house loan in Aug 2013, and got house possession in June 2015. However, due to interiors etc., I did not move in to the house till Mar 2016.
    Now for this financial year, house interest paid is less than 2 lakhs incase I do not claim Pre construction period interest component (1/5th). However, if I include it, total exceeds 2 lakh.
    First, should I show as Self occupied or let out, as most part of the year, it was not occupied at all.

    Second, I live in non-metro city. Going forward, can I claim both HRA and house loan interest benefit, living in rented accommodation, and letting it out, since this place is far away from my office location.

    Thanks!

  • Hello Shreekant,

    I booked an under construction property having total value around 47 lakh.
    I am planning to start home loan from August, 2016.
    I would like to know about the benefit in income tax if I choose the loan amount less than 35 lakh. is this benefit is only for this financial year??

    • Dear Narender,
      I believe that you are referring to Section 80EE.
      First time Home Buyers can claim an additional Tax deduction of up to Rs 50,000 on home loan interest payments u/s 80EE. The below criteria has to be met for claiming tax deduction under section 80EE.

      The home loan should have been sanctioned in FY 2016-17.
      Loan amount should be less than Rs 35 Lakh.
      The value of the house should not be more than Rs 50 Lakh &
      The home buyer should not have any other existing residential house in his name.

      You can claim the benefit till your loan is active status.

  • Hi Sreekanth

    I learnt that there is new section 80EE added in 2016-2017 for first time home buyers. It says deduction of 50000.

    Can you please explain a little on this, is this 50000 calculated based on total interest. Eg. If I pay interest of 245000 then under Sec 24 I get 2,00,000 & under 80EE I get 45000 ?

    Or is it like I get extra 50000 irrespective of the amount of interest paid. Also is this deduction allowed till end of the home loan payment ?

    Thanks in advance

    JJ

    • Dear JJ,
      First time Home Buyers can claim an additional Tax deduction of up to Rs 50,000 on home loan interest payments u/s 80EE. The below criteria has to be met for claiming tax deduction under section 80EE.

      The home loan should have been sanctioned in FY 2016-17.
      Loan amount should be less than Rs 35 Lakh.
      The value of the house should not be more than Rs 50 Lakh &
      The home buyer should not have any other existing residential house in his name.

      Kindly note that this incentive of Rs 50,000 would be over and above the tax deduction of Rs. 2,00,000 under Section 24 and Rs. 1,50,000 under Section 80C. The benefit of this deduction would be available till the time the repayment of the loan continues. This Deduction would be available from Financial Year 2016-17 onwards (ie AY 2017-18).

      So, If you pay interest of 245000 then under Sec 24 you can claim Rs 2,00,000 & under 80EE Rs 45000.

      • Hi,
        Can section 80 EE deduction be claimed only after possession of the property. Section 80 EE is silent on this clause. Further deduction u/s 80 C for repayment of loan seems not linked to possession of the property and deduction can be claimed immediately on paying principal amount. Pl suggest

        • Dear Manoj,
          I believe that tax benefits under sections 80c/24 can not be claimed for under-construction property. Yes, the law is silent on Section 80EE, so we can assume that if the said conditions (u.s 80EE) are met, an assessee can claim deduction u/s 80EE irrespective of whether the house is under-construction of completed

          Kindly go through this useful link, click here..
          (Clause (xviii) stated above suggests that any payment (including principal repayment of housing loan) for the purpose of purchase or construction of a residential house property the income from which is chargeable to tax under the head “Income from house property” can be considered for tax benefit under Section 80C.

          In other words, for consideration under Section 80C, the property should be capable of generating income (real or notional) which is chargeable under the head “Income from house property.” Section 22 and 23 of the Income Tax Act present the introduction to income from house property and determination of the annual value of a house property.

          When a house property is under construction, there is no likelihood of income, and hence under Section 80C there is no provision for tax rebate on account of principal repayment. Only in the year in which the construction is completed can the principal repayment be considered for tax benefit.)

  • Dear Sreekanth,
    I am a Govt. servant and filing return for the FY 2015-16.
    I am referred to your website about home loan tax rebate and found it quite explanatory and useful.
    However in my particular case I need some clarification and your expert guidance to know the limit u/s 24.

    I’ve taken a Home loan in Dec 2011 under the construction linked plan for construction of a new home in Greater Noida (Part of National Capital Region but otherwise falls in UP Municipal corporation range).
    (1) The first installment of the loan from the Financier bank was disbursed in Dec 2011 and the last installment was disbursed in Jan 2013.
    (2) The property is in my name and I got possession of the house in Nov 2015 after registry in the same month.
    (3) Although I took the possession of the new house but it has not been used by me by the reason of the fact owing to my employment, carried on at New Delhi and I have to reside at Govt. provided Quarter in New Delhi only. The house is still lying vacant.

    Now I am little confused and worried about my tax rebate limit u/s 24 (Rs. 2 Lakh or 30000/-?) and got two queries, boggling in my mind:

    (1) Should my house falls under the category, ‘Not Self Occupied Property’, so that I would avail max rebate limit of Rs. 2 Lakh u/s 24.
    (2) Should my case fall in ‘Construction completed within 3 years’? (Counting from end of the FY 2012-13 of last loan installment disbursal, i.e. Jan 2013) so that I could avail max rebate limit of Rs. 2 Lakh u/s 24.

    Please clarify the limit in my case and suggest (if possible) so that I can avail maximum tax rebate limit u/s 24 and avoid huge loss.

    Thanks
    VKJ

    • Dear VKJ,
      There are mixed opinions on whether to consider the first loan disbursal date or the last installment date.
      I believe that you can consider the last disbursement date which falls in FY 2012-13 and if so, you are eligible to claim PPI + regular interest payments as tax deduction from AY 2016-17.
      If you can consider the house as ‘let-out property’ kept vacant, you can claim 1/5 th of PPI + regular interest payments of FY 2015-16 (no ceiling limit).
      In case if you would like to declare it as Self-occupied property then maximum limit is Rs 2 Lakh.

  • Dear Sreekanthji,

    Please let me know where should I indicate in the income tax return the rent received by me on “Let out” property while also claiming deduction of interest of over Rs 2 lakhs on home loan.

    Kindly advice

    Rajeev Ranjan

  • Hi Sreekanth,

    I bought an under-construction property in February 2012 with my dad as both co-owner and co-borrower. EMI started soon after first disbursement in February 2012. The possession was given to us in November 2015.

    1. Since the possession is after 3 financial years from purchase (Feb 2012) , am assuming am eligible only for 30000 interest benefit fir current assessment year (15-16). Please advise.

    2. As my dad is co-owner and co-borrower, can he also claim 30000 as interest benefit in his taxes? Or is the amount based on ratio of ownership? Where is the ratio documented?

    3. How can I claim all the interest I have paid till date on this property?

  • Hi,

    I received the possession certificate in March 2016. My house has been lying vacant since then. For my ITR this year, should i treat my house as ‘vacant’? I will claim interest and pre-construction interest this year on my home loan, which started in October 2012.

    Basically, will I get a benefit for INR2,00,000 or actual under section 24b, depending on the status (vacant or not) of my house.

    Regards,
    S.Ghosh

    • Dear Mr Ghosh,
      It depends on how you are going to declare your house as ; either self occupied property or let-out property vacant for 1 month in FY 2015-16.
      You can claim 1st installment of PPI (2012 to Feb 2016) + Regular interest payment for Mar 2016, subject to overall aggregate limit (if you disclose it as SOP).

      • Hi
        I understand PPI is considered for the period prior to previous year in which property is acquired and constructed. If so then in this case PPI will be from 2012 to Mar 2015 (and not upto Feb2016) and interest can be claimed for full period Apr 2015 to Mar 2016 plus PPI instalment. Pl advice.

  • I purchased a ready to move in property the loan of which started in Feb 16 itself. I did not have enough funds to get the registry done so i did not pay the full amount. On July 16 all the pending payments were done and the flat was registered and the possession was taken.
    I am filing IT returns for AY 2016-17 and came across this article.
    Will the period from Feb 16 to July 16 be considered same as under construction property?
    If yes will this mean I will not be eligible for any deductions for AY 2016-17 on the Interest paid ?

    • Dear Abhinav,
      1 – Feb & March can be considered for PPI.
      2 – You can claim tax benefits from AY 2017-18. 1/5th (1st installment of feb +Mar) + regular EMI interest payments (subject to aggregate limit, if any).

  • Hey Sreekanth, Quick question. I took a home loan which was under construction. The loan was sanctioned in Aug 2011 but loan amount was paid to the builder by the bank in construction plan installments. Bank paid the last installment to the builder in April 2013. Due to delay in construction of building, I got possession of apartment in Aug 2015.
    My query is that whether I can avail pre-construction Interest which I paid from Aug-2011 to April-2015 in 5 equal installments.

  • Hello,

    Thank you for all this info.

    However I do have a query related to stamp duty and registration charges.

    I bought an under construction flat in FEB FY 15-16 but yet to get the possession. Can i claim tax exemption for stamp duty and registration fees for FY 15-16.

  • Hi Sreekanth,

    I Start construction of my house in Jan 2015 and took loan in April 2015, the house is still under constriction. till march 2016 i was repay 90% of loan. my query is. can I take interest & Principal benefit

  • Hi I am Indian and have very recently migrated to USA. Can i claim tax deduction on pre-EMI for FY 15-16 in my Indian Salary Income for tax filing purposes. Chances of me using the tax break after the registration are minimal as I wont have any income to take advantage of

  • Dear Sreekanth

    You are doing a wonderful service for the community.

    I have a question:

    1. I am current in house #A. I had earlier taken home loan for the same (2004) and have cleared it now.
    2. I have bought a second house #B in 2005 and I have rented out the same. Have Housing Loan and I am paying Rs 35K as EMI
    3. Now I have bought a flat #C. Took loan in two instalments – 25L on 30/01/2013 and 10L on 28/03/2015. I am also paying 36K as EMI. Possession of flat will be given to me in May 2016. I am getting interiors done and will move there in Oct 16.

    My Questions?
    1. Can I change my self-occupied property from #A to #C? Can we avail self-occupied property tax exemptions for different houses in different time periods?

    2. Can I avail tax exemption for interest payed for FY2015-16 (AY17) for my Flat#C? Or do I have to wait till AY18? Please clarify.

    • Dear Raghav,
      1 – If a property is Self-occupied for part of the year and Let-out for part of the year, then income from such House Property shall be calculated for the WHOLE YEAR as DEEMED LET-OUT PROPERTY only.
      2 – You can claim tax benefits from AY 2017-18.

  • Hi Srikanth..

    Thanks for the clarification you are providing.

    I want to claim 1/5 th of the interest paid against home loan during pre pocession period and my income is from salary. WHich ITR to use ?? Please advise

  • Hi Sreekanth,

    My house construction started in May 2015 and loan taken in the same month. Construction completed by October 2015 and occupied the house from November 2015. Bank given provisional interest certificate with interest which I paid Rs 108160 as pre-construction interest.

    Nov 2015 to Mar 2016, interest receivable is Rs 122097.

    My company allowed me to mention a total of 143729 = 122097 + 21632 ( 1/5th of PEMI paid).
    As per your article, I can claim whole PEMI Rs 108160/- . If yes, please let me know how I can claim in ITR1 returns. In which section I need to mention.

    Again, is it max interest cap claiming is Rs 200000/- ?
    If no, I can claim remaining Rs 86528 ( means 108160-21632).
    If yes, I can 200000-143729 = 56271

    Please suggest.

  • Hi Sreekanth,
    I have taken possession of a house on March 27, 2016. I started paying home loan EMI from October 2012. My interest on home loan for FY 2015-2016 was more than Rs. 2.00 lakhs. My PPI upto March 2015 is Rs. 6,70,000. Now I understand that I can claim 2 lakh deduction for FY 2015-2016. In order to claim the PPI also for tax deduction, can I list my house property as Let Out instead of Self Occupied?

  • Hi Sreekanth,

    Thank you for the information article.

    I have purchased under construction property on 1st July 2015 and have also taken loan in July 2015. The EMIs started from July 2015 itself. The flat / building is still under construction. I leave ( Rented Apartment ) in Mumbai and the property is located in Mira road ( Thane ) which is outside of Mumbai Munciple Corporation.

    From you article, what I have understood is that I can not claim the Rs 2,00,000 Home Loan Interest.

    But my employer considered the Home Loan Interest, Principle and Stamp Duty / Registration while Preparing my Form 16.

    Now I am in confusion whether I need to pay tax on that 200000 ( I am in 20% bracket ) or prepare the ITR as per Form 16 provided by employer.

    Please advise.

    Thanks,
    Dipraj

  • Hi,
    Thanks for writing this interesting blog and providing lot of valuable information.

    I shall be grateful if you can help me with one query:

    I have taken an under-construction property in Dec 2011. I got home loan sanctioned in June 2012 however since I paid 50% amount upfront, 1st disbursement of loan was done only in March 2013. Also, the registry of the house was done in November 2013. I got possession in June 2016.
    Can you please guide me:
    1) How to calculate “the date from which capital was borrowed” here ?
    2) In which AY shall I claim the IT rebate?

    Regards

      • Thanks.
        I confirmed with one CA and CFP today. he told me that it has to the date on either registry was done or 1st disbursement was done, that is what is considered as loan start date and we need to consider that as financial year (in my case it is 2012-2013) and count 5 years from there so my 5 years till I can utilize tax benifit is March 2018.

        Nonetheless, Thanks for your inputs.

        • Dear Anshul,
          Kindly note that the law does not explicitly state which year should be considered as the year of loan borrowal if the loan is taken across installments spread over more than one financial year.

          There are arguments favoring ‘last loan disbursal date’ too.. Since the loan can be said to have been fully disbursed only after the last installment, one could consider the year of the last installment as the loan disbursal year for the purpose of tax calculation.

  • Dear Sir

    I purchased a under construction flat in December 2014. Also I took a home loan of Rs 1 cr in the same month.
    I got possession in month of Feb 2016 and let out the property for month of March 2016.
    My prior period interest (for Dec 2014 to Mar 2015) is Rs 160,000.

    My questions are as under –
    a) For FY 15-16, since property was let out I understand I can claim the entire interest paid on loan during 15-16 as deduction. Is it correct?
    b) I can also claim 160,000/5 = 32,000 deduction for prior period interest. Pls. confirm
    c) Lastly, what shall be the annual value for my house for computation of income from house property. It was let out for only one month (for balance 11 months it cannot be said as vacant as it was under construction and possession was not there).

    Further, had I not have let out the property and kept it vacant would I have been eligible to claim entire interest on loan as deduction? I stay in another city and this is my first house property. OR I would have been subjected to 200,000 limit as it may be considered as not staying because of profession in some other city.

    Also what proof I need to show towards fact that I had actually let out the property to some tenant?

    Thanks
    nikhil

  • Dear Sreekanth
    I took a home loan of Rs 28 lacs for an apartment which was under construction. The loan was sanctioned in Aug 2011 but loan amount was paid to the builder by the bank in construction plan installments. Due to delay in construction of building, i got possession of apartment in Mar 2016. Bank paid the last installment to the builder in Jan 2016. Presently the flat is on rent since May 2016.
    Interest paid by me till date:
    2011-12: 72000
    2012-13: 233000
    2013-14: 260000
    2014-15: 254000
    2015-16: 248000
    My query is that whether i can avail Tax deduction of up to Rs 2 lacs or 2,48,000 for payment of interest on a housing loan in the financial year 2015-16 under Section 24 of the Income Tax act or am i entitled to the deduction of Rs. 30,000 only.

    • Dear Ravi,
      As the loan’s last installment has been paid in Jan 2016, I believe that you can claim Prior period interest (1st installment) + regular interest amount in AY 2016-17 ITR.

  • Hi Sreekanth,
    I am constructing a house in my own plot. I have taken a home loan for the same and have paid stamp duty to register the mortgage (land documents) in the name of the bank. The stamp duty was 14,000 and MOD charges of 5,100. Does any of these be claimed for tax benefit under 80C or any other sections?
    Please advise

    • Dear Pradeep,
      Stamp Duty and Registration Charges paid for residential house qualifies for deduction under section 80C, any expenses for paid residential plot / home loan documents registration etc., does not qualify for tax deduction under Section 80C.

  • Hello Sreekanth.

    I have taken a home loan in 2012, and I have got the possession of my flat in May 2016.
    Now when I file IT Return in in July 2016, Can I claim my previous years interest in the return I am going to fill in 2015-2016 financial year? OR since I got the possession in Apil 2016, I can claim the interest in next financial year’s IT Return ?…Please suggesa

  • Sir, i took a home loan of Rs 20 lakhs for an apartment which was under construction. The loan was sanctioned in Dec 2010 but loan amount was paid to the builder by the bank in construction plan instalments Due to delay in construction of building , i got possession of apartment in June 2015. Presently I am staying in that apartmentt. My query is that whether i can avail Tax deduction of up to Rs 2 lacs for payment of interest on a housing loan in a financial year 2015-16 under Section 24 of the Income Tax act or am i entitled to the deduction of Rs. 30,000 only.

  • Dear Sreekanth Ji,

    Thanks for sharing valuable information in systematic manner for the benefit of million people.

    My Pre Construction Period Interest and come out with (A) Rs. 75000/- for claim

    in next Five years starting whereas Interest claim for the Financial Year 2015-2016 is (B) Rs. 133000/- .

    Please guide me how and where to fill (A) & (B) in ITR 2A.

    Regards

    • Shrikant ji,
      Thanks for response.

      It’s second home loan which I am mentioning in Schedule HP and entering intrest 133000 of 2015-16.
      Should I add 75000 and 133000 to mention as Loss OR there is seperate provision to mention pre construction intrest of rs 75000.

      Also, pl tell me column of schedule HP of ITR 2A and as I hv to file THIS one.

      • Dear Kamlesh,
        Yes, you can add both together and can deduct the LOSS.
        You can disclose the income from house property in Row (2) of Part B- TI.
        Calculation can be provided (both houses) under SCHEDULE HP.

  • I have taken a loan in nov 12 and still wating for possession of flat.
    I have already crossed 3 year clause .
    can I avail 2 lac internest amt rebate as per new rule where possession period increase from 3 to 5 year.
    my expected possession is dec 16. can I show in this FY ?

  • Hello there!

    Thanks for a great article and with a lot of examples it makes easy for readers to get a few doubts cleared. However, I have a simple query and not sure If I have overlooked.

    I am working in an MNC and declaring following components:
    -25000 Rent per Month (HRA)
    -100000 LIC Policy
    -Home Loan EMI 40000 (under construction)

    Recently, I have bought an under construction flat and it is going to be over by end of next year.

    Since flat is under construction and I see a column in Investment declaration that says “Loss on house…”. All other fields beneath it talks about “Interest”.

    My question is can I claim both HRA and Home Loan (EMI) under “Loss on house…” category?

    Thanks heaps
    Dinesh

    • Dear Dinesh,
      As of now you can claim HRA (till the time you get the possession of the property).
      Kindly note that you can not claim tax benefits on home loan on an under-construction property.

  • Dear Sir,

    One clarification please. Do we need to show the pre-construction interest paid in our ITR while filing ITR now when flat is under construction ?

  • Hello,

    We dad is paying home loan interest from 3 years and also paying principal from last one year.

    Till date we didn’t claim any tax benefits on it.
    The house is in some society kind of construction, where they construct and then give the possession later

    Can we claim for tax benefits this year FY16-17 (2015-2016)?

    Please guide us in this.

    Thanks
    Suresh

  • Dear Sreekanth Reddy,
    Good morning, I have been paid interest of FY (Financial year)

    2012-13- 73,000
    2013-14- 65,000
    2014-15- 59,000
    2015-16- 54,000

    I am doing job in private university.
    I got possession in month of July 2015 of hoam loan.

    I have been shown interest of 2015-16- 54,000 when i submit document of saving in the University.

    Now I want to fill ITR in month of July 2016. How can I show previous interest (interest before possession).
    I know add old interest and divided by 5 –
    73,000+65,000+59,000= 197000/5=39,400 Rs.
    I can show 39,400 Rs previous interest in up comming interest.

    I want to tell you I do not show 39,400 Rs in FY-2015-16. I showed only interest of 2015-16- 54,000.

    I want to know- How can I take benefit of 39,400 Rs in FY 2015-16. How can I filled in e-ITR form.

    Help me.

    Thanks

  • hello sir,

    i booked under construction flat , i paid stamp duty and register the flat in 22 march 2016, my loan sanctioned on 14 may 2016 and my EMI stared on may onward , my possession of flat will be on April 2017 ,

    1) how and when i will get tax benefit
    2) i am filling income tax return for financial year 2015-2016 so can i get tax benefit
    on stamp duty

    Regards,
    Mahesh

  • Hi,
    I had got the loan sanctioned for my apartment in Jul 2013 and incurred the following interest in the following years –

    2013-2014 – 89,908
    2014-2015 – 2,69,883
    2015-2016 – 2,20686

    I took the possession of my flat in Mar 2016

    I’m going to be filing for my returns for 2015-16 by Jul 30th, 2016.
    Can I claim the 2 lakh Interest exemption ?
    I was also claiming the HRA for 2015-16. Can I go ahead and claim both since I had not moved in into the apt ?

    Regards,
    Shalini

      • Thanks. Another question, the flat that I’ve bought and the place that I’m staying in is in the same city, very close by. The flat is currently empty. Can I still go ahead and declare it as self-occupied and claim the HRA and the Home home interest deduction upto 2lakhs ?

          • Hi Sreekanth,

            Thanks for the quick response. I still have a doubt. I’ve read that if due to some valid reason, you’re not able to stay in your own house ( in my case the possession was taken only in March 2016 and my husband was out of the country for the complete year Apr 2015-Mar2016 ), you can still go ahead and claim the interest deduction and claim HRA also for the rented place.

            Can you pls clarify if in this case, I can go ahead and claim both – HRA for the rent and deduction for the Interest.

            Regards,
            Shalini

  • Hi, Thanks for this blog.

    Doubts I have for Pre period interest concepts:

    1. whats difference between completion date and possesion date of the property?, because accordingly, I have to think on 5 equal interests claim , or one-time interest claim while filing ITR now.

    2- Also, Pre-period got over on 31st march-16. Then, while filing ITR now , how am I eligible for interests EMI which started after april-16. Because u mentioned, pre-period interest + current interest. I think I can claim onñly pre-period interest for filing ITR. I am filing ITR for 15-16 FY,so all interest should be within that range date.

    Thanks for your help

    • Dear Raja,
      1 – Read: What is OC & PC?
      2 – The interest amounts of Apr 16 to Mar 17 have to be claimed in AY 2017-18 along with Prior period interest installment (subject to aggregate limit, if any).
      When was your loan issued? What is the CC Or PC date?

      • HI ,
        Thanks for rpely.

        Loan issued: 8th Jan 2016.
        Pre-period interest from 8th Jan to 31st March 2016 only.
        Completion date: 10th March 2016
        Possession date: 14th April 2016
        So, My pre-period interest need to be claimed now as I am about to file ITR for previous finalncial year.
        But I think i dont need to claim interest (EMI) from April 2016 to till now, as as per me, I should do in next year ITR filing.

        • Dear Raja,
          If both, date of loan taken and occupation date / completion date had taken place in the same Financial year (as in your case), entire interest pertaining to pre-construction period can be claimed along with regular interest in the same assessment year. There is no need to claim the prior period interest in 5 installments.

  • Hi Sreekanth,

    I purchased property and took loan in Jan 2013 (my first bank loan disbursement was in Jan’13 and agreement was in Nov 2012). The possession date is July 2016. It is more than 3 years from 31 March 2013 (FY 2014, FY 2015 and FY 2016).

    In addition, I see one clause that ther period of 3 years wll get revised to 5 years from AY 2017-18. Now for claiming benifit, I’ll be filing for PY 2016-17 and AY will be 2017-18.

    Can I claim benifit upto 2 Lakhs in this case?

    Is new rule of AY 2017-18 applicable for me or it will be for new agreements/ registrations in the year 2016/17?

    The construction of the property was done before March 2016. Shall I take completion certificate from builder as the clause says possession/ completion of construction?

    Thanks in advance.

  • Hellow.

    I have a query i have taken a loan for a house property and the possession of the said property was received in 04/06/2016 and the principal component : 289408/- ( f.y : 2015-2016) and interest component : 803072/- would the following amount are eligible for deduction u/s 80c and section 24 (b)……..if not then why ?

  • Hi Sreekant,

    I would like your views on the tax implication for the below –
    I booked a flat with a builder in Nov 2009 and got a home loan sanctioned for the same in Jan 2010. The home loan was a “”Construction Linked Plan”” loan with the first disbursement being made in Feb 2010 and the last disbursement in June 2012. I got possession of the flat in May 2016, and the registry done. The registry was done at a higher rate, as the circle rate was higher than the cost of flat(when booked). The difference in cost of flat and circle rate is 14 lacs. What would be the income tax implications on the above ? The said flat is still empty and woodwork is to be done, and will most probably be let out. The EMI for housing loan I have been paying since April 2010. What housing loan deductions can be claimed for the above ? And what would be the income tax liability on the difference in circle rate and cost of flat when booked ? Thanks in advance for the help.

  • I took home loan sanctioned on 26th Oct 2010 and took first disbursement on 17th Jan 2011. Received possession of the flat on 25th March 2016. Will I be entitled for past interest waiver paid prior to possession as per the new guideline w.e.f. 1st April 2017 for 5 years period allowed from disbursement till possession? Kindly advice as if I will be getting only 30000 home loan interest waiver it will be of no use to keep the property and let our it on rent.

  • Dear Sreekanth,

    We have a built a house and Started paying EMI of Rs 37,000 with 15 years term. Please suggest when on wards I can start pumping in additional Money to this loan account so that I will get full benefit on Income tax.

    People say try partial payment till half period (7.5 years) later its of not much benefit ?

    • Dear Narayana,
      If you have allocated / planned for sufficient savings towards your other high priority goals like Retirement, you can surely think of part-payments in the intitial years only.
      If you repay after say 10 years, by that time most of the interest burden (interest portion of your home loan) would have already been borne by you.

  • Hello,

    I have small query related to which ITR form I can fill.
    I have salary income and received possession of flat in June 2015 which was let-out in Oct 2015.

    In income tax site for AY16-17 for ITR1 form it is mentioned that “Income from One House Property (excluding cases where loss is brought forward from previous years)”, so here claiming Pre Construction amount in block of 5 year, will it be considered as “loss brought forward from previous years”. Will ITR1 still be applicable here
    or do I need to fill some other ITR.

    Please advice.
    Thanks
    Ankur

  • We have two houses between me and my husband.
    First house is Owned and loaned by him , so he claims all the loans in his Itax. Second house he is claiming 50%.
    But i m not clear for me –
    second house is first property in my name. Shall i fill in return as FIRST or as SECOND (will have to treat this as rented)
    Please clarify

  • Hi,
    My query is how to claim the pre- possession interest paid to bank while filing ITR? under which head would you show/claim this? Would request you to kindly elaborate with example.

  • Dear SR
    I am very much impressed from your artical which is written in a very understandable language that the person who won’t have the commerce background could understand it very well .
    In continuation with the pre emi my question is related to stamp duty and registration we paid can we take the tax benefit of the same in current financial year even though the property is underconstruction .
    Thanks & Regards
    Prof .Amar Pawade

    • Dear Prof Amar..I believe that one can not claim the tax benefits for an under-construction property.
      For claiming deduction, one must possess the house also i.e. Payment for under-construction is not allowed. Both payment of expenses and possession of the house must be in the same fiscal year for claiming expenses.

  • I purchased a house in 2014 October.I have taken a home loan of 1300000 for that.I m residing there since December 2014.I m paying an EMI of rupees 12650 per month.How much tax benefit I can avail during a single financial year.

  • I want to by buy second house in the name of my wife who is housewife and not earning anything to get the benefit of stamp duty available in the state. However, all payments for home loan will be done by me. Can I still claim the tax benefits applicable? Or Can I be joint owner of the flat with my wife being prime owner to claim tax benefit??

  • Hi Sreekhanth,

    I have taken an under construction property in Oct 2014, but my home loan has started in March 2016. My Possession date is in April 2017. Along with home loan i have availed home loan insurance. I am aware that i cannot add my home loan details for tax exemption untill i get possession. Could you please confirm if i can add the EMI of home loan insurance for tax exemption? If yes, should it be under which section?

    Thanks

  • Hi .. Have a query …
    So I took a loan in July 2013 , Am mulling registration any day now . The interest outgo during the period July 2013 to March 31st 2016 is around 10 lakh Rs. This years I will also pay interest of more than Rs. 2 lakh. My question is this :
    Post posssession and nregistration , how much tax can I claim , if the property , actually is neither self occupied , nor rented but vacant. Can I :
    Claim Rs. 2 Lakh ( The pre construction period interest divided by 5 ) PLUS the 2 lakh for towards this year’s ineterest , making it equal to a four Lakh deduction OR Only Two Lakh ?

  • Hi Shreekant,

    My Scenario: I have booked under construction flat few weeks back at Pre-launch (May 2015) and possession is 4 years from now (Probably 2019 1st quarter).
    Planning to take a home loan from SBI and I am confused if its best to start paying Pre-EMI from next month as per loan releases (as per construction stage) ? Its not clear if this Pre-EMI paid be considered for Tax benefits after possession ?
    Please suggest best option for this scenario to avail max. Tax benefits and to also not burn my pockets.

    • Dear Anup,
      My personal take is ‘as far as possible avoid buying under-construction properties’.
      There won’t be any income tax benefits till the time you get the possession of the property.

  • Hi Sreekanth,

    I and my wife (co-owner) booked a flat (property 1) in April 2010 and took home loan in April 2010 itself. Got the possession in April 2015. This property is vacant. I am also paying maintenance charges also.
    In September 2011 we bought another flat (property 2, ready to move in) with home loan in September 2011. Got it registered in September 2011 hence claiming the tax rebate since then. This property is self occupied.
    Clarification required on
    1. Can we claim tax rebate for the property 1. If yes how.?
    2.any tax benefit regarding maintenance charges I am paying.
    3. Any tax benefit regarding the amount paid for registration of the property 1.

    Many thanks in advance….

    • Dear Tarun,
      1 – I believe you may declare it as a Let out property which is kept vacant for whole year and claim tax deductions. There won’t be any ceiling limit for tax deduction on interest payments u/s 24.
      2 – You may not be eligible to claim maintenance charges as the property is vacant.
      3 – The possession of the property & registration have to happen in the same fiscal year to claim the benefit.

  • HI Team, i have purchased an under constrution prpty in 2010 and the same year also got a loan of 33,5000. now i have been paying pre-emi till date. 90% is gone. i am getting the pre-emi changed to emi now, although i am late as i was not aware at all that it can be changed. cani start claiming the pre-emi interest along with emi interest from this year. pssession is still not done though and will be delayed for another year i guess. is there any clause that we have to take tax rebate for pre -emi within 5 years of loan sanctioned date and possession. in that case i will not get possesion wihtin 5 years as it will be extened by one more year. any advise how can iclaim pre-emi this year itself

  • Hi Shreekanth,

    I and my wife(she is also in service)( both co-owners & co-Borrowers) bought an under-construction flat and will soon register in May 2016. We applied for home loan of HDFC and got the loan sanctioned on 10 May, 2016. Our EMI will start from june 2016. We will take possession of the flat on June 2017 and at that time will obtain the possession letter from the builder. We both are first time home buyer, loan amount is 34.5 lakhs and cost of home is 43.5 lakhs.

    Questions:
    1) Can we claim deduction for the principal and interest amount paid (for the FY 2016-2017 or the AY 2017-2018)? If yes, to what extent (amount) the deduction on principal and interest will be available and from which period onwards?

    2) Can we claim deduction for the registration amount paid in May 2016 (for the FY 2016-2017 or the AY 2017-2018)?

    3) we both are in service,can we both get interest deductions upto Rs.200000 per head i.e.(200000 for me & 2000000 for my wife,thus total 200000+2000000=400000 in the financial year 2016-2017 or after possession?

    4)if we are paying interest for under construction property,then this interest amount will be divided by 5 installments after possession,then its one installment will be added to the 200000 limit or not..?

    4) Please guide me on the best way by which we can claim maximum possible deductions for the FY 2016-2017 or the AY 2017-2018?

  • Hi Shreekanth,

    I booked a property in September 2011. I took a loan by September 2012, which was approved on Nov 2012. I got “offer of possession and final demand from builder on Nov 2014 for possession of property by March 2015. I made all final payments as per their final demand, but they dint handover the flat yet as the external amenities got delayed and I’m getting handover next week only. But the land ( UDS ) was registered in my name by 2014 itself by the builder. If I get the handover next week ie. May 2016 ,then will I be eligible for IT exemption under 80 EE for the limit of Rs.2,000,00 / annum or will I be eligible for only 30 K / annum ?

    *I got loan approved in Nov 2012 and first disbursement was made in Dec 2012.
    * Handover got exceeded more than 3 financial years. 2013-14, 2014-15 and 2015-16. I’m getting my home in 2016-17 only.

    Need your clarification on the same. Thanks in Advance.

  • Hi Shreekanth,

    Scenario:
    I bought an under-construction flat and registered it on Dec 2015. I applied for home loan and got the loan sanctioned on 15 March, 2016. My EMI started from April 2016. I will take possession of the flat on June 2016 and at that time will obtain the possession letter from the builder. I am a first time home buyer, loan amount is 21 lakhs and cost of home is 32 lakhs.

    Questions:
    1) Can I claim deduction for the principal and interest amount paid (for the FY 2016-2017 or the AY 2017-2018)? If yes, to what extent (amount) the deduction on principal and interest will be available and from which period onwards?

    2) Can I claim deduction for the registration amount paid in Dec 2015 (for the FY 2016-2017 or the AY 2017-2018)?

    3) Please guide me on the best way by which I can claim maximum possible deductions for the FY 2016-2017 or the AY 2017-2018?

    Many thanks in advance…!

    Mahesh

      • Dear Shreekanth,

        It is a self occupied property. What would be the tax implications. Please advice.

        Thanks,
        Mahesh

          • Alright… Got it. Thank you so much Sreekanth. Now things are pretty clear.

            Just one quick question, regarding the registration amount (around Rs.1.50 lakhs) which I had paid on December 2015. Can I claim it for deduction while filing income tax return for FY 2015-2016 (AS 2016-2017)?
            If yes, 1) what would be procedure and under which head/section can i put the registration amount for deduction while filing the ITR -1 form?
            2) My employer has deducted TDS of around Rs.6000/- for FY 2015-2016. Can I get refund after tax filing by showing the registration amount as deduction?

            Thanks in advance!

            Best Regards,
            Mahesh

            • Dear Mahesh,
              As mentioned in my previous comments, kindly note that the registration & possession have to happen in the same Financial Year for claiming the registration charges under section 80c.

  • Hi Shreekanth,

    I purchased one apartment in Feb-2015 and started paying the EMI from April-2015.

    In Mar-2016, i completed the registration of my apartment. But still i have not yet received the OC or possession letter from the builder, it may take another few months.People have already started occupying the residency without receiving OC since the building is 95% complete with few finishing works to complete.

    In this case, am i eligible for tax exemption. if yes, am i also eligible for tax exemption on the amount paid for registration.

    Regards
    Ahsan

    • Dear Ahsan,
      To claim registration expenses u/s 80c, the registration date & possession date should fall in the same Financial year.
      One has to take the possession of property (get oc/PC) and then only can claim tax benefits.

  • Hello Sir,

    My query is related to claim tax benefit for principal amount being paid before the actual possession of the flat. One of my cousin told me that he has been claiming tax benefits for principal amount being paid before the actual possession of the flat.

    However, I’m not able to find any such clause or information which enables one to claim tax benefit for principal amount paid before the possession.

    kindly see if you can share some information on this,

    Thank you in advance,
    Neeraj

  • Hi Sreekanth,
    A really good Article with deep insights on how taxes are calculated
    I bought my property and registered the same in Dec-2013, First EMI deducted since Jan 2014
    Builder has handed the allotment letter and house keys this week April 2016
    Total Interest component was 4500- FY 2013-2014
    1,21,00-FY 2014-2015
    1,40,00-FY 2015-2016

    My Employer (TCS) gives me benefit for Principal amount which was quite a meager amount till now
    Few questions
    1.Can I Claim PPI now , if yes then what will be the amount
    2.Post allotment letter received , does this needs to be submitted to bank.. so that Interest component reduces

    • Dear rakesh,
      1 – Yes you can claim the first instalment of PPI + Regular interest component of EMI (subject to aggregate limit if applicable) from FY 2016-17 or AY 2017-18, as you got the possession of the property in FY 2016-17.
      2 – I could not get you. The interest component in EMIs would be high during the first few years of your loan tenure.

  • I had purchased two under construction property in 2013 costing Rs.23 Lakhs and Rs.27 Lakhs respectively. I am paying pre-emi on both till now as their construction period has extended and shall be completed by 2017 December. Now the bank is not ready to convert my pre-emi into EMI as it is construction linked plan. Now, kindly help me how and When can I apply for tax benefits for the pre-emi’s i have paid and would be paying till 2017.

  • I have in possession a property for which I have been claiming INR 2 Lacs as deduction each year for the last 2 years. However this year I want to show the same as deemed to be let out. Can I claim deduction for all the interest portion (i.e. preconstruction + post construction) minus 4 Lacs as I am declaring it as deemed to be let out in year 3 and also due to the fact that the property is located in Noida and I am staying in Delhi due to my job requirements. The unutilized portion of the interest is much higher than INR 2 Lacs till the end of the current financial year if all added together.

    • Dear Mr Singh,
      If you are letting it out then you can claim the tax benefits as mentioned. But kindly note that you have to add the rental income too when calculating the ‘income from house property’..

  • sir just now I have booked a 3 bhk flate which is under construction and taken 20 lakhs loan from SBI in the last week of March 2016 and got this property registered in the my name. How can I claim tax benefits on interest + principal amount to be paid from April 2016 on wards. the ratio of principal + interested to be paid is approx. 11000 + 9500.00.

  • Hi Sreekanth,

    I got home loan from Jan 2013 and my flat got registered now in April 04, 2016 . As per new rule for tax benefit – Can I claim for interest up to 2.5 Lac or it will 2 Lac only . This is my first home but since home loan took 3 years ago so bit confuse

    Thx in advance….

  • I took home loan in June 2011 and got the possession in July 2015. If I am correct the per-emi period for me would be from June 2011 to Mar 2015. So I can claim the tax benefit by dividing the total interest paid during this time in 5 equal installments. Can I also claim 30000 as the possession happened after 4 years of taking loan?

    If yes, then the total interest would be 30000 + total interest paid from June 2011 to Mar 2015 in 5 equal installments.

    Am I correct or can I only claim either 30000 or total interest paid from June 2011 to Mar 2015 in 5 equal installments.

    Please suggest.

  • Hi Shreekant,

    How to calculate pre-emi? what all documents are required to know this? can u pls help me here?

    We took a flat – possession in Aug-2015. Started pre-emi from Dec-2014. Loan amt -30L. I would like to claim the pre-emi. Pls help me understand in this.

    Thanks,
    Priya

    • Dear Priya,
      You need just loan statement for the respective Financial years to calculate Prior Period Interest.
      FY 2014-15, from Dec 2014 to Mar 2015 is your Prior period. The interest amount paid during this period can be claimed in 5 installments (subject to overall limits).
      FY 2015-16, from Apr 2015 to Mar 2016 – You can claim 1st PPI installment + Regular EMIs.
      Also read: Income form House property & Home loan tax benefits.

  • Hi Shreekant,

    First of all, thanks for the explanation on the subject in detail. I just have one point to get clarified, request your help on it.

    I purchased a under-construction house in Feb 2012 and applied for a home loan in March 2012. The home loan was sanctioned in April 2012 but the first payment released to the builder was in May 2012.

    “Existing rule : To claim tax benefits on home loan of a Self-occupied Property, the construction has to be completed within 3 years from the end of the Financial Year in which the capital (home loan) borrowed.”

    New Rule from FY 2016-2017: Increased to 5 years.

    As per existing rule and revised rule, what would be the last month & year, I should get the Possession of the house for me to claim 2,000,00 (if house is self-occupied) ?

    Also if not self-occupied but vacant, and staying in a rented place, how much interest can be claimed, is it 2,000,00 or no limit ?

    Thanks in advance,
    Shyju
    As per the existing rule, for claiming benefit of Sec 24(B), where it says,

  • Hi Sreekanth,
    Thanks a lot for such detailed articles to make us understand on taxation and process of claiming tax benefits. Let me come to my query
    1. I’ve one property (SOP) for which i’m claiming tax savings under 80C for Principal repayment and 24 for interest.
    2. I also have another property for which the loan got approved in April 2013. I’ve been paying EMI (Principal +Interest) which i’m going to get registered in August 2016 which i’m planning to let out.

    Queries
    1. Can i claim interest paid from April 2013 to March 2016 in next subsequent years along with interest which i’m paying currently for SOP property?
    2. If yes on point 1, is there any limit on the interest amount that i can claim for House 1 plus House 2?
    3. Can i claim House 1 (Principal + Interest) + House 2 (Principal +Interest) for FY 2016-17 assuming that both principal amounts under 80C with 1.5 L limit?
    4. Can i also claim registration for House 2 under 80C if i still have eligibility for 80C of 1.5L?

    Thanks in Advance.

      • Thanks a lot for quick response. on Point 4 yes. Can i claim under 80C for House 2 (LOP)?

        • Dear Sitar,
          Yes, but kindly note the below conditions;
          For claiming deduction, you must possess the house also i.e. Payment for under-construction is not allowed. In simple words both payment of expenses and possession of the house must be in the same fiscal year for claiming expenses.
          Deductions can only be claim, if expenses are for new residential house property for self and not for a resold property.
          Joint owner can individually claim deduction of the expenses in the proportion they share the house property up to Rs.1.5 lakhs each under section.

  • Hello Sir,

    I have taken home loan in July 2010 for under construction flat. As per the builder this should be completed by Dec 2013 but it took more time and this is completed in Oct 2015. I have taken possession in Nov 2015 and registry done in March 2016. I haven’t claimed any tax benefit so far. Now everything is done like possession and registry. Could you please suggest if I am eligible for tax benefit for my last five years interest paid on my home loan? If yes, then how can I claim?

    Thanks,

    • Dear Pradeep..Is this a self-occupied property? If so, to claim Prior period interest the construction should have been completed within 3 years. You can now claim tax deduction of up to Rs 30,000 only.

      • Sreekanth,

        With the change possession completion duration upto 5 years, can actual interest be claimed from next financial year or it will remain 30k only.

  • Hello Sir,

    Could you kindly help me on Tax declaration for 2016-2017.

    I am starting my Home Loan EMI of Rs. 29000 from this month. The property is under construction and I will be getting Procession only in ths September.
    Could you kindly help me with the details , I can fill in for home loan principal/interest fields.

    Thank You

  • Hi Shreekant,
    I hv one query regarding Budget announcement of 80EE *Additional 50,000 for New home buyer)deduction.Suppose i want to purchase a home in F.Y.2016-17 (7 apr 2016-Registry date) and loan disbursement takes place on 2 Apr 2016 but its sanction has been given by bank in 29 Feb 2016 in this case can i take the benefit of 80EE(Rs 50,000)…pls guide me ASAP.
    Thanks

  • Sir,

    I wish to ask the following query. I was allotted a residential flat in 2010 by the Greater Noida Authority, against which I had taken home loan of Rs.13 lakh. In the year, 2013, I was informed that my flat, which was allotted in 2010, has been cancelled and against this flat, I have been allotted a new flat in another location/sector in Greater Noida. I must mention here that I did not transfer the loan against the property. The loan is till date running against my old flat, allotted in 2010.

    The possession of the new allotted flat (allotted in 2013) will be handed over to me in the current year, i.e. 2016. Mine is not the only case. There are more than 500 allottees who are sailing in the same boat.

    My specific query is :

    1. whether I will get tax benefits for the loan which I took in the year 2010,

    2. And if so, whether I will be able to get the tax benefit for the whole period of 5+ years,

    3. Whether my loan will be treated as started in the year 2013, since TECHNICALLY I was allotted a flat 2013 and its possession will be handed over in 2016, so technically the flat will be given to me in 3 years’s period, that is there to get the interest rebated paid against the home loan.

    I would request you to kindly guide me/us in the matter. Your expertise will help a lot of persons stuck in the same situation.

    Thank you very much in advance for your response,

    RK

    • Dear RK,
      Very tricky situation indeed…
      The home loan taken on the property is actually not owned by you. May I know the reason for not informing to your banker? Ideally, you should have informed your banker.

      • Dear Sir,

        First of all thank you very much for considering my query. Actually, it was not intentional on my part to not to inform the bank. In fact, I wanted to inform the bank about this and I did consult the Agent through which I had taken the loan who suggested me that as long as I am re-paying the Home loan, there is no need to inform the bank.

        In addition, I was asked by the Greater Noida Authority to pay on instalments a sum of Rs.4 lakh against the new allotted flat in 2013 as the area of this flat was a little bit on higher side. Since I could pay the instalments on my own, I also thought that once I will get the possession of the flat, I will inform the bank accordingly.

        Keeping this in view, you are requested to guide me, for which I shall be grateful to you.

        RK

  • Hi Shreekanth,

    I have got “offer for possession” letter for my flat in Jan 2016. I have also made the final disbursements to the builder. But due to some issues I don’t think the final registry of my flat can be done by March 2016!

    Please clarify,
    1. whether the “offer for possession” letter by the builder (and documents supporting entire due cleared) will be considered as a proof for my housing loan interest tax exemption for the year 2015-16?
    2. Also, since the offer for possession letter came in January, do I take interest tax exemption on the entire 2 lac amount for 2015-16 or do I need to go through the PPI route?
    3. Can I tax exemption benefits both on HRA as residing in rented house in another city & paying EMI on housing property in different state or city in my name ?

    The loan amount is 18 lacs and the final possession is being offered within 3 years.

    Request a clarity on the proof documents required and tax exemption both on HRA & interest on housing property.

    Thanks!

  • Hi Sreekanth. This is Ram from Hyderabad. I would be really grateful if you can solve my confusion

    I have taken a loan for 34 Lakhs — HDFC bank gave Loan sanction letter dated March 3rd 2016
    However, after legal checks and all now I decided to have Final Disbursement on April 1st 2016 and get the registration done on April 2nd 2016.

    As per the new rule in Budget, will I be eligible for another 50k tax deduction considering I am taking disbursement and doing registration in April 16 or will I not be eligible

    • Dear Ram..As the loan is sanctioned in FY 2015-16, I doubt if you would be eligible for new & additional deduction.

      “First time Home Buyers can claim an additional Tax deduction of up to Rs 50,000 on home loan interest payments u/s 80EE. The below criteria has to be met for claiming tax deduction under section 80EE.

      The home loan should have been sanctioned in FY 2016-17.
      Loan amount should be less than Rs 35 Lakh.
      The value of the house should not be more than Rs 50 Lakh &
      The home buyer should not have any other existing residential house in his name.”

  • i have take construction loan for extended of build premises . so i will take loan on my name and second name is my father. and property on my father name who is eligible for take tax benefit

  • Hi Shreekanth ,

    As i finalized a flat i pay only booking amount , and apply for home loan in SBI.
    Is there is any advantage of taking loan in April 2016 rather than March 2016.

    please suggest

    • Dear Kapil,
      If you take loan in FY 16-17, you can claim an additional tax deduction under section 80EE.
      This is a new proposal which has been made in Budget 2016-17. First time Home Buyers can claim an additional Tax deduction of up to Rs 50,000 on home loan interest payments u/s 80EE. The below criteria has to be met for claiming tax deduction under section 80EE.

      The home loan should have been sanctioned in FY 2016-17.
      Loan amount should be less than Rs 35 Lakh.
      The value of the house should not be more than Rs 50 Lakh &
      The home buyer should not have any other existing residential house in his name.

      Also, kindly read: MCLR, new base rate system w.e.f April 2016..Details..

  • Hello,
    I have a house (50% share with my husband) and pre-construction interest (3lakh) between is there till March 2014. I am studying now and had no income in 2014 (no rental income also as the flat was under-construction). How do I factor this Pre-construction interest, 60k each year for 5 years, even though I have no income in 2014 OR 75k for 4 years from the time rent starts flowing.
    Please help so that I can file my IT returns.
    Thank you

      • Hello Sreekanth,
        My husband has claimed tax benefit up to 50% of pre-construction interest (i.e. total was 6 lakh, on this he claimed 20% of 50% of 6 lakhs = 60k) in 2014 as he had income in India in 2014. Now he is NRI and again with no income in India (apart from rentals which flow in from Apr 2015).
        Please suggest how should I file my 2014 IT returns

        • Dear Choudhuri,
          Both of you can claim the PPI + regular EMI as tax deductions and deduct from the ‘rental income’, while filing your respective ITRs.
          Kindly go through the referred article in my previous comment.

          • Hello Shreekanth,
            My problem is that I have absolutely ZERO income in 2014-15, so there is no point in claiming Pre-construction interest (60k = 20% of 50% of 6lakh) in this year. Can I instead claim in next 4 years an amount of 75K (=25% of 50% of 6lakh) ?
            Thanks, awaiting your reply urgently as I still need to file my IT return.

  • I have purchase a home in 2006 , last 10 year I paid only pre interest Rs.711200. i have got possession in Sept 2015. How can i take rebate of Rs.711200

    • Dear jayant,
      As the construction period is more than 3 years (assuming your property is a Self-occupied one), you can claim interest payments as tax deduction up to the extent of Rs 30,000 only.

  • Hi Sreekanth,

    I have sold my 1st flat after 5 years & planning to close the home loan for my second flat ( loan balance 1350000) I don’t see much tax benifits . Now I’m in dilemma whether to close the home loan or invest the money in equity/MF/ FD etc. One way I think if I close the loan I will be free from Emi & the same amount I can invest in MF via SIP every month. What is wise, whether to close the home loan ? Or invest in equity MF

    • Dear BRN,
      Have you already allocated sufficient savings out of your disposable income towards your other high priority goals? like retirement, kid’s education (if applicable) etc?
      If not, suggest you to continue with the EMIs and invest this money for long-term goals.

  • In this budget additional 50K benefit is proposed of home loans < 35L taken after 1st Apr-16 for house value <50L.

    Q1. Does house value means Agreement value as written in Index 2 & agreement . ? or with Stamp duty & Taxes ?
    Q2. If property is under construction and ongoing loan is shifted to other bank starting say May-16 this deduction is applicable ?

  • Hi Shreekanth,

    If the house is not constructed within five years as per new ammendments. Then only the Prior period interest exemption is waived off or even the running interest cost post possession date will also be waived off?

  • Dear Sreekanth,

    I have taken a loan from SBI for buying a under construction flat. The loan account (OD account) was setup in April 2015. The first disbursement was in Aug 2015 and first EMI was Sep 2015. Since the loan was taken in FY 2015-2016 does the 3 year rule apply ? So if the flat is registered by FY 2018-19 I can claim benefit for PPI, Interest (under sec 24) & Principal (under sec 80C) after registration

    Nithin

  • DEAR SREEKANTH JI,

    STILL WAITING FOR YOUR REPLY?
    YOUR REPLY SHALL BE OF GREAT HELP.

    REGARDS

    ANIL BANSAL

  • DEAR SREEKANTH,
    THANKS FOR YOUR REPLY. MY QUERY IS STILL NOT FULLY ANSWERED:

    TOOK LOAN FOR BUILDER FLAT IN AUG,10. EMI ENDING IN JULY,16. POSSESION OFFER FROM BUILDER RECD IN OCT,15. THOUGH STAMP DUTY FOR REGN ALSO PAID TO BUILDER IN OCT,15 ITSELF, REGISTRY IS YET TO BE DONE.
    PROPERTY IS NOT SELF OCCUPIED. GETTING WOODWORK AND OTHER FINISHING WORKS DONE AFTER GETTING FLAT IN OCT,2015.
    PLANNED TO GIVE FLAT ON RENT FROM APRIL,16. HOW CAN I CLAIM INCOME TAX REBATE ON LOAN INTEREST ACCRUED FROM 10-11 ONWARDS.
    PROPERTY IN JOINT NAME, LOAN ALSO TAKEN IN JOINT NAME.
    YOUR REPLY WILL HELP ME IMMENSELY.

    Regards

    • The period of 3 years or 5 years (2017-18 AY onwards) during which house has to be completed/constructed is counted from the end of the FY in which capital was borrowed. If the capital was borrowed in 4-5 tranches as is the case of a construction linked plan spreading over 2-3 financial years. So in this case period of 3 years/5 years will count from end of First financial year in which borrowing was made or the last FY.

  • I am applying for a housing loan in March, 2016 and will get processed immediately. The first disbursal will happen in April,2016. So will the 3 year period start from 2016-17 or 2015-16?

  • DEAR SREEKANTH,
    TOOK LOAN FOR BUILDER FLAT IN AUG,10. EMI ENDING IN JULY,16. POSSESION OFFER FROM BUILDER RECD IN OCT,15. THOUGH STAMP DUTY FOR REGN ALSO PAID TO BUILDER IN OCT,15 ITSELF, REGISTRY IS YET TO BE DONE. FLAT SHALL BE ON RENT FROM APRIL,16. HOW CAN I CLAIM TAX REBATE ON LOAN INTEREST ACCRUED FROM 10-11. PROPERTY IN JOINT NAME, LOAN ALSO TAKEN IN JOINT NAME.

    REGARDS
    ANIL

      • Dear Sh SREEKANTH,

        PERHAPS MY QUERY IS NOT UNDERSTOOD. I CLARIFY:

        PROPERTY is not self occupied.
        Got possession only in OCT,15. Getting woodwork,etc done after that.
        Planned to rent from April,16.
        Regisrty for flat not done though stamp duty draft paid to builder in Oct15 for Registration.
        I booked flat in 2010 and took loan and EMI started in AUG10 and ending in JULY16.
        CAN I CLAIM ANY LOAN INEREST REBATE IN INCOME TAX IN CURRENT FINANCIAL YEAR.
        Regards

  • Hi Shreekant,

    can you please help in understanding following clause in detail:
    This amendment will take effect from 1st day of April, 2017 and will, accordingly apply in relation to assessment year 2017-2018 and subsequent years.

    It says that the amendment will take effort from 1st day of April 2017. Does that mean we have to wait for one more year to get benefited from this change?

    I took loan in January 2013 and will be getting possession around July 2016. In this case, I will be getting possession after completion of 3 financial years from the financial year when loan is taken. Now while filing return for 2016-2017, can I claim benefit of prior period interest or I will have to declare property as let out for getting that benefit.

    Thanks
    Manish

    • Dear Manish,
      Yes. It means that this new amendment is applicable when you file your ITR in 2017 (for AY2017-18).
      This AY 2016-17, you can not claim the tax benefits as the three year rule is applicable for AY 2016-17 and you are getting the possession only in July 2016, which is beyond the THREE year limit.

      • dear sreekanth and manish,
        loan taken in jan 2013.
        pposession jul 2016.
        construction to be completed within 3 years from the end of the finanacial year. so in this scenario , 3 years from the end of . f.y. 13-14
        so, fy 14-15 15-16 16-17. which is within three year limit. in this scenario, time limit for posession is mar 2017.
        so mr manish b relax
        regards,
        bijaya email : [email protected]

        • Dear Bijaya,
          Thank you for sharing your views.
          But from the end of FY 2012-13 + 3 years it would be till MAR 2016 only right, If Manish gets the possession in Jul 2016, it would be FY 2016-17 (beyond the three year limit). (or) Am I missing something here??

        • Jan 2013 falls in FY2012-13 & not FY13-14 as mentioned by you. Hence the 3 year period ends in March 2016

      • Actually 2017-18 is the AY. But if possession is in 2016-17 (FY) as is in your case. 5 year period is allowed from 01.04.2016 onwards (FY). so in July 2016 only 3 years and 6 months shall have been completed (< 5 years) hence you become eligible.

      • Just to reframe my quesion:
        I took loan in January 2013 and will be getting possession around July 2016. In this case, I will be getting possession after completion of 3 financial years from the financial year when loan is taken. Now while filing return for AY 2017-2018, can I claim benefit of prior period interest or I will have to declare property as let out for getting that benefit.

        Also if I declare my property as Let Out, can I claim benefit of principal repayment as well?

  • Hi Shreekant,

    I have got “offer for possession” letter for my flat in Feb 2016. I have also made the final disbursements to the builder. But due to some issues I don’t think the final registry of my flat can be done by March 2016!

    Please clarify,
    1. whether the “offer for possession” letter by the builder (and documents supporting entire due cleared) will be considered as a proof for my housing loan interest tax exemption for the year 2015-16?
    2. Also, since the offer for possession letter came in february, do I take interest tax exemption on the entire 2 lac amount for 2015-16 or do I need to go through the PPI route?

    The loan amount is 45 lacs and the final possession is being offered within 3 years.

    Request a clarity on the proof documents required as the brokers are armtwisting and demanding huse sum of money to “somehow get the registry done in March 2016 itself!

    Thanks!

  • Hi Sreekanth,

    I found your article very informative and useful. Thanks a lot for this.

    I have been looking for some information on home loan interest. I bought an under construction property in May 2014 valuing 58L. Though it was supposed to be completed by Dec 2015 as promised earlier, Land owner isn’t ready for registration of the property yet as he bought the land in 2013(Less than 3 years until June 2016)and is trying to save on capital gain. I believe I cannot avail any tax exemption this year due to this.

    Can you please help me understand the extent of loss that I would incur due to this delay in registration(in June 2016) and is there anything that I can come to an agreement to with the owner to reduce this loss.

    Also , in case I try and get the property registered by this March 2016, can I avail tax exemption on home loan interest while filling returns for this year itself(financial year 2015-2016).

    Thanks in advance.

    • Dear Shweta,
      If you get the property registered in mar2016 and take the possession of the house, you can avail Prior period interest + Regular EMI (interest portion) u/s 24b (subject to aggregate limits)
      In case if you take the possession in FY 2016-17, then you can claim tax benefits from FY 2016-17 only.

  • Hi Sreekanth,

    Nice article , I have a query , it would be glad to hear from you.

    I have bought a house in November 2013 but still the House is in under construction and am paying the Home Loan EMI since Nov 2013. How can i claim the tax benefit for the same as I have been paying the Interest and Principal amount for the same.

    Regards,
    Sachin Gogri

  • Hi Sreekanth,

    I am planning to take home loan for a property which is in my Grand-mother’s name and she is no more. So SBI said that my father and me can take jointly and the emi will be deducted from my account. In which case I can avail the benefits under income tax. How true is it?