Filing income tax returns (ITR) can often seem like navigating through a maze of financial jargon and legal terms. One important aspect of this process, especially for those who own property or are paying a home loan, is understanding Section 24 of the Income Tax Act. This section offers significant tax benefits related to interest paid on home loans, and grasping its intricacies can lead to substantial savings.
What is Section 24?
Section 24 of the Income Tax Act pertains to deductions available on the interest paid on home loans. It falls under the broader head of “Income from House Property.” Essentially, this section allows taxpayers to deduct the interest component of their home loan from their taxable income, thereby reducing their overall tax liability.
Key Features of Section 24
1.Interest Deduction on Home Loans:
- For a self-occupied property, the maximum deduction allowed under Section 24 is ₹2 lakh per annum.
- If the property is let out (rented), there is no upper limit on the deduction for interest paid, although certain conditions apply.
2. Pre-construction Interest:
- Interest paid during the pre-construction period can also be claimed as a deduction. This amount can be claimed in five equal installments starting from the year in which the construction is completed or the property is acquired.
3. Conditions for Claiming Deductions:
- The home loan must be taken for the purpose of purchase, construction, repair, renewal, or reconstruction of a residential property.
- For self-occupied property, the construction or purchase must be completed within five years from the end of the financial year in which the loan was taken. If the completion takes longer, the maximum deduction is reduced to ₹30,000.
How to Claim Deductions Under Section 24
1.Self-Occupied Property:
- When filing your ITR, under the head “Income from House Property,” declare your property as self-occupied.
- Enter the interest paid on the home loan in the appropriate section to claim your deduction, ensuring it does not exceed ₹2 lakh (or ₹30,000 if the construction period exceeds five years).
2.Let-Out Property:
- For let-out property, declare the rental income received.
- Deduct the full interest paid on the home loan from the rental income.
- If the interest paid exceeds the rental income, resulting in a loss, this loss can be adjusted against other heads of income, subject to certain limits.
3.Pre-Construction Interest:
- Calculate the total pre-construction interest paid.
- Divide this amount by five and claim this portion each year for five years, starting from the year of completion or acquisition.
Practical Example
Let’s consider an example to illustrate how Section 24 works:
1.Self-Occupied Property:
- Suppose you have taken a home loan and are paying ₹2.5 lakh as interest annually. Since the property is self-occupied, you can claim a maximum deduction of ₹2 lakh, thereby reducing your taxable income by this amount.
2.Let-Out Property:
- If the same property is let out and you receive ₹3 lakh as annual rental income, you can deduct the entire ₹2.5 lakh interest paid. The taxable income from the property would then be ₹50,000 (₹3 lakh – ₹2.5 lakh).
Understanding Section 24 for Let-Out Properties
When it comes to claiming deductions under Section 24 for let-out properties, the benefits are even more significant compared to self-occupied properties. For those who rent out their residential properties, Section 24 allows for greater flexibility and larger deductions, which can lead to substantial tax savings. Here’s a deeper dive into how Section 24 works for let-out properties.
Let-Out Property Defined
A let-out property is any residential property that you rent out and earn income from. Unlike a self-occupied property, where you live in the house, a let-out property is used to generate rental income. Even if the property is not physically rented but is available for rent, it can still be classified as “deemed to be let out” for tax purposes. This classification is key to understanding how tax deductions work under Section 24.
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