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I Need To File My 2012 Federal Taxes

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I Need To File My 2012 Federal Taxes

I need to file my 2012 federal taxes 4. I need to file my 2012 federal taxes   Limit on Elective Deferrals Table of Contents Excess elective deferrals. I need to file my 2012 federal taxes General Limit 15-Year RuleYears of Service Figuring the Limit on Elective DeferralsExample The second and final component of MAC is the limit on elective deferrals. I need to file my 2012 federal taxes This is a limit on the amount of contributions that can be made to your account through a salary reduction agreement. I need to file my 2012 federal taxes A salary reduction agreement is an agreement between you and your employer that allows for a portion of your compensation to be directly invested in a 403(b) account on your behalf. I need to file my 2012 federal taxes You can enter into more than one salary reduction agreement during a year. I need to file my 2012 federal taxes More than one 403(b) account. I need to file my 2012 federal taxes If, for any year, elective deferrals are contributed to more than one 403(b) account for you (whether or not with the same employer), you must combine all the elective deferrals to determine whether the total is more than the limit for that year. I need to file my 2012 federal taxes 403(b) plan and another retirement plan. I need to file my 2012 federal taxes If, during the year, contributions in the form of elective deferrals are made to other retirement plans on your behalf, you must combine all of the elective deferrals to determine if they are more than your limit on elective deferrals. I need to file my 2012 federal taxes The limit on elective deferrals applies to amounts contributed to: 401(k) plans, to the extent excluded from income, Roth contribution programs, Section 501(c)(18) plans, to the extent excluded from income, Savings incentive match plan for employees (SIMPLE plans), Simplified employee pension (SEP) plans, and All 403(b) plans. I need to file my 2012 federal taxes Roth contribution program. I need to file my 2012 federal taxes   Your 403(b) plan may allow you to designate all or a portion of your elective deferrals as Roth contributions. I need to file my 2012 federal taxes Elective deferrals designated as Roth contributions must be maintained in a separate Roth account and are not excludable from your gross income. I need to file my 2012 federal taxes   The maximum amount of contributions allowed under a Roth contribution program is your limit on elective deferrals, less your elective deferrals not designated as Roth contributions. I need to file my 2012 federal taxes For more information on the Roth contribution program, see Publication 560, Retirement Plans for Small Business. I need to file my 2012 federal taxes Excess elective deferrals. I need to file my 2012 federal taxes   If the amount contributed is more than the allowable limit, you must include the excess that is not a Roth contribution in your gross income for the year contributed. I need to file my 2012 federal taxes General Limit Under the general limit on elective deferrals, the most that can be contributed to your 403(b) account through a salary reduction agreement is $17,500 for 2013 and 2014. I need to file my 2012 federal taxes This limit applies without regard to community property laws. I need to file my 2012 federal taxes 15-Year Rule If you have at least 15 years of service with an educational organization (such as a public or private school), hospital, home health service agency, health and welfare service agency, church, or convention or association of churches (or associated organization), the limit on elective deferrals to your 403(b) account is increased by the least of: $3,000, $15,000, reduced by the sum of: The additional pre-tax elective deferrals made in prior years because of this rule, plus The aggregate amount of designated Roth contributions permitted for prior years because of this rule, or $5,000 times the number of your years of service for the organization, minus the total elective deferrals made by your employer on your behalf for earlier years. I need to file my 2012 federal taxes If you qualify for the 15-year rule, your elective deferrals under this limit can be as high as $20,500 for 2013 and 2014. I need to file my 2012 federal taxes To determine whether you have 15 years of service with your employer, see Years of Service , next. I need to file my 2012 federal taxes Years of Service To determine if you are eligible for the increased limit on elective deferrals, you will first need to figure your years of service. I need to file my 2012 federal taxes How you figure your years of service depends on whether you were a full-time or a part-time employee, whether you worked for the full year or only part of the year, and whether you have worked for your employer for an entire year. I need to file my 2012 federal taxes You must figure years of service for each year during which you worked for the employer who is maintaining your 403(b) account. I need to file my 2012 federal taxes If more than one employer maintains a 403(b) account for you in the same year, you must figure years of service separately for each employer. I need to file my 2012 federal taxes Definition Your years of service are the total number of years you have worked as a full time employee for the employer maintaining your 403(b) account as of the end of the year. I need to file my 2012 federal taxes Figuring Your Years of Service Take the following rules into account when figuring your years of service. I need to file my 2012 federal taxes Status of employer. I need to file my 2012 federal taxes   Your years of service include only periods during which your employer was a qualified employer. I need to file my 2012 federal taxes Your plan administrator can tell you whether or not your employer was qualified during all your periods of service. I need to file my 2012 federal taxes Service with one employer. I need to file my 2012 federal taxes   Generally, you cannot count service for any employer other than the one who maintains your 403(b) account. I need to file my 2012 federal taxes Church employee. I need to file my 2012 federal taxes   If you are a church employee, treat all of your years of service with related church organizations as years of service with the same employer. I need to file my 2012 federal taxes For more information about church employees, see chapter 5. I need to file my 2012 federal taxes Self-employed ministers. I need to file my 2012 federal taxes   If you are a self-employed minister, your years of service include full and part years in which you have been treated as employed by a tax-exempt organization that is a qualified employer. I need to file my 2012 federal taxes Total years of service. I need to file my 2012 federal taxes   When figuring prior years of service, figure each year individually and then add the individual years of service to determine your total years of service. I need to file my 2012 federal taxes Example. I need to file my 2012 federal taxes The annual work period for full-time teachers employed by ABC Public Schools is September through December and February through May. I need to file my 2012 federal taxes Marsha began working with ABC schools in September 2009. I need to file my 2012 federal taxes She has always worked full-time for each annual work period. I need to file my 2012 federal taxes At the end of 2013, Marsha had 4. I need to file my 2012 federal taxes 5 years of service with ABC Public Schools, as shown in Table 4-1. I need to file my 2012 federal taxes Table 4-1. I need to file my 2012 federal taxes Marsha's Years of Service Note. I need to file my 2012 federal taxes This table shows how Marsha figures her years of service, as explained in the previous example. I need to file my 2012 federal taxes Year Period Worked Portion of Work Period Years of Service 2009 Sept. I need to file my 2012 federal taxes –Dec. I need to file my 2012 federal taxes . I need to file my 2012 federal taxes 5 year . I need to file my 2012 federal taxes 5 year 2010 Feb. I need to file my 2012 federal taxes –May . I need to file my 2012 federal taxes 5 year 1 year Sept. I need to file my 2012 federal taxes –Dec. I need to file my 2012 federal taxes . I need to file my 2012 federal taxes 5 year 2011 Feb. I need to file my 2012 federal taxes –May . I need to file my 2012 federal taxes 5 year 1 year Sept. I need to file my 2012 federal taxes –Dec. I need to file my 2012 federal taxes . I need to file my 2012 federal taxes 5 year 2012 Feb. I need to file my 2012 federal taxes –May . I need to file my 2012 federal taxes 5 year 1 year Sept. I need to file my 2012 federal taxes –Dec. I need to file my 2012 federal taxes . I need to file my 2012 federal taxes 5 year 2013 Feb. I need to file my 2012 federal taxes –May . I need to file my 2012 federal taxes 5 year 1 year Sept. I need to file my 2012 federal taxes –Dec. I need to file my 2012 federal taxes . I need to file my 2012 federal taxes 5 year Total years of service 4. I need to file my 2012 federal taxes 5 years Full-time or part-time. I need to file my 2012 federal taxes   To figure your years of service, you must analyze each year individually and determine whether you worked full-time for the full year or something other than full-time. I need to file my 2012 federal taxes When determining whether you worked full-time or something other than full-time, use your employer's annual work period as the standard. I need to file my 2012 federal taxes Employer's annual work period. I need to file my 2012 federal taxes   Your employer's annual work period is the usual amount of time an individual working full-time in a specific position is required to work. I need to file my 2012 federal taxes Generally, this period of time is expressed in days, weeks, months, or semesters, and can span 2 calendar years. I need to file my 2012 federal taxes Note. I need to file my 2012 federal taxes You cannot accumulate more than 1 year of service in a 12-month period. I need to file my 2012 federal taxes Example. I need to file my 2012 federal taxes All full-time teachers at ABC Public Schools are required to work both the September through December semester and the February through May semester. I need to file my 2012 federal taxes Therefore, the annual work period for full-time teachers employed by ABC Public Schools is September through December and February through May. I need to file my 2012 federal taxes Teachers at ABC Public Schools who work both semesters in the same calendar year are considered working a full year of service in that calendar year. I need to file my 2012 federal taxes Full-Time Employee for the Full Year Count each full year during which you were employed full-time as 1 year of service. I need to file my 2012 federal taxes In determining whether you were employed full-time, compare the amount of work you were required to perform with the amount of work normally required of others who held the same position with the same employer and who generally received most of their pay from the position. I need to file my 2012 federal taxes How to compare. I need to file my 2012 federal taxes   You can use any method that reasonably and accurately reflects the amount of work required. I need to file my 2012 federal taxes For example, if you are a teacher, you can use the number of hours of classroom instruction as a measure of the amount of work required. I need to file my 2012 federal taxes   In determining whether positions with the same employer are the same, consider all of the facts and circumstances concerning the positions, including the work performed, the methods by which pay is determined, and the descriptions (or titles) of the positions. I need to file my 2012 federal taxes Example. I need to file my 2012 federal taxes An assistant professor employed in the English department of a university will be considered a full-time employee if the amount of work that he or she is required to perform is the same as the amount of work normally required of assistant professors of English at that university who get most of their pay from that position. I need to file my 2012 federal taxes   If no one else works for your employer in the same position, compare your work with the work normally required of others who held the same position with similar employers or similar positions with your employer. I need to file my 2012 federal taxes Full year of service. I need to file my 2012 federal taxes   A full year of service for a particular position means the usual annual work period of anyone employed full-time in that general type of work at that place of employment. I need to file my 2012 federal taxes Example. I need to file my 2012 federal taxes If a doctor works for a hospital 12 months of a year except for a 1-month vacation, the doctor will be considered as employed for a full year if the other doctors at that hospital also work 11 months of the year with a 1-month vacation. I need to file my 2012 federal taxes Similarly, if the usual annual work period at a university consists of the fall and spring semesters, an instructor at that university who teaches these semesters will be considered as working a full year. I need to file my 2012 federal taxes Other Than Full-Time for the Full Year If, during any year, you were employed full-time for only part of your employer's annual work period, part-time for the entire annual work period, or part-time for only part of the work period, your year of service for that year is a fraction of your employer's annual work period. I need to file my 2012 federal taxes Full-time for part of the year. I need to file my 2012 federal taxes   If, during a year, you were employed full-time for only part of your employer's annual work period, figure the fraction for that year as follows: The numerator (top number) is the number of weeks, months, or semesters you were a full-time employee. I need to file my 2012 federal taxes The denominator (bottom number) is the number of weeks, months, or semesters considered the normal annual work period for the position. I need to file my 2012 federal taxes Example. I need to file my 2012 federal taxes Jason was employed as a full-time instructor by a local college for the 4 months of the 2013 spring semester (February 2013 through May 2013). I need to file my 2012 federal taxes The annual work period for the college is 8 months (February through May and July through October). I need to file my 2012 federal taxes Given these facts, Jason was employed full-time for part of the annual work period and provided ½ of a year of service. I need to file my 2012 federal taxes Jason's years of service computation for 2013 is as follows: Number of months Jason worked = 4 = 1 Number of months in annual work period 8 2 Part-time for the full year. I need to file my 2012 federal taxes   If, during a year, you were employed part-time for the employer's entire annual work period, you figure the fraction for that year as follows: The numerator (top number) is the number of hours or days you worked. I need to file my 2012 federal taxes The denominator (bottom number) is the number of hours or days normally required of someone holding the same position who works full-time. I need to file my 2012 federal taxes Example. I need to file my 2012 federal taxes Vance teaches one course at a local medical school. I need to file my 2012 federal taxes He teaches 3 hours per week for two semesters. I need to file my 2012 federal taxes Other faculty members at the same school teach 9 hours per week for two semesters. I need to file my 2012 federal taxes The annual work period of the medical school is two semesters. I need to file my 2012 federal taxes An instructor teaching 9 hours a week for two semesters is considered a full-time employee. I need to file my 2012 federal taxes Given these facts, Vance has worked part-time for a full annual work period. I need to file my 2012 federal taxes Vance has completed 1/3 of a year of service, figured as shown below. I need to file my 2012 federal taxes Number of hours per week Vance worked = 3 = 1 Number of hours per week considered full-time 9 3 Part-time for part of the year. I need to file my 2012 federal taxes   If, during any year, you were employed part-time for only part of your employer's annual work period, you figure your fraction for that year by multiplying two fractions. I need to file my 2012 federal taxes   Figure the first fraction as though you had worked full-time for part of the annual work period. I need to file my 2012 federal taxes The fraction is as follows: The numerator (top number) is the number of weeks, months, or semesters you were a full-time employee. I need to file my 2012 federal taxes The denominator (bottom number) is the number of weeks, months, or semesters considered the normal annual work period for the position. I need to file my 2012 federal taxes   Figure the second fraction as though you had worked part-time for the entire annual work period. I need to file my 2012 federal taxes The fraction is as follows: The numerator (top number) is the number of hours or days you worked. I need to file my 2012 federal taxes The denominator (bottom number) is the number of hours or days normally required of someone holding the same position who works full-time. I need to file my 2012 federal taxes   Once you have figured these two fractions, multiply them together to determine the fraction representing your partial year of service for the year. I need to file my 2012 federal taxes Example. I need to file my 2012 federal taxes Maria, an attorney, teaches a course for one semester at a law school. I need to file my 2012 federal taxes She teaches 3 hours per week. I need to file my 2012 federal taxes The annual work period for teachers at the school is two semesters. I need to file my 2012 federal taxes All full-time instructors at the school are required to teach 12 hours per week. I need to file my 2012 federal taxes Based on these facts, Maria is employed part-time for part of the annual work period. I need to file my 2012 federal taxes Her year of service for this year is determined by multiplying two fractions. I need to file my 2012 federal taxes Her computation is as follows: Maria's first fraction Number of semesters Maria worked = 1 Number of semesters in annual work period 2 Maria's second fraction Number of hours Maria worked per week = 3 = 1 Number of hours per week considered full-time 12 4 Maria would multiply these fractions to obtain the fractional year of service: 1 x 1 = 1         2 4 8         Figuring the Limit on Elective Deferrals You can use Part II of Worksheet 1 in chapter 9 to figure the limit on elective deferrals. I need to file my 2012 federal taxes Example Floyd has figured his limit on annual additions. I need to file my 2012 federal taxes The only other component needed before he can determine his MAC for 2014 is his limit on elective deferrals. I need to file my 2012 federal taxes Figuring Floyd's limit on elective deferrals. I need to file my 2012 federal taxes   Floyd has been employed with his current employer for less than 15 years. I need to file my 2012 federal taxes He is not eligible for the special 15-year increase. I need to file my 2012 federal taxes Therefore, his limit on elective deferrals for 2014 is $17,500 as shown in Table 4-2. I need to file my 2012 federal taxes Floyd's employer will not make any nonelective contributions to his 403(b) account and Floyd will not make any after-tax contributions. I need to file my 2012 federal taxes Additionally, Floyd's employer does not offer a Roth contribution program. I need to file my 2012 federal taxes Figuring Floyd's MAC Floyd has determined that his limit on annual additions for 2014 is $52,000 and his limit on elective deferrals is $17,500. I need to file my 2012 federal taxes Because elective deferrals are the only contributions made to Floyd's account, the maximum amount that can be contributed to a 403(b) account on Floyd's behalf in 2014 is $17,500, the lesser of both limits. I need to file my 2012 federal taxes Table 4-2. I need to file my 2012 federal taxes Worksheet 1. I need to file my 2012 federal taxes Maximum Amount Contributable (MAC) Note. I need to file my 2012 federal taxes Use this worksheet to figure your MAC. I need to file my 2012 federal taxes Part I. I need to file my 2012 federal taxes Limit on Annual Additions     1. I need to file my 2012 federal taxes Enter your includible compensation for your most recent year of service 1. I need to file my 2012 federal taxes $70,475 2. I need to file my 2012 federal taxes Maximum: For 2013 enter $51,000 For 2014 enter $52,000 2. I need to file my 2012 federal taxes 52,000 3. I need to file my 2012 federal taxes Enter the lesser of line 1 or line 2. I need to file my 2012 federal taxes This is your limit on annual additions 3. I need to file my 2012 federal taxes 52,000   Caution: If you had only nonelective contributions, skip Part II and enter the amount from line 3 on line 18. I need to file my 2012 federal taxes     Part II. I need to file my 2012 federal taxes Limit on Elective Deferrals     4. I need to file my 2012 federal taxes Maximum contribution: For 2013, enter $17,500 For 2014, enter $17,500 4. I need to file my 2012 federal taxes 17,500   Note. I need to file my 2012 federal taxes If you have at least 15 years of service with a qualifying organization, complete lines 5 through 17. I need to file my 2012 federal taxes If not, enter zero (-0-) on line 16 and go to line 17. I need to file my 2012 federal taxes     5. I need to file my 2012 federal taxes Amount per year of service 5. I need to file my 2012 federal taxes 5,000 6. I need to file my 2012 federal taxes Enter your years of service 6. I need to file my 2012 federal taxes   7. I need to file my 2012 federal taxes Multiply line 5 by line 6 7. I need to file my 2012 federal taxes   8. I need to file my 2012 federal taxes Enter the total of all elective deferrals made for you by the qualifying organization for prior years 8. I need to file my 2012 federal taxes   9. I need to file my 2012 federal taxes Subtract line 8 from line 7. I need to file my 2012 federal taxes If zero or less, enter zero (-0-) 9. I need to file my 2012 federal taxes   10. I need to file my 2012 federal taxes Maximum increase in limit for long service 10. I need to file my 2012 federal taxes 15,000 11. I need to file my 2012 federal taxes Enter the total of additional pre-tax elective deferrals made in prior years under the 15-year rule 11. I need to file my 2012 federal taxes   12. I need to file my 2012 federal taxes Enter the aggregate amount of all designated Roth contributions permitted for prior years under the 15-year rule 12. I need to file my 2012 federal taxes   13. I need to file my 2012 federal taxes Add lines 11 and 12 13. I need to file my 2012 federal taxes   14. I need to file my 2012 federal taxes Subtract line 13 from line 10 14. I need to file my 2012 federal taxes   15. I need to file my 2012 federal taxes Maximum additional contributions 15. I need to file my 2012 federal taxes 3,000 16. I need to file my 2012 federal taxes Enter the least of lines 9, 14, or 15. I need to file my 2012 federal taxes This is your increase in the limit for long service 16. I need to file my 2012 federal taxes -0- 17. I need to file my 2012 federal taxes Add lines 4 and 16. I need to file my 2012 federal taxes This is your limit on elective deferrals 17. I need to file my 2012 federal taxes 17,500   Part III. I need to file my 2012 federal taxes Maximum Amount Contributable     18. I need to file my 2012 federal taxes If you had only nonelective contributions, enter the amount from line 3. I need to file my 2012 federal taxes This is your MAC. I need to file my 2012 federal taxes    If you had only elective deferrals, enter the lesser of lines 3 or 17. I need to file my 2012 federal taxes This is your MAC. I need to file my 2012 federal taxes    If you had both elective deferrals and nonelective contributions, enter the amount from line 3. I need to file my 2012 federal taxes This is your MAC. I need to file my 2012 federal taxes (Use the amount on line 17 to determine if you have excess elective deferrals as explained in chapter 7. I need to file my 2012 federal taxes ) 18. I need to file my 2012 federal taxes $17,500 Prev  Up  Next   Home   More Online Publications
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Get the Facts About Renting

A lease is an agreement that outlines the obligations of the owner and the tenants of a house or apartment. It is a legally binding document that courts will generally uphold in legal proceedings, so it is important for you to know the exact terms of the lease agreement before you sign it. Before agreeing to lease a home to you, a landlord may review your credit report, so you may want to get a copy before you start your apartment search. Some things to look for in a lease:

  • Clauses that allow the landlord to change the terms of the lease after it is signed
  • Requirements/responsibilities of the tenants to do routine repairs such as lawn maintenance, cleaning or notification of repairs
  • Restrictions that would prevent you from living normally or comfortably in the home
  • Term of the lease and any important dates such as when the rent is due, or garbage pick up days
  • Extra fees for parking spaces or storage, garbage collection, and pets
  • Information regarding utility providers, how to arrange for service and whether you or the landlord is responsible for those bills.

Read the lease carefully and discuss anything you don't understand or issues you might have. All landlord responsibilities should be clearly stated. Always get a copy of the signed lease to keep in your records. Any clause or terms in the agreement affects ALL parties who sign.

Tenants who lease or rent property are protected against discrimination by The Fair Housing Act. If you think your rights have been violated, you may write a letter or telephone the HUD office nearest you. You have one year after the alleged violation to file a complaint with HUD, but you should file as soon as possible.

Each state has its own tenant rights, laws and protections. Contact HUD for a state-by-state directory. You can also find public housing that is available from the Department of Housing and Urban Development. The agency offers several housing assistance programs for tenants and landlords as well as information of displaced residents.

Ten Tips for Renters

  • The best way to win over a prospective landlord is to be prepared by bringing a completed rental application; written references from previous landlords, employers, friends and colleagues; and a current copy of your credit report with you.
  • Carefully review all the important conditions of the lease before you sign.
  • To avoid disputes or misunderstandings with your landlord, get everything in writing.
  • Know your rights to live in a habitable rental unit-and don't give them up.
  • Keep communication open with your landlord.
  • Ask about your privacy rights before you sign the lease.
  • Purchase renter's insurance to cover your valuables.
  • Make sure the security deposit refund procedures are spelled out in your lease or rental agreement.
  • Learn whether your building and neighborhood are safe, and what you can expect your landlord to do about it if they aren't.
  • Know when to fight an eviction notice and when to move. Unless you have the law and provable facts on your side, fighting an eviction notice is usually shortsighted.

The I Need To File My 2012 Federal Taxes

I need to file my 2012 federal taxes Publication 530 - Main Content Table of Contents What You Can and Cannot DeductHardest Hit Fund and Emergency Homeowners' Loan Programs Real Estate Taxes Sales Taxes Home Mortgage Interest Mortgage Insurance Premiums Mortgage Interest CreditFiguring the Credit BasisFiguring Your Basis Adjusted Basis Keeping Records How To Get Tax HelpLow Income Taxpayer Clinics What You Can and Cannot Deduct To deduct expenses of owning a home, you must file Form 1040, U. I need to file my 2012 federal taxes S. I need to file my 2012 federal taxes Individual Income Tax Return, and itemize your deductions on Schedule A (Form 1040). I need to file my 2012 federal taxes If you itemize, you cannot take the standard deduction. I need to file my 2012 federal taxes This section explains what expenses you can deduct as a homeowner. I need to file my 2012 federal taxes It also points out expenses that you cannot deduct. I need to file my 2012 federal taxes There are four primary discussions: real estate taxes, sales taxes, home mortgage interest, and mortgage insurance premiums. I need to file my 2012 federal taxes Generally, your real estate taxes, home mortgage interest, and mortgage insurance premiums are included in your house payment. I need to file my 2012 federal taxes Your house payment. I need to file my 2012 federal taxes   If you took out a mortgage (loan) to finance the purchase of your home, you probably have to make monthly house payments. I need to file my 2012 federal taxes Your house payment may include several costs of owning a home. I need to file my 2012 federal taxes The only costs you can deduct are real estate taxes actually paid to the taxing authority, interest that qualifies as home mortgage interest, and mortgage insurance premiums. I need to file my 2012 federal taxes These are discussed in more detail later. I need to file my 2012 federal taxes   Some nondeductible expenses that may be included in your house payment include: Fire or homeowner's insurance premiums, and The amount applied to reduce the principal of the mortgage. I need to file my 2012 federal taxes Minister's or military housing allowance. I need to file my 2012 federal taxes   If you are a minister or a member of the uniformed services and receive a housing allowance that is not taxable, you still can deduct your real estate taxes and your home mortgage interest. I need to file my 2012 federal taxes You do not have to reduce your deductions by your nontaxable allowance. I need to file my 2012 federal taxes For more information see Publication 517, Social Security and Other Information for Members of the Clergy and Religious Workers, and Publication 3, Armed Forces' Tax Guide. I need to file my 2012 federal taxes Nondeductible payments. I need to file my 2012 federal taxes   You cannot deduct any of the following items. I need to file my 2012 federal taxes Insurance (other than mortgage insurance premiums), including fire and comprehensive coverage, and title insurance. I need to file my 2012 federal taxes Wages you pay for domestic help. I need to file my 2012 federal taxes Depreciation. I need to file my 2012 federal taxes The cost of utilities, such as gas, electricity, or water. I need to file my 2012 federal taxes Most settlement costs. I need to file my 2012 federal taxes See Settlement or closing costs under Cost as Basis, later, for more information. I need to file my 2012 federal taxes Forfeited deposits, down payments, or earnest money. I need to file my 2012 federal taxes Hardest Hit Fund and Emergency Homeowners' Loan Programs You can use a special method to compute your deduction for mortgage interest and real estate taxes on your main home if you meet the following two conditions. I need to file my 2012 federal taxes You received assistance under: A State Housing Finance Agency (State HFA) Hardest Hit Fund program in which program payments could be used to pay mortgage interest, or An Emergency Homeowners' Loan Program administered by the Department of Housing and Urban Development (HUD) or a state. I need to file my 2012 federal taxes You meet the rules to deduct all of the mortgage interest on your loan and all of the real estate taxes on your main home. I need to file my 2012 federal taxes If you meet these tests, then you can deduct all of the payments you actually made during the year to your mortgage servicer, the State HFA, or HUD on the home mortgage (including the amount shown on box 3 of Form 1098-MA, Mortgage Assistance Payments), but not more than the sum of the amounts shown on Form 1098, Mortgage Interest Statement, in box 1 (mortgage interest received), box 4 (mortgage insurance premiums) and box 5 (real property taxes). I need to file my 2012 federal taxes However, you are not required to use this special method to compute your deduction for mortgage interest and real estate taxes on your main home. I need to file my 2012 federal taxes Real Estate Taxes Most state and local governments charge an annual tax on the value of real property. I need to file my 2012 federal taxes This is called a real estate tax. I need to file my 2012 federal taxes You can deduct the tax if it is assessed uniformly at a like rate on all real property throughout the community. I need to file my 2012 federal taxes The proceeds must be for general community or governmental purposes and not be a payment for a special privilege granted or service rendered to you. I need to file my 2012 federal taxes Deductible Real Estate Taxes You can deduct real estate taxes imposed on you. I need to file my 2012 federal taxes You must have paid them either at settlement or closing, or to a taxing authority (either directly or through an escrow account) during the year. I need to file my 2012 federal taxes If you own a cooperative apartment, see Special Rules for Cooperatives , later. I need to file my 2012 federal taxes Where to deduct real estate taxes. I need to file my 2012 federal taxes   Enter the amount of your deductible real estate taxes on Schedule A (Form 1040), line 6. I need to file my 2012 federal taxes Real estate taxes paid at settlement or closing. I need to file my 2012 federal taxes   Real estate taxes are generally divided so that you and the seller each pay taxes for the part of the property tax year you owned the home. I need to file my 2012 federal taxes Your share of these taxes is fully deductible if you itemize your deductions. I need to file my 2012 federal taxes Division of real estate taxes. I need to file my 2012 federal taxes   For federal income tax purposes, the seller is treated as paying the property taxes up to, but not including, the date of sale. I need to file my 2012 federal taxes You (the buyer) are treated as paying the taxes beginning with the date of sale. I need to file my 2012 federal taxes This applies regardless of the lien dates under local law. I need to file my 2012 federal taxes Generally, this information is included on the settlement statement you get at closing. I need to file my 2012 federal taxes   You and the seller each are considered to have paid your own share of the taxes, even if one or the other paid the entire amount. I need to file my 2012 federal taxes You each can deduct your own share, if you itemize deductions, for the year the property is sold. I need to file my 2012 federal taxes Example. I need to file my 2012 federal taxes You bought your home on September 1. I need to file my 2012 federal taxes The property tax year (the period to which the tax relates) in your area is the calendar year. I need to file my 2012 federal taxes The tax for the year was $730 and was due and paid by the seller on August 15. I need to file my 2012 federal taxes You owned your new home during the property tax year for 122 days (September 1 to December 31, including your date of purchase). I need to file my 2012 federal taxes You figure your deduction for real estate taxes on your home as follows. I need to file my 2012 federal taxes 1. I need to file my 2012 federal taxes Enter the total real estate taxes for the real property tax year $730 2. I need to file my 2012 federal taxes Enter the number of days in the property tax year that you owned the property 122 3. I need to file my 2012 federal taxes Divide line 2 by 365 . I need to file my 2012 federal taxes 3342 4. I need to file my 2012 federal taxes Multiply line 1 by line 3. I need to file my 2012 federal taxes This is your deduction. I need to file my 2012 federal taxes Enter it on Schedule A (Form 1040), line 6 $244   You can deduct $244 on your return for the year if you itemize your deductions. I need to file my 2012 federal taxes You are considered to have paid this amount and can deduct it on your return even if, under the contract, you did not have to reimburse the seller. I need to file my 2012 federal taxes Delinquent taxes. I need to file my 2012 federal taxes   Delinquent taxes are unpaid taxes that were imposed on the seller for an earlier tax year. I need to file my 2012 federal taxes If you agree to pay delinquent taxes when you buy your home, you cannot deduct them. I need to file my 2012 federal taxes You treat them as part of the cost of your home. I need to file my 2012 federal taxes See Real estate taxes , later, under Basis. I need to file my 2012 federal taxes Escrow accounts. I need to file my 2012 federal taxes   Many monthly house payments include an amount placed in escrow (put in the care of a third party) for real estate taxes. I need to file my 2012 federal taxes You may not be able to deduct the total you pay into the escrow account. I need to file my 2012 federal taxes You can deduct only the real estate taxes that the lender actually paid from escrow to the taxing authority. I need to file my 2012 federal taxes Your real estate tax bill will show this amount. I need to file my 2012 federal taxes Refund or rebate of real estate taxes. I need to file my 2012 federal taxes   If you receive a refund or rebate of real estate taxes this year for amounts you paid this year, you must reduce your real estate tax deduction by the amount refunded to you. I need to file my 2012 federal taxes If the refund or rebate was for real estate taxes paid for a prior year, you may have to include some or all of the refund in your income. I need to file my 2012 federal taxes For more information, see Recoveries in Publication 525, Taxable and Nontaxable Income. I need to file my 2012 federal taxes Items You Cannot Deduct as Real Estate Taxes The following items are not deductible as real estate taxes. I need to file my 2012 federal taxes Charges for services. I need to file my 2012 federal taxes   An itemized charge for services to specific property or people is not a tax, even if the charge is paid to the taxing authority. I need to file my 2012 federal taxes You cannot deduct the charge as a real estate tax if it is: A unit fee for the delivery of a service (such as a $5 fee charged for every 1,000 gallons of water you use), A periodic charge for a residential service (such as a $20 per month or $240 annual fee charged for trash collection), or A flat fee charged for a single service provided by your local government (such as a $30 charge for mowing your lawn because it had grown higher than permitted under a local ordinance). I need to file my 2012 federal taxes    You must look at your real estate tax bill to decide if any nondeductible itemized charges, such as those listed above, are included in the bill. I need to file my 2012 federal taxes If your taxing authority (or lender) does not furnish you a copy of your real estate tax bill, ask for it. I need to file my 2012 federal taxes Contact the taxing authority if you need additional information about a specific charge on your real estate tax bill. I need to file my 2012 federal taxes Assessments for local benefits. I need to file my 2012 federal taxes   You cannot deduct amounts you pay for local benefits that tend to increase the value of your property. I need to file my 2012 federal taxes Local benefits include the construction of streets, sidewalks, or water and sewer systems. I need to file my 2012 federal taxes You must add these amounts to the basis of your property. I need to file my 2012 federal taxes   You can, however, deduct assessments (or taxes) for local benefits if they are for maintenance, repair, or interest charges related to those benefits. I need to file my 2012 federal taxes An example is a charge to repair an existing sidewalk and any interest included in that charge. I need to file my 2012 federal taxes   If only a part of the assessment is for maintenance, repair, or interest charges, you must be able to show the amount of that part to claim the deduction. I need to file my 2012 federal taxes If you cannot show what part of the assessment is for maintenance, repair, or interest charges, you cannot deduct any of it. I need to file my 2012 federal taxes   An assessment for a local benefit may be listed as an item in your real estate tax bill. I need to file my 2012 federal taxes If so, use the rules in this section to find how much of it, if any, you can deduct. I need to file my 2012 federal taxes Transfer taxes (or stamp taxes). I need to file my 2012 federal taxes   You cannot deduct transfer taxes and similar taxes and charges on the sale of a personal home. I need to file my 2012 federal taxes If you are the buyer and you pay them, include them in the cost basis of the property. I need to file my 2012 federal taxes If you are the seller and you pay them, they are expenses of the sale and reduce the amount realized on the sale. I need to file my 2012 federal taxes Homeowners association assessments. I need to file my 2012 federal taxes   You cannot deduct these assessments because the homeowners association, rather than a state or local government, imposes them. I need to file my 2012 federal taxes Special Rules for Cooperatives If you own a cooperative apartment, some special rules apply to you, though you generally receive the same tax treatment as other homeowners. I need to file my 2012 federal taxes As an owner of a cooperative apartment, you own shares of stock in a corporation that owns or leases housing facilities. I need to file my 2012 federal taxes You can deduct your share of the corporation's deductible real estate taxes if the cooperative housing corporation meets the following conditions: The corporation has only one class of stock outstanding, Each stockholder, solely because of ownership of the stock, can live in a house, apartment, or house trailer owned or leased by the corporation, No stockholder can receive any distribution out of capital, except on a partial or complete liquidation of the corporation, and At least one of the following: At least 80% of the corporation's gross income for the tax year was paid by the tenant-stockholders. I need to file my 2012 federal taxes For this purpose, gross income means all income received during the entire tax year, including any received before the corporation changed to cooperative ownership. I need to file my 2012 federal taxes At least 80% of the total square footage of the corporation's property must be available for use by the tenant-stockholders during the entire tax year. I need to file my 2012 federal taxes At least 90% of the expenditures paid or incurred by the corporation were used for the acquisition, construction, management, maintenance, or care of the property for the benefit of the tenant-shareholders during the entire tax year. I need to file my 2012 federal taxes Tenant-stockholders. I need to file my 2012 federal taxes   A tenant-stockholder can be any entity (such as a corporation, trust, estate, partnership, or association) as well as an individual. I need to file my 2012 federal taxes The tenant-stockholder does not have to live in any of the cooperative's dwelling units. I need to file my 2012 federal taxes The units that the tenant-stockholder has the right to occupy can be rented to others. I need to file my 2012 federal taxes Deductible taxes. I need to file my 2012 federal taxes   You figure your share of real estate taxes in the following way. I need to file my 2012 federal taxes Divide the number of your shares of stock by the total number of shares outstanding, including any shares held by the corporation. I need to file my 2012 federal taxes Multiply the corporation's deductible real estate taxes by the number you figured in (1). I need to file my 2012 federal taxes This is your share of the real estate taxes. I need to file my 2012 federal taxes   Generally, the corporation will tell you your share of its real estate tax. I need to file my 2012 federal taxes This is the amount you can deduct if it reasonably reflects the cost of real estate taxes for your dwelling unit. I need to file my 2012 federal taxes Refund of real estate taxes. I need to file my 2012 federal taxes   If the corporation receives a refund of real estate taxes it paid in an earlier year, it must reduce the amount of real estate taxes paid this year when it allocates the tax expense to you. I need to file my 2012 federal taxes Your deduction for real estate taxes the corporation paid this year is reduced by your share of the refund the corporation received. I need to file my 2012 federal taxes Sales Taxes Generally, you can elect to deduct state and local general sales taxes instead of state and local income taxes as an itemized deduction on Schedule A (Form 1040). I need to file my 2012 federal taxes Deductible sales taxes may include sales taxes paid on your home (including mobile and prefabricated), or home building materials if the tax rate was the same as the general sales tax rate. I need to file my 2012 federal taxes For information on figuring your deduction, see the Instructions for Schedule A (Form 1040). I need to file my 2012 federal taxes If you elect to deduct the sales taxes paid on your home, or home building materials, you cannot include them as part of your cost basis in the home. I need to file my 2012 federal taxes Home Mortgage Interest This section of the publication gives you basic information about home mortgage interest, including information on interest paid at settlement, points, and Form 1098, Mortgage Interest Statement. I need to file my 2012 federal taxes Most home buyers take out a mortgage (loan) to buy their home. I need to file my 2012 federal taxes They then make monthly payments to either the mortgage holder or someone collecting the payments for the mortgage holder. I need to file my 2012 federal taxes Usually, you can deduct the entire part of your payment that is for mortgage interest, if you itemize your deductions on Schedule A (Form 1040). I need to file my 2012 federal taxes However, your deduction may be limited if: Your total mortgage balance is more than $1 million ($500,000 if married filing separately), or You took out a mortgage for reasons other than to buy, build, or improve your home. I need to file my 2012 federal taxes If either of these situations applies to you, see Publication 936 for more information. I need to file my 2012 federal taxes Also see Publication 936 if you later refinance your mortgage or buy a second home. I need to file my 2012 federal taxes Refund of home mortgage interest. I need to file my 2012 federal taxes   If you receive a refund of home mortgage interest that you deducted in an earlier year and that reduced your tax, you generally must include the refund in income in the year you receive it. I need to file my 2012 federal taxes For more information, see Recoveries in Publication 525. I need to file my 2012 federal taxes The amount of the refund will usually be shown on the mortgage interest statement you receive from your mortgage lender. I need to file my 2012 federal taxes See Mortgage Interest Statement , later. I need to file my 2012 federal taxes Deductible Mortgage Interest To be deductible, the interest you pay must be on a loan secured by your main home or a second home. I need to file my 2012 federal taxes The loan can be a first or second mortgage, a home improvement loan, or a home equity loan. I need to file my 2012 federal taxes Prepaid interest. I need to file my 2012 federal taxes   If you pay interest in advance for a period that goes beyond the end of the tax year, you must spread this interest over the tax years to which it applies. I need to file my 2012 federal taxes Generally, you can deduct in each year only the interest that qualifies as home mortgage interest for that year. I need to file my 2012 federal taxes An exception (discussed later) applies to points. I need to file my 2012 federal taxes Late payment charge on mortgage payment. I need to file my 2012 federal taxes   You can deduct as home mortgage interest a late payment charge if it was not for a specific service in connection with your mortgage loan. I need to file my 2012 federal taxes Mortgage prepayment penalty. I need to file my 2012 federal taxes   If you pay off your home mortgage early, you may have to pay a penalty. I need to file my 2012 federal taxes You can deduct that penalty as home mortgage interest provided the penalty is not for a specific service performed or cost incurred in connection with your mortgage loan. I need to file my 2012 federal taxes Ground rent. I need to file my 2012 federal taxes   In some states (such as Maryland), you may buy your home subject to a ground rent. I need to file my 2012 federal taxes A ground rent is an obligation you assume to pay a fixed amount per year on the property. I need to file my 2012 federal taxes Under this arrangement, you are leasing (rather than buying) the land on which your home is located. I need to file my 2012 federal taxes Redeemable ground rents. I need to file my 2012 federal taxes   If you make annual or periodic rental payments on a redeemable ground rent, you can deduct the payments as mortgage interest. I need to file my 2012 federal taxes The ground rent is a redeemable ground rent only if all of the following are true. I need to file my 2012 federal taxes Your lease, including renewal periods, is for more than 15 years. I need to file my 2012 federal taxes You can freely assign the lease. I need to file my 2012 federal taxes You have a present or future right (under state or local law) to end the lease and buy the lessor's entire interest in the land by paying a specified amount. I need to file my 2012 federal taxes The lessor's interest in the land is primarily a security interest to protect the rental payments to which he or she is entitled. I need to file my 2012 federal taxes   Payments made to end the lease and buy the lessor's entire interest in the land are not redeemable ground rents. I need to file my 2012 federal taxes You cannot deduct them. I need to file my 2012 federal taxes Nonredeemable ground rents. I need to file my 2012 federal taxes   Payments on a nonredeemable ground rent are not mortgage interest. I need to file my 2012 federal taxes You can deduct them as rent only if they are a business expense or if they are for rental property. I need to file my 2012 federal taxes Cooperative apartment. I need to file my 2012 federal taxes   You can usually treat the interest on a loan you took out to buy stock in a cooperative housing corporation as home mortgage interest if you own a cooperative apartment, and the cooperative housing corporation meets the conditions described earlier under Special Rules for Cooperatives . I need to file my 2012 federal taxes In addition, you can treat as home mortgage interest your share of the corporation's deductible mortgage interest. I need to file my 2012 federal taxes Figure your share of mortgage interest the same way that is shown for figuring your share of real estate taxes in the Example under Division of real estate taxes, earlier. I need to file my 2012 federal taxes For more information on cooperatives, see Special Rule for Tenant-Stockholders in Cooperative Housing Corporations in Publication 936. I need to file my 2012 federal taxes Refund of cooperative's mortgage interest. I need to file my 2012 federal taxes   You must reduce your mortgage interest deduction by your share of any cash portion of a patronage dividend that the cooperative receives. I need to file my 2012 federal taxes The patronage dividend is a partial refund to the cooperative housing corporation of mortgage interest it paid in a prior year. I need to file my 2012 federal taxes   If you receive a Form 1098 from the cooperative housing corporation, the form should show only the amount you can deduct. I need to file my 2012 federal taxes Mortgage Interest Paid at Settlement One item that normally appears on a settlement or closing statement is home mortgage interest. I need to file my 2012 federal taxes You can deduct the interest that you pay at settlement if you itemize your deductions on Schedule A (Form 1040). I need to file my 2012 federal taxes This amount should be included in the mortgage interest statement provided by your lender. I need to file my 2012 federal taxes See the discussion under Mortgage Interest Statement , later. I need to file my 2012 federal taxes Also, if you pay interest in advance, see Prepaid interest , earlier, and Points , next. I need to file my 2012 federal taxes Points The term “points” is used to describe certain charges paid, or treated as paid, by a borrower to obtain a home mortgage. I need to file my 2012 federal taxes Points also may be called loan origination fees, maximum loan charges, loan discount, or discount points. I need to file my 2012 federal taxes A borrower is treated as paying any points that a home seller pays for the borrower's mortgage. I need to file my 2012 federal taxes See Points paid by the seller , later. I need to file my 2012 federal taxes General rule. I need to file my 2012 federal taxes   You cannot deduct the full amount of points in the year paid. I need to file my 2012 federal taxes They are prepaid interest, so you generally must deduct them over the life (term) of the mortgage. I need to file my 2012 federal taxes Exception. I need to file my 2012 federal taxes   You can deduct the full amount of points in the year paid if you meet all the following tests. I need to file my 2012 federal taxes Your loan is secured by your main home. I need to file my 2012 federal taxes (Generally, your main home is the one you live in most of the time. I need to file my 2012 federal taxes ) Paying points is an established business practice in the area where the loan was made. I need to file my 2012 federal taxes The points paid were not more than the points generally charged in that area. I need to file my 2012 federal taxes You use the cash method of accounting. I need to file my 2012 federal taxes This means you report income in the year you receive it and deduct expenses in the year you pay them. I need to file my 2012 federal taxes Most individuals use this method. I need to file my 2012 federal taxes The points were not paid in place of amounts that ordinarily are stated separately on the settlement statement, such as appraisal fees, inspection fees, title fees, attorney fees, and property taxes. I need to file my 2012 federal taxes The funds you provided at or before closing, plus any points the seller paid, were at least as much as the points charged. I need to file my 2012 federal taxes The funds you provided are not required to have been applied to the points. I need to file my 2012 federal taxes They can include a down payment, an escrow deposit, earnest money, and other funds you paid at or before closing for any purpose. I need to file my 2012 federal taxes You cannot have borrowed these funds. I need to file my 2012 federal taxes You use your loan to buy or build your main home. I need to file my 2012 federal taxes The points were computed as a percentage of the principal amount of the mortgage. I need to file my 2012 federal taxes The amount is clearly shown on the settlement statement (such as the Uniform Settlement Statement, Form HUD-1) as points charged for the mortgage. I need to file my 2012 federal taxes The points may be shown as paid from either your funds or the seller's. I need to file my 2012 federal taxes Note. I need to file my 2012 federal taxes If you meet all of the tests listed above and you itemize your deductions in the year you get the loan, you can either deduct the full amount of points in the year paid or deduct them over the life of the loan, beginning in the year you get the loan. I need to file my 2012 federal taxes If you do not itemize your deductions in the year you get the loan, you can spread the points over the life of the loan and deduct the appropriate amount in each future year, if any, when you do itemize your deductions. I need to file my 2012 federal taxes Home improvement loan. I need to file my 2012 federal taxes   You can also fully deduct in the year paid points paid on a loan to improve your main home, if you meet the first six tests listed earlier. I need to file my 2012 federal taxes Refinanced loan. I need to file my 2012 federal taxes   If you use part of the refinanced mortgage proceeds to improve your main home and you meet the first six tests listed earlier, you can fully deduct the part of the points related to the improvement in the year you paid them with your own funds. I need to file my 2012 federal taxes You can deduct the rest of the points over the life of the loan. I need to file my 2012 federal taxes Points not fully deductible in year paid. I need to file my 2012 federal taxes    If you do not qualify under the exception to deduct the full amount of points in the year paid (or choose not to do so), see Points in Publication 936 for the rules on when and how much you can deduct. I need to file my 2012 federal taxes Figure A. I need to file my 2012 federal taxes   You can use Figure A, next, as a quick guide to see whether your points are fully deductible in the year paid. I need to file my 2012 federal taxes    Please click here for the text description of the image. I need to file my 2012 federal taxes Figure A. I need to file my 2012 federal taxes Are my points fully deductible this year? Amounts charged for services. I need to file my 2012 federal taxes   Amounts charged by the lender for specific services connected to the loan are not interest. I need to file my 2012 federal taxes Examples of these charges are: Appraisal fees, Notary fees, and Preparation costs for the mortgage note or deed of trust. I need to file my 2012 federal taxes You cannot deduct these amounts as points either in the year paid or over the life of the mortgage. I need to file my 2012 federal taxes For information about the tax treatment of these amounts and other settlement fees and closing costs, see Basis , later. I need to file my 2012 federal taxes Points paid by the seller. I need to file my 2012 federal taxes   The term “points” includes loan placement fees that the seller pays to the lender to arrange financing for the buyer. I need to file my 2012 federal taxes Treatment by seller. I need to file my 2012 federal taxes   The seller cannot deduct these fees as interest. I need to file my 2012 federal taxes However, they are a selling expense that reduces the seller's amount realized. I need to file my 2012 federal taxes See Publication 523 for more information. I need to file my 2012 federal taxes Treatment by buyer. I need to file my 2012 federal taxes   The buyer treats seller-paid points as if he or she had paid them. I need to file my 2012 federal taxes If all the tests listed earlier under Exception are met, the buyer can deduct the points in the year paid. I need to file my 2012 federal taxes If any of those tests are not met, the buyer must deduct the points over the life of the loan. I need to file my 2012 federal taxes   The buyer must also reduce the basis of the home by the amount of the seller-paid points. I need to file my 2012 federal taxes For more information about the basis of your home, see Basis , later. I need to file my 2012 federal taxes Funds provided are less than points. I need to file my 2012 federal taxes   If you meet all the tests listed earlier under Exception except that the funds you provided were less than the points charged to you (test 6), you can deduct the points in the year paid up to the amount of funds you provided. I need to file my 2012 federal taxes In addition, you can deduct any points paid by the seller. I need to file my 2012 federal taxes Example 1. I need to file my 2012 federal taxes When you took out a $100,000 mortgage loan to buy your home in December, you were charged one point ($1,000). I need to file my 2012 federal taxes You meet all the tests for deducting points in the year paid (see Exception , earlier), except the only funds you provided were a $750 down payment. I need to file my 2012 federal taxes Of the $1,000 you were charged for points, you can deduct $750 in the year paid. I need to file my 2012 federal taxes You spread the remaining $250 over the life of the mortgage. I need to file my 2012 federal taxes Example 2. I need to file my 2012 federal taxes The facts are the same as in Example 1 , except that the person who sold you your home also paid one point ($1,000) to help you get your mortgage. I need to file my 2012 federal taxes In the year paid, you can deduct $1,750 ($750 of the amount you were charged plus the $1,000 paid by the seller). I need to file my 2012 federal taxes You spread the remaining $250 over the life of the mortgage. I need to file my 2012 federal taxes You must reduce the basis of your home by the $1,000 paid by the seller. I need to file my 2012 federal taxes Excess points. I need to file my 2012 federal taxes   If you meet all the tests under Exception , earlier, except that the points paid were more than are generally charged in your area (test 3), you can deduct in the year paid only the points that are generally charged. I need to file my 2012 federal taxes You must spread any additional points over the life of the mortgage. I need to file my 2012 federal taxes Mortgage ending early. I need to file my 2012 federal taxes   If you spread your deduction for points over the life of the mortgage, you can deduct any remaining balance in the year the mortgage ends. I need to file my 2012 federal taxes A mortgage may end early due to a prepayment, refinancing, foreclosure, or similar event. I need to file my 2012 federal taxes Example. I need to file my 2012 federal taxes Dan paid $3,000 in points in 2006 that he had to spread out over the 15-year life of the mortgage. I need to file my 2012 federal taxes He had deducted $1,400 of these points through 2012. I need to file my 2012 federal taxes Dan prepaid his mortgage in full in 2013. I need to file my 2012 federal taxes He can deduct the remaining $1,600 of points in 2013. I need to file my 2012 federal taxes Exception. I need to file my 2012 federal taxes   If you refinance the mortgage with the same lender, you cannot deduct any remaining points for the year. I need to file my 2012 federal taxes Instead, deduct them over the term of the new loan. I need to file my 2012 federal taxes Form 1098. I need to file my 2012 federal taxes   The mortgage interest statement you receive should show not only the total interest paid during the year, but also your deductible points paid during the year. I need to file my 2012 federal taxes See Mortgage Interest Statement , later. I need to file my 2012 federal taxes Where To Deduct Home Mortgage Interest Enter on Schedule A (Form 1040), line 10, the home mortgage interest and points reported to you on Form 1098 (discussed next). I need to file my 2012 federal taxes If you did not receive a Form 1098, enter your deductible interest on line 11, and any deductible points on line 12. I need to file my 2012 federal taxes See Table 1 below for a summary of where to deduct home mortgage interest and real estate taxes. I need to file my 2012 federal taxes If you paid home mortgage interest to the person from whom you bought your home, show that person's name, address, and social security number (SSN) or employer identification number (EIN) on the dotted lines next to line 11. I need to file my 2012 federal taxes The seller must give you this number and you must give the seller your SSN. I need to file my 2012 federal taxes Form W-9, Request for Taxpayer Identification Number and Certification, can be used for this purpose. I need to file my 2012 federal taxes Failure to meet either of these requirements may result in a $50 penalty for each failure. I need to file my 2012 federal taxes Table 1. I need to file my 2012 federal taxes Where To Deduct Interest and Taxes Paid on Your Home See the text for information on what expenses are eligible. I need to file my 2012 federal taxes IF you are eligible to deduct . I need to file my 2012 federal taxes . I need to file my 2012 federal taxes . I need to file my 2012 federal taxes THEN report the amount  on Schedule A (Form 1040) . I need to file my 2012 federal taxes . I need to file my 2012 federal taxes . I need to file my 2012 federal taxes real estate taxes line 6. I need to file my 2012 federal taxes home mortgage interest and points reported on Form 1098 line 10. I need to file my 2012 federal taxes home mortgage interest not reported on  Form 1098 line 11. I need to file my 2012 federal taxes points not reported on Form 1098 line 12. I need to file my 2012 federal taxes qualified mortgage insurance premiums line 13. I need to file my 2012 federal taxes Mortgage Interest Statement If you paid $600 or more of mortgage interest (including certain points and mortgage insurance premiums) during the year on any one mortgage to a mortgage holder in the course of that holder's trade or business, you should receive a Form 1098 or similar statement from the mortgage holder. I need to file my 2012 federal taxes The statement will show the total interest paid on your mortgage during the year. I need to file my 2012 federal taxes If you bought a main home during the year, it also will show the deductible points you paid and any points you can deduct that were paid by the person who sold you your home. I need to file my 2012 federal taxes See Points , earlier. I need to file my 2012 federal taxes The interest you paid at settlement should be included on the statement. I need to file my 2012 federal taxes If it is not, add the interest from the settlement sheet that qualifies as home mortgage interest to the total shown on Form 1098 or similar statement. I need to file my 2012 federal taxes Put the total on Schedule A (Form 1040), line 10, and attach a statement to your return explaining the difference. I need to file my 2012 federal taxes Write “See attached” to the right of line 10. I need to file my 2012 federal taxes A mortgage holder can be a financial institution, a governmental unit, or a cooperative housing corporation. I need to file my 2012 federal taxes If a statement comes from a cooperative housing corporation, it generally will show your share of interest. I need to file my 2012 federal taxes Your mortgage interest statement for 2013 should be provided or sent to you by January 31, 2014. I need to file my 2012 federal taxes If it is mailed, you should allow adequate time to receive it before contacting the mortgage holder. I need to file my 2012 federal taxes A copy of this form will be sent to the IRS also. I need to file my 2012 federal taxes Example. I need to file my 2012 federal taxes You bought a new home on May 3. I need to file my 2012 federal taxes You paid no points on the purchase. I need to file my 2012 federal taxes During the year, you made mortgage payments which included $4,480 deductible interest on your new home. I need to file my 2012 federal taxes The settlement sheet for the purchase of the home included interest of $620 for 29 days in May. I need to file my 2012 federal taxes The mortgage statement you receive from the lender includes total interest of $5,100 ($4,480 + $620). I need to file my 2012 federal taxes You can deduct the $5,100 if you itemize your deductions. I need to file my 2012 federal taxes Refund of overpaid interest. I need to file my 2012 federal taxes   If you receive a refund of mortgage interest you overpaid in a prior year, you generally will receive a Form 1098 showing the refund in box 3. I need to file my 2012 federal taxes Generally, you must include the refund in income in the year you receive it. I need to file my 2012 federal taxes See Refund of home mortgage interest , earlier, under Home Mortgage Interest. I need to file my 2012 federal taxes More than one borrower. I need to file my 2012 federal taxes   If you and at least one other person (other than your spouse if you file a joint return) were liable for and paid interest on a mortgage that was for your home, and the other person received a Form 1098 showing the interest that was paid during the year, attach a statement to your return explaining this. I need to file my 2012 federal taxes Show how much of the interest each of you paid, and give the name and address of the person who received the form. I need to file my 2012 federal taxes Deduct your share of the interest on Schedule A (Form 1040), line 11, and write “See attached” to the right of that line. I need to file my 2012 federal taxes Mortgage Insurance Premiums You may be able to take an itemized deduction on Schedule A (Form 1040), line 13, for premiums you pay or accrue during 2013 for qualified mortgage insurance in connection with home acquisition debt on your qualified home. I need to file my 2012 federal taxes Mortgage insurance premiums you paid or accrued on any mortgage insurance contract issued before January 1, 2007, are not deductible as an itemized deduction. I need to file my 2012 federal taxes Qualified Mortgage Insurance Qualified mortgage insurance is mortgage insurance provided by the Veterans Administration, the Federal Housing Administration, or the Rural Housing Administration, and private mortgage insurance (as defined in section 2 of the Homeowners Protection Act of 1998 as in effect on December 20, 2006). I need to file my 2012 federal taxes Prepaid mortgage insurance premiums. I need to file my 2012 federal taxes   If you paid premiums that are allocable to periods after 2013, you must allocate them over the shorter of: The stated term of the mortgage, or 84 months, beginning with the month the insurance was obtained. I need to file my 2012 federal taxes The premiums are treated as paid in the year to which they were allocated. I need to file my 2012 federal taxes If the mortgage is satisfied before its term, no deduction is allowed for the unamortized balance. I need to file my 2012 federal taxes See Publication 936 for details. I need to file my 2012 federal taxes Exception for certain mortgage insurance. I need to file my 2012 federal taxes   The allocation rules, explained above, do not apply to qualified mortgage insurance provided by the Department of Veterans Affairs or Rural Housing Service. I need to file my 2012 federal taxes Home Acquisition Debt Home acquisition debt is a mortgage you took out after October 13, 1987, to buy, build, or substantially improve a qualified home. I need to file my 2012 federal taxes It also must be secured by that home. I need to file my 2012 federal taxes If the amount of your mortgage is more than the cost of the home plus the cost of any substantial improvements, only the debt that is not more than the cost of the home plus improvements qualifies as home acquisition debt. I need to file my 2012 federal taxes Home acquisition debt limit. I need to file my 2012 federal taxes   The total amount you can treat as home acquisition debt at any time on your home cannot be more than $1 million ($500,000 if married filing separately). I need to file my 2012 federal taxes Discharges of qualified principal residence indebtedness. I need to file my 2012 federal taxes   You can exclude from gross income any discharges of qualified principal residence indebtedness made after 2006 and before 2014. I need to file my 2012 federal taxes You must reduce the basis of your principal residence (but not below zero) by the amount you exclude. I need to file my 2012 federal taxes Principal residence. I need to file my 2012 federal taxes   Your principal residence is the home where you ordinarily live most of the time. I need to file my 2012 federal taxes You can have only one principal residence at any one time. I need to file my 2012 federal taxes Qualified principal residence indebtedness. I need to file my 2012 federal taxes   This is a mortgage that you took out to buy, build, or substantially improve your principal residence and that is secured by that residence. I need to file my 2012 federal taxes If the amount of your original mortgage is more than the cost of your principal residence plus the cost of substantial improvements, qualified principal residence indebtedness cannot be more than the cost of your principal residence plus improvements. I need to file my 2012 federal taxes   Any debt secured by your principal residence that you use to refinance qualified principal residence indebtedness is qualified principal residence indebtedness up to the amount of your old mortgage principal just before the refinancing. I need to file my 2012 federal taxes Additional debt incurred to substantially improve your principal residence is also qualified principal residence indebtedness. I need to file my 2012 federal taxes Amount you can exclude. I need to file my 2012 federal taxes   You can only exclude debt discharged after 2006 and before 2014. I need to file my 2012 federal taxes The most you can exclude is $2 million ($1 million if married filing separately). I need to file my 2012 federal taxes You cannot exclude any amount that was discharged because of services performed for the lender or on account of any other factor not directly related either to a decline in the value of your residence or to your financial condition. I need to file my 2012 federal taxes Ordering rule. I need to file my 2012 federal taxes   If only a part of a loan is qualified principal residence indebtedness, you can exclude only the amount of the discharge that is more than the amount of the loan (immediately before the discharge) that is not qualified principal residence indebtedness. I need to file my 2012 federal taxes Qualified Home This means your main home or your second home. I need to file my 2012 federal taxes A home includes a house, condominium, cooperative, mobile home, house trailer, boat, or similar property that has sleeping, cooking, and toilet facilities. I need to file my 2012 federal taxes Main home. I need to file my 2012 federal taxes   You can have only one main home at any one time. I need to file my 2012 federal taxes This is the home where you ordinarily live most of the time. I need to file my 2012 federal taxes Second home and other special situations. I need to file my 2012 federal taxes   If you have a second home, use part of your home for other than residential living (such as a home office), rent out part of your home, or are having your home constructed, see Qualified Home in Publication 936. I need to file my 2012 federal taxes Limit on Deduction If your adjusted gross income (AGI) on Form 1040, line 38, is more than $100,000 ($50,000 if your filing status is married filing separately), the amount of your mortgage insurance premiums that are deductible is reduced and may be eliminated. I need to file my 2012 federal taxes See Line 13 in the instructions for Schedule A (Form 1040) and complete the Mortgage Insurance Premiums Deduction Worksheet to figure the amount you can deduct. I need to file my 2012 federal taxes If your AGI is more than $109,000 ($54,500 if married filing separately), you cannot deduct your mortgage insurance premiums. I need to file my 2012 federal taxes Form 1098. I need to file my 2012 federal taxes   The amount of mortgage insurance premiums you paid during 2013 should be reported in box 4. I need to file my 2012 federal taxes See Form 1098, Mortgage Interest Statement in Publication 936. I need to file my 2012 federal taxes Mortgage Interest Credit The mortgage interest credit is intended to help lower-income individuals afford home ownership. I need to file my 2012 federal taxes If you qualify, you can claim the credit on Form 8396 each year for part of the home mortgage interest you pay. I need to file my 2012 federal taxes Who qualifies. I need to file my 2012 federal taxes   You may be eligible for the credit if you were issued a qualified Mortgage Credit Certificate (MCC) from your state or local government. I need to file my 2012 federal taxes Generally, an MCC is issued only in connection with a new mortgage for the purchase of your main home. I need to file my 2012 federal taxes The MCC will show the certificate credit rate you will use to figure your credit. I need to file my 2012 federal taxes It also will show the certified indebtedness amount. I need to file my 2012 federal taxes Only the interest on that amount qualifies for the credit. I need to file my 2012 federal taxes See Figuring the Credit , later. I need to file my 2012 federal taxes You must contact the appropriate government agency about getting an MCC before you get a mortgage and buy your home. I need to file my 2012 federal taxes Contact your state or local housing finance agency for information about the availability of MCCs in your area. I need to file my 2012 federal taxes How to claim the credit. I need to file my 2012 federal taxes   To claim the credit, complete Form 8396 and attach it to your Form 1040 or Form 1040NR, U. I need to file my 2012 federal taxes S. I need to file my 2012 federal taxes Nonresident Alien Income Tax Return. I need to file my 2012 federal taxes Include the credit in your total for Form 1040, line 53, or Form 1040NR, line 50; be sure to check box c and write “Form 8396” on that line. I need to file my 2012 federal taxes Reducing your home mortgage interest deduction. I need to file my 2012 federal taxes   If you itemize your deductions on Schedule A (Form 1040), you must reduce your home mortgage interest deduction by the amount of the mortgage interest credit shown on Form 8396, line 3. I need to file my 2012 federal taxes You must do this even if part of that amount is to be carried forward to 2014. I need to file my 2012 federal taxes Selling your home. I need to file my 2012 federal taxes   If you purchase a home after 1990 using an MCC, and you sell that home within 9 years, you may have to recapture (repay) all or part of the benefit you received from the MCC program. I need to file my 2012 federal taxes For additional information, see Recapturing (Paying Back) a Federal Mortgage Subsidy, in Publication 523. I need to file my 2012 federal taxes Figuring the Credit Figure your credit on Form 8396. I need to file my 2012 federal taxes Mortgage not more than certified indebtedness. I need to file my 2012 federal taxes   If your mortgage loan amount is equal to (or smaller than) the certified indebtedness amount shown on your MCC, enter on Form 8396, line 1, all the interest you paid on your mortgage during the year. I need to file my 2012 federal taxes Mortgage more than certified indebtedness. I need to file my 2012 federal taxes   If your mortgage loan amount is larger than the certified indebtedness amount shown on your MCC, you can figure the credit on only part of the interest you paid. I need to file my 2012 federal taxes To find the amount to enter on line 1, multiply the total interest you paid during the year on your mortgage by the following fraction. I need to file my 2012 federal taxes Certified indebtedness amount on your MCC Original amount of your mortgage   The fraction will not change as long as you are entitled to take the mortgage interest credit. I need to file my 2012 federal taxes Example. I need to file my 2012 federal taxes Emily bought a home this year. I need to file my 2012 federal taxes Her mortgage loan is $125,000. I need to file my 2012 federal taxes The certified indebtedness amount on her MCC is $100,000. I need to file my 2012 federal taxes She paid $7,500 interest this year. I need to file my 2012 federal taxes Emily figures the interest to enter on Form 8396, line 1, as follows:   $100,000 = 80% (. I need to file my 2012 federal taxes 80)       $125,000       $7,500 x . I need to file my 2012 federal taxes 80 = $6,000   Emily enters $6,000 on Form 8396, line 1. I need to file my 2012 federal taxes In each later year, she will figure her credit using only 80% of the interest she pays for that year. I need to file my 2012 federal taxes Limits Two limits may apply to your credit. I need to file my 2012 federal taxes A limit based on the credit rate, and A limit based on your tax. I need to file my 2012 federal taxes Limit based on credit rate. I need to file my 2012 federal taxes   If the certificate credit rate is higher than 20%, the credit you are allowed cannot be more than $2,000. I need to file my 2012 federal taxes Limit based on tax. I need to file my 2012 federal taxes   After applying the limit based on the credit rate, your credit generally cannot be more than your tax liability. I need to file my 2012 federal taxes See the Credit Limit Worksheet in the Form 8396 instructions to calculate the limit based on tax. I need to file my 2012 federal taxes Dividing the Credit If two or more persons (other than a married couple filing a joint return) hold an interest in the home to which the MCC relates, the credit must be divided based on the interest held by each person. I need to file my 2012 federal taxes Example. I need to file my 2012 federal taxes John and his brother, George, were issued an MCC. I need to file my 2012 federal taxes They used it to get a mortgage on their main home. I need to file my 2012 federal taxes John has a 60% ownership interest in the home, and George has a 40% ownership interest in the home. I need to file my 2012 federal taxes John paid $5,400 mortgage interest this year and George paid $3,600. I need to file my 2012 federal taxes The MCC shows a credit rate of 25% and a certified indebtedness amount of $130,000. I need to file my 2012 federal taxes The loan amount (mortgage) on their home is $120,000. I need to file my 2012 federal taxes The credit is limited to $2,000 because the credit rate is more than 20%. I need to file my 2012 federal taxes John figures the credit by multiplying the mortgage interest he paid this year ($5,400) by the certificate credit rate (25%) for a total of $1,350. I need to file my 2012 federal taxes His credit is limited to $1,200 ($2,000 × 60%). I need to file my 2012 federal taxes George figures the credit by multiplying the mortgage interest he paid this year ($3,600) by the certificate credit rate (25%) for a total of $900. I need to file my 2012 federal taxes His credit is limited to $800 ($2,000 × 40%). I need to file my 2012 federal taxes Carryforward If your allowable credit is reduced because of the limit based on your tax, you can carry forward the unused portion of the credit to the next 3 years or until used, whichever comes first. I need to file my 2012 federal taxes Example. I need to file my 2012 federal taxes You receive a mortgage credit certificate from State X. I need to file my 2012 federal taxes This year, your regular tax liability is $1,100, you owe no alternative minimum tax, and your mortgage interest credit is $1,700. I need to file my 2012 federal taxes You claim no other credits. I need to file my 2012 federal taxes Your unused mortgage interest credit for this year is $600 ($1,700 − $1,100). I need to file my 2012 federal taxes You can carry forward this amount to the next 3 years or until used, whichever comes first. I need to file my 2012 federal taxes Credit rate more than 20%. I need to file my 2012 federal taxes   If you are subject to the $2,000 limit because your certificate credit rate is more than 20%, you cannot carry forward any amount more than $2,000 (or your share of the $2,000 if you must divide the credit). I need to file my 2012 federal taxes Example. I need to file my 2012 federal taxes In the earlier example under Dividing the Credit , John and George used the entire $2,000 credit. I need to file my 2012 federal taxes The excess   John $1,350 − $1,200 = $150     George $900 − $800 = $100   $150 for John ($1,350 − $1,200) and $100 for George ($900 − $800) cannot be carried forward to future years, despite the respective tax liabilities for John and George. I need to file my 2012 federal taxes Refinancing If you refinance your original mortgage loan on which you had been given an MCC, you must get a new MCC to be able to claim the credit on the new loan. I need to file my 2012 federal taxes The amount of credit you can claim on the new loan may change. I need to file my 2012 federal taxes Table 2 below summarizes how to figure your credit if you refinance your original mortgage loan. I need to file my 2012 federal taxes Table 2. I need to file my 2012 federal taxes Effect of Refinancing on Your Credit IF you get a new (reissued) MCC and the amount of your new mortgage is . I need to file my 2012 federal taxes . I need to file my 2012 federal taxes . I need to file my 2012 federal taxes THEN the interest you claim on Form 8396, line 1, is* . I need to file my 2012 federal taxes . I need to file my 2012 federal taxes . I need to file my 2012 federal taxes smaller than or equal to the certified indebtedness amount on the new MCC all the interest paid during the year on your new mortgage. I need to file my 2012 federal taxes larger than the certified indebtedness amount on the new MCC interest paid during the year on your new mortgage multiplied by the following fraction. I need to file my 2012 federal taxes         certified indebtedness  amount on your new MCC       original amount of your  mortgage   *The credit using the new MCC cannot be more than the credit using the old MCC. I need to file my 2012 federal taxes  See New MCC cannot increase your credit above. I need to file my 2012 federal taxes An issuer may reissue an MCC after you refinance your mortgage. I need to file my 2012 federal taxes If you did not get a new MCC, you may want to contact the state or local housing finance agency that issued your original MCC for information about whether you can get a reissued MCC. I need to file my 2012 federal taxes Year of refinancing. I need to file my 2012 federal taxes   In the year of refinancing, add the applicable amount of interest paid on the old mortgage and the applicable amount of interest paid on the new mortgage, and enter the total on Form 8396, line 1. I need to file my 2012 federal taxes   If your new MCC has a credit rate different from the rate on the old MCC, you must attach a statement to Form 8396. I need to file my 2012 federal taxes The statement must show the calculation for lines 1, 2, and 3 for the part of the year when the old MCC was in effect. I need to file my 2012 federal taxes It must show a separate calculation for the part of the year when the new MCC was in effect. I need to file my 2012 federal taxes Combine the amounts from both calculations for line 3, enter the total on line 3 of the form, and write “See attached” on the dotted line next to line 2. I need to file my 2012 federal taxes New MCC cannot increase your credit. I need to file my 2012 federal taxes   The credit that you claim with your new MCC cannot be more than the credit that you could have claimed with your old MCC. I need to file my 2012 federal taxes   In most cases, the agency that issues your new MCC will make sure that it does not increase your credit. I need to file my 2012 federal taxes However, if either your old loan or your new loan has a variable (adjustable) interest rate, you will need to check this yourself. I need to file my 2012 federal taxes In that case, you will need to know the amount of the credit you could have claimed using the old MCC. I need to file my 2012 federal taxes   There are two methods for figuring the credit you could have claimed. I need to file my 2012 federal taxes Under one method, you figure the actual credit that would have been allowed. I need to file my 2012 federal taxes This means you use the credit rate on the old MCC and the interest you would have paid on the old loan. I need to file my 2012 federal taxes   If your old loan was a variable rate mortgage, you can use another method to determine the credit that you could have claimed. I need to file my 2012 federal taxes Under this method, you figure the credit using a payment schedule of a hypothetical self-amortizing mortgage with level payments projected to the final maturity date of the old mortgage. I need to file my 2012 federal taxes The interest rate of the hypothetical mortgage is the annual percentage rate (APR) of the new mortgage for purposes of the Federal Truth in Lending Act. I need to file my 2012 federal taxes The principal of the hypothetical mortgage is the remaining outstanding balance of the certified mortgage indebtedness shown on the old MCC. I need to file my 2012 federal taxes    You must choose one method and use it consistently beginning with the first tax year for which you claim the credit based on the new MCC. I need to file my 2012 federal taxes    As part of your tax records, you should keep your old MCC and the schedule of payments for your old mortgage. I need to file my 2012 federal taxes Basis Basis is your starting point for figuring a gain or loss if you later sell your home, or for figuring depreciation if you later use part of your home for business purposes or for rent. I need to file my 2012 federal taxes While you own your home, you may add certain items to your basis. I need to file my 2012 federal taxes You may subtract certain other items from your basis. I need to file my 2012 federal taxes These items are called adjustments to basis and are explained later under Adjusted Basis . I need to file my 2012 federal taxes It is important that you understand these terms when you first acquire your home because you must keep track of your basis and adjusted basis during the period you own your home. I need to file my 2012 federal taxes You also must keep records of the events that affect basis or adjusted basis. I need to file my 2012 federal taxes See Keeping Records , below. I need to file my 2012 federal taxes Figuring Your Basis How you figure your basis depends on how you acquire your home. I need to file my 2012 federal taxes If you buy or build your home, your cost is your basis. I need to file my 2012 federal taxes If you receive your home as a gift, your basis is usually the same as the adjusted basis of the person who gave you the property. I need to file my 2012 federal taxes If you inherit your home from a decedent, different rules apply depending on the date of the decedent's death. I need to file my 2012 federal taxes Each of these topics is discussed later. I need to file my 2012 federal taxes Property transferred from a spouse. I need to file my 2012 federal taxes   If your home is transferred to you from your spouse, or from your former spouse as a result of a divorce, your basis is the same as your spouse's (or former spouse's) adjusted basis just before the transfer. I need to file my 2012 federal taxes Publication 504, Divorced or Separated Individuals, fully discusses transfers between spouses. I need to file my 2012 federal taxes Cost as Basis The cost of your home, whether you purchased it or constructed it, is the amount you paid for it, including any debt you assumed. I need to file my 2012 federal taxes The cost of your home includes most settlement or closing costs you paid when you bought the home. I need to file my 2012 federal taxes If you built your home, your cost includes most closing costs paid when you bought the land or settled on your mortgage. I need to file my 2012 federal taxes See Settlement or closing costs , later. I need to file my 2012 federal taxes If you elect to deduct the sales taxes on the purchase or construction of your home as an itemized deduction on Schedule A (Form 1040), you cannot include the sales taxes as part of your cost basis in the home. I need to file my 2012 federal taxes Purchase. I need to file my 2012 federal taxes   The basis of a home you bought is the amount you paid for it. I need to file my 2012 federal taxes This usually includes your down payment and any debt you assumed. I need to file my 2012 federal taxes The basis of a cooperative apartment is the amount you paid for your shares in the corporation that owns or controls the property. I need to file my 2012 federal taxes This amount includes any purchase commissions or other costs of acquiring the shares. I need to file my 2012 federal taxes Construction. I need to file my 2012 federal taxes   If you contracted to have your home built on land that you own, your basis in the home is your basis in the land plus the amount you paid to have the home built. I need to file my 2012 federal taxes This includes the cost of labor and materials, the amount you paid the contractor, any architect's fees, building permit charges, utility meter and connection charges, and legal fees that are directly connected with building your home. I need to file my 2012 federal taxes If you built all or part of your home yourself, your basis is the total amount it cost you to build it. I need to file my 2012 federal taxes You cannot include in basis the value of your own labor or any other labor for which you did not pay. I need to file my 2012 federal taxes Real estate taxes. I need to file my 2012 federal taxes   Real estate taxes are usually divided so that you and the seller each pay taxes for the part of the property tax year that each owned the home. I need to file my 2012 federal taxes See the earlier discussion of Real estate taxes paid at settlement or closing , under Real Estate Taxes, earlier, to figure the real estate taxes you paid or are considered to have paid. I need to file my 2012 federal taxes   If you pay any part of the seller's share of the real estate taxes (the taxes up to the date of sale), and the seller did not reimburse you, add those taxes to your basis in the home. I need to file my 2012 federal taxes You cannot deduct them as taxes paid. I need to file my 2012 federal taxes   If the seller paid any of your share of the real estate taxes (the taxes beginning with the date of sale), you can still deduct those taxes. I need to file my 2012 federal taxes Do not include those taxes in your basis. I need to file my 2012 federal taxes If you did not reimburse the seller, you must reduce your basis by the amount of those taxes. I need to file my 2012 federal taxes Example 1. I need to file my 2012 federal taxes You bought your home on September 1. I need to file my 2012 federal taxes The property tax year in your area is the calendar year, and the tax is due on August 15. I need to file my 2012 federal taxes The real estate taxes on the home you bought were $1,275 for the year and had been paid by the seller on August 15. I need to file my 2012 federal taxes You did not reimburse the seller for your share of the real estate taxes from September 1 through December 31. I need to file my 2012 federal taxes You must reduce the basis of your home by the $426 [(122 ÷ 365) × $1,275] the seller paid for you. I need to file my 2012 federal taxes You can deduct your $426 share of real estate taxes on your return for the year you purchased your home. I need to file my 2012 federal taxes Example 2. I need to file my 2012 federal taxes You bought your home on May 3, 2013. I need to file my 2012 federal taxes The property tax year in your area is the calendar year. I need to file my 2012 federal taxes The taxes for the previous year are assessed on January 2 and are due on May 31 and November 30. I need to file my 2012 federal taxes Under state law, the taxes become a lien on May 31. I need to file my 2012 federal taxes You agreed to pay all taxes due after the date of sale. I need to file my 2012 federal taxes The taxes due in 2013 for 2012 were $1,375. I need to file my 2012 federal taxes The taxes due in 2014 for 2013 will be $1,425. I need to file my 2012 federal taxes You cannot deduct any of the taxes paid in 2013 because they relate to the 2012 property tax year and you did not own the home until 2013. I need to file my 2012 federal taxes Instead, you add the $1,375 to the cost (basis) of your home. I need to file my 2012 federal taxes You owned the home in 2013 for 243 days (May 3 to December 31), so you can take a tax deduction on your 2014 return of $949 [(243 ÷ 365) × $1,425] paid in 2014 for 2013. I need to file my 2012 federal taxes You add the remaining $476 ($1,425 − $949) of taxes paid in 2014 to the cost (basis) of your home. I need to file my 2012 federal taxes Settlement or closing costs. I need to file my 2012 federal taxes   If you bought your home, you probably paid settlement or closing costs in addition to the contract price. I need to file my 2012 federal taxes These costs are divided between you and the seller according to the sales contract, local custom, or understanding of the parties. I need to file my 2012 federal taxes If you built your home, you probably paid these costs when you bought the land or settled on your mortgage. I need to file my 2012 federal taxes   The only settlement or closing costs you can deduct are home mortgage interest and certain real estate taxes. I need to file my 2012 federal taxes You deduct them in the year you buy your home if you itemize your deductions. I need to file my 2012 federal taxes You can add certain other settlement or closing costs to the basis of your home. I need to file my 2012 federal taxes Items added to basis. I need to file my 2012 federal taxes   You can include in your basis the settlement fees and closing costs you paid for buying your home. I need to file my 2012 federal taxes A fee is for buying the home if you would have had to pay it even if you paid cash for the home. I need to file my 2012 federal taxes   The following are some of the settlement fees and closing costs that you can include in the original basis of your home. I need to file my 2012 federal taxes Abstract fees (abstract of title fees). I need to file my 2012 federal taxes Charges for installing utility services. I need to file my 2012 federal taxes Legal fees (including fees for the title search and preparation of the sales contract and deed). I need to file my 2012 federal taxes Recording fees. I need to file my 2012 federal taxes Surveys. I need to file my 2012 federal taxes Transfer or stamp taxes. I need to file my 2012 federal taxes Owner's title insurance. I need to file my 2012 federal taxes Any amount the seller owes that you agree to pay, such as back taxes or interest, recording or mortgage fees, cost for improvements or repairs, and sales commissions. I need to file my 2012 federal taxes   If the seller actually paid for any item for which you are liable and for which you can take a deduction (such as your share of the real estate taxes for the year of sale), you must reduce your basis by that amount unless you are charged for it in the settlement. I need to file my 2012 federal taxes Items not added to basis and not deductible. I need to file my 2012 federal taxes   Here are some settlement and closing costs that you cannot deduct or add to your basis. I need to file my 2012 federal taxes Fire insurance premiums. I need to file my 2012 federal taxes Charges for using utilities or other services related to occupancy of the home before closing. I need to file my 2012 federal taxes Rent for occupying the home before closing. I need to file my 2012 federal taxes Charges connected with getting or refinancing a mortgage loan, such as: Loan assumption fees, Cost of a credit report, and Fee for an appraisal required by a lender. I need to file my 2012 federal taxes Points paid by seller. I need to file my 2012 federal taxes   If you bought your home after April 3, 1994, you must reduce your basis by any points paid for your mortgage by the person who sold you your home. I need to file my 2012 federal taxes   If you bought your home after 1990 but before April 4, 1994, you must reduce your basis by seller-paid points only if you deducted them. I need to file my 2012 federal taxes See Points , earlier, for the rules on deducting points. I need to file my 2012 federal taxes Gift To figure the basis of property you receive as a gift, you must know its adjusted basis (defined later) to the donor just before it was given to you, its fair market value (FMV) at the time it was given to you, and any gift tax paid on it. I need to file my 2012 federal taxes Fair market value. I need to file my 2012 federal taxes   Fair market value (FMV) is the price at which property would change hands between a willing buyer and a willing seller, neither being under any compulsion to buy or sell and who both have a reasonable knowledge of all the necessary facts. I need to file my 2012 federal taxes Donor's adjusted basis is more than FMV. I need to file my 2012 federal taxes   If someone gave you your home and the donor's adjusted basis, when it was given to you, was more than the FMV, your basis at the time of receipt is the same as the donor's adjusted basis. I need to file my 2012 federal taxes Disposition basis. I need to file my 2012 federal taxes   If the donor's adjusted basis at the time of the gift is more than the FMV, your basis (plus or minus any required adjustments, see Adjusted Basis , later) when you dispose of the property will depend on whether you have a gain or a loss. I need to file my 2012 federal taxes Your basis for figuring a gain is the same as the donor's adjusted basis. I need to file my 2012 federal taxes Your basis for figuring a loss is the FMV when you received the gift. I need to file my 2012 federal taxes If you use the donor's adjusted basis to figure a gain and it results in a loss, then you must use the FMV (at the time of the gift) to refigure the loss. I need to file my 2012 federal taxes However, if using the FMV results in a gain, then you neither have a gain nor a loss. I need to file my 2012 federal taxes Example 1. I need to file my 2012 federal taxes Andrew received a house as a gift from Ishmael (the donor). I need to file my 2012 federal taxes At the time of the gift, the home had an FMV of $80,000. I need to file my 2012 federal taxes Ishmael's adjusted basis was $100,000. I need to file my 2012 federal taxes After he received the house, no events occurred to increase or decrease the basis. I need to file my 2012 federal taxes If Andrew sells the house for $120,000, he will have a $20,000 gain because he must use the donor's adjusted basis ($100,000) at the time of the gift as his basis to figure the gain. I need to file my 2012 federal taxes Example 2. I need to file my 2012 federal taxes Same facts as Example 1 , except this time Andrew sells the house for $70,000. I need to file my 2012 federal taxes He will have a loss of $10,000 because he must use the FMV ($80,000) at the time of the gift as his basis to figure the loss. I need to file my 2012 federal taxes Example 3. I need to file my 2012 federal taxes Same facts as Example 1 , except this time Andrew sells the house for $90,000. I need to file my 2012 federal taxes Initially, he figures the gain using Ishmael's adjusted basis ($100,000), which results in a loss of $10,000. I need to file my 2012 federal taxes Since it is a loss, Andrew must now recalculate the loss using the FMV ($80,000), which results in a gain of $10,000. I need to file my 2012 federal taxes So in this situation, Andrew will neither have a gain nor a loss. I need to file my 2012 federal taxes Donor's adjusted basis equal to or less than the FMV. I need to file my 2012 federal taxes   If someone gave you your home after 1976 and the donor's adjusted basis, when it was given to you, was equal to or less than the FMV, your basis at the time of receipt is the same as the donor's adjusted basis, plus the part of any federal gift tax paid that is due to the net increase in value of the home. I need to file my 2012 federal taxes Part of federal gift tax due to net increase in value. I need to file my 2012 federal taxes   Figure the part of the federal gift tax paid that is due to the net increase in value of the home by multiplying the total federal gift tax paid by a fraction. I need to file my 2012 federal taxes The numerator (top part) of the fraction is the net increase in the value of the home, and the denominator (bottom part) is the value of the home for gift tax purposes after reduction for any annual exclusion and marital or charitable deduction that applies to the gift. I need to file my 2012 federal taxes The net increase in the value of the home is its FMV minus the adjusted basis of the donor. I need to file my 2012 federal taxes Publication 551 gives more information, including examples, on figuring your basis when you receive property as a gift. I need to file my 2012 federal taxes Inheritance Your basis in a home you inherited is generally the fair market value of the home on the date of the decedent's death or on the alternative valuation date if the personal representative for the estate chooses to use alternative valuation. I need to file my 2012 federal taxes If an estate tax return was filed, your basis is generally the value of the home listed on the estate tax return. I need to file my 2012 federal taxes If an estate tax return was not filed, your basis is the appraised value of the home at the decedent's date of death for state inheritance or transmission taxes. I need to file my 2012 federal taxes Publication 551 and Publication 559, Survivors, Executors, and Administrators, have more information on the basis of inherited property. I need to file my 2012 federal taxes If you inherited your home from someone who died in 2010, and the executor of the decedent's estate made the election to file Form 8939, Allocation of Increase in Basis for Property Acquired From a Decedent, refer to the information provided by the executor or see Publication 4895, Tax Treatment of Property Acquired From a Decedent Dying in 2010. I need to file my 2012 federal taxes Adjusted Basis While you own your home, various events may take place that can change the original basis of your home. I need to file my 2012 federal taxes These events can increase or decrease your original basis. I need to file my 2012 federal taxes The result is called adjusted basis. I need to file my 2012 federal taxes See Table 3, on this page, for a list of some of the items that can adjust your basis. I need to file my 2012 federal taxes Table 3. I need to file my 2012 federal taxes Adjusted Basis This table lists examples of some items that generally will increase or decrease your basis in your home. I need to file my 2012 federal taxes It is not intended to be all-inclusive. I need to file my 2012 federal taxes Increases to Basis Decreases to Basis Improvements: Putting an addition on your home Replacing an entire roof Paving your driveway Installing central air conditioning Rewiring your home Assessments for local improvements (see Assessments for local benefits , under What You Can and Cannot Deduct, earlier) Amounts spent to restore damaged property Insurance or other reimbursement for casualty losses Deductible casualty loss not covered by insurance Payments received for easement or right-of-way granted Depreciation allowed or allowable if home is used for business or rental purposes Value of subsidy for energy conservation measure excluded from income Improvements. I need to file my 2012 federal taxes   An improvement materially adds to the value of your home, considerably prolongs its useful life, or adapts it to new uses. I need to file my 2012 federal taxes You must add the cost of any improvements to the basis of your home. I need to file my 2012 federal taxes You cannot deduct these costs. I need to file my 2012 federal taxes   Improvements include putting a recreation room in your unfinished basement, adding another bathroom or bedroom, putting up a fence, putting in new plumbing or wiring, installing a new roof, and paving your driveway. I need to file my 2012 federal taxes Amount added to basis. I need to file my 2012 federal taxes   The amount you add to your basis for improvements is your actual cost. I need to file my 2012 federal taxes This includes all costs for material and labor, except your own labor, and all expenses related to the improvement. I need to file my 2012 federal taxes For example, if you had your lot surveyed to put up a fence, the cost of the survey is a part of the cost of the fence. I need to file my 2012 federal taxes   You also must add to your basis state and local assessments for improvements such as streets and sidewalks if they increase the value of the property. I need to file my 2012 federal taxes These assessments are discussed earlier under Real Estate Taxes . I need to file my 2012 federal taxes Improvements no longer part of home. I need to file my 2012 federal taxes    Your home's adjusted basis does not include the cost of any improvements that are replaced and are no longer part of the home. I need to file my 2012 federal taxes Example. I need to file my 2012 federal taxes You put wall-to-wall carpeting in your home 15 years ago. I need to file my 2012 federal taxes Later, you replaced that carpeting with new wall-to-wall carpeting. I need to file my 2012 federal taxes The cost of the old carpeting you replaced is no longer part of your home's adjusted basis. I need to file my 2012 federal taxes Repairs versus improvements. I need to file my 2012 federal taxes   A repair keeps your home in an ordinary, efficient operating condition. I need to file my 2012 federal taxes It does not add to the value of your home or prolong its life. I need to file my 2012 federal taxes Repairs include repainting your home inside or outside, fixing your gutters or floors, fixing leaks or plastering, and replacing broken window panes. I need to file my 2012 federal taxes You cannot deduct repair costs and generally cannot add them to the basis of your home. I need to file my 2012 federal taxes   However, repairs that are done as part of an extensive remodeling or restoration of your home are considered improvements. I need to file my 2012 federal taxes You add them to the basis of your home. I need to file my 2012 federal taxes Records to keep. I need to file my 2012 federal taxes   You can use Table 4 (at the end of the publication) as a guide to help you keep track of improvements to your home. I need to file my 2012 federal taxes Also see Keeping Records , below. I need to file my 2012 federal taxes Energy conservation subsidy. I need to file my 2012 federal taxes   If a public utility gives you (directly or indirectly) a subsidy for the purchase or installation of an energy conservation measure for your home, do not include the value of that subsidy in your income. I need to file my 2012 federal taxes You must reduce the basis of your home by that value. I need to file my 2012 federal taxes   An energy conservation measure is an installation or modification primarily designed to reduce consumption of electricity or natural gas or to improve the management of energy demand. I need to file my 2012 federal taxes Keeping Records Keeping full and accurate records is vital to properly report your income and expenses, to support your deductions and credits, and to know the basis or adjusted basis of your home. I need to file my 2012 federal taxes These records include your purchase contract and settlement papers if you bought the property, or other objective evidence if you acquired it by gift, inheritance, or similar means. I need to file my 2012 federal taxes You should keep any receipts, canceled checks, and similar evidence for improvements or other additions to the basis. I need to file my 2012 federal taxes In addition, you should keep track of any decreases to the basis such as those listed in Table 3, earlier. I need to file my 2012 federal taxes How to keep records. I need to file my 2012 federal taxes   How you keep records is up to you, but they must be clear and accurate and must be available to the IRS. I need to file my 2012 federal taxes How long to keep records. I need to file my 2012 federal taxes   You must keep your records for as long as they are important for meeting any provision of the federal tax law. I need to file my 2012 federal taxes   Keep records that support an item of income, a deduction, or a credit appearing on a return until the period of limitations for the return runs out. I need to file my 2012 federal taxes (A period of limitations is the period of time after which no legal action can be brought. I need to file my 2012 federal taxes ) For assessment of tax you owe, this is generally 3 years from the date you filed the return. I need to file my 2012 federal taxes For filing a claim for credit or refund, this is generally 3 years from the date you filed the original return, or 2 years from the date you paid the tax, whichever is later. I need to file my 2012 federal taxes Returns filed before the due date are treated as filed on the due date. I need to file my 2012 federal taxes   You may need to keep records relating to the basis of property (discussed earlier) for longer than the period of limitations. I need to file my 2012 federal taxes Keep those records as long as they are important in figuring the basis of the original or replacement property. I need to file my 2012 federal taxes Generally, this means for as long as you own the property and, after you dispose of it, for the period of limitations that applies to you. I need to file my 2012 federal taxes Table 4. I need to file my 2012 federal taxes Record of Home Improvements Keep this for your records. I need to file my 2012 federal taxes Also, keep receipts or other proof of improvements. I need to file my 2012 federal taxes Remove from this record any improvements that are no longer part of your main home. I need to file my 2012 federal taxes For example, if you put wall-to-wall carpeting in your home and later replace it with new wall-to-wall carpeting, remove the cost of the first carpeting. I need to file my 2012 federal taxes (a) Type of Improvement (b) Date (c) Amount   (a) Type of Improvement (b) Date (c) Amount Additions:       Heating & Air  Conditioning:     Bedroom       Heating system     Bathroom       Central air conditioning     Deck       Furnace     Garage       Duct work     Porch       Central humidifier     Patio       Filtration system     Storage shed       Other     Fireplace       Electrical:     Other           Lawn & Grounds:       Lighting fixtures           Wiring upgrades     Landscaping       Other     Driveway       Plumbing:     Walkway           Fences       Water heater     Retaining wall       Soft water system     Sprinkler system       Filtration system     Swimming pool       Other     Exterior lighting       Insulation:     Other           Communications:       Attic           Walls     Satellite dish       Floors     Intercom       Pipes and duct work     Security system       Other     Other             Miscellaneous:       Interior  Improvements:     Storm windows and doors       Built-in appliances     Roof       Kitchen modernization     Central vacuum       Bathroom modernization     Other       Flooring             Wall-to-wall carpeting             Other     How To