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taxmap/pubs/p530-000.htm#en_us_publink100011826
Publication 530

 
Tax 
Information for 
Homeowners

For Use in Tax Year 2013
rule

What's New(p1)


taxmap/pubs/p530-000.htm#en_us_publink1000307924
Simplified method for business use of home deduction.(p1)
The IRS now provides a simplified method to determine your expenses for business use of your home. For more information, see the Instructions for Schedule C (Form 1040).

Reminders(p1)


taxmap/pubs/p530-000.htm#en_us_publink1000296280
Future developments.(p1)
For the latest information about developments related to Publication 530, such as legislation enacted after it was published, go to www.irs.gov/pub530.
taxmap/pubs/p530-000.htm#en_us_publink1000296281
Residential energy credits.(p1)
You may be able to take a credit if you made energy saving improvements to your home located in the United States in 2013. See Form 5695, Residential Energy Credits, for more information.
taxmap/pubs/p530-000.htm#en_us_publink1000246364
Home Affordable Modification Program (HAMP).(p1)
If you benefit from Pay-for-Performance Success Payments, the payments are not taxable under HAMP.
taxmap/pubs/p530-000.htm#en_us_publink1000296282
Hardest Hit Fund and Emergency Homeowners' Loan Programs.(p1)
If you are a homeowner who received assistance under a State Housing Finance Agency Hardest Hit Fund program or an Emergency Homeowners' Loan Program, you may be able to deduct all of the payments you made on your mortgage during the year. For details, see Hardest Hit Fund and Emergency Homeowners' Loan Programs under What You Can and Cannot Deduct, later.
taxmap/pubs/p530-000.htm#en_us_publink1000190409
Mortgage debt forgiveness.(p1)
You can exclude from gross income any discharges of qualified principal residence indebtedness made after 2006 and before 2014. You must reduce the basis of your principal residence (but not below zero) by the amount you exclude. See Discharges of qualified principal residence indebtedness, later, and Form 982, Reduction of Tax Attributes Due to Discharge of Indebtedness (and Section 1082 Basis Adjustment), for more information.
taxmap/pubs/p530-000.htm#en_us_publink1000252572
Repayment of first-time homebuyer credit.(p1)
Generally, you must repay any credit you claimed for a home you bought if you disposed of the home or it ceased to be your main home in 2013. If you bought the home in 2008 and you owned and used it as your main home for all of 2013, you generally must continue repaying the credit with your 2013 tax return, but you do not have to attach Form 5405, Repayment of the First-Time Homebuyer Credit. See Form 5405 and its instructions for details and for exceptions to the repayment rule.
taxmap/pubs/p530-000.htm#en_us_publink100011830
Photographs of missing children.(p2)
The Internal Revenue Service is a proud partner with the National Center for Missing and Exploited Children. Photographs of missing children selected by the Center may appear in this publication on pages that would otherwise be blank. You can help bring these children home by looking at the photographs and calling 1-800-THE-LOST (1-800-843-5678) if you recognize a child.

taxmap/pubs/p530-000.htm#en_us_publink1000177206Introduction

This publication provides tax information for homeowners. Your home may be a house, condominium, cooperative apartment, mobile home, houseboat, or house trailer that contains sleeping space and toilet and cooking facilities.
The following topics are explained.
taxmap/pubs/p530-000.htm#en_us_publink1000217477

Comments and suggestions.(p2)

For Use in Tax Year 2013
rule
We welcome your comments about this publication and your suggestions for future editions.
You can write to us at the following address:

Internal Revenue Service
Tax Forms and Publications Division
1111 Constitution Ave. NW, IR-6526
Washington, DC 20224


We respond to many letters by telephone. Therefore, it would be helpful if you would include your daytime phone number, including the area code, in your correspondence.
You can send your comments from www.irs.gov/formspubs/. Click on "More Information" and then on "Comment on Tax Forms and Publications".
Although we cannot respond individually to each comment received, we do appreciate your feedback and will consider your comments as we revise our tax products.
taxmap/pubs/p530-000.htm#en_us_publink1000217478
Ordering forms and publications.(p2)
Visit www.irs.gov/formspubs/ to download forms and publications, call 1-800-TAX-FORM (1-800-829-3676), or write to the address below and receive a response within 10 days after your request is received.

Internal Revenue Service
1201 N. Mitsubishi Motorway
Bloomington, IL 61705-6613


taxmap/pubs/p530-000.htm#en_us_publink1000159
Tax questions.(p2)
If you have a tax question, check the information available on IRS.gov or call 1-800-829-1040. We cannot answer tax questions sent to either of the above addresses.

taxmap/pubs/p530-000.htm#TXMP36e1115b

Useful items

You may want to see:


Publication
 523 Selling Your Home
 527 Residential Rental Property
 547 Casualties, Disasters, and Thefts
 551 Basis of Assets
 555 Community Property
 587 Business Use of Your Home
 936 Home Mortgage Interest Deduction
Form (and Instructions)
 5405: Repayment of the First-Time Homebuyer Credit
 5695: Residential Energy Credits
 8396: Mortgage Interest Credit
See How To Get Tax Help, near the end of this publication, for information about getting publications and forms.
taxmap/pubs/p530-000.htm#en_us_publink100011834

What You Can and Cannot Deduct(p2)

For Use in Tax Year 2013
rule
To deduct expenses of owning a home, you must file Form 1040, U.S. Individual Income Tax Return, and itemize your deductions on Schedule A (Form 1040). If you itemize, you cannot take the standard deduction.
This section explains what expenses you can deduct as a homeowner. It also points out expenses that you cannot deduct. There are four primary discussions: real estate taxes, sales taxes, home mortgage interest, and mortgage insurance premiums. Generally, your real estate taxes, home mortgage interest, and mortgage insurance premiums are included in your house payment.
taxmap/pubs/p530-000.htm#en_us_publink100011835

Your house payment.(p2)

For Use in Tax Year 2013
rule
If you took out a mortgage (loan) to finance the purchase of your home, you probably have to make monthly house payments. Your house payment may include several costs of owning a home. 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. These are discussed in more detail later.
Some nondeductible expenses that may be included in your house payment include:
taxmap/pubs/p530-000.htm#en_us_publink100011836

Minister's or military housing allowance.(p2)

For Use in Tax Year 2013
rule
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. You do not have to reduce your deductions by your nontaxable allowance. 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.
taxmap/pubs/p530-000.htm#en_us_publink100011837

Nondeductible payments.(p2)

For Use in Tax Year 2013
rule
You cannot deduct any of the following items.
taxmap/pubs/p530-000.htm#en_us_publink1000262789

Hardest Hit Fund and Emergency Homeowners' Loan Programs(p2)

For Use in Tax Year 2013
rule
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.
  1. You received assistance under:
    1. A State Housing Finance Agency (State HFA) Hardest Hit Fund program in which program payments could be used to pay mortgage interest, or
    2. An Emergency Homeowners' Loan Program administered by the Department of Housing and Urban Development (HUD) or a state.
  2. 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.
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). 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.
taxmap/pubs/p530-000.htm#en_us_publink100011838

Real Estate Taxes(p2)

For Use in Tax Year 2013
rule
Most state and local governments charge an annual tax on the value of real property. This is called a real estate tax. You can deduct the tax if it is assessed uniformly at a like rate on all real property throughout the community. 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.
taxmap/pubs/p530-000.htm#en_us_publink100011839

Deductible Real Estate Taxes(p3)

For Use in Tax Year 2013
rule
You can deduct real estate taxes imposed on you. 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. If you own a cooperative apartment, see Special Rules for Cooperatives, later.
taxmap/pubs/p530-000.htm#en_us_publink100011840

Where to deduct real estate taxes.(p3)

For Use in Tax Year 2013
rule
Enter the amount of your deductible real estate taxes on Schedule A (Form 1040), line 6.
taxmap/pubs/p530-000.htm#en_us_publink100011841

Real estate taxes paid at settlement or closing.(p3)

For Use in Tax Year 2013
rule
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. Your share of these taxes is fully deductible if you itemize your deductions.
taxmap/pubs/p530-000.htm#en_us_publink100011842
Division of real estate taxes.(p3)
For federal income tax purposes, the seller is treated as paying the property taxes up to, but not including, the date of sale. You (the buyer) are treated as paying the taxes beginning with the date of sale. This applies regardless of the lien dates under local law. Generally, this information is included on the settlement statement you get at closing.
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. You each can deduct your own share, if you itemize deductions, for the year the property is sold.
taxmap/pubs/p530-000.htm#en_us_publink100011843

Example.(p3)

You bought your home on September 1. The property tax year (the period to which the tax relates) in your area is the calendar year. The tax for the year was $730 and was due and paid by the seller on August 15.
You owned your new home during the property tax year for 122 days (September 1 to December 31, including your date of purchase). You figure your deduction for real estate taxes on your home as follows.
1. Enter the total real estate taxes for the real property tax year $730
2. Enter the number of days in the property tax year that you owned the property 122
3. Divide line 2 by 365 .3342
4. Multiply line 1 by line 3. This is your deduction. 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. 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.
taxmap/pubs/p530-000.htm#en_us_publink100011844
Delinquent taxes.(p3)
Delinquent taxes are unpaid taxes that were imposed on the seller for an earlier tax year. If you agree to pay delinquent taxes when you buy your home, you cannot deduct them. You treat them as part of the cost of your home. See Real estate taxes, later, under Basis.
taxmap/pubs/p530-000.htm#en_us_publink100011845

Escrow accounts.(p3)

For Use in Tax Year 2013
rule
Many monthly house payments include an amount placed in escrow (put in the care of a third party) for real estate taxes. You may not be able to deduct the total you pay into the escrow account. You can deduct only the real estate taxes that the lender actually paid from escrow to the taxing authority. Your real estate tax bill will show this amount.
taxmap/pubs/p530-000.htm#en_us_publink100011846

Refund or rebate of real estate taxes.(p3)

For Use in Tax Year 2013
rule
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. 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. For more information, see Recoveries in Publication 525, Taxable and Nontaxable Income.
taxmap/pubs/p530-000.htm#en_us_publink100011847

Items You Cannot Deduct
as Real Estate Taxes(p3)

For Use in Tax Year 2013
rule
The following items are not deductible as real estate taxes.
taxmap/pubs/p530-000.htm#en_us_publink100011848

Charges for services.(p3)

For Use in Tax Year 2013
rule
An itemized charge for services to specific property or people is not a tax, even if the charge is paid to the taxing authority. You cannot deduct the charge as a real estate tax if it is:
EIC
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. If your taxing authority (or lender) does not furnish you a copy of your real estate tax bill, ask for it. Contact the taxing authority if you need additional information about a specific charge on your real estate tax bill.
taxmap/pubs/p530-000.htm#en_us_publink100011850

Assessments for local benefits.(p3)

For Use in Tax Year 2013
rule
You cannot deduct amounts you pay for local benefits that tend to increase the value of your property. Local benefits include the construction of streets, sidewalks, or water and sewer systems. You must add these amounts to the basis of your property.
You can, however, deduct assessments (or taxes) for local benefits if they are for maintenance, repair, or interest charges related to those benefits. An example is a charge to repair an existing sidewalk and any interest included in that charge.
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. If you cannot show what part of the assessment is for maintenance, repair, or interest charges, you cannot deduct any of it.
An assessment for a local benefit may be listed as an item in your real estate tax bill. If so, use the rules in this section to find how much of it, if any, you can deduct.
taxmap/pubs/p530-000.htm#en_us_publink100011851

Transfer taxes (or stamp taxes).(p3)

For Use in Tax Year 2013
rule
You cannot deduct transfer taxes and similar taxes and charges on the sale of a personal home. If you are the buyer and you pay them, include them in the cost basis of the property. If you are the seller and you pay them, they are expenses of the sale and reduce the amount realized on the sale.
taxmap/pubs/p530-000.htm#en_us_publink100011852

Homeowners association assessments.(p3)

For Use in Tax Year 2013
rule
You cannot deduct these assessments because the homeowners association, rather than a state or local government, imposes them.
taxmap/pubs/p530-000.htm#en_us_publink100011853

Special Rules for Cooperatives(p3)

For Use in Tax Year 2013
rule
If you own a cooperative apartment, some special rules apply to you, though you generally receive the same tax treatment as other homeowners. As an owner of a cooperative apartment, you own shares of stock in a corporation that owns or leases housing facilities. You can deduct your share of the corporation's deductible real estate taxes if the cooperative housing corporation meets the following conditions:
  1. The corporation has only one class of stock outstanding,
  2. Each stockholder, solely because of ownership of the stock, can live in a house, apartment, or house trailer owned or leased by the corporation,
  3. No stockholder can receive any distribution out of capital, except on a partial or complete liquidation of the corporation, and
  4. At least one of the following:
    1. At least 80% of the corporation's gross income for the tax year was paid by the tenant-stockholders. For this purpose, gross income means all income received during the entire tax year, including any received before the corporation changed to cooperative ownership.
    2. 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.
    3. 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.
taxmap/pubs/p530-000.htm#en_us_publink100011854

Tenant-stockholders.(p3)

For Use in Tax Year 2013
rule
A tenant-stockholder can be any entity (such as a corporation, trust, estate, partnership, or association) as well as an individual. The tenant-stockholder does not have to live in any of the cooperative's dwelling units. The units that the tenant-stockholder has the right to occupy can be rented to others.
taxmap/pubs/p530-000.htm#en_us_publink100011855

Deductible taxes.(p4)

For Use in Tax Year 2013
rule
You figure your share of real estate taxes in the following way.
  1. Divide the number of your shares of stock by the total number of shares outstanding, including any shares held by the corporation.
  2. Multiply the corporation's deductible real estate taxes by the number you figured in (1). This is your share of the real estate taxes.
Generally, the corporation will tell you your share of its real estate tax. This is the amount you can deduct if it reasonably reflects the cost of real estate taxes for your dwelling unit.
taxmap/pubs/p530-000.htm#en_us_publink100011856
Refund of real estate taxes.(p4)
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. Your deduction for real estate taxes the corporation paid this year is reduced by your share of the refund the corporation received.
taxmap/pubs/p530-000.htm#en_us_publink1000255155

Sales Taxes(p4)

For Use in Tax Year 2013
rule
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). 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. For information on figuring your deduction, see the Instructions for Schedule A (Form 1040).
EIC
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.
taxmap/pubs/p530-000.htm#en_us_publink100011857

Home Mortgage Interest(p4)

For Use in Tax Year 2013
rule
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.
Most home buyers take out a mortgage (loan) to buy their home. They then make monthly payments to either the mortgage holder or someone collecting the payments for the mortgage holder.
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). However, your deduction may be limited if: If either of these situations applies to you, see Publication 936 for more information. Also see Publication 936 if you later refinance your mortgage or buy a second home.
taxmap/pubs/p530-000.htm#en_us_publink100011858

Refund of home mortgage interest.(p4)

For Use in Tax Year 2013
rule
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. For more information, see Recoveries in Publication 525. The amount of the refund will usually be shown on the mortgage interest statement you receive from your mortgage lender. See Mortgage Interest Statement, later.
taxmap/pubs/p530-000.htm#en_us_publink100011859

Deductible Mortgage Interest(p4)

For Use in Tax Year 2013
rule
To be deductible, the interest you pay must be on a loan secured by your main home or a second home. The loan can be a first or second mortgage, a home improvement loan, or a home equity loan.
taxmap/pubs/p530-000.htm#en_us_publink100011860

Prepaid interest.(p4)

For Use in Tax Year 2013
rule
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. Generally, you can deduct in each year only the interest that qualifies as home mortgage interest for that year. An exception (discussed later) applies to points.
taxmap/pubs/p530-000.htm#en_us_publink100011861

Late payment charge on mortgage payment.(p4)

For Use in Tax Year 2013
rule
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.
taxmap/pubs/p530-000.htm#en_us_publink100011862

Mortgage prepayment penalty.(p4)

For Use in Tax Year 2013
rule
If you pay off your home mortgage early, you may have to pay a penalty. 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.
taxmap/pubs/p530-000.htm#en_us_publink100011863

Ground rent.(p4)

For Use in Tax Year 2013
rule
In some states (such as Maryland), you may buy your home subject to a ground rent. A ground rent is an obligation you assume to pay a fixed amount per year on the property. Under this arrangement, you are leasing (rather than buying) the land on which your home is located.
taxmap/pubs/p530-000.htm#en_us_publink100011864
Redeemable ground rents.(p4)
If you make annual or periodic rental payments on a redeemable ground rent, you can deduct the payments as mortgage interest. The ground rent is a redeemable ground rent only if all of the following are true.
Payments made to end the lease and buy the lessor's entire interest in the land are not redeemable ground rents. You cannot deduct them.
taxmap/pubs/p530-000.htm#en_us_publink100011865
Nonredeemable ground rents.(p4)
Payments on a nonredeemable ground rent are not mortgage interest. You can deduct them as rent only if they are a business expense or if they are for rental property.
taxmap/pubs/p530-000.htm#en_us_publink100011866

Cooperative apartment.(p4)

For Use in Tax Year 2013
rule
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. In addition, you can treat as home mortgage interest your share of the corporation's deductible mortgage interest. 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. For more information on cooperatives, see Special Rule for Tenant-Stockholders in Cooperative Housing Corporations in Publication 936.
taxmap/pubs/p530-000.htm#en_us_publink100011867
Refund of cooperative's mortgage interest.(p4)
You must reduce your mortgage interest deduction by your share of any cash portion of a patronage dividend that the cooperative receives. The patronage dividend is a partial refund to the cooperative housing corporation of mortgage interest it paid in a prior year.
If you receive a Form 1098 from the cooperative housing corporation, the form should show only the amount you can deduct.
taxmap/pubs/p530-000.htm#en_us_publink100011869

Mortgage Interest Paid
at Settlement(p4)

For Use in Tax Year 2013
rule
One item that normally appears on a settlement or closing statement is home mortgage interest.
You can deduct the interest that you pay at settlement if you itemize your deductions on Schedule A (Form 1040). This amount should be included in the mortgage interest statement provided by your lender. See the discussion under Mortgage Interest Statement, later. Also, if you pay interest in advance, see Prepaid interest, earlier, and Points, next.
taxmap/pubs/p530-000.htm#en_us_publink100011870

Points(p4)

For Use in Tax Year 2013
rule
The term "points" is used to describe certain charges paid, or treated as paid, by a borrower to obtain a home mortgage. Points also may be called loan origination fees, maximum loan charges, loan discount, or discount points.
A borrower is treated as paying any points that a home seller pays for the borrower's mortgage. See Points paid by the seller, later.
taxmap/pubs/p530-000.htm#en_us_publink100011871

General rule.(p4)

For Use in Tax Year 2013
rule
You cannot deduct the full amount of points in the year paid. They are prepaid interest, so you generally must deduct them over the life (term) of the mortgage.
taxmap/pubs/p530-000.htm#en_us_publink100011872
Exception.(p4)
You can deduct the full amount of points in the year paid if you meet all the following tests.
  1. Your loan is secured by your main home. (Generally, your main home is the one you live in most of the time.)
  2. Paying points is an established business practice in the area where the loan was made.
  3. The points paid were not more than the points generally charged in that area.
  4. You use the cash method of accounting. This means you report income in the year you receive it and deduct expenses in the year you pay them. Most individuals use this method.
  5. 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.
  6. The funds you provided at or before closing, plus any points the seller paid, were at least as much as the points charged. The funds you provided are not required to have been applied to the points. They can include a down payment, an escrow deposit, earnest money, and other funds you paid at or before closing for any purpose. You cannot have borrowed these funds.
  7. You use your loan to buy or build your main home.
  8. The points were computed as a percentage of the principal amount of the mortgage.
  9. The amount is clearly shown on the settlement statement (such as the Uniform Settlement Statement, Form HUD-1) as points charged for the mortgage. The points may be shown as paid from either your funds or the seller's.
Note.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. 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.
taxmap/pubs/p530-000.htm#en_us_publink100011874
Home improvement loan.(p5)
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.
taxmap/pubs/p530-000.htm#en_us_publink100011875
Refinanced loan.(p5)
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. You can deduct the rest of the points over the life of the loan.
taxmap/pubs/p530-000.htm#en_us_publink100011876
Points not fully deductible in year paid.(p5)
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.
taxmap/pubs/p530-000.htm#en_us_publink100011877
Figure A.(p5)
You can use Figure A, next, as a quick guide to see whether your points are fully deductible in the year paid.
taxmap/pubs/p530-000.htm#en_us_publink100011868
taxmap/pubs/p530-000.htm#en_us_publink100011878

Amounts charged for services.(p7)

For Use in Tax Year 2013
rule
Amounts charged by the lender for specific services connected to the loan are not interest. Examples of these charges are: You cannot deduct these amounts as points either in the year paid or over the life of the mortgage. For information about the tax treatment of these amounts and other settlement fees and closing costs, see Basis, later.
taxmap/pubs/p530-000.htm#en_us_publink100011879

Points paid by the seller.(p7)

For Use in Tax Year 2013
rule
The term "points" includes loan placement fees that the seller pays to the lender to arrange financing for the buyer.
taxmap/pubs/p530-000.htm#en_us_publink100011880
Treatment by seller.(p7)
The seller cannot deduct these fees as interest. However, they are a selling expense that reduces the seller's amount realized. See Publication 523 for more information.
taxmap/pubs/p530-000.htm#en_us_publink100011881
Treatment by buyer.(p7)
The buyer treats seller-paid points as if he or she had paid them. If all the tests listed earlier under Exception are met, the buyer can deduct the points in the year paid. If any of those tests are not met, the buyer must deduct the points over the life of the loan.
The buyer must also reduce the basis of the home by the amount of the seller-paid points. For more information about the basis of your home, see Basis, later.
taxmap/pubs/p530-000.htm#en_us_publink100011882

Funds provided are less than points.(p7)

For Use in Tax Year 2013
rule
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. In addition, you can deduct any points paid by the seller.
taxmap/pubs/p530-000.htm#en_us_publink100011883

Example 1.(p7)

When you took out a $100,000 mortgage loan to buy your home in December, you were charged one point ($1,000). 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. Of the $1,000 you were charged for points, you can deduct $750 in the year paid. You spread the remaining $250 over the life of the mortgage.
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Example 2.(p7)

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. In the year paid, you can deduct $1,750 ($750 of the amount you were charged plus the $1,000 paid by the seller). You spread the remaining $250 over the life of the mortgage. You must reduce the basis of your home by the $1,000 paid by the seller.
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Excess points.(p7)

For Use in Tax Year 2013
rule
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. You must spread any additional points over the life of the mortgage.
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Mortgage ending early.(p7)

For Use in Tax Year 2013
rule
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. A mortgage may end early due to a prepayment, refinancing, foreclosure, or similar event.
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Example.(p7)

Dan paid $3,000 in points in 2006 that he had to spread out over the 15-year life of the mortgage. He had deducted $1,400 of these points through 2012.
Dan prepaid his mortgage in full in 2013. He can deduct the remaining $1,600 of points in 2013.
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Exception.(p7)
If you refinance the mortgage with the same lender, you cannot deduct any remaining points for the year. Instead, deduct them over the term of the new loan.
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Form 1098.(p7)

For Use in Tax Year 2013
rule
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. See Mortgage Interest Statement, later.
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Where To Deduct
Home Mortgage Interest(p7)

For Use in Tax Year 2013
rule
Enter on Schedule A (Form 1040), line 10, the home mortgage interest and points reported to you on Form 1098 (discussed next). If you did not receive a Form 1098, enter your deductible interest on line 11, and any deductible points on line 12. See Table 1 below for a summary of where to deduct home mortgage interest and real estate 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. The seller must give you this number and you must give the seller your SSN. Form W-9, Request for Taxpayer Identification Number and Certification, can be used for this purpose. Failure to meet either of these requirements may result in a $50 penalty for each failure.
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Table 1. Where To Deduct Interest and Taxes Paid on Your Home

See the text for information on what expenses are eligible.

IF you are eligible to deduct . . .THEN report the amount
on Schedule A (Form 1040) . . .
real estate taxes line  6.
home mortgage interest and points reported on Form 1098line 10.
home mortgage interest not reported on
Form 1098
line 11.
points not reported on Form 1098line 12.
qualified mortgage insurance premiums line 13.
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Mortgage Interest Statement(p7)

For Use in Tax Year 2013
rule
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. The statement will show the total interest paid on your mortgage during the year. 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. See Points, earlier.
The interest you paid at settlement should be included on the statement. 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. Put the total on Schedule A (Form 1040), line 10, and attach a statement to your return explaining the difference. Write "See attached" to the right of line 10.
A mortgage holder can be a financial institution, a governmental unit, or a cooperative housing corporation. If a statement comes from a cooperative housing corporation, it generally will show your share of interest.
Your mortgage interest statement for 2013 should be provided or sent to you by January 31, 2014. If it is mailed, you should allow adequate time to receive it before contacting the mortgage holder. A copy of this form will be sent to the IRS also.
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Example.(p7)

You bought a new home on May 3. You paid no points on the purchase. During the year, you made mortgage payments which included $4,480 deductible interest on your new home. The settlement sheet for the purchase of the home included interest of $620 for 29 days in May. The mortgage statement you receive from the lender includes total interest of $5,100 ($4,480 + $620). You can deduct the $5,100 if you itemize your deductions.
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Refund of overpaid interest.(p7)

For Use in Tax Year 2013
rule
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. Generally, you must include the refund in income in the year you receive it. See Refund of home mortgage interest, earlier, under Home Mortgage Interest.
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More than one borrower.(p7)

For Use in Tax Year 2013
rule
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. Show how much of the interest each of you paid, and give the name and address of the person who received the form. Deduct your share of the interest on Schedule A (Form 1040), line 11, and write "See attached" to the right of that line.
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Mortgage Insurance Premiums(p8)

For Use in Tax Year 2013
rule
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.
Mortgage insurance premiums you paid or accrued on any mortgage insurance contract issued before January 1, 2007, are not deductible as an itemized deduction.
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Qualified Mortgage Insurance(p8)

For Use in Tax Year 2013
rule
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).
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Prepaid mortgage insurance premiums.(p8)

For Use in Tax Year 2013
rule
If you paid premiums that are allocable to periods after 2013, you must allocate them over the shorter of: The premiums are treated as paid in the year to which they were allocated. If the mortgage is satisfied before its term, no deduction is allowed for the unamortized balance. See Publication 936 for details.
taxmap/pubs/p530-000.htm#en_us_publink1000200887
Exception for certain mortgage insurance.(p8)
The allocation rules, explained above, do not apply to qualified mortgage insurance provided by the Department of Veterans Affairs or Rural Housing Service.
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Home Acquisition Debt(p8)

For Use in Tax Year 2013
rule
Home acquisition debt is a mortgage you took out after October 13, 1987, to buy, build, or substantially improve a qualified home. It also must be secured by that home.
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.
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Home acquisition debt limit.(p8)

For Use in Tax Year 2013
rule
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).
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Discharges of qualified principal residence indebtedness.(p8)

For Use in Tax Year 2013
rule
You can exclude from gross income any discharges of qualified principal residence indebtedness made after 2006 and before 2014. You must reduce the basis of your principal residence (but not below zero) by the amount you exclude.
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Principal residence.(p8)
Your principal residence is the home where you ordinarily live most of the time. You can have only one principal residence at any one time.
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Qualified principal residence indebtedness.(p8)
This is a mortgage that you took out to buy, build, or substantially improve your principal residence and that is secured by that residence. 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.
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. Additional debt incurred to substantially improve your principal residence is also qualified principal residence indebtedness.
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Amount you can exclude.(p8)
You can only exclude debt discharged after 2006 and before 2014. The most you can exclude is $2 million ($1 million if married filing separately). 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.
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Ordering rule.(p8)
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.
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Qualified Home(p8)

For Use in Tax Year 2013
rule
This means your main home or your second home. A home includes a house, condominium, cooperative, mobile home, house trailer, boat, or similar property that has sleeping, cooking, and toilet facilities.
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Main home.(p8)

For Use in Tax Year 2013
rule
You can have only one main home at any one time. This is the home where you ordinarily live most of the time.
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Second home and other special situations.(p8)

For Use in Tax Year 2013
rule
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.
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Limit on Deduction(p8)

For Use in Tax Year 2013
rule
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. 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. If your AGI is more than $109,000 ($54,500 if married filing separately), you cannot deduct your mortgage insurance premiums.
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Form 1098.(p8)

For Use in Tax Year 2013
rule
The amount of mortgage insurance premiums you paid during 2013 should be reported in box 4. See Form 1098, Mortgage Interest Statement in Publication 936.