How to Claim Maximum Tax Benefits on Home Loan in FY 2024-25

In India, income tax must be paid by individuals, Hindu Undivided Families (HUFs), companies, firms, associations of persons (AOPs), bodies of individuals (BOIs), local authorities, and any other artificial juridical persons. The obligation to pay income tax depends on the amount of income earned and the category of taxpayer.

Paying income tax grants one considerable tax deductions on employment benefits, standard allowances, Home Loans, and other credit instruments and financial investments that effectively lower our tax liabilities. For example, housing finance offers significant benefits not just in terms of tax relief but also in availing it at attractive terms. With the right Home Loan eligibility, you can expect favourable terms, such as a competitive Home Loan interest rate, which will further fetch you optimal tax benefits on a Home Loan.  

7 Ways to Maximise Tax Deductions on Home Loans Under Various Sections

The maximum income tax benefit of Home Loans that can be claimed as deductions in India for 2024 are: 

Borrowers can enjoy significant deductions on both the interest and principal components, under different sections of the Income Tax Act, 1961, as enunciated below: 

1. Section 24(b): Income Tax Benefit on Interest

Section 24(b) of the Income Tax Act, 1961 makes provisions for tax benefits on loan interest repayment. One can claim deductions on the interest paid towards the Home Loan, which is availed of for purchasing a residential property.  

The maximum tax deduction allowed under Section 24(b) for a self-occupied property is limited to Rs.2 Lakh. Homeowners who may not reside in the property, due to employment or business elsewhere, can claim this tax relief as well.  

In such cases, the loan interest is deductible on an accrual basis. One can claim these concessions annually even if no payment is made during the year, unlike Section 80C which permits exemptions only on a payment basis. However, if the property is not acquired or constructed within five years of securing the loan, the interest benefit drops from Rs.2 Lakh to Rs.30,000.  

2. Section 80EEA: Interest Benefit for First-Time Homebuyers

First-time homebuyers can enjoy additional interest deductions under Section 80EEA, which is over and above the exemptions permitted under Sections 24(b) and 80C of Rs.2 Lakh and Rs.1.5 Lakh respectively.  

Section 80EEA rebates apply only under the following circumstances: 

• If the stamp duty value of the property that you buy is less than Rs.45 Lakh 

• The loan should be availed between 1 April 2019 and 31 March 2022

3. Section 80C: Tax Benefit on Home Loan Principal Amount

The maximum tax deduction allowed under Section 80C for principal repayment of your Home Loan is Rs.1.5 Lakh. This is the net exemption and also includes rebates incurred through PPF accounts, tax saving funds, equity mutual funds, National Savings Certificate, Senior Citizens Saving Scheme, etc. The benefits are available on a payment basis regardless of the year in which the payment was affected. Also, you are entitled to concessions on stamp duty and registration fees even if you have not secured a housing loan. 

Read Also: How Much Tax Can be Saved Under Sections 80C, 80D, and 80G?

4. Exemptions Allowed Post Construction

Tax deductions under Section 80C are applicable only after completion of property construction and issuance of a Completion Certificate. One cannot claim the benefits while the house is still under construction. In the event that you do buy a house during the early construction stage to save up on costs, it must be noted that GST is levied on under-construction properties but not on the ones that are already complete.  

5. Reversed Benefits if the Property is Sold Within 5 Years

Section 80C states that if you sell a property on which tax concessions have been availed, within five years of taking possession, then the Home Loan tax benefits stand reversed. The aggregate amount claimed over the previous years will be considered as your income in the year of sale and, as such, liable to be taxed.  

6. Deductions for Non-Self-Occupied Property

If you own a property where you don’t reside, the interest paid qualifies for deductions on income from the house property against the rental earnings. It is also possible that the interest paid is more than the rent earned, which will then be marked as a loss from the house property. As per the provisions, this loss can be offset through income from any other head in the same fiscal year. The maximum amount that can be offset in this manner is Rs.2 Lakh and any remaining sum may be carried ahead for the next 8 years. 

The maximum relief on loan interest for a self-occupied property is Rs.2 Lakh and anything beyond that will lapse and cannot be considered for exemption. Contrarily, for a non-self-occupied property, while the loss under the head house property should not exceed Rs.2 Lakh, one can ensure benefits on a bigger sum, if necessary.   

7. Income Tax Treatment of Pre-Construction Interest

Section 24(b) stipulates that tax deductions on interest payments are not allowed before the completion of house construction. Nevertheless, it may so happen that individuals might have purchased a property during the pre-construction phase with the borrowed funds and are also repaying the EMIs.  

In such a scenario, if the loan is taken for the purpose of repair, renewal, or reconstruction of property, no tax relief can be claimed before completion. Further, if the loan is obtained for property purchase or construction, the interest paid during the construction stage should be aggregated and claimed as tax relief in five equal instalments for five successive financial years, beginning from the year of building completion.  

Several other factors must also be considered such as:  

• You cannot claim tax rebates on interest paid for any outstanding amount.  

• Commission paid for a loan cannot be considered for benefits. 

• If you pay municipal taxes and interest on a Home Loan but don’t earn any income from the property, it will be considered as a loss under 'Income from House Property'. 

• Only the persons who have availed of Home Loans for the acquisition/construction of a property are entitled to tax relief and not the successor of the property. 

Read Also: Top 5 Ways to Avail of Tax Benefits on Home Loans 

Tax Benefits on a Home Loan Under Sections 24(b) and 80C 

Tabulated below is a comparison of the tax benefits on a Home Loan under Sections 24(b) and 80C for easy reference: 

Additional Pointers for Claiming Tax Benefits on a Home Loan

• The tax deductions mentioned above are based on a per-person basis and not on a per-property basis. Thus, in case you buy a house jointly and also avail of a housing loan, both borrowers are entitled to claim the applicable exemptions separately. When combined, this will double your tax benefits. Access an online Home Loan EMI Calculator to assess the loan liability before you service it. 

• If you reside in a rented apartment and obtain tax benefits on House Rent Allowance (HRA), you can still claim concessions on your house loan under Sections 24(b), 80EEA, and 80C.  

• There are two income tax regimes under which taxpayers can file their returns. In case you opt for the new slab rates in accordance with the 2020 budget, you cannot avail of these deductions.  

Summing Up

Housing loans offer substantial tax benefits to borrowers. One can claim these concessions at the time of filing income tax returns for the current fiscal year. But first and foremost, individuals who wish to claim the exemptions must furnish a Home Loan certificate provided by their lender, clearly indicating the amount payable and paid towards the loan interest and principal. Once you claim the applicable tax benefits on your Home Loan, the balance income will be taxed as per the existing income tax slab rates. To make this task even easier, use an Income Tax Calculator to know the tax saved by availing of a Home Loan.