07/11/2025
Q. How can taxpayers reduce their tax liability on income from house property legally?
FCA BPMUNDRA said:
Here’s a **comprehensive guide** on how taxpayers can **legally reduce their tax liability on income from house property** under the **Income-tax Act, 1961**:
**🏠 1. Claim Standard Deduction u/s 24(a)**
* Every taxpayer is eligible for a **standard deduction of 30%** on the **Net Annual Value (NAV)** of the property.
* This deduction is **automatic** and available **irrespective of actual expenses** on maintenance, repair, or collection.
* **Example:** If rent after municipal taxes is ₹5,00,000, deduction = ₹1,50,000 (30%).
**💸 2. Deduction of Interest on Home Loan – Section 24(b)**
* **For self-occupied property:** Interest on borrowed capital is deductible up to **₹2,00,000 per annum** (if loan is for acquisition/construction and completed within 5 years).
* **For let-out property:** The **entire interest** is deductible (no upper limit), though the **overall loss from house property** that can be set off against other heads is limited to **₹2,00,000** in a year (balance can be carried forward 8 years).
* Interest paid during **pre-construction period** can also be claimed in **five equal installments** starting from the year of completion.
**🧾 3. Municipal Taxes Deduction**
* **Actual municipal taxes paid by the owner** during the year are deductible while calculating the annual value.
* Ensure the taxes are paid (not just due) to claim the deduction.
**🏘️ 4. Joint Ownership and Loan**
* If the property and the loan are **jointly held**, both co-owners can claim:Standard deduction (30% of their share),Interest deduction u/s 24(b), andPrincipal repayment deduction u/s 80C (up to ₹1,50,000 each).
* This can effectively **double the benefits** if both have sufficient income.
**📈 5. Claim Principal Repayment u/s 80C**
* The **principal portion** of home loan EMI qualifies for deduction under **Section 80C** (up to ₹1,50,000).
* Available only if the property is **not sold within 5 years** from possession.
**🏗️ 6. First-Time Home Buyer Benefits**
**(a) Section 80EE**
* Deduction up to **₹50,000** for interest on loan taken for first house (loan sanctioned between 01.04.2016 to 31.03.2017).
**(b) Section 80EEA**
* Additional deduction up to **₹1,50,000** for first-time buyers (loan sanctioned between 01.04.2019 to 31.03.2022; house value ≤ ₹45 lakh).
**🏢 7. Choose Self-Occupied vs Let-Out Wisely**
* If owning **two houses**, both can be treated as **self-occupied** (since AY 2020-21) — no deemed rental income for the second house.
* Additional houses are deemed to be let out, and **notional rent** becomes taxable — plan ownership accordingly.
**🧮 8. Set-Off and Carry Forward of Loss**
* Loss under “Income from House Property” (mainly due to interest) can be:Set off against other heads (salary, business, etc.) up to **₹2,00,000** in the same year, and**Carried forward for 8 years** to be set off against future house property income.
**💰 9. Letting Out to Family**
* If the property is **actually let out** to a family member (at a reasonable rent), income will be taxable as per actual rent, not notional.
* This can help claim full interest deduction while maintaining family benefit — but must be genuine with rent receipts and bank transactions.
**🏦 10. Choose Old Tax Regime**
* Under the **new tax regime (Section 115BAC)**, **most deductions** (interest on self-occupied property, 80C, etc.) are **not available**.
* Hence, taxpayers with home loans often benefit more under the **old regime**