Tax Refief at source (TRS)
Changes to Mortgage Interest Relief since 1st January 2009
From 1st January 2009, tax relief at source is calculated based on:
a) Whether you are a First Time Buyer or non first time buyer
b) How many years you have been a First Time Buyer
You can only get relief on the interest charged/paid on your mortgage and the relief you receive depends on the upper limit allowable.
With effect from the 1st May 2009 the number of tax years in respect of which mortgage interest relief may be claimed is 7 years for first time and non first time buyers.
Ceilings for Mortgage TRS
Status:
First Time Buyers: 01/01/2007 - 31/12/2007
Single: €8,000
Married/Widowed: €16,000
First Time Buyers: From 01/01/2008
Single: €10,000
Married/Widowed: €20,000
All Others: From 01/01/2007
Single: €3,000
Married/Widowed: €6,000
The higher limits for first-time buyers apply for the tax year in which the mortgage is taken out plus six subsequent tax years.
Are you a First Time Buyer or Non First Time Buyer?
In what year did you first receive tax relief on your mortgage? If the answer is 2003 or more recent, you are still a First Time Buyer for TRS purposes in 2009. If you received tax relief on your mortgage prior to 2003, you are no longer considered as a First Time Buyer.
If you have received Mortgage Interest Relief for more than 7 years on the same loan/property, you are no longer entitled to trs with effect from 1st May 2009.
If you are a non First Time Buyer and have taken out a NEW loan (not a Switcher Loan) or Top Up, you are entitled to mortgage interest relief at a rate of 15% for 7 years to a maximum of €3,000 interest paid from the date of first repayment on that loan.
If you are a First Time Buyer you must establish how many years you have been a First Time Buyer
If you became a First Time Buyer in 2003 or 2004 you are in your 7th or 6th year as a First Time Buyer and will therefore receive relief at a rate of 20% and up to a maximum interest ceiling of €10,000
If you became a First Time Buyer in 2005, 2006 or 2007 you are in your 5th, 4th or 3rd year as a First Time Buyer and will therefore receive relief at a rate of 22.5% and up to a maximum interest ceiling of €10,000
If you became a First Time Buyer in 2008 or 2009 you are in your 2nd or 1st year as a First Time Buyer and will therefore receive relief at a rate of 25% and up to a maximum interest ceiling of €10,000
Category A First Time Buyer (1st and 2nd Years)
You can calculate your relief at 25% of the interest paid by you on your mortgage up to a maximum of €10,000 interest paid.
Category B First Time Buyer (3rd, 4th and 5th Years)
You can calculate your relief at 22.5% of the interest paid by you on your mortgage up to a maximum of €10,000 interest paid.
Category C First Time Buyer (6th and 7th Years)
You can calculate your relief at 20% of the interest paid by you on your mortgage up to a maximum of €10,000 interest paid.
Changes from 1st May 2009
First Time Buyers:
If you are a First Time Buyer, i.e. are in receipt of mortgage interest relief for less than 7 years, you will continue to receive TRS until the end of the 7th year. This includes those mortgage holders where 2009 is the 7th year of relief.
Non First Time Buyers
If you are a non-first time buyers i.e. you have been in receipt of mortgage interest relief for more than 7 years it would appear, in the absence of detailed information, that you are no longer eligible for mortgage interest relief from 1st May 2009.
First Time Buyers and Non First Time Buyers
If you are a first time buyer and the other party to your loan is a non first time buyer who ceased to be eligible for relief from 1st May 2009, you will receive your full ceiling of €10,000 for 2009 while the non first time buyer will receive a ceiling of €1,000 in respect of the first 4 months of the year. This equates to 4/12 of the annual ceiling of €3,000.
Relief Rates:
Maximum Relief Rates
Status Years Ceiling per Year Maximun Relief
relief per year
First Time Buyer 1 and 2 €10,000 25% €2,500
First Time Buyer 3,4 and 5 €10,000 22.5% €2,250
First Time Buyer 6 and 7 €10,000 20% €2,000
Non First Time Buyer All 7 years € 3,000 15% € 450
of loan
Implementation of changes
Revenue has implemented all of the changes relevant to the January 2009 measures.
In relation to changes for 1st May 2009 the following is the position:
First Time Buyers
First Time Buyers who are within the first seven years of their mortgage continue to get the relief automatically until the end of the 7th year of their mortgage.
Non First Time Buyers
Revenue has been working closely with the relevant lenders to identify these accounts and the amount of mortgage interest relief payable under the new rules. Where Revenue is in a position to decide with certainty from the information provided by the lender that an account holder is entitled to mortgage interest relief then the account will be reactivated for TRS by Revenue.
In the case of non First Time Buyer accounts where it is still not clear that they are entitled to mortgage interest relief, Revenue has commenced writing to the account holder and will complete this process during the month of May. A prompt reply will ensure that where there is an entitlement to mortgage interest relief then it will be restored as quickly as possible.
If you get a letter from Revenue regarding mortgage interest relief…
If you are satisfied that you are no longer eligible for Mortgage Interest Relief through tax relief at source [TRS] i.e. you have received mortgage interest relief for 7 years or more on your current loan (or in combination with an original loan if you have switched lender), you do not need to do anything now as you are no longer entitled to TRS. Your entitlement to mortgage interest relief came to an end on the 30th April.
However, if you have an entitlement to mortgage interest relief, you need to submit your information online using a TRS re commencement form to have your mortgage interest relief recommenced.
Revenue will recommence payment of mortgage interest relief through tax relief at source [TRS] where eligibility is established.
How to apply for Mortgage Interest Relief
The most efficient way to claim mortgage interest relief on your home mortgage is to complete the application form online.
Source information: http://www.revenue.ie/en/tax/it/leaflets/tax-relief-source-mortgage-interest-relief.html