Connect with us

Accounting

Replacing mortgage deduction may boost homeownership

Published

on

Replacing one of the most infamously ineffective tax deductions with a refundable credit would boost homeownership for lower and middle-income households, according to a new study.

The mortgage interest deduction of up to $750,000 per year of the debt incurred on a first or second home for itemizing taxpayers represents one of the many aspects of the Tax Cuts and Jobs Act that is subject to expiration at the end of next year. For many years, economists and other experts have questioned the high cost of roughly $30 billion a year in lost federal revenue and the benefits of an expenditure that so disproportionately flows to wealthy homeowners who can likely afford to buy a house without it. The Tax Cuts and Jobs Act pushed down the mortgage interest deduction from its earlier level of $1 million — which means that it’s one of the revenue-related provisions that will be crucial to the debate in 2025 about extending the law.

“The mortgage interest deduction is doing nothing to encourage homeownership right now,” said Carl Davis, the research director of the Institute on Taxation and Economic Policy, a nonprofit, nonpartisan tax policy organization focused on equity and sustainability in the system.

READ MORE: How taxes reflect and exacerbate racial wealth disparities 

“Most people can’t access the deduction,” Davis continued. “Those people who are fortunate enough to get more than a trivial amount of tax cut from this deduction generally already have enough income to become homeowners. Against that backdrop, almost anything would be more effective than the mortgage interest deduction at promoting homeownership. A refundable credit that people with moderate incomes can actually use is certainly one example of a policy that has a better shot than the current system at helping people achieve homeownership.”

Dropping the deduction altogether would generate enough revenue to pay for a 4.7% cut in income tax rates and reduce house prices by 1.66% with only a drop of 60 basis points in the overall rate of homeownership, according to the working research paper released in October and revised last month by Michael Keane of Johns Hopkins University’s Carey Business School and Xiangling Liu of the University of New South Wales in Australia. Switching out the deduction for a fully refundable credit of 24.6% of mortgage interest costs would carry the same revenue impact as the existing policy while leading a surge in homeownership, they concluded.

“Of the policies we analyze, only a refundable mortgage interest credit increases homeownership, especially for low- and middle-income households and young households. These may be important policy goals in themselves,” Keane and Liu wrote. “High income households receive disproportionate benefits from tax preferences in the baseline system, so a policy to rectify this may in fact be desirable.”

The refundable credit would tamp down some of the demand for the largest kinds of housing among the wealthiest households, which, in turn, would lead to a 1.3% drop in home prices. And the homeownership rate would jump 3.6 percentage points to 68.5%, with most of that expansion “concentrated among low- and middle-income households,” the authors said.

READ MORE: Trump and the GOP won a huge election for taxes. Now for the tricky part 

They calculated the impact by analyzing statistical models of changes in taxes between 1968 and 2019 with “life-cycle features” incorporating calculations of the differences in demand based on a buyer’s age and the presence of children, as well as other factors. The existing mortgage interest deduction has increased homeownership for lower and middle-income households, but it has done so “at a substantial cost in economic efficiency,” Keane and Liu wrote. 

“It leads to two distortions: (1) over consumption of owner-occupied housing and (2) over investment in owner-occupied housing relative to other assets,” they said in the paper. “Our simulations also show the mortgage interest deduction is a regressive policy, as most benefits flow to higher-income households who are induced to buy larger houses.”

With President Donald Trump taking office next month alongside Republican allies in control of both houses of Congress, ambitious tax cuts have emerged as one of the key policy areas for financial advisors, tax professionals and their clients to watch next year. 

Keane and Liu also examined the potential impact of taxing “imputed rent” — the estimate of how much a landlord might receive if a tenant lived in the space, after subtracting mortgage interest and other expenses. While that suggestion isn’t likely to garner much support in the current political environment, that policy could pay for a 9.15% cut in income tax rates and slash home prices by 71 basis points due to an accompanying shift toward renting over buying in the marketplace.

READ MORE: 5 tax strategies that pay off in real estate and homeownership

With lawmakers set to debate so many provisions of the Tax Cuts and Jobs Act and much of the tax code hanging in the balance of fraught negotiations and numbers, such research could prove helpful. Homeownership comprises a frequent policy goal, a feature of what is known as the American Dream and, through property taxes, another aspect of state and local duties subject to a different expiring limitation under the law. So next year’s debate could leave a big mark on tax rules focused on homeownership. 

It currently has “three important tax advantages,” according to Keane and Liu. “Home mortgage interest is tax deductible, the implicit rental income on owner-occupied housing is not taxed, and capital gains from owner-occupied home sales are largely untaxed.”

Continue Reading

Accounting

IRS updates procedures list for accounting method changes

Published

on

Sign in front of IRS building in Washington, D.C.

Pamela Au/wingedwolf – Fotolia

The Internal Revenue Service has released Rev. Proc. 2025-23, which updates the list of automatic procedures for taxpayer-initiated requests for changes in methods of accounting.

 An “automatic change” is a change in method of accounting for which the taxpayer is eligible under Section 5.01(1) of Rev. Proc. 2015-13 for requesting the IRS commissioner’s consent for the requested year of change.

The 430-plus pages of changes cover: gross income, commodity credit loans, trade or business expenses, bad debts, interest expense and amortizable bond premium, depreciation or amortization, research or experimental expenditures, elective expensing provisions, computer software expenditures, start-up expenditures and organizational fees, capital expenditures, and uniform capitalization methods.

Changes also cover losses, expenses and interest in transactions between related taxpayers; deferred compensation; cash-to-accrual methods of accounting; taxable years of inclusion; discounted obligations; prepaid subscription income; long-term contracts; taxable years incurred; rent; inventories (including LIFO inventories); mark-to-market accounting; bank reserves for bad debts; insurance companies; discounted unpaid losses; and REMICs.

Examples are given for many of the changes. 

Rev. Proc. 2025-23 was slated to be in IRB 2025-24 dated June 9.

Continue Reading

Accounting

Pricing lessons: What the winners do differently

Published

on

Many CPA firms struggle to raise pricing and remove problematic clients. It may get brushed off as “no big deal,” but ignoring pricing and client mix harms the firm in significant ways: less revenue equals less growth and lower ability to pay staff well, lower profits for partners or capital to reinvest in the business, and unwieldy clients who burn out staff and partners alike for a paltry financial return.

After helping many firms in this area during strategic planning and retreats, here’s what I’ve seen the successful ones do.

Don’t shock the system

When we talk about increasing prices, many partners imagine an abrupt, across-the-board 20% fee increase and clients pouring out the doors as a result. I’ve seen firms be very successful using an incremental and client-specific approach. Segment your client list by service line and total fees. Consider the 80/20 rule: how many clients do you need to generate 80% of your revenue? It’s likely not as many as you think. Then have each partner recommend appropriate pricing adjustments for each client. If there’s a big gap between current fees and market rates, it may take a few years to get there (unless you’re OK with the possibility of losing them, which sometimes is advisable). Some clients may need only a 5% bump to get to market; some may need 150%. Do what makes sense for each client and total firm revenue.

Communication is the key

Often, partners relax once they grasp the reasons why pricing or client acceptance criteria need to improve: staffing crisis, wage increases, tech costs going up, inflation, undercharged for years, not enough hours to serve all the clients well, etc. Pull a Wall Street Journal article on any given day about the accounting industry, and you’ll have another reason your firm needs to evolve. Then explain that to your clients with empathy and sincerity. Almost all of them will understand.

You can keep some personal favorite clients

Many partners get skittish about changing pricing and client acceptance because they have a stable of long-time clients who have been way under market for years but have strong sentimental value. Whoever they are for you, you are allowed to keep them on one condition: accept that they may not be 20% (or some other meaningful amount) of your total book of business. I have great hope for the accounting industry because of the great care I’ve seen partners take of their clients. We don’t want to diminish that. We do want to run a sustainable business.

You’re worth it and so is your staff

Firms have reported gleeful results when they let their staff give input on clients. The staff know who the ungrateful, late, messy clients are. They also know the appreciative, clean, fun-to-work-with clients. It’s uncanny how some of the lowest-profit clients often fall into the first category. Economics aside, when you protect your staff from problematic clients through higher pricing (enough budget to do quality work) or firing clients who can’t work well with the firm, you send a strong message that you care. The same goes for partners. Firms that have a lot of A and B clients and aren’t afraid to shape up or ship out their lowest clients seem to have much higher enjoyment and peace of mind at work. Your team works hard for your clients, and the reciprocity of fair fees and behavior from them is only right.

If you want to join the firms that are finding success in fees and client mix, here are four ways to start:

1. Grade your clients: Rank them A through F, based on criteria like total fees, realization, growth potential, and how fun or hard it is to work with them.

2. Segment the list: Analyze your now graded client list. Who needs more attention? Who needs to get off the bus?

3. Make an action plan that is specific to each client: Granularity is your friend. By partner, by client, make next steps to improve fees or client behavior to meet current standards.

4. Keep meeting about it regularly: This is the most important step! Just making a list doesn’t count. Partners who regularly meet and act on their lists make big progress.

I know the journey can be uncomfortable, but firms on the other side prove it’s well worth it. Good luck!

Continue Reading

Accounting

Senate plans to deliver Trump-backed tip, overtime tax breaks

Published

on

Senate Majority Leader John Thune said Republicans in his chamber expect to deliver on President Donald Trump’s campaign promises to exempt tips, overtime pay, Social Security and auto loan interest from taxes.

“I think that the president as you know campaigned hard on no tax on tips, no tax on overtime, Social Security, interest on car loans — those were all things that are priorities for the administration and they were addressed in the House bill and I expect they will be in the Senate as well,” Thune told reporters.

The House bill, in lieu of a direct tax cut on Social Security, which would violate Senate budget rules, provided a $4,000 bonus deduction for per taxpayer age 65 and older with incomes up to $75,000 for individuals and $150,000 for married couples. The House provisions on tips, overtime, the elderly and car loans would all expire in 2029.

Thune’s comments come as Senate negotiators tweak the House-passed version of Trump’s giant tax package ahead of a self-imposed deadline to pass the measure before the July 4th holiday, with Thune saying Tuesday the Senate is very close to finishing its draft of the legislation. 

Earlier Tuesday, House Ways and Means Chair Jason Smith, whose committee is responsible for tax legislation, warned that any Senate version of the tax package that doesn’t include the tips and overtime breaks would be “dead on arrival” in the House.

Several Republican senators including Thom Tillis of North Carolina and Lindsey Graham of South Carolina have expressed skepticism about the cost and economic wisdom of including the tax exemptions on tips and overtime pay. Senators have instead called for funds to be used to make temporary business tax breaks permanent.

Such a change would be a “no go” for House Republicans, Smith told Bloomberg TV. 

The Senate is now considering the massive tax and spending package after it passed the House by a single vote last month. If the Senate changes the legislation, the House must approve the revised version.

Senator Josh Hawley, a populist Republican, said Trump told him Tuesday morning that tax-exempt tips and overtime, as well as a tax cut for the elderly, are the most important provisions in the bill. 

House Speaker Mike Johnson also has urged senators not to remove or scale back provisions in the legislation that exempt tips and overtime pay from income tax through 2028.

“This is an important promise for us to keep,” Johnson told reporters earlier Tuesday.

Continue Reading

Trending