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Replacing mortgage deduction may boost homeownership

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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.”

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SEC’s Semiannual Reporting Proposal Faces Investor Pushback: What CFOs Need to Know

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U.S. Securities and Exchange Commission (SEC)

A proposal from the U.S. Securities and Exchange Commission to potentially shift some public companies away from quarterly financial reporting toward a semiannual model is drawing significant pushback from investors, even as it continues moving through the regulatory process. The debate has direct implications for corporate finance teams, auditors, and the broader transparency of U.S. capital markets.

What the SEC Proposed

According to a summary published by accounting advisory firm Cohen & Co., the SEC issued a proposed rule on May 19, 2026, aimed at simplifying financial reporting requirements for many U.S. public companies. The proposal would potentially reduce the frequency of certain mandatory disclosures from quarterly to semiannual, a structural change that has not been made to core U.S. reporting requirements in decades.

The proposal follows an extended debate within U.S. policy circles, with proponents arguing that reduced reporting frequency could lower compliance costs and free up management time for longer-term strategic planning rather than quarter-to-quarter results management.

Why Investors Are Pushing Back

Comment letters submitted in response to the proposal have been extensive, and according to Cohen & Co.’s review of the public record, investors “appear to be largely opposed” to the shift, viewing frequent interim reporting as a core benefit of U.S. capital markets relative to other jurisdictions.

Accounting and law firms have taken a more measured position, generally urging any changes to remain aligned with the Financial Accounting Standards Board (FASB), whose existing disclosure requirements and guidance are built around a quarterly reporting cadence. A shift to semiannual reporting without corresponding changes to FASB guidance could create friction between SEC filing requirements and GAAP-based disclosure expectations.

Lessons From the U.K. Experience

The debate is not without precedent. The United Kingdom moved away from mandatory quarterly reporting for listed companies in 2014, returning to a semiannual disclosure requirement. According to Cohen & Co.’s analysis, that experience offers a cautionary data point: there was no measurable increase in capital expenditure or R&D investment following the change, while analyst coverage of affected companies declined as reliable interim information became less available — a particular risk for smaller and newly public companies that rely on analyst coverage to maintain investor visibility.

Practical Implications for Finance Teams

Beyond the debate over disclosure philosophy, the proposal carries practical complications. Many companies have debt covenants and credit agreements structured around quarterly financial delivery; a shift to semiannual reporting could require renegotiating those terms. Reduced reporting frequency would also extend the “window of market silence” between disclosures, a factor that governance and investor-relations teams would need to manage carefully to avoid information asymmetry.

Separately, and unrelated to the reporting-frequency debate, the SEC and FASB have continued finalizing more routine updates this year. New Accounting Standards Updates are taking effect for December 31, 2026, fiscal year-ends covering income tax disclosures, credit loss measurement, induced debt conversions, and stock compensation, according to Eide Bailly’s review of 2026 ASU activity. Additional guidance on paid-in-kind dividends and environmental credits is also on the near-term horizon.

What to Watch Next

The semiannual reporting proposal remains in the comment and review phase, and no final rule has been adopted as of this writing. Finance leaders should monitor the SEC’s regulatory agenda for further movement, while treating the current quarterly reporting requirement as the operative standard until any final rule is issued and an effective date is set.

Given the extent of investor opposition documented in the comment file, a full shift to mandatory semiannual reporting appears more likely to result in either a scaled-back compromise or continued study rather than swift adoption — though the SEC’s ultimate direction remains uncertain.

 

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AI-Driven Automation and Continuous Accounting Frameworks

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The accounting profession is undergoing a fundamental structural transition as enterprise finance departments shift from periodic month-end closes toward automated continuous accounting models. By integrating specialized machine learning algorithms directly into enterprise resource planning (ERP) platforms, chief accounting officers are transforming financial reporting from a retrospective exercise into a real-time operational asset.

The Shift from Periodic Close to Continuous Financial Reporting
Traditional accounting workflows heavily relied on manual data reconciliation, spreadsheet calculations, and multi-week closing cycles at the end of each fiscal period. In contrast, continuous accounting frameworks utilize automated software agents to process, validate, and post transactional data in real time as business activities occur.

Automated bank reconciliation tools cross-reference incoming bank feeds, invoice records, and purchase orders automatically. By resolving transactional variances instantly throughout the month, corporate accounting teams eliminate the traditional workload spikes associated with quarterly and annual closes.

Machine Learning in Audit Trails and Anomaly Detection
Advanced natural language processing (NLP) and machine learning tools are redefining internal audit and financial control environments. Automated systems analyze 100% of general ledger entries, identifying anomalous transactions, duplicate payments, and unauthorized journal entries in real time.

Rather than relying on random statistical sampling, corporate internal auditors can focus their attention on high-risk flags automatically surfaced by algorithmic monitoring platforms. This continuous risk assessment strengthens internal controls over financial reporting (ICFR) and significantly reduces fraud risk.

Evolving Roles for Accounting Professionals
As routine data entry and manual reconciliation tasks become fully automated, the skill set required for accounting professionals is shifting toward data analysis, system design, and strategic business advisory.
– Systems Governance: Accountants are increasingly responsible for monitoring algorithmic accuracy and managing data integration pipelines.
– Business Partnership: Finance professionals leverage real-time financial dashboards to advise operational leaders on margin management and working capital allocation.
– Regulatory Compliance Management: Accounting teams utilize automated platforms to ensure compliance with dynamic tax codes and international accounting standards.

Core Implementation Recommendations
1. Deploy Automated Reconciliation Tools: Integrate continuous transaction processing modules into existing enterprise ERP architectures.
2. Establish Algorithmic Governance Controls: Implement strict internal testing protocols to ensure automated accounting rules comply with GAAP/IFRS standards.
3. Reskill Accounting Teams: Invest in training finance staff on data analytics, workflow automation, and predictive financial modeling.

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Global ESG Reporting Standards and Double Materiality Compliance

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Corporate accounting departments face expanding reporting expectations as international sustainability disclosure standards achieve regulatory enforcement across major global jurisdictions. Chief Accounting Officers (CAOs) and corporate controllers are establishing rigorous internal accounting controls to treat Environmental, Social, and Governance (ESG) metrics with the same data precision, auditability, and governance as traditional financial statements.

Regulatory Harmonization Under Global Sustainability Frameworks
The implementation of standardized sustainability reporting frameworks—notably rules established by international sustainability accounting boards—has created unified expectations for public and large private enterprises. Corporations must report standardized metrics covering greenhouse gas emissions (Scope 1, 2, and material Scope 3), energy utilization, workforce demographics, and supply chain governance.

In Europe and other participating international jurisdictions, double materiality principles are mandatory. Under double materiality, organizations must report both how external sustainability risks impact corporate financial performance, and how internal corporate operations affect surrounding environmental and social structures.

Integrating Sustainability Metrics into Core ERP Systems
To provide auditable non-financial data, enterprise organizations are integrating specialized carbon accounting and ESG management platforms directly into core ERP systems. Automated data collectors capture energy utility invoices, logistics fuel consumption metrics, and vendor compliance records in real time.

Establishing automated, traceable data pipelines ensures that non-financial reporting is supported by clear audit trails. This structured approach allows external financial auditors to provide reasonable assurance on sustainability disclosures during annual corporate reporting cycles.

Financial Impacts and Capital Market Disclosure
Accurate ESG reporting directly influences corporate cost of capital and institutional credit ratings. Commercial lenders and institutional asset managers systematically incorporate sustainability metrics into risk pricing models. Companies that demonstrate transparent, verifiable progress in operational energy efficiency and climate risk mitigation benefit from expanded access to green bond markets and lower debt pricing.

Action Steps for Accounting Leadership
1. Implement Double Materiality Frameworks: Conduct comprehensive assessments to identify material financial and operational sustainability metrics.
2. Build Auditable Non-Financial Data Pipelines: Automate ESG data collection within core accounting software to ensure data integrity.
3. Align Sustainability with Annual Financial Filings: Prepare non-financial disclosures concurrently with financial statements to satisfy regulatory audit expectations.

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