Tax Deductibility of Interest on Manufactured Home Loans
Internal Revenue Code (IRC) section 163 (h)(2) states that a taxpayer may deduct any qualified interest on a qualified residence. Qualified residences are defined as a principal residence (e.g., a primary home) and one other residence (including second homes) owned by the taxpayer for the purpose of deductibility for the tax year. IRC section 163(h)(3) defines qualified residence interest as any interest paid or accrued during the tax year on acquisition or home equity indebtedness with respect to any qualified residence of the taxpayer.
- According to IRC section 163(h)(4), a Manufactured Home will be considered a qualified residence if it is one of the two residences chosen by the taxpayer for purposes of deductibility in the tax year. A qualified residence must have basic living accommodations including sleeping space (berth), a toilet (head), and cooking facilities (galley). If the Manufactured Home is also chartered, the taxpayer will have to use the Manufactured Home for personal purposes for either more than 14 days or 10% of the number of days during the year the Manufactured Home was actually rented, to qualify for the interest deduction in accordance with IRC section 280A(d)(1).
- Form 1098, issued by lenders, is not necessary in order to claim the qualified interest deduction. In accordance with IRS instructions for Schedule A, form 1040, if the taxpayer does not receive form 1098, deductible mortgage interest should be reported in line 11 instead of line 10 on Schedule A.
- Interest paid on a home equity loan to buy a Manufactured Home also may not be deductible. Home mortgage interest deduction is limited to interest paid on home equity loans up to $100,000. By using a home equity loan, you may limit the amount of interest that is deductible, if a Manufactured Home loan balance exceeds $100,000.
- Borrowing against a stock portfolio to purchase a Manufactured Home creates complications in regard to interest deductibility. Second home mortgage interest deduction is limited to interest paid on second homes that are secured by that second home. A written collateral agreement (security agreement) from a broker indicating the Manufactured Home as collateral is something brokers are not inclined to provide.