We need to get married to avoid a tax bill?? No, just source a good financial planner when buying your home.

Buying a home is one of the biggest financial decisions that you will make in adulthood and for many people, this may be seen as a part of the “Dream.” While it can feel good to own something rather than rent, it’s so important that you have the right people advising you.

Marriage is not everyone’s cup of tea but certainly, it can be a very tax-effective route to go given the way Revenue look on cohabiting couples. In terms of what defines co-habiting … to quote the Citizens Information website ..’ If you are living with another adult and in an intimate and committed relationship with them, but you are not married or in a civil partnership, then you are cohabiting.’

Unfortunately, cohabiting couples are treated very differently to married couples in terms not only of their legal rights but also in terms of taxation. This is particularly relevant on the mortgage protection side as Revenue assess cohabiting couples as individuals or “strangers”. This has important ramifications when it comes to the way mortgage protection cover is set up for cohabiting couples.

With over 152,000 co-habitating couples in Ireland in the last Census it is a sizable audience so it is vital that where such couples go down the property acquisition route and take out a mortgage – they do it in the right way. If they don’t set up their mortgage protection cover correctly a hefty inheritance tax bill looms large should one of the partners sadly pass away.

Worst case Scenario

Let’s look at the worst case scenario first where we assume the cohabiting couple set up their mortgage protection cover as they think is appropriate..

Ben and Clodagh see a new build in a leafy estate that they fall in love it and is valued at €300,000. They have the €30,000 deposit saved up over a number of years and lockdowns and take out a mortgage of €270,000 for the balance to buy it. They also take out Dual Life Mortgage Protection cover for the loan amount over 25 years. In the first year, poor Ben passes away and the mortgage protection cover kicks in to clear the mortgage loan. If they were married that would be the end of it tax wise as Clodagh would simply inherit the house with no tax liability.

However, as they were cohabiting Revenue now issue Clodagh with a tax demand for €44,137*

 *As Clodagh owned 50% of the property she now inherits Ben’s 50% worth €150,000. With inheritance tax at 33% , she must pay this on any amount she inherits after her threshold allowance of €16,250.

€150,000 – €16,250 = €133,750 *33% = €44,137

Note: It may be possible to avoid Inheritance tax if one qualifies for the Dwelling House Exemption – always get independent tax advice or reach out to us and we can put you in touch with a trusted partner.

Best case Scenario 

Here Ben and Clodagh got appropriate advice on the mortgage protection side (they must have gone and reached out to us in Financial Planning Matters) and the policy was structured to reduce or negate any inheritance tax liability that might arise should one of them pass away.

Going back to our earlier example, this time Ben and Clodagh each individually take out mortgage protection cover on each other’s life for the full mortgage loan amount i.e. €270,000. It is vital that the premiums for each policy are paid from each individual’s bank account and not any joint account. Thus, they have two single life, life of another mortgage protection policies so affordability is a key issue.

If Ben dies in Year 1, Clodagh’s policy (i.e. it was Life of Another so Ben was the name on it)  is triggered and the proceeds of her €270,000 mortgage protection policy are used to clear the loan on the house. Clodgah now has inherited her own half of the house so she is exempt from having to pay inheritance tax on it but she has to pay it on the mortgage-free part ( i.e. the late Joe’s) that she inherited.

€300,000-€270,000 = €30,000 divided by 50% = €15,000 inheritance tax due.

However, taking her individual exemption threshold of €16,250 off this amount leaves her now with no inheritance tax liability!!! (see how important it is now for good advice)

This is a perfect example as to why getting financial planning advice for a CERTIFIED FINANCIAL PLANNER ™  is crucial as you can see there is no inheritance tax liability compared to our previous ‘worst case scenario’.

The key here is that by arranging the mortgage protection cover in this way and making sure Ben and Clodagh paid the premiums from their own bank accounts; this has ensured no inheritance tax liability for Cloadgh as she is the beneficiary who paid the premiums on the policy that paid out.

In summary, it is very important for cohabiting couples taking out mortgage protection insurance to set up their policy or policies in the correct way as in the sad event of a death, the tax burden can be onerous at a very vulnerable time.

Please feel free to reach out if you would like clarification on your own situation whether you’re thinking of buying, sale agreed or have already purchased and feel this is a situation that you find yourself in (probably also completely unaware of it also). I’m always available to empower people to make informed decisions for themselves and their families.