Ask Liz Weston

Get smart with your money

Mortgages

Q&A: House sale implications for retiree

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Dear Liz: I’m 67, divorced since 1992 and retired with a good government pension, a retirement investment fund, some stocks and cash savings. I plan to sell my home of 33 years soon for a hefty profit and buy a smaller home. I owe $100,000 on the mortgage. I worry about a significant increase in payments to Medicare and tax obligations to the IRS. What financial advice do you have for me? This is my first time selling and buying a property on my own.

Answer: Now would be a great time to consult a tax professional about your options. You can exempt as much as $250,000 of home sale profit, but gains beyond that would incur capital gains taxes and could increase your Medicare premiums.

The amount you owe on your mortgage doesn’t affect the tax you owe on a home sale, but other expenses might. For example, you may be able to reduce your taxable profit if you kept good records of the amounts spent on home improvements. What you spent on maintenance and repairs over the years won’t help, but any work that improved the value of your home may be added to what you paid for the home to increase your tax basis. This basis is what’s subtracted from the sale price to help determine your taxable profit. Certain expenses you incurred to buy your home, such as closing costs, and to sell it, such as real estate commissions, also can help reduce the taxable portion.

IRS Publication 523 goes into detail about how to calculate home sale profit, but an enrolled agent (you can get referrals from the National Assn. of Enrolled Agents) or a CPA could be extremely helpful in advising you about these calculations.

Q&A: Worried about identity theft? Here are some things you can do

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Dear Liz: Last week I received my annual mortgage interest report. The envelope was not sealed and my full Social Security number was exposed. Two days later, I received an e-mail from PayPal for a purchase made online in my name with a different address. What do I need to do to protect myself from identity theft and are there any penalties my mortgage company could face?

Answer: The penalties for exposing your information depend on your state’s laws. You can contact your state attorney general’s office for more information.

At the very least, consider reporting the issue to the mortgage company and demanding that your Social Security number be redacted in future mailings. Better yet, see if you can go paperless and download your tax documents, a process that is typically more secure than having your private financial information sent through the mail.

It’s entirely possible the fraudulent purchase was unrelated to your mortgage company’s sloppy practices, but you should still take steps to reduce your odds of being victimized again. Obviously, you need to change your PayPal password but you should also make sure all your accounts — especially your financial and email accounts — have unique, complex passwords. A password manager such as LastPass or 1Password can help you keep track.

Good computer hygiene also can help reduce your risk. That means turning on your computer’s firewall, using a secure browser and keeping that browser up to date. Update and frequently run antivirus software as well.

Another important step in reducing identity theft risk is freezing your credit reports at all three major bureaus: Equifax, Experian and TransUnion. This should prevent someone from opening a new fraudulent credit account in your name but won’t prevent account takeovers, such as what may have happened with your PayPal account.

Detect account problems as quickly as possible by regularly reviewing bank, payment and credit card transactions. Consider putting alerts on your accounts for foreign transactions or transactions over a certain size or signing up with a credit- or identity-monitoring service.

Q&A: Plan for taxes after mortgage payoff

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Dear Liz: In a recent column, you answered a question from a couple who just paid off their mortgage. You suggested increasing retirement or emergency savings or possibly charitable contributions. All good, but you should have pointed out that the mortgage lender will not be responsible for paying the property tax and fire insurance going forward. I would suggest the couple open a separate account and build up a fund to pay those expenses or they could be facing financial hardship when the tax and insurance bills come.

Answer: Good point. Many homeowners are accustomed to paying their homeowners insurance and property taxes through escrow accounts set up by their mortgage lenders. Once the loan is paid off, these bills become the homeowners’ responsibility to pay.

Q&A: Mortgage payoff creates options

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Dear Liz: My wife and I just paid off our mortgage. What’s the correct thing to do now with the amount we used for the mortgage payments?

Answer: Congratulations! Paying off a mortgage is a big deal, so consider using some of your freed-up money to celebrate in whatever way seems appropriate.

Many Americans don’t have adequate retirement or emergency savings, so those should be high priorities along with paying off any other debt you might have.

If you’re in good shape, though, consider boosting your charitable contributions. Studies show that generosity contributes to happiness, and spending money on others often makes us feel better than spending on ourselves.

Q&A: When mortgage shopping, does checking your credit scores lower them?

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Dear Liz: We’re trying to refinance a mortgage. All of the mortgage lenders claim that checking our credit scores will not affect the scores. However, that is not true. What gives? The three credit bureaus all list “too many inquiries” and penalize us. Does calling them do any good or make it even worse?

Answer: Checking your own scores is considered a soft inquiry that has no effect on your scores. When a lender checks your scores, there can be a small ding, but credit scoring formulas also have a feature that reduces the effect when you’re shopping for a mortgage.

Essentially, all the mortgage inquiries made within a certain amount of time are grouped together and counted as one. In addition, the formulas ignore any mortgage inquiries made within the previous 30 days. The amount of time you can shop varies with the credit scoring formula, so it’s generally a good idea to concentrate your shopping into a two-week period.

What you don’t want to do when you’re in the market for a mortgage is to apply for other credit. Those inquiries are not grouped with your mortgage inquiries. The effect of these inquiries fades quickly and is usually pretty small — typically 5 points or less for FICO scores, for example. But even a small ding could cause you to pay more in interest if your scores aren’t already excellent.

Q&A: Refinance or use IRA funds on mortgage?

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Dear Liz: I owe $360,000 on my mortgage. I have sufficient funds in my IRA to pay this amount off without depleting income distribution for the next 20 years. I am currently paying $1,100 monthly on an interest-only loan, but I have to start making much larger principal payments in November 2022. Would you advise withdrawing IRA investment monies (and taking a tax hit) to pay off the full loan amount, or simply getting a conventional mortgage and live with a higher payment ($1,500) each month? I am 77 and retired now for four years.

Answer: Making that large a withdrawal will almost certainly hurl you into a much higher tax bracket and increase your Medicare premiums. Refinancing the mortgage while rates are low likely makes the most sense, but consult a tax pro or a fee-only financial advisor before making any big moves with retirement funds.