How Everyone Came To Have A Second Mortgage

A quarter-century ago, only someone in desperate need of cash would take a second mortgage. Then Congress changed the tax rules, and today, millions of Americans have “home equity” lines.

Banks are losing $30 billion a year on these products, and untold thousands of families stand to lose their homes to foreclosure. Is this another example of a law’s unexpected consequences? Nope. This outgrowth of the Tax Reform Act of 1986 was perfectly foreseeable, and in fact, foreseen. But, then as now, Congress tended to tune out warnings that it preferred not to hear.

Prior to the tax reform, taxpayers could deduct nearly any sort of interest expense, including interest on credit card balances, automobile loans, and life insurance loans. After the tax reform, nearly all non-business interest expense was no longer deductible.

But a few exceptions remained. The most important was (and is) that taxpayers still can deduct the interest on up to $1 million of mortgage debt incurred to buy or improve a principal residence or a vacation home. The real estate industry lobbied hard to keep this benefit in the law.

The tax reform law also preserved a benefit for second mortgages. Taxpayers are permitted to deduct interest payments on up to $100,000 of debt, regardless of the purpose for which the debt is incurred, so long as they put their home up as collateral. The Internal Revenue Service explains: “Generally, home mortgage interest is any interest you pay on a loan secured by your home (main home or a second home). The loan may be a mortgage to buy your home, a second mortgage, a line of credit, or a home equity loan.” So, even if you plan to use the money for a big screen TV or a vacation, if you borrow against your home, you can take the deduction.

In recent years, many home equity lines of credit have greatly exceeded the $100,000 cap. Interest on the excess debt is nondeductible. However, the government has no easy way to know the size of the loan on which the interest is being paid. Over more than two decades in the tax business, neither I nor any of my co-workers have ever been asked to demonstrate that the interest deductions claimed on a tax return are for a loan within the allowable limits. We follow the law anyway, but we can safely assume that many taxpayers do not, either out of ignorance or otherwise. In practice, therefore, taxpayers can end up taking deductions for interest expense on debt well above the limits.

I was just getting into the tax business when the Tax Reform Act of 1986 passed. The rule on interest deductions made no sense to me, so I asked the experienced CPAs who were training me to explain it. It turned out the exception made no sense to them, either. Why would the government want to encourage an explosion of second mortgages, a term once used somewhat derisively? Wouldn’t the rule just prompt people to get into debt over their heads and then lose their homes? The answer was that it would, and it did.

The popularity of home equity debt soared. By 2008, the value of outstanding home equity loans had risen to more than $1 trillion, from around $1 billion in the early 1980s. Banks did their part to promote the trend, rebranding second mortgages with the more positive terms “home equity loan” and “home equity line of credit.”

“Calling it a ‘second mortgage,’ that’s like hocking your house. But call it ‘equity access,’ and it sounds more innocent,” Pei-Yuan Chia, a former vice chairman at Citicorp who oversaw the bank’s consumer business in the 1980s and 1990s, explained to The New York Times in 2008. High property values allowed borrowers to take on large amounts of debt, using their homes as collateral.

Then the recession came, real estate values plunged, and many borrowers were suddenly unable or unwilling to make their payments. Because of the collapse of the housing market, the homes that lenders held as security had, in many cases, lost their value. Borrowers who were unable to pay off the loans by selling their homes frequently had no choice but to default, leaving banks with the often impossible task of collecting the outstanding debt. In 2009, lenders had to write off $11.1 billion in home equity loans and $19.9 billion in home equity lines of credit as uncollectible. Borrowers lost their homes and emerged with damaged credit histories.

Congress claims to be shocked that such a thing could happen, and yet it was absolutely predictable. People did exactly what the tax code encouraged them to do. The system worked just how it was supposed to, but the tax code was encouraging people to behave in a way that, in the end, was bad for them and bad for the country.

To Form 1040 jockeys like me, the only shocking thing is that it took so long for the house of cards to fall.

About Larry M. Elkin 534 Articles

Affiliation: Palisades Hudson Financial Group

Larry M. Elkin, CPA, CFP®, has provided personal financial and tax counseling to a sophisticated client base since 1986. After six years with Arthur Andersen, where he was a senior manager for personal financial planning and family wealth planning, he founded his own firm in Hastings on Hudson, New York in 1992. That firm grew steadily and became the Palisades Hudson organization, which moved to Scarsdale, New York in 2002. The firm expanded to Fort Lauderdale, Florida, in 2005, and to Atlanta, Georgia, in 2008.

Larry received his B.A. in journalism from the University of Montana in 1978, and his M.B.A. in accounting from New York University in 1986. Larry was a reporter and editor for The Associated Press from 1978 to 1986. He covered government, business and legal affairs for the wire service, with assignments in Helena, Montana; Albany, New York; Washington, D.C.; and New York City’s federal courts in Brooklyn and Manhattan.

Larry established the organization’s investment advisory business, which now manages more than $800 million, in 1997. As president of Palisades Hudson, Larry maintains individual professional relationships with many of the firm’s clients, who reside in more than 25 states from Maine to California as well as in several foreign countries. He is the author of Financial Self-Defense for Unmarried Couples (Currency Doubleday, 1995), which was the first comprehensive financial planning guide for unmarried couples. He also is the editor and publisher of Sentinel, a quarterly newsletter on personal financial planning.

Larry has written many Sentinel articles, including several that anticipated future events. In “The Economic Case Against Tobacco Stocks” (February 1995), he forecast that litigation losses would eventually undermine cigarette manufacturers’ financial position. He concluded in “Is This the Beginning Of The End?” (May 1998) that there was a better-than-even chance that estate taxes would be repealed by 2010, three years before Congress enacted legislation to repeal the tax in 2010. In “IRS Takes A Shot At Split-Dollar Life” (June 1996), Larry predicted that the IRS would be able to treat split dollar arrangements as below-market loans, which came to pass with new rules issued by the Service in 2001 and 2002.

More recently, Larry has addressed the causes and consequences of the “Panic of 2008″ in his Sentinel articles. In “Have We Learned Our Lending Lesson At Last” (October 2007) and “Mortgage Lending Lessons Remain Unlearned” (October 2008), Larry questioned whether or not America has learned any lessons from the savings and loan crisis of the 1980s. In addition, he offered some practical changes that should have been made to amend the situation. In “Take Advantage Of The Panic Of 2008” (January 2009), Larry offered ways to capitalize on the wealth of opportunity that the panic presented.

Larry served as president of the Estate Planning Council of New York City, Inc., in 2005-2006. In 2009 the Council presented Larry with its first-ever Lifetime Achievement Award, citing his service to the organization and “his tireless efforts in promoting our industry by word and by personal example as a consummate estate planning professional.” He is regularly interviewed by national and regional publications, and has made nearly 100 radio and television appearances.

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