TDS on Rent is liable to be deducted by the person making the payment if the total amount to be paid during the year exceeds Rs. 1,80,000 p.a. This limit of Rs. 1,80,000 p.a. is per taxpayer. So in case, there are 2 co-owners of an asset, this limit would apply for each co-owner i.e. TDS on Rent is liable to be deducted if payment to each co-owner exceeds Rs. 1,80,000 p.a.
Different Rates of deducting tax at source have been prescribed for different types of Assets under Section 194I of the Income Tax Act which have been disclosed herewith
Exception to the above Rule – No TDS on Rent is liable to be deducted if the Payment is being made by an Individual or HUF who is not required to get his Tax Audit done under Section 44AB i.e. the business turnover of the person is less than 50 Lakhs/ 1 Crore.
- Recommended Read: Tax Audit under Section 44 AB
TDS exclusive of Service Tax
Service Tax @ 15% (inclusive of Cess) is liable to be paid if the total amount received by your landlord from 1 or more sources during the year exceeds Rs. 10 Lakh (irrespective of whether received as Rent or for providing any other service)
Thus, if you are making a payment of Rs. 20 Lakh, you would also be liable to pay Service Tax (inclusive of Cess) of Rs. 3,00,000 and therefore the total outflow from your pocket would be Rs. 23,00,000.
- Recommended Read: Service Tax on Rent @ 15%
However, earlier there was a confusion regarding whether the Tax to be deducted should be computed on Rs. 20,00,000 or on Rs. 23,00,000. To remove any such confusion – CBDT vide Circular No. 4/2008, dated 28-4-2008 has clarified that Tax is not liable to be deducted at source on the Service Tax paid thereon.
The same has again been clarified by CBDT vide Circular No. 1/2014 dated 13th Jan 2014 wherein they have clarified that TDS on Rent is to be deducted on the amount paid exclusive of Service Tax.
Therefore in the above scenario, the Tax on Rent would only be on the Actual Rent paid and the computation has been shown below
|(Add)||Service Tax @ 15%||3,00,000|
|(Less)||TDS on Rent @ 10% on amount excluding Service Tax||(2,00,000)|
Lower/ Nil Deduction of TDS on Rent
The TDS deducted on Rent can be claimed as credit at the time of filing of income tax return and the receiver would only be required to pay the difference in the tax that was actually payable (computed as per the Income Tax Slab Rates) and the TDS on Rent that has been deducted.
However, if the income tax computed as per the slab rates is less than the TDS deducted, the receiver of rent can request for TDS Refund for the excess TDS deducted.
- Recommended Read: Procedure for filing for refund of excess TDS Deducted
Form 15G for request for Nil/Lower Deduction of TDS on Rent
TDS @ 10% is required to be deducted if the Total Rent to be paid exceeds Rs. 1,80,000. Although the threshold for deduction of TDS on Rent has been kept at a higher limit as compared to other limits, there would still be cases wherein Nil Tax is applicable on the person receiving the Rent.
In order to reduce the compliance burden, the Budget 2016 has introduced an amendment stating that if Nil Tax is applicable on the Income of the person receiving the Rent (incl Rental Income), the recipient of such payment can file Form 15G/Form 15H for Non-Deduction of TDS.
- Recommended Read: Form 15G/15H for Nil Deduction of TDS on Interest & Rent
TDS on Advance Rent
In cases where Advance Rent is being paid by the tenant to the landlord, TDS on Advance Rent is also liable to be deducted. However, the income tax department vie Circular No. 5/2001 dated 2-3-2001 has notified that in cases where
- The advance rent is spread over more than 1 financial year, credit of TDS on Rent shall be allowed in the same proportion in which such income is offered for tax based on the single tax credit certificate issued (i.e. Form 16A) for the entire advance rent, or
- The asset is sold/transferred by one person to another, credit for the tds on rent which has not been availed till the date of sale/transfer shall be allowed to the new owner.
- Recommended Read: Which ITR Form is required to be furnished in your case?
Important Points regarding TDS on Rent
- The Receiver of Rent shall intimate his PAN Card No. to the Party from whom he is receiving the Payment. If the PAN Card No. has not been intimated, TDS on Rent shall be liable to be deducted @ 20% under Section 206AA
- Surcharge is not applicable on TDS on Rent except where payment is made to a foreign company and the amount exceeds Rs. 1 Crore, the Surcharge levied thereon as per the rates in force.
- No Education Cess or Secondary and Higher Education Cess is to be additionally charged on TDS on Rent.
- If a non-refundable security deposit is being made by the tenant, TDS would also be liable to be deducted on such non-refundable deposit because such deposit represents the consideration for the use of the asset. However, if the deposit is refundable, no TDS would be deducted on such deposit.
- If the municipal taxes, ground rent etc are borne by the tenant, no tax would be deducted on such amount.
- Where payments are made for hotel accommodation taken on regular basis, TDS on Rent payment shall be deducted.
The Rent received would be taxed under head House Property and various deductions would also be allowed from the rental income earned.