2002 (6) TMI 589 - HC - Income Tax

Hotel room charges deemed 'rent' under Income-tax Act. Financial hardship not a valid exclusion. Seek remedies under section 197.

Krishna Oberoi Versus Union of India

The court held that charges paid by the petitioner's customers for hotel room occupancy constitute 'rent' under section 194-I of the Income-tax Act, 1961. ... - Issues Involved:1. Whether the charges paid by customers to the petitioner-company for room charges are considered 'rent' under section 194-I of the Income-tax Act, 1961.2. Whether the financial hardship caused by the deduction of TDS under section 194-I is a valid ground to exclude its application.3. Whether the relationship between the petitioner and its customers is a licensing arrangement or a leasing arrangement.Issue-wise Detailed Analysis:1. Whether the charges paid by customers to the petitioner-company for room charges are considered 'rent' under section 194-I of the Income-tax Act, 1961:The petitioner contended that the charges paid by its customers for room occupancy should not be treated as 'rent' under section 194-I of the Income-tax Act, 1961. They argued that the relationship between the petitioner and its customers is a licensing arrangement, not a leasing arrangement, and therefore, the consideration received should not attract the provisions of section 194-I. The petitioner also highlighted that the income from running a hotel is assessed under 'business income' and not 'income from house property.'The respondents argued that the term 'rent' under section 194-I includes any payment under any lease, sub-lease, tenancy, or any other agreement or arrangement for the use of any land or building. They emphasized that the wide definition of 'rent' encompasses payments made for accommodation in hotels.The court examined the definition of 'rent' under section 194-I and noted that it includes payments made under any agreement or arrangement for the use of any land or building. The court referred to various judgments and legal interpretations to conclude that the term 'rent' has a wide import and includes payments made by licensees for the use of land or buildings. The court held that the charges paid by the petitioner's customers for the use and occupation of hotel rooms fall within the definition of 'rent' under section 194-I.2. Whether the financial hardship caused by the deduction of TDS under section 194-I is a valid ground to exclude its application:The petitioner argued that the deduction of TDS at 23% by its corporate customers caused significant financial hardship, depriving them of working capital and potentially jeopardizing their business operations. They contended that this situation violated their fundamental right under article 19(1)(g) of the Constitution.The respondents countered that financial hardship is not a valid ground to exclude the application of section 194-I. They emphasized that the provisions of section 194-I are constitutionally valid and that the petitioner should seek remedies provided under the Act, such as obtaining a certificate for deduction at a lower rate or no deduction under section 197.The court agreed with the respondents, stating that financial hardship does not constitute a valid legal ground to exclude the application of section 194-I. The court noted that the constitutionality of section 194-I was not challenged, and the provisions should be regarded as valid. The court also highlighted that section 197 provides a mechanism for obtaining relief from TDS in cases of hardship.3. Whether the relationship between the petitioner and its customers is a licensing arrangement or a leasing arrangement:The petitioner contended that the relationship between them and their customers is a licensing arrangement, not a leasing arrangement. They argued that customers use the hotel rooms and facilities as licensees, not as lessees or tenants, and therefore, the payments made should not be considered 'rent.'The respondents argued that the definition of 'rent' under section 194-I includes payments made under any agreement or arrangement for the use of land or buildings, regardless of whether the arrangement is a lease or a license.The court examined the nature of the relationship and the definition of 'rent' under section 194-I. The court concluded that even if the relationship is considered a licensing arrangement, the payments made by the customers for the use of hotel rooms still fall within the definition of 'rent' under section 194-I. The court emphasized that the term 'rent' has a broad definition that includes payments made under any agreement or arrangement for the use of land or buildings.Conclusion:The court held that the charges paid by the petitioner's customers for the use and occupation of hotel rooms should be regarded as 'rent' within the meaning of section 194-I of the Income-tax Act, 1961. The court dismissed the writ petition, stating that financial hardship is not a valid ground to exclude the application of section 194-I and that the petitioner should seek remedies under section 197 if necessary. The court emphasized that the definition of 'rent' under section 194-I includes payments made under any agreement or arrangement for the use of land or buildings, regardless of whether the relationship is a lease or a license.