2025 (7) TMI 1026 - AT - Income Tax

Property vacant throughout year despite letting efforts - no notional rent under section 23(1)(a) applicable

ITO, WARD 5 (1), NEW DELHI Versus M/s CDR ESTATES PVT LTD., NEW DELHI

ITAT Delhi ruled in favor of the assessee regarding notional rent addition under section 23(1)(a). The property remained vacant throughout the previous ... Income from house property - Addition on account of notional rent u/s. 23(1)(a) - property remained vacant during the entire previous year - HELD THAT:- We note that CIT(A) has given a finding that during the impugned period the flat/house property was vacant and despite sincere efforts on the part of the assessee, the said property could not be let out. In these circumstances, Ld. CIT(A) has rightly observed that provisions of section 23(1)(c) would be applicable in the present case. As decided in Janak Kumari [2022 (2) TMI 1509 - ITAT DELHI] when property in question though remained on rent in the earlier years, but remained vacant during the entire year under assessment and as such no rent vas received by the assessee and consequently assessee has not offered any income to tax, the provisions contained u/s 23(1)(c) of the Act are applicable to the facts and circumstances of the case. CIT (Appeals) has erred in confirming the addition made by the AO by applying the provisions contained u/s 23(1)(a) hence impugned order is set aside and rental value of the property in question for the year under assessment ordered to be treated as 'NIL' and addition made by the AO and confirmed by the CIT(A) is ordered to be deleted - Decided in favour of assessee. 1. ISSUES PRESENTED and CONSIDEREDThe core legal questions considered by the Tribunal in this appeal are:(a) Whether the addition of Rs. 3,94,00,000/- made by the Assessing Officer (AO) on account of notional rent under section 23(1)(a) of the Income Tax Act is sustainable, given that the property remained vacant during the entire previous year relevant to the assessment year (AY) 2012-13.(b) Whether the income from the house property that was vacant during the entire previous year relevant to AY 2012-13 should be assessed under section 23(1)(a) or section 23(1)(c) of the Income Tax Act.(c) Whether the deletion of the addition by the Commissioner of Income Tax (Appeals) [CIT(A)] is legally valid and justified.2. ISSUE-WISE DETAILED ANALYSISIssue (a) and (b): Applicability of Section 23(1)(a) vs. Section 23(1)(c) for computation of Annual Value of a Vacant PropertyRelevant Legal Framework and Precedents:Section 23 of the Income Tax Act governs the computation of annual value of house property for taxation purposes. Section 23(1)(a) applies where property is let out and the actual rent received or receivable or the fair rent, whichever is higher, is taken as the annual value. Section 23(1)(c) applies where the property is vacant and not let out, and the annual value is taken as nil if the owner has made efforts to let it out but failed.Precedents relied upon include decisions of the Income Tax Appellate Tribunal (ITAT) and High Courts, notably the ITAT Delhi decision in the case of Janak Kumari and others, which held that when a property remains vacant for the entire year despite the owner's genuine efforts to let it out, the annual value under section 23(1)(c) would be nil. The Hon'ble Andhra Pradesh High Court decision in Vivek Jain Vs. ACIT was distinguished on facts, as in that case the property was let out for part of the year, unlike the present case where the property was vacant for the entire year.Court's Interpretation and Reasoning:The Tribunal noted that the CIT(A) had carefully examined the facts and found that the property was let out until 28.02.2011 (relevant to AY 2011-12), remained vacant throughout the FY 2011-12 (relevant to AY 2012-13), and was again let out during AY 2013-14. The tenant had issued a formal notice of termination and vacated the premises on 28.02.2011. Despite sincere efforts by the assessee to find a new tenant, the property remained vacant for the entire relevant year.The Tribunal agreed with the CIT(A)'s finding that since the property was vacant for the entire year and no rent was received or receivable, the provisions of Section 23(1)(c) apply. The AO's addition under Section 23(1)(a) for notional rent was therefore not sustainable.Key Evidence and Findings:Lease deeds executed for six-month periods ending 30.09.2010 and 31.03.2011.Termination notice from the tenant dated 19.01.2011 and confirmation of vacation on 28.02.2011.Efforts made by the assessee to lease out the property post-vacation, which were unsuccessful during FY 2011-12.Subsequent letting of the property in the middle of the next financial year (FY 2012-13) at a reduced rent.Application of Law to Facts:The Tribunal applied the legal principle that when a property remains vacant despite genuine efforts to let it out, the annual value under Section 23(1)(c) is nil. Since the property was vacant for the entire year relevant to AY 2012-13, and the assessee had not offered any rental income, the AO's addition based on notional rent under Section 23(1)(a) was incorrect.Treatment of Competing Arguments:The Revenue contended that the notional rent should be assessed under Section 23(1)(a). However, the Tribunal found no evidence to rebut the assessee's claim of vacancy and efforts to let out the property. The Revenue's reliance on the Andhra Pradesh High Court decision was distinguished on facts, as that case involved partial letting during the year, which was not the case here.Conclusions:The Tribunal concurred with the CIT(A) that the correct legal provision to apply was Section 23(1)(c), leading to an annual value of nil for the property during the relevant year. The addition of Rs. 3.94 crore on account of notional rent was therefore deleted.3. SIGNIFICANT HOLDINGSThe Tribunal preserved the following crucial legal reasoning verbatim from the CIT(A) order and its own findings:'In view of the legal position discussed above and keeping in mind the facts of the case the addition made by the Assessing Officer on account of notional rent u/s 23(1)(a) of the Income Tax Act is not sustainable as the correct section to compute the Annual Value in this case would be Section 23(1)(c) and not 23(1)(a) of Income Tax Act. Accordingly, the addition of Rs. 3,94,00.000/- made by the Assessing Officer on account of notional rent u/s 23(1)(a) of Income Tax Act is deleted.'Also, the Tribunal quoted the precedent as follows:'When the property remained on rent in the previous years and thereafter remained vacant in the next entire year under consideration and assessee made frantic efforts to let out the same, but failed, in that situation the actual rent received from it has to be considered as zero being less than the amount referred in Section 23(1)(a) of the Act. When Revenue has not brought on record any evidence if property has not remained vacant for the entire year under consideration or was self-occupied in some other manner, the rental value as per Section 23(1)(c) of the Act has to be 'NIL'.'The core principle established is that the annual value of a property that remained vacant throughout the year, despite genuine efforts to let it out, must be taken as nil under Section 23(1)(c), and not assessed on notional rent under Section 23(1)(a).Final determinations on each issue:The addition of Rs. 3.94 crore on account of notional rent under Section 23(1)(a) is unsustainable.The correct provision for computation of annual value of the vacant property for AY 2012-13 is Section 23(1)(c), resulting in nil annual value.The CIT(A) order deleting the addition is upheld.The Revenue's appeal is dismissed.