Clause 393 Tax to be deducted at source.

Income Tax Bill, 2025

Introduction

The deduction of tax at source (TDS) is a cornerstone of the Indian income tax framework, acting as a mechanism to ensure the timely collection of tax and to minimize tax evasion. Over the years, the legislative landscape governing TDS has undergone significant evolution, adapting to the changing dynamics of business, real estate, and individual transactions. Two key provisions in this context are Clause 393(3)[Table: S.No. 2(ii)] of the Income Tax Bill, 2025, and Section 194IB of the Income Tax Act, 1961. Both provisions specifically address the TDS obligations on payment of rent by certain categories of taxpayers, but with notable differences in scope, applicability, and operational mechanics.

This commentary provides an in-depth analysis of Clause 393(3)[Table: S.No. 2(ii)] of the Income Tax Bill, 2025, elucidates its objective, structure, and implications, and offers a comprehensive comparative analysis with the existing Section 194IB of the Income Tax Act, 1961. The analysis further explores the practical implications for stakeholders, identifies potential ambiguities, and suggests areas for reform or clarification.

Objective and Purpose

The legislative intent behind Clause 393(3)[Table: S.No. 2(ii)] is to expand and rationalize the scope of TDS on rental payments, especially those made by individuals and Hindu Undivided Families (HUFs), termed as "specified persons". The provision seeks to ensure that high-value rental transactions do not escape the tax net simply because the payer is not engaged in business or is not subject to tax audit. By lowering the compliance threshold and specifying the rate and mechanism for deduction, the provision aims to bring greater transparency and accountability to rental transactions, curbing tax evasion and broadening the tax base.

Historically, TDS on rent was primarily governed by Section 194-I, applicable mainly to non-individuals and those subject to tax audit. Recognizing the lacuna that allowed individuals and HUFs (not covered by audit) to make substantial rental payments without TDS, Section 194IB was introduced in 2017. The 2025 Bill, through Clause 393(3)[Table: S.No. 2(ii)], builds upon this framework, seeking to harmonize and update the TDS regime in light of contemporary realities and policy objectives.

Detailed Analysis of Clause 393(3)[Table: S.No. 2(ii)] of the Income Tax Bill, 2025

Textual Breakdown

Clause 393(3)[Table: S.No. 2(ii)] of the Income Tax Bill, 2025, provides as follows:

• Nature of Income or Sum: Income by way of rent.
• Payer: Specified person.
• Rate: (a) 2% for use of any machinery or plant or equipment; (b) 10% for use of any land or building (including factory building), or land appurtenant to a building (including factory building), or furniture, or fittings.
• Threshold Limit: Rs. 50,000 for a month or part of a month.

The provision is accompanied by a note clarifying the timing of deduction: TDS shall be deducted at the time of credit of rent to the account of the payee or at the time of payment (whichever is earlier) for the last month of the tax year or the last month of tenancy.

Interpretation of Key Terms

• Specified Person: While the Bill does not explicitly define "specified person" in the provided excerpt, it is reasonable to infer from the context and existing law that it refers to individuals or HUFs not subject to tax audit u/s 44AB of the Income Tax Act, i.e., those not carrying on business or profession above specified turnover limits.
• Rent: The term is broad, covering payments under any lease, sub-lease, tenancy, or arrangement for the use of land, building, machinery, plant, equipment, furniture, or fittings.

Scope of Applicability

The provision applies where:

• The payer is a "specified person" (likely an individual or HUF not covered by tax audit provisions).
• The payee is a resident.
• The aggregate rent paid or credited exceeds Rs. 50,000 for a month or part thereof during the tax year.

It is important to note that the threshold applies per month or part of a month, not annually. This means that even a single payment exceeding Rs. 50,000 in a month triggers TDS liability.

Rate Structure

A key feature of the provision is the differentiated rate structure:

• 2% TDS for rent paid for use of machinery, plant, or equipment.
• 10% TDS for rent paid for use of land or building (including factory building), land appurtenant to a building, furniture, or fittings.

This bifurcation aligns with the nature of the asset being rented, recognizing that the character and tax treatment of such assets may differ.

Timing of Deduction

The deduction is to be made at the earlier of the following:

• Credit of rent to the account of the payee for the last month of the tax year or last month of tenancy.
• Payment of rent in cash, cheque, draft, or any other mode for the last month of the tax year or last month of tenancy.

This mechanism simplifies compliance by requiring a single deduction, typically at the end of the tenancy or financial year, rather than monthly deductions.

Procedural Aspects and Exemptions

The provision is subject to various procedural relaxations and exemptions:

• Declaration for No Deduction: Sub-section (6), read with the Table for declaration, allows individuals (including senior citizens) to furnish a declaration for no deduction if their estimated total income is below the taxable limit.
• No Requirement to Obtain TAN: The provision, like Section 194IB, likely exempts payers from obtaining a Tax Deduction Account Number (TAN), recognizing the compliance burden on individuals and HUFs.
• Interaction with Other Provisions: The provision is subject to the general provisions of Clause 393, including those relating to non-deduction for payments to government, exempt entities, or where declaration is furnished.

Ambiguities and Potential Issues

• Definition of "Specified Person": The lack of an explicit definition in the Bill could lead to interpretational disputes. It is crucial for the rules or notifications to clarify this term to avoid litigation.
• Threshold Application: The threshold of Rs. 50,000 per month could result in situations where multiple properties rented by the same payer to different payees may or may not aggregate for the threshold. Legislative or administrative clarification would be helpful.
• Rate Disparity: The 10% rate for land/building is significantly higher than the 2% for machinery/plant/equipment, which may not always reflect the economic reality of rental arrangements.
• Compliance Burden: While the provision seeks to minimize compliance for individuals and HUFs, the requirement to deduct TDS even for a single high-value transaction may still pose practical challenges for non-business taxpayers.

Practical Implications

For Individuals and HUFs

The provision primarily impacts individuals and HUFs who are not otherwise required to deduct TDS u/s 194-I (which applies to those subject to audit). It brings within the TDS net high-value rental transactions that would otherwise escape withholding tax, increasing compliance for such taxpayers.

Typical scenarios include:

• Individuals renting residential or commercial properties for personal or family use, where the rent exceeds Rs. 50,000 per month.
• HUFs leasing assets for family purposes.

For Landlords (Payees)

For landlords, the provision ensures that tax is withheld at source, reducing the risk of under-reporting rental income. However, it may also result in cash flow issues, especially in cases where the TDS rate (10%) exceeds the effective tax liability of the landlord, necessitating refunds.

For the Revenue

The provision enhances the revenue administration's ability to track high-value rental transactions and plug potential leakages. The requirement for TDS acts as a deterrent against non-reporting of rental income.

Compliance Requirements

• Payers must deduct TDS at the specified rate at the end of the year or tenancy.
• TDS must be deposited with the government within the prescribed time frame.
• A TDS certificate (Form 16C, as per current rules) must be issued to the payee.
• Return of TDS (Form 26QC) must be filed electronically.
• Payers are not required to obtain TAN.

Comparative Analysis with Section 194IB of the Income Tax Act, 1961

Overview and Key Features

Section 194IB, inserted by the Finance Act, 2017, and subsequently amended, provides:

• Applicable to any individual or HUF (other than those covered by Section 194-I, i.e., not subject to tax audit).
• Obligation to deduct TDS at 2% (reduced from 5% w.e.f. 1 October 2024) on payment of rent exceeding Rs. 50,000 per month to a resident.
• TDS to be deducted at the time of credit or payment for the last month of the previous year or last month of tenancy, whichever is earlier.
• No requirement to obtain TAN.
• Definition of "rent" covers payments under any lease, sub-lease, tenancy, or arrangement for use of land or building or both.
• Maximum TDS cannot exceed the rent for the last month of the year or tenancy.

Comparison of Scope and Applicability

Aspect	Clause 393(3)[Table: S.No. 2(ii)] of the Income Tax Bill, 2025	Section 194IB of the Income Tax Act, 1961
Payer	Specified person (presumably individual or HUF not under tax audit)	Individual or HUF (not under tax audit)
Payee	Resident	Resident
Threshold	Rs. 50,000 per month or part thereof	Rs. 50,000 per month or part thereof
Nature of Rent	Land, building (including factory building), land appurtenant to building, furniture, fittings, machinery, plant, equipment	Land or building or both
Rate	2% (machinery/plant/equipment); 10% (land/building/furniture/fittings)	2% (w.e.f. 1-10-2024; previously 5%)
Timing of Deduction	Last month of tax year or tenancy, whichever is earlier	Last month of previous year or tenancy, whichever is earlier
Requirement of TAN	Not explicitly stated, but likely not required	Not required
Maximum TDS	Not explicitly capped, but deduction is for last month	Cannot exceed rent for last month
Declaration for No Deduction	Permitted if income below taxable limit	Not specifically provided, but Section 197 certificate may be sought

Key Differences

• Scope of "Rent": The 2025 Bill expands the definition to include not only land and building but also machinery, plant, equipment, furniture, and fittings. Section 194IB is limited to land and building.
• Rate Structure: Clause 393(3)[Table: S.No. 2(ii)] introduces a bifurcated rate (2% for machinery/plant/equipment; 10% for land/building/furniture/fittings), whereas Section 194IB prescribes a flat 2% rate (w.e.f. 1-10-2024).
• Declaration Mechanism: The 2025 Bill explicitly allows for a declaration of nil deduction if the recipient's income is below the taxable limit, providing a more taxpayer-friendly approach.
• Procedural Clarity: Section 194IB explicitly provides that TAN is not required, whereas the Bill is silent but likely follows the same principle.
• Maximum Deduction: Section 194IB expressly limits the TDS to the rent of the last month, preventing excess deduction. The Bill does not state this cap but operationally achieves a similar result by timing the deduction.

Similarities

• Both provisions target high-value rental payments by individuals and HUFs not subject to audit.
• Both set the threshold at Rs. 50,000 per month.
• Both require deduction at the end of the year or tenancy, rather than monthly.
• Both minimize compliance by not requiring TAN and by simplifying the deduction process.

Policy Rationale for Changes

The expansion of the definition of "rent" and the bifurcation of rates in the 2025 Bill reflect a policy shift towards aligning the TDS regime for individuals/HUFs with that applicable to other payers (such as companies and firms) under the existing Section 194-I. This harmonization aims to reduce arbitrage opportunities and ensure consistent treatment across categories of payers and types of assets.

Practical Implications of the Comparative Changes

For Payers

The 2025 Bill, by broadening the scope of rent and introducing higher rates for certain assets, increases the compliance burden and potential tax outgo for individuals and HUFs making high-value rental payments. Those renting machinery, plant, or equipment benefit from a lower 2% rate, but those renting land, buildings, or furniture/fittings face a higher 10% TDS rate-potentially leading to cash flow challenges.

For Payees

Landlords and lessors must be prepared for higher TDS deductions (at 10%) on rent received from individuals or HUFs, especially where the effective tax liability is lower, necessitating refund claims. The expanded coverage to machinery and equipment also brings more lessors within the TDS net.

For Revenue Administration

The changes enhance the ability of the tax authorities to track and tax high-value rental income, reduce evasion, and ensure parity in TDS treatment across payer categories. The declaration mechanism for nil deduction also reduces administrative burden in cases where the payee's income is below the taxable limit.

Conclusion

Clause 393(3)[Table: S.No. 2(ii)] of the Income Tax Bill, 2025, marks a significant evolution in the TDS regime for rent payments by individuals and HUFs. By expanding the scope to cover machinery, plant, equipment, furniture, and fittings and harmonizing rates with the broader TDS framework, the provision seeks to plug gaps, reduce disputes, and enhance compliance. The retention of a high threshold and annual deduction mitigates compliance burdens for small taxpayers.

The comparative analysis with Section 194IB reveals a deliberate policy shift towards rationalization and uniformity, while also highlighting areas where further clarification may be warranted, particularly regarding the definition of "specified person," the requirement of TAN, and the cap on TDS in the absence of PAN. The explicit exemption for REITs and provision for declarations for nil deduction are welcome refinements.

Going forward, the success of this provision will depend on clear rules, robust taxpayer education, and efficient administration to ensure that the intended policy objectives are realized without imposing undue hardship on compliant taxpayers.

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Full Text:

Clause 393 Tax to be deducted at source.

TDS on rent expanded to include equipment and furnished premises, increasing withholding scope and compliance for individuals and HUFs. Clause 393(3)[Table: S.No. 2(ii)] expands TDS on rent by subjecting payments for use of land, buildings, furniture, fittings, machinery, plant and equipment to withholding by specified persons where monthly payments exceed the threshold; it prescribes asset based rates and requires deduction at the earlier of credit or payment for the last month of the tax year or tenancy, while providing a declaration mechanism for nil deduction and procedural reliefs for small non business payers.