Section 194I – TDS on Rent: Meaning, Applicability, and Detailed Explanation

In India, rental income is a major source of revenue for many individuals and entities. To ensure transparency and efficient tax collection, the Income Tax Department has implemented provisions for Tax Deducted at Source (TDS) on such payments. One of the key sections in this regard is Section 194I of the Income Tax Act, which deals specifically with TDS on rent.

Let’s understand in detail what this section means, who it applies to, how much TDS is deducted, and the rules that govern this provision.

What is Section 194I?

Section 194I mandates that when a person (other than an individual or Hindu Undivided Family not liable for a tax audit) pays rent exceeding ₹2.4 lakh per year, they must deduct TDS before making the payment. The term "rent" here doesn’t just mean residential rent — it covers a wide range of lease-based payments such as for land, buildings, machinery, furniture, and equipment.

For example, if a company pays ₹50,000 per month as rent for office space, the total annual rent becomes ₹6,00,000 — exceeding the ₹2.4 lakh threshold. In this case, the company must deduct TDS under Section 194I.

Why Was Section 194I Introduced?

The primary objective of this section is to prevent tax evasion on rental income. Since rental receipts can be substantial, and often go unreported, this provision ensures that taxes are collected in advance and reported accurately by deductors. This improves tax compliance and ensures the government receives its due share at the time of transaction itself.

Who is Required to Deduct TDS under Section 194I?

Section 194I applies to:

Companies

Firms

LLPs

Individuals or HUFs liable to audit under Section 44AB

If you are just a salaried person or a small business owner not required to maintain audited books, this section does not apply to you — even if you pay rent above the limit.

What Qualifies as Rent under Section 194I?

The law defines "rent" broadly. It includes payments under lease, sub-lease, tenancy, or similar agreements for:

• Land or building (including factory buildings)
• Machinery or equipment
• Furniture and fittings
• Plant and tools

So, even if you're leasing out a warehouse or paying for heavy equipment rentals, the rent paid comes under this section.

TDS Rates Applicable under Section 194I

The rate of TDS varies depending on the nature of the rented asset:

• 2% for rent on plant, machinery or equipment
• 10% for rent on land, building, furniture or fittings

If the PAN of the landlord is not available, the TDS rate rises steeply to 20%.

Threshold Limit for Applicability

TDS under Section 194I becomes applicable only when the total rent paid or payable in a financial year exceeds ₹2,40,000 to a single payee. If the total rent is below this threshold, there is no requirement to deduct tax.

Timing of TDS Deduction

TDS must be deducted at the time of crediting the amount to the landlord’s account, or at the time of actual payment, whichever is earlier. Even if you make a partial advance payment, the tax must be deducted at that point.

TDS Deposit and Return Filing Deadlines

Once deducted, the TDS must be deposited to the government by the 7th of the following month. For March, the deadline is 30th April.

In addition, the deductor must file quarterly TDS returns in Form 26Q, with these deadlines:

Q1 (Apr–Jun): 31st July

Q2 (Jul–Sep): 31st October

Q3 (Oct–Dec): 31st January

Q4 (Jan–Mar): 31st May

Are There Any Exceptions?

Yes. TDS under Section 194I does not apply in the following cases:

Rent paid by individuals or HUFs not covered under tax audit

Total annual rent paid is ₹2,40,000 or less

Payment is made to government or specified exempt institutions

Lower or nil deduction certificate obtained by payee under Section 197

Penalties for Non-Compliance

Failing to deduct or deposit TDS can lead to:

Interest: 1% per month for late deduction, 1.5% per month for late deposit

Penalty: Equal to the amount of tax not deducted/deposited

Disallowance: The rent expense may be disallowed under Section 40(a)(ia), increasing the taxable income of the payer

Conclusion

Section 194I plays a crucial role in ensuring that rental income is taxed efficiently. It’s important for businesses and professionals who pay rent above the threshold to understand and comply with this provision. Deducting and depositing TDS on time not only ensures legal compliance but also builds credibility with tax authorities.