What the courts have decided on section 194-IB, in one screen. Read this first; open an entry when you need the facts, the reasoning and the source.
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Statutory position — s.194-I: two per cent on plant, machinery or equipment and ten per cent on land, building, furniture or fittings, on a threshold that became fifty thousand rupees a month on 1 April 2025
CBDT Circulars & InstructionsCuts both ways
I pay rent for a warehouse and I also hire a generator on a monthly charge. Do I deduct under section 194-I, at what rate on each, and from what figure does the obligation start — is it an annual total or a monthly one?
Section 194-I sets two rates on one kind of payment: two per cent where the rent is for the use of any machinery or plant or equipment, ten per cent where it is for the use of any land or building (including a factory building), land appurtenant to a building, furniture or fittings, and both have stood since 1 October 2009. The threshold is the part that moved — until 31 March 2025 it was an annual aggregate of two hundred and forty thousand rupees paid to a payee, and from 1 April 2025 the first proviso was substituted so that the test is now whether the rent credited or paid "for a month or part of a month" to that payee exceeds fifty thousand rupees, so a payer who is still adding up the year has the wrong test. The section does not reach an individual or a Hindu undivided family unless the second proviso brings them in on turnover, and the only exclusion written into the section itself is for rent paid to a real estate investment trust on a real estate asset referred to in clause (23FCA) of section 10. All of this is the Income-tax Act, 1961, which the CBDT's own transition FAQ says stands repealed on 1 April 2026. For a credit or payment on or after that date the corresponding provision is serial number 2(ii) of the Table to section 393(1) of the Income-tax Act, 2025, which carries the same two rates and the same fifty-thousand-a-month threshold.
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Statutory position — s.194-IB and s.194M: the once-a-year deduction on rent, the cap that operates only under s.206AA, the gateway that keeps most individuals out of s.194M, and why neither needs a TAN
CBDT Circulars & InstructionsCuts both ways
I am an individual paying Rs 70,000 a month rent, and separately I have paid an interior contractor Rs 62 lakh for my own house. When exactly do I deduct, how much, and do I need a TAN?
Under section 194-IB you deduct once, not monthly: the tax is deducted at the time of credit of rent for the last month of the previous year, or the last month of the tenancy if you vacate during the year, or at the time of payment of that rent, whichever is earlier, and the rate is two per cent of the income by way of rent, substituted for five per cent with effect from 1 October 2024. Under section 194M you deduct two per cent, again substituted for five per cent from the same date, but only if you are not a person required to deduct under section 194C, 194H or 194J, and only if the sum or aggregate of sums credited or paid to that resident during the financial year exceeds fifty lakh rupees. Neither section requires a TAN: section 194-IB(3) and section 194M(2) each disapply section 203A.
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Statutory position — s.194M and s.194-IB: the rate fell from five per cent to two per cent on 1 October 2024
CBDT Circulars & InstructionsCuts both waysNo later treatment found
My client is an individual paying a contractor and also paying rent. He has no TAN. What does he deduct, and at what rate?
Two per cent under either section, for anything on or after 1 October 2024; five per cent before that. Section 194M applies to an individual or HUF not already covered by s.194C, s.194H or s.194J who pays a resident more than fifty lakh rupees in a financial year for contract work, commission or brokerage or professional fees. Section 194-IB applies to an individual or HUF outside the second proviso to s.194-I who pays a resident rent exceeding fifty thousand rupees for a month or part of a month. Neither section requires a TAN, because s.203A is disapplied in both.
Listed strongest first: Supreme Court, then High Court, then Tribunal, then CBDT. Nothing here has yet been read in full by a chartered accountant — open an entry to see where it came from.
