TDS on Rent (business deductors) — Section 194I (now 393)
Rate
| Type of payment | Rate (with PAN) | Notes |
|---|---|---|
| plant machinery equipment | 2% | — |
| land building furniture | 10% | — |
No valid PAN: 20% or the normal rate, whichever is higher (Section 397(2), old 206AA).
Threshold
TDS applies when: ₹50,000 (single bill). Once a threshold is crossed, TDS applies on the full amount, not just the excess.
Worked example
Paying ₹90,000 (plus GST) to office rent (one month) on 10 June 2026:
Exemptions & relief
- GST excluded from base if separately shown
- No TDS where payee obtains nil/lower certificate u/s 197 equivalent
If you get it wrong
Late deduction: 1% per month or part thereof, from date deductible to date deducted.
Late deposit: 1.5% per month or part thereof, from date deducted to date deposited.
Late return: Rs 200/day (234E equivalent), capped at TDS amount in the statement.
Non-deduction: 30% of expenditure disallowed for non-deduction/non-deposit (40(a)(ia) equivalent); wrong payment code can trigger the same — verify scope under 2025 Act.
FAQs
What is the new section number for 194I from FY 2026-27?
Under the Income Tax Act 2025, 194I now falls under Section 393. The payment/return code is 1008 or 1009.
What is the TDS rate under section 194I?
2% for plant machinery equipment; 10% for land building furniture. If the payee has no valid PAN, 20% applies (or the normal rate, whichever is higher).
What is the threshold for 194I?
₹50,000 (single bill).
Which TDS return is 194I reported in?
Form 140 (was 26Q), filed quarterly.
Written and reviewed by a CA firm. Verified 2026-06-08 against the Income Tax Act 2025 / Finance Act 2025. General information, not advice for your specific case.