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HOUSE PROPERTY INCOME TAX RETURN FILING 10 POINT

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Last week, Mr Nilesh Jivani has asked very interesting 10 queries about how to treat House property Income in Income Tax return ,we have tried to reply these queries here under and sharing with you as these may beneficial for all.

Before going through specific query/answer ,please check basic concept of annual let out value(ALV).

ALV  to be calculated as under:

1. Where RC Act applicable

(i)Standard rent under the Rent Control  Act; or
(ii)Actual rent received 

whichever is higher

2 Where RC Act is not applicable:

(i)  Municipal Value or
(ii)  Fair Rent or 
(iii) Rent Received

whichever is higher
-----------------------------------
Further If the property was let and was vacant during a part of the year and due to such vacancy the rent received is less than FMV , then such rent received.

In the case of let out properties, unrealised rent shall be excluded from the rent received/receivable to arrive at AV (you may check House property at a glance)
===========================================

Qus1. If you going to fill your ITR by efiling mode than there is no need to give any documents than how income tax department come know that at what date you got possession with registration ?

Ans: Yes ,Return are now annexure less and no document is to be attached with Income tax return . Not only in case e filing of Income tax return but this is also applicable in case of paper(manual) return filing .However all the data filed in the Income tax return should be correct as Income tax department (assessing officer) may call data for verification. Every Year few % of return are selected for scrutiny of Income by the department . These returns are selected on basis of criteria set by Department. So while filing return you should keep in mind that your return may come under scrutiny also.

Qus 2 I have two houses and both are rented while I am living in govt quarter so do not get HRA in salary. In this situation which ITR form need to be fill for ITR ?


Ans.With the given data ,you have to File ITR-2. Income Tax return form ITR-1 (Sahaj ) can be used where there is income from one House Only.


Qus 3. One house is with my name and other flat is registered with name of myself and my spouse.In registration share of partnership is not defined. Whole EMIs (of both houses) are paid by me. Now My wife has started to give coaching, but she is earning only 50000 RS per years and she is also going to fill ITR from this assessment year. She will not claim any interest benefit. Can I get interest lost benifit for both houses ? Even my wife is co-applicant in one flat, can I claim 100% interest loss for that property as I am paying 100 % EMI ? What is method to convey to ITD as I am going to opt e filing process ? Pl suggest best way in which I get maximum benefits.


Ans. From the Information given by you it is understood that though the Flat in Joint name but the payment has been(are /will be) paid by you and your wife has not contributed any money in the Flat purchasing .

As per section 27(i) of the income tax act ,ownership shall be deemed for taxing income from house property :
(i)When house property is transferred to spouse (otherwise than in connection with an agreement to live apart) or minor child (not being a married daughter) without adequate consideration (Section 27(i))
so if house is transferred to wife/Husband without any consideration then Husband/wife remains the deemed owner of the house and income from house property will be added in transferor's income.

In you case you have given your wife name in flat for your convenience and you have contributed full money in the flat and you become the deemed owner as per Section 27 of the income tax act . So as per this Section full(100%) Income from house /Flat is to be added in your income. Income here means loss also. 

So as per explanation given above you can / have to claim full interest of both the houses in your Income.

Further as your wife is also earning now however you should not take contribution in the house from her. Let her invest money with her own choice . If you need money for repaying loan then you can take loan from her that may be without interest.


Qus 4. We could not rented both houses through out 12 month because of 11 month agreement we are generally doing. So practically we got 10 to 11 month rents. How it can be reflected in ITR form ?

Ans :If due to vacancy , the annual rent received is lower than the expected rent, then the annual rent realized is taken as the gross annual value. However , this rule will be applicable only if the decline is only because of the vacancy .As your houses are rented only for 10-11 months so actual rent received will be the annual value .(read answer 7 also)


Qus  5. I requested to go through the HP(House property) schedule of ITR-2 and suggest how to fill as per my above situation.
Ans: Read this answer in the end .

Qus  6. Can I get benefit interest loss of 300000 by both ITR(my & my spouse) as per above situation ?

Ans: The maximum benefit for minus income from Interest on house loan in respect of self occupied house is Rs 150000 and it is available for one House only . But this restriction is applicable only for Self occupied House only not on let out house.In present case both houses are let out so as per rule you can deduct/claim actual interest accrued in the loans accounts without any limit .(check example for two or more house)

Further as explained above you are deemed owner of the house as per Section 27 so no benefit is available to your wife .Moreover it is in your overall interest that all the negative house property income is to be added in your income as it will reduce your overall tax liability and as per rules also you have to show 100% income from both the houses in your hand.(employer can also adjust loss from rented property)
Qus  7. what is notional rent ?

Ans : In respect of a let out house property , the rent received is usually taken as the annual lettable value. When, however , the rent is not indicative of the actual earning capacity of the house(e.g. in case where the tenancy is affected by manipulation, emer gency , close  relationship or such other consideration), the notional annual value will have to be found and adopted. The standard rent would be the Annual Value in the case of properties, subject to Rent Control Legislation,.However , when the actual rent received or receivable is higher than the notional value as calculated above, the higher figure will be taken for the purpose of Income-tax. 

so where the actual rent received has not taken for Income then it is called Notional (not actual) rent. 

Qus  8. As I am not living in my any of the houses could I get benefits 80 C ?

Ans: Yes, 80C benefit is available to you. 80C benefit is available where house loan is taken from  specified  institutions ( Banks are covered ) and income of house is covered under "income from house property".As you have fulfilled the conditions specified under 80C, so you can claim deduction under section 80C.

Qus  9. What is the meaning of ” letable value\rent received or rent receivable” ? Which is ask in ITR-2. 

Ans :For example, in case of a house, whose municipal valuation is Rs. 24,000/- and actual rent received is Rs. 36,000/- the annual lettable value will be taken at Rs.36,000/-. If the actual rent received is Rs. 18,000/- and municipal valuation is Rs.24,000/-, the annual value would be Rs. 24,000/- for the purpose of the Income-tax Act. Here, if the property was vacant for six months and the rent received is Rs. 18,000/- for six months the Annual Value shall be Rs. 18,000/-

Qus  10. What is the meaning of ” the amount of rent which can not be realised ? which is shown in ITR-2 form. 

Ans :The amount of rent which can not be realised means Unrealised rent 

Unrealised rent (which the owner could not realize/recovered) shall be excluded from rent received/receivable only if the following conditions are satisfied:

a .the tenancy is bona fide; 
b.the defaulting tenant has vacated, or steps have been taken to compel him to vacate the property;
c .the defaulting tenant is not in occupation of any other property of the assessee;
d.the assessee has taken all reasonable steps to institute legal proceedings for the recovery of the unpaid rent or satisfies the Assessing Officer that legal proceedings would be useless.

Unrealised rent subsequently recovered would be taxable in the year of receipt. It has been mentioned earlier that basic requirement for assessment of property income is the ownership of the property . However , in the cases where unrealised rent is subsequently realised, it is not necessary that the assessee continues to be the owner of the property in the year of receipt also.

Qus 5. I requested to go through the HP(House property) schedule of ITR-2 and suggest how to fill as per above situation.

Ans: As a layman some of things are confusing to you so Practically read Annual Value as actual rent receivable minus rent unrecoverable. Most of these provision Standard rent , Municipal value, fair value is applicable where person is tried to hide something.

In ITR you should show figures as under. 
In case of  first property you are 100% legal owner , but in second case you are not legal owner but deemed owner under income tax act . So in both case show 

Is the property co-owned? 
Your percentage of share in the property.    


1a Annual letable value/ rent received or receivable (higher if let out for whole of the year, lower if let out for part of the year)  : The Rent (amount) received from the let out property 

1b The amount of rent which cannot be realized : If there is Bad debts from the rent amount included in above (a)  
1c Tax paid to local authorities  : If property tax has been paid during the year irrespective of the period (amount due can not be deducted actual payment must)

1d Total (1b + 1c)  : Auto total 

1e  Balance (1a – 1d) :Auto total

1f 30% of 1e  :Auto calculation 

1g Interest payable on borrowed capital : Interest accrued (100%) on house loan . This amount can not be 150000 in case of self occupied house.But in your case amount is without any limit.

Total (1f + 1g)  :Auto calculation 

Income from house property 1 (1e – 1h) :Automatic total 

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SIMPLE TAX INDIA: HOUSE PROPERTY INCOME TAX RETURN FILING 10 POINT
HOUSE PROPERTY INCOME TAX RETURN FILING 10 POINT
Income from House property how to show in income tax return and how to determine ,interest on house loan
SIMPLE TAX INDIA
http://www.simpletaxindia.net/2012/07/house-property-income-tax-return-filing.html
http://www.simpletaxindia.net/
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http://www.simpletaxindia.net/2012/07/house-property-income-tax-return-filing.html
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