Income-tax Act : Annual value how determined. Indian Bare Acts :

Income-tax Act,1961

Act No : 43

Section : Annual value how determined.

23. Annual value how determined (1) 2[For the purposes of section 22, the annual value of any property shall be deemed to be- (a) the sum for which the property might reasonably be expected to let from year to year; or (b) where the property is let and the annual rent received or receivable by the owner in respect thereof is in excess of the sum referred to in clause (a), the amount so received or receivable:] 3[Provided that where the property is in the occupation of a tenant, the taxes levied by any local authority in respect of the property shall, to the extent such taxes are borne by the owner, be deducted (irrespective of the previous year in which the liability to pay such taxes was incurred by the owner according to the method of accounting regularly employed by him) in determining the annual value of the property of that previous year in which such taxes are actually paid by him:] 4[Provided further that the annual value as determined under this subsection shall,- (a) in the case of a building comprising one or more residential units, the erection of which is begun after the 1st day of April, 1961, and completed before the 1st day of April, 1970, for a period of three years from the date of completion of the building, be reduced by a sum equal to the aggregate of- (i) in respect of any residential unit whose annual value as so ---------------------------------------------------------------------- 2 Substituted by the Taxation Laws (Amendment) Act, 1975, w.e.f. 1- 4-1976. 3 Substituted by the Taxation Laws (Amendment) Act, 1984, w.e.f. 1- 4-1985. Prior to the substitution, the proviso, as substituted for the first proviso and Explanation by the Finance Act, 1968, w.e.f. 1-4-1969, read as under: "Provided that where the property is in the occupation of a tenant, the taxes levied by any local authority in respect of the property shall, to the extent such taxes are home by the owner, be deducted in determining the annual value of the property:" 4 Substituted by the Taxation Laws (Amendment) Act, 1970, w.e.f. 1- 4-1971. ----------------------------------------------------------------------- 1.150 determined does not exceed six hundred rupees, the amount of such annual value; (ii) in respect of any residential unit whose annual value as so determined exceeds six hundred rupees, an amount of six hundred rupees; (b) in the case of a building comprising one or more residential units, the erection of which is begun after the 1st day of April, 196 1, and completed after the 31st day of March, 1970, 1[but before the 1st day of April, 1978,] for a period of five years from the date of completion of the building, be reduced by a sum equal to the aggregate of- (i) in respect of any residential unit whose annual value as so determined does not exceed one thousand two hundred rupees, the amount of such annual value; (ii) in respect of any residential unit whose annual value as so determined exceeds one thousand two hundred rupees, an amount of one thousand two hundred rupees; 2[(C) in the case of a building comprising one or more residential units, the erection of which is completed after the 31st day of March, 1978 3[, but before the 1st day of April, 1982], for a period of five years from the date of completion of the building, be reduced by a sum equal to the aggregate of- (i) in respect of any residential unit whose annual value as so determined does not exceed two thousand four hundred rupees, the amount of such annual value; (ii) in respect of any residential unit whose annual value as so determined exceeds two thousand four hundred rupees, an amount of two thousand four hundred rupees;] 4[ (d) in the case of a building comprising one or more residential units, the erection of which is completed after the 31st day of March, 1982 5[but before the 1st day of April, 1992], for a period of five years from the date of completion of the building, be reduced by a sum equal to the aggregate of- (i) in respect of any residential unit whose annual value as so determined does not exceed three thousand six hundred rupees, the amount of such annual value; (ii) in respect of any residential unit whose annual value as so determined exceeds three thousand six hundred rupees, an amount of three thousand six hundred rupees. ----------------------------------------------------------------------- 1 Inserted by the Finance Act, 1978, w.e.f. 1-4-1979. 2 Ibid. 3 Inserted by the Finance Act, 1982, w.e.f. 1-4-1983. 4 Substituted for "so, however, that the income in respect of any residential unit referred to in clause (a) or clause (b) or clause (c) is in no case a loss" by the Finance Act, 1982, w.e.f. 1-4-1983. 5 Inserted by the Finance Act, 1992, w.e.f. 1-4-1993. ----------------------------------------------------------------------- 1.151 1[* * *]]] 2[Explanation 3[11.-For the purposes of this sub-section, "annual rent" means- (a) in a case where the property is let throughout the previous year, the actual rent received or receivable by the owner in respect of such year; and (b) in any other case, the amount which bears the same proportion to the amount of the actual rent received or receivable by the owner for the period for which the property is let, as the period of twelve months bears to such period.] 4 [Explanation 2.-For the removal of doubts, it is hereby declared that where a deduction in respect of any taxes referred to in the first proviso to this sub-section is allowed in determining the annual value of the property in respect of any previous year (being a previous year relevant to the assessment year commencing on the 1st day of April, 1984 or any earlier assessment year), no deduction shall be allowed under the first proviso in determining the annual value of the property in respect of the previous year in which such taxes are actually paid by the owner.] 5[(2) Where the property consists of- (a) a house or part of a house in the occupation of the owner for the purposes of his own residence,- (i) which is not actually let during any part of the previous year and no other benefit therefrom is derived by the owner, the ------------------------------------------------------------------------ 1 The words "so, however, that the income in respect of any residential unit referred to in clause (a) or clause (b) or clause (c) or clause (d) is in no case a loss." omitted by the Taxation Laws (Amendment) Act, 1984, w.e.f. 1-4-1984. 2 Inserted by the Taxation Laws (Amendment) Act, 1975, w.e.f. 1-4- 1976. 3 Inserted by the Taxation Laws (Amendment) Act, 1984, w.e.f. 1-4- 1985. 4 Ibid. 5 Substituted by the Finance Act, 1986, w.e.f. 1-4-1987. Prior to the substitution, sub-section (2), as amended by the Finance (No. 2) Act, 1967, w.e.f. 1-4-1967; substituted by the Taxation Laws (Amendment) Act, 1970, w.e.f. 1-4-1971 and again by the Taxation Laws (Amendment) Act, 1975, w.e.f. 1-4-1976 and amended by the Finance Act, 1982, w.e.f. 1-4-1983, read as under: "(2) Where the property consists of- (i) a house in the occupation of the owner for the purposes of his own residence, the annual value of such house shall first be determined in the same manner as if the property had been let and further be reduced by one half of the amount so determined or three thousand and six hundred rupees, whichever is less; (ii) more than one house in the occupation of the owner for the purposes of his own residence, the provisions of clause (i) shall apply only in respect of one of such houses, which the assessee may, at his option, specify in this behalf: Provided that for the purposes of clauses (i) and (ii), where the sum so arrived at exceeds ten per cent of the total income of the owner (the total income for this purpose being computed without including therein any income from such property and before making any deduction under Chapter VI-A), the excess shall be disregarded. Explanation.-Where any such residential unit as is referred to in the second proviso, to sub-section (1) is in the occupation of the owner for the purposes of his own residence, nothing contained in that proviso shall apply in computing the annual value of that residential unit." ------------------------------------------------------------------------ 1.152 annual value of such house or part of the house shall be taken to be nil; (ii) which is let during any part or parts of the previous year, that part of the annual value (annual value being determined in the same manner as if the property had been let) which is proportionate to the period during which the property is in the occupation of the owner for the purposes of his own residence, or, as the case may be, where such property is let out in parts, that portion of the annual value appropriate to any part which was occupied by the owner for his own residence, which is proportionate to the period during which such part is wholly occupied by him for his own residence shall be deducted in determining the annual value. Explanation.-The deduction under this sub-clause shall be made irrespective of whether the period during which the property or, as the case may be, part of the property was used for the residence of the owner precedes or follows the period during which it is let; (b) more than one house in the occupation of the owner for the purposes of his own residence, the provisions of clause (a) shall apply only in respect of one of such houses, which the assessee may, at his option, specify in this behalf; (c) more than one house and such houses are in the occupation of the owner for the purposes of his own residence, the annual value of the house or houses, other than the house in respect of which the assessee has exercised an option under clause (b), shall be determined under sub- section (1) as if such house or houses had been let. Explanation.-Where any such residential unit as is referred to in the second proviso to sub-section (1) is in the occupation of the owner for the purposes of his own residence, nothing contained in that proviso shall apply in computing the annual value of that residential unit.] 1[(2A) * * *] 2 [(3) Where the property referred to in sub-section (2) consists of one ---------------------------------------------------------------------- 1 Omitted by the Finance Act, 1986, w.e.f. 1-4-1987. Prior to the omission, sub-section (2A), as inserted by the Taxation Laws (Amendment) Act, 1975, w.e.f. 1-4-1976, read as under: "(2A) For the removal of doubt, it is hereby declared that, where the property consists of more than one house and such houses are in the occupation of the owner for the purposes of his own residence, the annual value of the houses, other than that the annual value of which is required to be determined under clause (ii) of sub-section (2), shall be determined under sub-section (1) as if such houses had been let." 2 Substituted by the Finance Act, 1986, w.e.f. 1-4-1987. Prior to the substitution, sub-section (3) read as under: "(3) Where the property referred to in sub-section (2) consists of one residential house only and it cannot actually be occupied by the owner by reason of the fact that owing to his employment, business or profession carried on at any other place, he has to reside at that other place in a building not belonging to him, the annual value of such house shall- ---------------------------------------------------------------------- 1.153 residential house only and it cannot actually be occupied by the owner by reason of the fact that owing to his employment, business or profession carried on at any other place, he has to reside at that other place in a building not belonging to him, the annual value of such house shall be taken to be nil: Provided that the following conditions are fulfilled, namely,- (i) such house is not actually let, and (ii) no other benefit therefrom is derived by the owner.]