In Chennai Properties and Investments Ltd. v. Commissioner of Income Tax (SC, 2015), the Supreme Court addressed when rental income from property should be classified as 'Income from Business' rather than 'Income from House Property.' The Court held that?
- A
All rental income is always 'Income from House Property' regardless of the nature of the owner's business
- B
When letting out premises is itself the very business of the assessee (that is, the property was acquired and is held for the purpose of letting, and the whole of the assessee's income flows from letting, as reflected in its memorandum of association and actual activities), the income is 'Income from Business' and not 'Income from House Property, ' even if Section 22 conditions are otherwise satisfied
- C
Income from property is 'Business Income' only when the property owner is a company registered under the Companies Act
- D
An individual owner cannot ever claim rental income as 'Business Income' - this option is only available to corporate entities
View answer and explanation
Correct answer: B. When letting out premises is itself the very business of the assessee (that is, the property was acquired and is held for the purpose of letting, and the whole of the assessee's income flows from letting, as reflected in its memorandum of association and actual activities), the income is 'Income from Business' and not 'Income from House Property, ' even if Section 22 conditions are otherwise satisfied
In Chennai Properties and Investments Ltd. v. Commissioner of Income Tax (SC, 2015), the Supreme Court resolved a long-contested issue: whether rental income from property can be treated as business income when the business of the company is the ownership and letting of property. The Court applied the test from Karanpura Development Co. v. CIT (1962) and held that income from letting property is business income when: (a) the company was incorporated for the specific purpose of acquiring and letting properties; (b) the company's entire income comes from letting (not merely a portion); and (c) the letting out is the company doing its business, not merely exploiting a capital asset as an owner. In such cases, the letting constitutes the 'active conduct of business' as opposed to the passive receipt of income from property. The Court distinguished cases where a company incidentally lets part of its premises (income from house property) from cases where letting is the central commercial activity (business income). The distinction matters significantly because business income allows more extensive deductions than the restricted deductions available under Section 24 for house property income.
Source note: Chennai Properties and Investments Ltd. v. CIT (SC, 2015); Karanpura Development Co. v. CIT (1962)