2019 (5) TMI 2033 - AT - Income Tax

Income from house property - Addition on account of rental income in respect of house property - CIT(A) deleted addition - AO observed that this property is constructed at an area measuring 2700 sq. feet having double storey building which was shown to have rented by assessee to its HUF at the monthly rent of Rs.3000/ - Assessee submitted that the property was lease hold property which was taken 8 years back at a nominal rent and the same was sub-leased to its HUF and that market rate applied by the AO is without any basis or approval by any Municipal Authority - CIT(A) deleted addition - HELD THAT - We find no infirmity in the findings reached by the ld. CIT(A). The ld. DR could not be able to rebut the finding of the ld. CIT(A) as held as the property was hired by the appellant and was in turn sub-leased to his HUF applying market rate to both sides of the transaction i.e. payment of rent and receipt of rent there will be no net addition in respect of the rental receipts. Therefore the addition made by the AO is deleted. Decided in favour of assessee. Unexplained sale of jewellery - AO observed that the assessee had sold excess jewellery weighing 416.06 gms. the source of which was not proved - addition made by AO by applying the prevailing market rate of Rs.1170 per gram - CIT(A) deleted addition - HELD THAT - It is notable that all the documentary evidences such as death certificate of assessee s parent their will etc. were produced before the AO regarding inheritance of movable and immovable property. The contention of the assessee has been that the inherited property was personal asset of the assessee and it was not shown in the balance sheet which was prepared in respect of the proprietary business of the assessee named M/s. India Wire. This explanation has nowhere been discarded by the AO. Therefore CIT(A) was quite justified to hold that the excess jewellery sold was out of inherited jewellery available with the assessee particularly when no inconsistency or defect was pointed out by the AO in the documentary evidences filed by the assessee. Decided against revenue.

Summary

1. ISSUES PRESENTED and CONSIDERED

The Tribunal considered two core legal issues raised by the Revenue in the appeal:

(a) Whether the deletion by the Commissioner of Income Tax (Appeals) [CIT(A)] of the addition of Rs. 6,55,201/- on account of rental income from a house property was justified, given the Assessing Officer's (AO) rejection of the rent agreement and application of Annual Rental Value (ARV) for computation of rental income.

(b) Whether the deletion by the CIT(A) of the addition of Rs. 4,86,790/- made by the AO on account of unexplained gold jewellery under section 69A of the Income Tax Act, 1961, was justified, particularly when the assessee had not shown the inherited jewellery in the balance sheet.

2. ISSUE-WISE DETAILED ANALYSIS

Issue 1: Addition on account of rental income from house property

Relevant legal framework and precedents: The computation of income from house property under the Income Tax Act involves determining the actual rent received or receivable or the Annual Rental Value (ARV) of the property. The law permits the AO to reject rent agreements if found not credible or not legally enforceable, and to compute income based on fair rental value. However, the principle of applying consistent treatment to both sides of a transaction (i.e., rent paid and rent received) is well recognized.

Court's interpretation and reasoning: The AO rejected the rent agreement submitted by the assessee on the ground that it was on plain paper, unsigned by any third party, and neither registered nor stamped, thereby doubting its credibility. The AO applied an ARV of Rs. 15 per sq. ft. to the entire 2700 sq. ft. double-storey property, resulting in a net income of Rs. 6,62,473/-, which was much higher than the Rs. 7,272/- declared by the assessee. Consequently, the AO made an addition of Rs. 6,55,201/-.

The CIT(A) deleted this addition after noting that the property was leased by the assessee himself at a nominal rent (Rs. 450/- per month) and sub-leased to his HUF at Rs. 3,000/- per month. The CIT(A) observed that the AO applied the market rate only to the rental receipts side and not to the rental payments side, which resulted in an artificial addition. The CIT(A) reasoned that applying market rate consistently to both sides would yield no net addition.

Key evidence and findings: The assessee produced a lease agreement and P&L account entries showing rent paid and rent received. The lease agreement, though not registered or stamped, was accepted by the CIT(A) as evidence of the transaction. No contrary material was produced by the Revenue to disprove the assessee's claim.

Application of law to facts: The Tribunal upheld the CIT(A)'s view that the AO erred in applying the ARV only on the rental receipts without considering the rent paid by the assessee for hiring the property. The principle of symmetrical application of market rates to both sides of the transaction was applied, negating any net addition.

Treatment of competing arguments: The Revenue argued that the lease agreement was not credible due to lack of registration and that the ARV applied was not arbitrary. The assessee countered that non-registration is a matter of stamp duty and irrelevant for income determination, and that the market rate applied by the AO was without basis or approval from municipal authorities. The Tribunal found the assessee's arguments more persuasive and noted the absence of contrary evidence from the Revenue.

Conclusions: The Tribunal concluded that the CIT(A) was justified in deleting the addition of Rs. 6,55,201/-. The AO's approach was flawed for ignoring rent paid by the assessee and applying ARV only on receipts. The ground of appeal was dismissed.

Issue 2: Addition on account of unexplained gold jewellery under section 69A

Relevant legal framework and precedents: Section 69A of the Income Tax Act deals with unexplained investments, allowing the AO to add to income the value of assets the source of which is not satisfactorily explained by the assessee. The burden is on the assessee to prove the source of such assets. Documentary evidence such as inheritance documents, wills, and declarations can be relevant to establish the source.

Court's interpretation and reasoning: The AO found that the assessee sold gold jewellery weighing 1276.060 grams for Rs. 14,95,009/-. The assessee declared jewellery valued at Rs. 2,20,894/- under the Voluntary Disclosure of Income Scheme (VDIS) 1997, covering acquisitions from earlier years. The AO computed the weight of jewellery declared as 860 grams and applied a market rate to find that 416.06 grams of jewellery sold was unexplained. The AO added Rs. 4,86,790/- as unexplained income.

The CIT(A) deleted this addition after considering the documentary evidence produced by the assessee, including death certificates and wills proving inheritance of jewellery. The CIT(A) accepted the explanation that the inherited jewellery was a personal asset not reflected in the balance sheet of the proprietary business. The CIT(A) found no inconsistency or defect in the documents and held that the addition was unjustified.

Key evidence and findings: The assessee produced death certificates, wills, and declarations under VDIS to establish the source of the jewellery. The AO did not discredit these documents or point out any inconsistencies. The assessee's explanation that inherited jewellery was not shown in the business balance sheet was accepted.

Application of law to facts: The Tribunal agreed with the CIT(A) that the assessee satisfactorily explained the source of the jewellery under section 69A. The absence of the jewellery in the business balance sheet was reasonable given it was a personal asset. The AO's addition was therefore unwarranted.

Treatment of competing arguments: The Revenue contended that the source of excess jewellery was not proved and that non-disclosure in the balance sheet was suspicious. The assessee relied on documentary evidence and the explanation of personal assets. The Tribunal found no material to justify the AO's addition and upheld the CIT(A)'s deletion.

Conclusions: The Tribunal dismissed the Revenue's appeal on this ground and upheld the deletion of Rs. 4,86,790/- addition under section 69A.

3. SIGNIFICANT HOLDINGS

The Tribunal held:

"The property under consideration was hired by the appellant and was sub-leased to his HUF. A copy of the lease agreement was filed by the appellant before the AO and was again placed on record during the course of the present proceedings. The appellant had charged an amount of Rs. 5,388/- to the P & L account as annual rent paid in respect of the property which was hired by him eight years back. Thus effectively in respect of this property rental payment had been claimed @ Rs. 450/- per month and rental receipts had been shown @ Rs. 3,000/- per month. The AO applied market rate only in respect of receipts of rent by the appellant and not in respect of payment for hiring of the property by him. Therefore, as the property was hired by the appellant and was in turn sub-leased to his HUF, applying market rate to both sides of the transaction i.e. payment of rent and receipt of rent there will be no net addition in respect of the rental receipts. Therefore, the addition made by the AO amounting to Rs 6,62,473/- is deleted."

Core principles established include the necessity of consistent application of market rates to both rent paid and rent received to avoid artificial additions, and that non-registration of lease agreements does not automatically render them invalid for income tax purposes.

Regarding unexplained jewellery, the Tribunal affirmed that satisfactory documentary evidence of inheritance is sufficient to rebut additions under section 69A, even if such assets are not reflected in the business balance sheet, provided the explanation is consistent and unchallenged.

Final determinations: Both grounds of appeal raised by the Revenue were dismissed, confirming the deletions made by the CIT(A) on rental income and unexplained jewellery additions.