2025 (5) TMI 1401 - AT - Income Tax

Addition of brokerage on estimated basis - taxing brokerage income on entire deal value recorded in the documents found during the course of search at assessee s premises - non-response to the notice u/s.133(6) of the Act - HELD THAT - It is also not clear that out of total transactions of brokerage to how many parties notices u/s.133(6) of the Act were issued for this assessment year. Further the assessment order is silent about the fact when such notices were issued and why other recourse available with the Revenue were not resorted to for the verification of the deals whether executed through the assessee as the broker or not. It was the onus of the Revenue to make proper verification as no evidence of execution of deals through the broker was found during the course of search. When no credible evidences of unaccounted investments/earning of brokerage income was unearthed during the search proceedings the question of making addition of brokerage on presumptions and assumptions should not survive. The addition made by the AO is clearly based of nonresponse to the notice u/s.133(6) of the Act which itself shows that no proper enquiry/verification was made by him. AO as well as the CIT(A) have failed to highlight any instances in their order suggesting earning of brokerage income from the diaries maintained by the assessee. Assessee has offered commission/brokerage income for this asst. year. This clearly indicates that there is no corroborative evidence found during the search proceedings which could suggest that the assessee had actually earned brokerage income from transaction mentioned in such inquiry register and which was not recorded in the books of account. It is a settled position in law that no additions can be made on conjectures and surmises Addition u/s. 69A - undisclosed brokerage income calculated at 1% of the total transaction value - CIT(A) deleted addition - HELD THAT - Any income earned by a real estate broker can be taxed only as unaccounted business receipts of the assessee and not section 69A of the Act. It is noted that the addition has been made on the basis of instances mentioned at page No.55 of the seized material Annexure A-3 sr. No. 1 to 9. The items which have been mentioned in the above list do not indicate the name of the property the details of purchaser - seller and therefore the question of making any addition based on such loose paper is uncalled for. At most the notings which have been made are merely instances reproduced in the loose paper and do not indicate or lead to a conclusion that the assessee could have earned unaccounted brokerage income from any of the deals. Accordingly the Ld CIT(A) has rightly deleted the addition. Addition of brokerage on the basis of rough jottings found - HELD THAT - DR could not bring any evidence on record that notings mentioned in seized material has nexus with any corroborative evidence. Therefore we are inclined with the arguments raised by the assessee that no addition can be made based on loose material found during the course of search unless revenue brings on record corresponding corroborative evidence that the assessee has actually earned brokerage which the Revenue has failed. Therefore such loose material found during the course of search is mere dumb document and cannot be relied upon for making addition. Addition based on excel sheet found from the premise of City Estate Group - HELD THAT - DR could not bring any evidence on record to justify that any of the unit sold by the SKZ developer LLP are through the assessee as a Broker. We also found that none of the lower authorities could bring evidence of any deal is executed through the assessee. Therefore based on our extensive finding given supra we hereby direct Ld. AO to delete the entire addition and therefore this Ground No.4 stands allowed. Addition of brokerage income - HELD THAT - There is no evidence that has been brought by authorities that the deal has been executed through the assessee and in the absence of record or evidences that the same been executed through the assessee brokerage income cannot be stated to have been earned. There is also no evidence that 80% has been actually received by the assessee as observed in the assessment order or for that matter entire noting. Further in the assessment order statement of Mr Divyang Vyas has also been referred which again for the reasons stated in the hereinabove has no value since there is no evidence to substantiate that the brokerage income has been earned. Addition cannot be made merely on the basis of statement without any evidences. Hence without any evidence that amount represents Brokerage income as well as its actual receipt by the assessee the addition cannot be made on assumption and conjecture basis. Therefore this Ground No.3 is hereby allowed and AO is directed to delete the addition.

Summary

Issues Presented and Considered

1. Whether the reassessment orders passed under section 147 read with section 143(3) of the Income Tax Act, 1961, based on estimated unaccounted brokerage income derived from seized inquiry registers and loose papers found during search proceedings, are valid and sustainable.

2. Whether the additions made by the Assessing Officer (AO) estimating brokerage income at 1% of total transaction value based on seized inquiry registers and other seized material are justified in the absence of corroborative evidence linking the assessee to actual brokerage earnings.

3. Whether the invocation of section 69A read with section 115BBE of the Act for taxing unaccounted cash deposits and brokerage income is appropriate, or whether such income should be treated as business income under section 28 of the Act.

4. Whether the deletion of additions made on account of unaccounted cash deposits and brokerage income based on loose papers found from third parties is justified.

5. Whether the reassessment proceedings and appellate orders comply with principles of natural justice and jurisdictional requirements.

Issue-wise Detailed Analysis

Issue 1 & 2: Validity and Sustainability of Reassessment Based on Estimated Brokerage Income from Seized Inquiry Registers and Loose Papers

Legal Framework and Precedents: The reassessment proceedings under section 147 read with section 143(3) permit the AO to reassess income if there is reason to believe that income has escaped assessment. However, additions must be based on tangible evidence and not mere conjectures or surmises. The principle that additions cannot be made on mere assumptions without corroborative evidence is well settled. The Supreme Court in the case of Commissioner of Income Tax vs. Jeet Construction Company held that no addition can be made on conjectures and surmises. Similarly, the jurisdictional High Court in PCIT vs. Ajay Surendrabhai Patel emphasized that additions based solely on assumptions without material evidence linking the assessee to unaccounted income are unsustainable.

Court's Interpretation and Reasoning: The Court observed that the AO's estimation of brokerage income at 1% of the total transaction value was arbitrary and lacked corroborative evidence. The seized inquiry registers were preliminary inquiry records without signatures, dates, or evidence that transactions were executed through the assessee as broker. The AO himself noted that no deals recorded in the inquiry register were conclusively executed through the assessee. Notices under section 133(6) issued to purported buyers failed to elicit any admission of brokerage dealings through the assessee. The AO's failure to verify transactions or produce documentary proof of brokerage income undermined the basis of the additions.

The Court further noted that the loose papers found at third-party premises (notably from Shri Divyang Vyas) lacked essential details such as property names, buyer-seller identities, or corroboration linking them to the assessee. Such documents were deemed "dumb documents" and insufficient to sustain additions. The Court emphasized that the burden was on the Revenue to establish a nexus between seized material and actual unaccounted income, which was not discharged.

Key Evidence and Findings: The inquiry registers and seized papers were preliminary notes or rough jottings without conclusive evidence of executed brokerage transactions. The lack of response or admission from parties to whom notices were issued further weakened the Revenue's case. The assessee had consistently declared brokerage income in returns, and no evidence suggested concealment.

Application of Law to Facts: Applying the settled legal principle that additions cannot be sustained on assumptions, the Court found the AO's estimation method and reliance on seized inquiry registers and loose papers unsustainable. The absence of corroborative evidence or executed transactions linked to the assessee meant the additions were arbitrary and illegal.

Treatment of Competing Arguments: The Revenue argued that the assessee was a known broker and that the inquiry registers and seized papers justified the additions. However, the Court found this argument insufficient without tangible proof of actual brokerage income earned. The assessee's contention that the inquiry registers were mere leads and not evidence of executed deals was accepted.

Conclusions: The Court directed deletion of all additions based on inquiry registers and loose papers for all relevant assessment years. The reassessment orders were quashed to the extent they relied on such arbitrary estimations.

Issue 3: Appropriateness of Invoking Section 69A read with Section 115BBE vs. Section 28 for Taxation of Brokerage Income

Legal Framework: Section 28 of the Income Tax Act pertains to income from business or profession, while section 69A deals with unexplained money, investments, and similar unexplained credits. Section 115BBE imposes tax on unexplained income under certain sections including 69A.

Court's Interpretation and Reasoning: The Court noted that the assessee was engaged in a real estate brokerage business and had declared brokerage income in returns. Therefore, any income derived from brokerage activities should be treated as business income under section 28. The invocation of section 69A and consequent application of section 115BBE to treat brokerage income as unexplained cash deposits was inappropriate. The Court agreed with the CIT(A)'s modification treating the brokerage income as business income and deleting additions under section 69A where applicable.

Application of Law to Facts: Since the assessee's business was brokerage and declared income accordingly, the income could not be categorized as unexplained cash or unaccounted money under section 69A. The Court upheld the treatment of such income under section 28.

Conclusions: The Court dismissed the Revenue's appeal challenging the deletion of additions under section 69A and upheld the treatment of brokerage income as business income under section 28.

Issue 4: Deletion of Additions Based on Loose Papers Found at Third Party Premises

Legal Framework and Precedents: Additions based on seized documents must be supported by evidence linking the documents to the assessee and proving income earned. Documents lacking essential details or being unsigned, undated, or uncorroborated cannot sustain additions.

Court's Interpretation and Reasoning: The Court found that loose papers seized from third parties lacked critical details such as property names, buyer-seller identities, and corroborative evidence linking them to the assessee's brokerage income. The mere presence of amounts or words like "RECEIVED" without supporting evidence was insufficient. The Court agreed with the CIT(A)'s deletion of additions based on such loose papers.

Application of Law to Facts: The absence of corroboration and essential details rendered the loose papers unreliable for making additions. The Court directed deletion of additions based on such material.

Conclusions: The deletion of additions based on loose papers was upheld.

Issue 5: Compliance with Principles of Natural Justice and Jurisdictional Validity of Reassessment

Legal Framework: Reassessment proceedings must comply with principles of natural justice and be within jurisdiction. Grounds challenging jurisdiction and natural justice were raised but not pressed by the assessee.

Court's Interpretation and Reasoning: Since the assessee did not press these grounds, they were dismissed. The Court did not find any jurisdictional infirmity or violation of natural justice in the reassessment proceedings.

Conclusions: Grounds relating to jurisdiction and natural justice were dismissed as not pressed.

Significant Holdings

"No additions can be made on conjectures and surmises."

"In the absence of any credible evidence linking the assessee to unaccounted brokerage income, additions based on seized inquiry registers and loose papers are arbitrary and unsustainable."

"Income earned by a real estate broker must be taxed as business income under section 28 of the Act and not as unexplained cash under section 69A."

"Loose papers found at third party premises that lack essential details and corroboration cannot be relied upon for making additions."

"Failure of the Revenue to verify transactions or produce documentary proof of brokerage income renders the additions unsustainable."

Final determinations included the deletion of all additions made on estimated brokerage income based on inquiry registers and loose papers for the assessment years 2019-20 to 2022-23, dismissal of Revenue appeals challenging deletion of additions under section 69A, and partial allowance of assessee appeals with directions to delete additions lacking corroborative evidence.