Most people renting a home above ₹50,000 a month in India are quietly not doing something the law asks of them.
Not the landlord. The tenant.
If you are an individual paying more than ₹50,000 a month in rent, the law requires you to deduct tax at source and deposit it. Your landlord doesn’t. Your accountant doesn’t, unless you have asked them to. You do.
Almost nobody does, and most people have never been told.
Who this applies to
An individual or HUF paying more than ₹50,000 a month in rent to a resident landlord must deduct tax at source.
INCOME-TAX ACT, 2025, SECTION 393 (SECTION 194IB OF THE 1961 ACT, FOR RENT PAID BEFORE APRIL 2026) · IN FORCE 1 APRIL 2026 · CHECKED 27 SEP 2026The new Act gathered the TDS provisions into one section and kept the ₹50,000 threshold. For rent paid before April 2026, section 194IB applies.
The provision is narrower than it first sounds, and the conditions matter.
- You are an individual or HUF, not a company.
- You are not required to have your accounts audited for tax. If you are, a different provision applies, and it runs monthly.
- Your rent is more than ₹50,000 a month.
- Your landlord is resident in India. A landlord living abroad falls under different rules, with a much higher rate, a TAN and more paperwork.
If you are renting in Koramangala, Indiranagar or anywhere in the premium band, you are almost certainly over the threshold. Fifty thousand a month is not a premium rent in Bengaluru any more. It is a two-bedroom in a decent building. What the premium band actually costs on day one.
What you actually have to do
Less than you would expect. It is an annual obligation, not a monthly one, which is one reason it gets forgotten.
- Deduct the applicable percentage once a year, from the last month’s rent of the financial year, or from the final month if the tenancy ends sooner.
- Deposit it with the challan-cum-statement for rent, Form 26QC under the old rules, within 30 days of the end of the month you deducted it.
- Give your landlord the certificate afterwards, Form 16C under the old rules.
- You do not need a TAN for this. Your PAN is enough, which is the one genuinely friendly part of the provision.
So it is one deduction, one form, one certificate, once a year. The difficulty is not the work. It is knowing it exists.
The PAN problem
One detail worth knowing before it becomes expensive.
If your landlord does not give you a PAN, the rate you must deduct rises sharply.
That is not a penalty on the landlord. It is a higher deduction you are required to make, from money you are paying, and the shortfall is yours to answer for if you get it wrong.
What happens if nobody did it
The honest answer is that for a great many tenancies in this city, nothing has happened yet. Compliance is low and enforcement is not the Department’s first priority.
That is a description of the present, not a plan. The liability is real, it sits with you, and interest accrues on the amount not deducted. It surfaces most often when someone’s return is examined, or at the point of sale, or when a landlord’s own filing raises a question about rent received.
If you have been in a tenancy above the threshold for a year or two and none of this has happened, it is worth an hour with a CA rather than a decision to keep not thinking about it. The cost of fixing it is small. The cost of it surfacing on someone else’s timetable is not.
Settle it at signing
The whole thing becomes administrative rather than awkward if it is raised before anyone moves in.
- The landlord’s PAN, recorded in the agreement.
- A line acknowledging that TDS will be deducted as required, so it is not a surprise in March.
- Who prepares the filing: you, or an accountant, and at whose cost.
- A note in your calendar for the month it falls due.
Raised at signing, it is a paragraph. Raised in March, it is a conversation about why the last month’s rent is short. The questions worth asking before you sign.
This is not tax advice. The Income-tax Act, 2025 took effect on 1 April 2026 and renumbered the provisions; this note gives the old form names so you recognise them, and a CA will use the current ones. Rates change with each Finance Act, which is why we state none. If your rent is above the threshold and you have not been deducting, speak to a CA. The fix is routine.
