TDS on JDA : A Commonly Missed Compliance

TDS on Joint Development Agreements – Section 194-IC

JDA is an agreement where a landowner allows development of property in exchange for constructed area and/or cash.  Meaning of “Specified Agreement” : As defined under Section 45(5A), a specified agreement is a registered joint development agreement where:

• The landowner is an Individual or HUF
• The property is land or building or both
• The developer is permitted to develop the project
• Consideration is received partly or wholly in kind (constructed area) and/or cash
• Only the cash component is covered U/s 194-IC

JDA are common in real estate development, where landowners collaborate with developers to monetize land without outright sale. To ensure tax collection at the source on such transactions, Section 194-IC was introduced alongside Section 45(5A). This section mandates TDS only on the monetary (cash) consideration paid to an individual or HUF landowner under a specified agreement. It mandates TDS on monetary consideration paid under a JDA.

JDA are widely used in real estate projects. But, TDS under JDAs is frequently misunderstood and incorrectly applied, leading to unnecessary notices, demands, and disputes. TDS U/s 194-IC applies ONLY on monetary consideration (cash). & No TDS is required on non-monetary consideration, i.e., flats / constructed area. Many taxpayers assume that since capital gains taxation is deferred U/s 45(5A), TDS can also be deferred. This assumption is incorrect. Deferral of capital gains ≠ deferral of TDS & TDS obligation U/s 194-IC arises independently at the time of payment.

Applicability of Section 194-IC 

Section 194-IC applies when all the following conditions are satisfied:

Particulars	Details
Deductor	Developer/Builder
Deductee	Resident Individual / HUF landowner
Nature of consideration	Monetary (cash) consideration only
Agreement	Registered JDA covered under Section 45(5A)
Threshold	No minimum limit, No TDS on constructed area / flats / units
o   Section Applicable: 194-IC : Applies only to monetary consideration (cash component). o   Rate: 10% o   Deductor: Developer o   Deductee: Individual/HUF landowner o   Threshold: No minimum limit o   Timing: At the time of payment (not at possession or registration). Compliance Responsibilities of Developer ·        Obtain TAN ·        Obtain PAN of landowner ·        Deduct TDS correctly ·        Deposit TDS: o   March: by 30th April o   Other months: by 7th of next month ·        File Form 26Q ·        Issue Form 16A

Time of Deduction:

TDS is to be deducted at the earlier of the credit of the amount to the landowner’s account or the actual payment (by cash / cheque / transfer / any mode). Capital gains deferral U/s 45(5A) does NOT defer TDS U/s 194-IC

Taxability for Landowner:

The entire consideration (cash + FMV of constructed area) is taxable as capital gains u/s 45(5A), and TDS deducted u/s 194-IC can be claimed as credit in ITR. Credit reflected in Form 26AS / AIS

Who deducts TDS: the developer/builder. and TAN mandatory in case of JDA; TDS is not applicable on constructed areas. Only cash consideration is covered. TDS will be deducted at the time of payment or credit, whichever is earlier. Section 194-IC does not permit exemption declarations. The due date to deposit TDS in case of JDA is the 7th of next month (30th April for March deductions).

TDS Rate:

Standard rate: 10%. If PAN is not furnished: 20% (Section 206AA), no surcharge or cess. TDS return is applicable under Form 26Q. PAN number of landowners is mandatory; otherwise, TDS is at 20%. In case TDS is not deducted. Then interest, penalty, and disallowance consequences apply. GST applicable on cash consideration under JDA Depends on facts, and GST implications are separate and must be examined independently.

What NOT to do in case of a Joint Development Agreement

• Deduct TDS on constructed area (flats).
• Apply Section 194-IA (that’s for property purchase, not JDAs).
• Assume TDS can be deferred because capital gains are deferred under 45(5A).

Why TDS on Joint Development Agreement matters

• Incorrect TDS: Notices, interest, and penalties.
• Correct compliance: Smooth assessment, avoids litigation.
• Always cross-check the agreement for monetary consideration clauses and deduct TDS before making any payment. Even token amounts trigger TDS under 194-IC. Correct identification of the TDS section and timing of deduction is critical. Timely and accurate compliance helps avoid future litigation and interest/penalty exposure.

Common mistakes Seen in Practice while using JDA in practice

• Applying Section 194-IA instead of Section 194-IC
• Deducting TDS on constructed area / flats
• Ignoring TDS on cash consideration due to deferred capital gains

What is the difference between 194-IC and 194-IA?

194-IC	194-IA
JDA specific	Normal property purchase
Cash consideration only	Entire sale consideration
TAN required	TAN not required

Capital gains deferral does not mean TDS deferral: Correct application of Section 194-IC at the right time prevents future litigation and tax exposure.

Non-Compliance Consequences of TDS on Joint Development Agreement

Default	Consequence
Non-deduction	Interest @ 1% p.m.
Late deposit	Interest @ 1.5% p.m.
Failure to deduct/pay	Penalty u/s 271C
Expense disallowance	30% u/s 40(a)(ia)
Late TDS return	INR 200 per day