Gross Annual Value (Section 23) :
- Reasonable expected rent and is deemed to be the sum for which the property might reasonably be expected to be let out from year to year;
- Rent actually received or receivable, if this sum is in excess of the sum referred to in clause (a), then the amount so received or receivable;
- If due to vacancy during the whole or part of the year, the actual rent received or receivable is lower than the reasonable expected rent, then such rent is taken as the Gross annual value.
Unrealized rent (which the owner could not realize) shall be excluded from rent received or receivable in clauses (a)&(b), above.[Expln. To section 23(1)]
However, if the owner is in self occupation of the house property for his residential use, or cannot actually occupy it owing to his employment, business or profession carried on at any other place and he has to reside in a building not owned by him, then the annual value of such house shall be taken to be Nil.
Deduct municipal taxes :
From the Gross annual value, deduct municipal taxes (including service tax) levied by any local authority, only if these taxes are borne by the owner and actually paid by him during the previous year.
Deduction under section 24 :
The following two deductions are available u/s 24:
However, if the owner is in self occupation of the house property for his residential use, or cannot actually occupy it owing to his employment, business or profession carried on at any other place and he has to reside in a building not owned by him, then the annual value of such house shall be taken to be Nil.
Deduct municipal taxes :
From the Gross annual value, deduct municipal taxes (including service tax) levied by any local authority, only if these taxes are borne by the owner and actually paid by him during the previous year.
Deduction under section 24 :
The following two deductions are available u/s 24:
- Standard deduction- 30% of the net annual value irrespective of any expenditure incurred by the taxpayer; and
- Interest on borrowed capital is allowed as deduction on accrual basis, if capital is borrowed for the purpose of purchase, construction, repair, renewal or reconstruction of house property. For self-occupied house, deduction allowable is of Rs 30,000, if the capital is borrowed prior to 01.04.1999, the maximum ceiling of deduction is Rs1,50,000, if the capital is borrowed after 01.04.1999 for acquiring or constructing a house property, and the construction, acquisition is completed within 3 years from the end of the financial year in which the capital was borrowed and further that the person extending the loan certifies that such interest was advanced for acquisition or construction of the house property or refinance of the principal amount outstanding under an earlier loan.
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