2011 (1) TMI 763 - HC - Income Tax

Business income or Income from house property - The assessee received income from letting out of a building but sought to treat the same as business income. However, the Assessing Officer treated the same as rental income relying upon judgment of Hon ble Supreme Court in Shambhu Investment (P.) Ltd. v. CIT (2003 -TMI - 40351 - SUPREME Court) - Held that - Whether the income falls under the head of business income or income from property has to be decided from case to case depending on the question whether transaction involved business activity or merely deriving rental income. One of the determining factors may be whether the transaction is normal part of business of the assessee. If business of the assessee has nothing to do with the renting of property and renting is an isolated transaction to earn property income, mere fact that such income will result in reduction of business loss is not enough to hold that it will fall under the head of business income. If this was to be the sole test, every rental income of a businessman has to be held to be business income which is not the statutory scheme as held by the Hon ble Supreme Court particularly in East India Housing & Land Development Trust Ltd. s case (1960 -TMI - 49490 - SUPREME Court). - the Tribunal was right in holding that the income derived by the assessee was from property and not business income. - Decided against the assessee.

Issues Involved:
1. Sustainability of the impugned order dated 11-1-2008.
2. Permissibility of the department to take a different and contrary view regarding the nature of income.
3. Classification of income derived from sub-letting a leased property as business income.
4. Justification of the Income-tax Appellate Tribunal in reversing the order of the Commissioner of Income-tax (Appeals).

Detailed Analysis:

1. Sustainability of the Impugned Order:
The primary issue was whether the order dated 11-1-2008 by the Income-tax Appellate Tribunal was sustainable. The Tribunal had set aside the findings of the Commissioner of Income-tax (Appeals) and restored the view taken by the Assessing Officer, classifying the income from letting out the property as rental income rather than business income. The Tribunal's decision was based on the facts and circumstances of the case, particularly the intention behind letting out the property and the duration of the lease.

2. Permissibility of the Department to Take a Different View:
The appellant contended that the department should not be allowed to take a different and contrary view regarding the nature of the income. The Tribunal, however, upheld the Assessing Officer's classification of the income as rental income, relying on the precedent set by the Supreme Court in Shambhu Investment (P.) Ltd. v. CIT, which emphasized the intention behind letting out the property as a decisive factor.

3. Classification of Income Derived from Sub-letting:
The central issue was whether the income derived from sub-letting a portion of the leased property should be classified as business income. The Commissioner of Income-tax (Appeals) had initially upheld the assessee's plea, considering the actions of the appellant as those of a businessman trying to minimize expenditure and losses. The CIT(A) cited jurisdictional High Court rulings and other case laws to support the classification of the income as business income. However, the Tribunal reversed this decision, noting that the main object of the company was not renting property but manufacturing and marketing food articles. The Tribunal emphasized that the letting out was not a temporary arrangement but for a substantial period of nine years, indicating an intention to earn rental income rather than business income.

4. Justification of the Tribunal in Reversing the CIT(A)'s Order:
The Tribunal justified its reversal of the CIT(A)'s order by highlighting several key points:
- The lease agreement was for a significant duration of nine years, with an initial period of three years extended by another three years with a 20% enhancement.
- The assessee had claimed depreciation and expenses on account of repairs of the building, indicating ownership for income-tax purposes.
- The assessee's main business activities did not include hotel/restaurant operations during the relevant period, and the income from letting out the property was the primary source of revenue.
- The Tribunal relied on the Supreme Court's ruling in Shambhu Investments (P.) Ltd. and other relevant case laws to conclude that the income should be classified as rental income.

Conclusion:
The High Court upheld the Tribunal's decision, affirming that the income derived by the assessee was from property and not business income. The Court emphasized that under the scheme of the Income-tax Act, heads of income are mutually exclusive, and income from a specific source must be classified under the appropriate head. The Court dismissed the appeals, answering the substantial questions of law against the assessee.

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