What is Section 194M? TDS for Individuals & HUFs
Section 194M requires individuals and HUFs to deduct 5% TDS when they pay contractors or professionals Rs 50 lakh or more in a financial year.
Why it was introduced: Before 2019, only businesses (under audit) had to deduct TDS from contractor/professional payments. High-net-worth individuals and HUFs often paid contractors cash without TDS. Section 194M (Finance Act 2019) closed this gap.
Current status: Fully operational from FY 2019-20 onwards. Mandatory compliance.
Who is Covered Under Section 194M?
Liable to Deduct:
✅ Any individual who is NOT liable for audit under Section 44AB and pays contractors/professionals Rs 50 lakh+ in a financial year.
✅ Any HUF (Hindu Undivided Family) in the same situation.
✅ This includes:
- Salaried employees with investment/rental income (high net worth)
- Retirees with rental income (>Rs 50 lakh property rental)
- Entrepreneurs (non-business income exceeding audit threshold)
- HUF income earners
NOT Liable (use Section 194C/194J instead):
❌ Business firms/partnerships/companies (they use 194C for contractors, 194J for professionals)
❌ Individuals liable for audit under Section 44AB (they already deduct TDS under 194C/194J)
TDS Rate & Applicability
Rate:
5% flat TDS (no surcharge, no cess, no education cess)
Amount Eligible for Deduction:
Invoice amount excluding GST (if GST charged separately)
Example:
- Invoice amount: Rs 1,00,000
- GST (if charged): Rs 18,000 (separate line)
- TDS deductible: 5% × Rs 1,00,000 = Rs 5,000
- (Not on Rs 1,18,000)
What If No GST?
- Invoice: Rs 1,00,000 (all-inclusive)
- TDS: 5% × Rs 1,00,000 = Rs 5,000
Rs 50 Lakh Threshold: How It Works
Aggregate Payments to Same Payee:
TDS is triggered when aggregate payments to a single contractor/professional exceed Rs 50 lakh in a financial year (FY: 1 April - 31 March).
Real Example:
TDS starts from November 2026 payment onwards. All future payments to the same contractor in FY 2026-27 have 5% TDS.
Multiple Contractors:
If you pay Rs 30 lakh to Contractor A and Rs 25 lakh to Contractor B, neither crosses Rs 50 lakh separately, so no TDS. Threshold is per contractor, not aggregate.
Covered Payments: What Qualifies?
Section 194M Covers:
✅ Construction/Renovation contractors - Masons, painters, electricians, builders working on residential/commercial property
✅ Professional services - Lawyers, Chartered Accountants, architects, interior designers, doctors, consultants
✅ Commission or brokerage - Real estate brokers, agent commissions
✅ Work contracts - Any contractor performing a specific job/project for fee
Examples Triggering 194M:
Examples NOT Covered:
❌ Salary/wages to employee (covered by Section 192, not 194M)
❌ Rent paid to landlord (covered by Section 194I, not 194M)
❌ GST paid separately (TDS computed on invoice net of GST)
❌ Interest paid (covered by other sections, not 194M)
How to Deduct & Deposit TDS: Form 26QD Process
Step 1: Identify Contractor/Professional Paymentabove Rs 50 Lakh Threshold
When you make a payment that crosses Rs 50 lakh to a payee in FY:
- Calculate TDS: 5% × Invoice amount (excluding GST)
- Deduct from payment due
- Remit TDS within 30 days of end of month in which deducted
Step 2: File Form 26QD on Income Tax Portal
Filing process:
- Login to https://incometaxindiaefiling.gov.in (using PAN login; TAN NOT required)
- Form 26QD -> Select FY and month of deduction
- Enter:
- Contractor/Professional name & PAN
- Payment amount
- TDS deducted 5%)
- Date of deduction
- Deposit TDS via Challan (ITD's NEFT payment portal)
- Challan code: 0106 (TDS Generic)
- Amount: 5% TDS calculated
- Bank details auto-filled
- Submit Form 26QD (linked to challan)
Step 3: Due Date for Deposit
TDS must be deposited within 30 days of end of month in which deducted.
Step 4: Reconciliation via 26AS/AIS
- Contractor/professional views TDS deducted in their 26AS (Annual Statement) or AIS (Annual Information Statement)
- They reconcile in their ITR
- You DON'T issue Form 16A (that's only for employer-employee relationship)
Comparison: Section 194M vs 194C vs 194J
TDS Deposit: Step-by-Step Example
Real Example: Home Renovation Payment
Scenario:
- You (individual) hire builder for home renovation
- Total contract value: Rs 60 lakh
- Payments: Rs 15 lakh (May), Rs 20 lakh (July), Rs 25 lakh (September)
- GST charged separately (invoice excludes GST)
TDS Calculation & Deposit:
Action in October 2026:
- Calculate TDS on September payment: 5% × Rs 25 lakh = Rs 1.25 lakh
- Deposit via Form 26QD by 31 October 2026
- Deduct from final payment or request builder's invoice adjustment
- Builder reconciles in their ITR via 26AS (no Form 16A issued by you)
Non-Compliance Consequences
If TDS Not Deducted or Late Deposited:
Real Impact Example:
- Contract: Rs 50 lakh builder payment
- TDS owed: 5% × Rs 50 lakh = Rs 2.5 lakh
- Not deducted or deposited late
Tax cost:
- Interest 12 months late): 60% × Rs 2.5 lakh = Rs 1.5 lakh
- Disallowance: 30% × Rs 50 lakh = Rs 15 lakh deduction loss
- Tax on disallowed expense 30% slab): Rs 15 lakh × 30% = Rs 4.5 lakh additional tax
- Total cost: Rs 2.5 lakh + Rs 1.5 lakh + Rs 4.5 lakh = Rs 8.5 lakh
Scenarios: When Section 194M Applies
Scenario 1: HNI Renovating Home (Triggers 194M)
- Individual (salaried + rental income, total Rs 2 crore/year)
- Home renovation budget: Rs 80 lakh
- Contractor (single entity): Rs 80 lakh contract
- Section 194M applies. TDS = 5% × Rs 80 lakh = Rs 4 lakh
- Must deposit TDS on Form 26QD within 30 days of payment month
Scenario 2: HUF with Commercial Property Maintenance (Triggers 194M)
- HUF income: Rs 3 crore (rental + business)
- Annual maintenance contractor: Rs 60 lakh/year
- Section 194M applies. TDS = 5% × Rs 60 lakh = Rs 3 lakh
- Filed via Form 26QD quarterly
Scenario 3: Entrepreneur Hiring Consultant (Triggering 194M)
- Individual entrepreneur (turnover < audit threshold, not auditable)
- Annual consultant/advisor fees: Rs 70 lakh to single consultant
- Section 194M applies. TDS = 5% × Rs 70 lakh = Rs 3.5 lakh
- Must file Form 26QD
Scenario 4: Multiple Small Payments (No 194M)
- Individual pays:
- Plumber: Rs 5 lakh/year
- Electrician: Rs 8 lakh/year
- Carpenter: Rs 12 lakh/year
- Total: Rs 25 lakh (but to different contractors)
- Section 194M does NOT apply. Each contractor < Rs 50 lakh
- No TDS required
Scenario 5: Salaried Employee with CA Fees & Builder (Separate Thresholds)
- Salaried employee, high income
- Pays:
- CA fees: Rs 40 lakh/year -> CA = different payee
- Builder (renovation): Rs 45 lakh/year -> Builder = different payee
- Total paid: Rs 85 lakh
- Section 194M applies separately:
- CA: Rs 40 lakh < Rs 50 lakh (no TDS)
- Builder: Rs 45 lakh < Rs 50 lakh (no TDS)
- Neither crosses threshold individually, so no 194M TDS
- (But if next payment to CA is Rs 15 lakh in same FY, total = Rs 55 lakh, then TDS triggered on that payment onwards)
Compliance Checklist
Real-World Checklist: Home Renovation Example
Situation: You're renovating a Rs 1 crore home; builder contract = Rs 80 lakh.
Compliance steps:
- ✅ Confirm builder is individual/contractor (not company; companies have different rules)
- ✅ Get builder's PAN (required for Form 26QD filing)
- ✅ Track invoices (GST-separated or all-inclusive)
- ✅ On first paymentabove Rs 50 lakh aggregate: Calculate 5% TDS
- ✅ Deduct TDS from payment (e.g., pay Rs 19 lakh + TDS Rs 1 lakh separately)
- ✅ File Form 26QD within 30 days of payment month
- ✅ Deposit TDS via challan 0106
- ✅ Keep challan receipt (proof for ITR)
- ✅ Builder reconciles TDS in their ITR via 26AS/AIS
- ✅ You claim builder expense + TDS paid disclosure in your ITR Schedule TDS
Non-compliance risk: Fail to deduct -> 30% expense disallowed (Rs 24 lakh) -> Tax cost Rs 7.2 lakh at 30% slab, plus interest, penalty.
Bottom Line
Section 194M is TDS compliance for high-net-worth individuals and HUFs. If you're paying a contractor or professional Rs 50 lakh+ in a FY, deduct 5% TDS. File Form 26QD quarterly (no TAN required, use PAN only). Failure to comply = 30% expense disallowance + interest + penalty, totaling 3-4x the TDS amount owed.
Most HNIs miss this because they think TDS is only for businesses. It's not. If you're funding a home renovation, hiring advisors/consultants, or paying contractors for any projectabove Rs 50 lakh, Section 194M applies.
Tax Garden TDS Compliance tracks contractor and professional payments by individuals/HUFs, calculates Section 194M TDS automatically at the Rs 50 lakh threshold, deposits via Form 26QD on schedule, and reconciles TDS via 26AS. No TAN needed-we file using PAN only.
