Form 141: how to file TDS on property, rent and other payments without a TAN
Under the Income-tax Rules, 2026, one form replaced four. Form 141 is the challan-cum-statement for tax deducted by people who do not hold a TAN: buyers of property, tenants paying high rent, individuals paying large contractor bills and crypto buyers. From 1 October 2026 it also covers a resident buying property from a non-resident.
Reviewed by Vijay Dhawan, Managing Partner, LexVerge LLP, on · Published
Quick answer
Form 141 is filed and paid in one step on the income-tax e-filing portal, under your PAN, within 30 days from the end of the month in which you deducted the tax. Pick the schedule that matches the payment, pay electronically, then give the payee a Form 132 certificate (formerly 16B, 16C, 16D or 16E) from TRACES within 15 days of the Form 141 due date.
The five schedules
| Schedule | Old form | Payment | Threshold | Rate | When you deduct |
|---|---|---|---|---|---|
| A | 26QC | Rent paid by an individual or HUF not under tax audit | Above ₹50,000 a month | 2% | Once a year, from the March rent or the last month of the tenancy |
| B | 26QB | Purchase of immovable property from a resident seller | ₹50 lakh or more (price or stamp duty value) | 1% of the whole amount | At each payment or instalment |
| C | 26QD | Contract, commission or professional payments by an individual or HUF not under tax audit | Above ₹50 lakh in the year | 2% | At the payment that crosses the threshold, and every payment after |
| D | 26QE | Purchase of virtual digital assets | ₹50,000 a year for specified individuals and HUFs; ₹10,000 for others | 1% | At each purchase |
| E | New from 1 October 2026 | Purchase of immovable property from a non-resident, by a resident individual or HUF | None | The rate that applies to the non-resident: 12.5% plus surcharge and cess where the seller held the property for more than 24 months, slab rates where held for less, or the lower rate on the seller’s certificate under section 395 (Form 128) | At each payment or instalment |
Schedule E was added by CBDT Notification No. 121/2026. Before it, a buyer from a non-resident had to obtain a TAN and file Form 144 (formerly 27Q); a company or firm buying from a non-resident still does. Only the schedule that matches your payment is filled in.
How to file Form 141, step by step
- Log in to the e-filing portal with your own PAN and open e-File, then e-Pay Tax, then New Payment, and choose the Income-tax Act, 2025 and Form 141.
- Select the schedule: A for rent, B for property from a resident, C for contractor or professional payments, D for crypto, E for property from a non-resident.
- Enter the payee’s PAN and address, and for property the address of the property, the agreement date, the total consideration, the stamp duty value, the amount you are paying now and whether it is an instalment. For a non-resident seller, Schedule E also asks for the seller’s contact number, e-mail and overseas address, and the tax residency certificate and foreign tax identification number where the seller has no PAN.
- Enter the amount of tax deducted and pay it electronically in the same session. The acknowledgement is your challan.
- After a few days, log in to TRACES as a taxpayer, download Form 132 and hand it to the seller, landlord or payee. They see the credit in their Form 26AS and claim it in their return.
No TAN is needed for any of the five schedules. If the payee’s PAN is missing or inoperative, deduct at 20%, or the normal rate if higher; a non-resident seller without a PAN escapes the higher rate by supplying tax residency certificate and tax identification details.
Joint buyers, joint sellers and instalments
Each buyer files their own Form 141 for their share of the price; the portal does not accept one form from two buyers. A buyer can report two or more sellers in a single form if the sellers are in the same category (all individuals, or all companies) and the tax was deducted in the same month. A resident seller and a non-resident seller always need separate forms, Schedule B and Schedule E. The ₹50 lakh test is applied to the property as a whole, not to each buyer’s share. For a property paid in instalments, deduct and file at each instalment; a home loan disbursed by the bank straight to the seller is still your payment, and you remain the deductor.
Due dates and what a delay costs
| Step | Deadline | If missed |
|---|---|---|
| Deposit the tax and file Form 141 | 30 days from the end of the month of deduction | Late fee of ₹200 a day under section 427 (formerly 234E), capped at the tax; interest under section 398(3)(a) at 1% a month for not deducting and 1.5% a month for deducting and not depositing |
| Give Form 132 to the payee | 15 days from the Form 141 due date | Penalty per day of delay, plus a payee who cannot claim the credit |
| Correct a mistake | Within two years from the end of the tax year in which the statement was due | Later corrections are not accepted |
The buyer or tenant is the person the department pursues, not the payee, so a missed Form 141 produces a notice to you.
Correcting a filed Form 141
Corrections are not made on the e-filing portal. Register on TRACES as a taxpayer and raise the correction against the acknowledgement number. The portal’s TDS FAQ puts the limit for a correction statement at two years from the end of the tax year in which the original statement was due, so work to that. As with the old Form 26QB, expect a change to a PAN or to the amount to need the seller’s or the Assessing Officer’s approval, which is why it pays to check both PANs against the sale deed or rent agreement before paying.
Where Form 141 filings go wrong
- Deducting 1% from a non-resident seller as if they were resident. The rate is the non-resident rate on the whole price unless the seller holds a certificate under section 395; use Schedule E, not B.
- One form for two buyers. Each buyer files for their own share, even spouses.
- Using the registration date instead of the payment date, which shifts the 30-day deadline and triggers interest.
- Counting the 30 days from the payment rather than from the end of the month.
- Paying the tax but never downloading Form 132, so the seller cannot find the credit.
- Tenants forgetting that Schedule A is an annual filing: it falls due in April for a tenancy that ran through March.
Our TDS on property purchase and TDS on rent guides cover the two common cases in depth, and the TDS rate chart has every rate for FY 2026-27.
Frequently asked questions
What is Form 141 in income tax?
The challan-cum-statement under the Income-tax Rules, 2026 for tax deducted by a person using a PAN rather than a TAN: TDS on property purchase, on rent above ₹50,000 a month paid by individuals, on large contractor or professional payments by individuals, on virtual digital assets and, from 1 October 2026, on property bought from a non-resident.
Which forms did Form 141 replace?
Forms 26QB (property), 26QC (rent by individuals), 26QD (contractor and professional payments by individuals) and 26QE (virtual digital assets), which became Schedules B, A, C and D of Form 141 from 1 April 2026. Schedule E for property bought from a non-resident was added from 1 October 2026.
What is the due date for Form 141?
Within 30 days from the end of the month in which the tax was deducted. Tax deducted on 10 November is due, with the form, by 30 December: thirty days counted from 30 November.
What is Schedule B of Form 141?
The schedule for TDS on the purchase of immovable property from a resident seller, the old Form 26QB: 1% of the whole consideration where the price or stamp duty value is ₹50 lakh or more.
Can Form 141 be used for property bought from an NRI?
Yes, from 1 October 2026, if the buyer is a resident individual or HUF: use Schedule E, deduct at the rate that applies to the non-resident, and no TAN is needed. A company or firm buying from a non-resident still needs a TAN and files Form 144.
How do I correct Form 141 after filing?
Not on the e-filing portal: register on TRACES as a taxpayer and file the correction there. The portal’s TDS FAQ allows a correction statement within two years from the end of the tax year in which the original statement was due. A change to a PAN or an amount is likely to need the other party’s or the Assessing Officer’s approval.
Which certificate is issued after Form 141?
Form 132, which replaced Forms 16B, 16C, 16D and 16E. Download it from TRACES and give it to the payee within 15 days of the Form 141 due date.
Keep this on your desk.
Form 141 checklist (PDF)
What to collect before you pay TDS on property, rent, contractor fees or crypto, which schedule to pick, and the dates that follow.
New income-tax form numbers 2026 (PDF)
Old-to-new list of every renumbered form and section under the Income-tax Act, 2025, for your desk.
Need Form 141 filing done? A chartered accountant does it for you.
Tell us the facts of your case; you get a written quote before any work starts, and the filing is handled end to end.
Professional fee shown; government charges at actuals, quoted in writing before you pay. GST at 18% extra.
Buying property or paying high rent?
We file Form 141, issue Form 132 and handle non-resident sellers, including the Form 128 lower-deduction certificate.
Official references
The statutory sources behind this page. We keep our guidance aligned to them: verify anything time-sensitive directly.
- Ministry of Corporate AffairsCompanies Act filings, forms and fee schedules
- Income Tax DepartmentReturns, forms, rates and e-filing utilities
- GST PortalRegistration, returns and rate notifications
Facts on this page are checked against these sources; the date of the last check is shown at the top of the page. It is general guidance, not advice on your specific facts. How we write and check our guides.