Dear Sirs,
Through this letter I would like to highlight the prevalence of a special kind of hidden economy in Indian cities that is causing huge revenue losses to the government and can be dealt with adequate legal framework. At the same time it can clear up a huge backlog of cases pending in the lower judiciary.
There are numerous commercial and residential properties that were rented long back before 1990. The rental amount agreed was based on the land value prevalent during those years. Situation has changed dramatically since the economic reforms began in 1990s. The depreciation in the value of Rupee, rise in inflation and rise in the value of land has left the agreements obsolete. Today, new agreements are standardized with a definite timeline-11 months, 6years, and 9years etc. but agreements in the past did not have a definite timeline.
Taking the example of a commercial property in a buzzing market of a city having an area of 1000 square feet. A rent agreement was signed in 1975 with the rent amount agreed to be Rs.200 per month. Taking in account the increment provisions of the agreement, the rent amount today is Rs.1200 per month. A similar property in the same area currently pays Rs.100000 per month as the rent amount based on a recent agreement with a fixed timeline of 6 years. Government not only earns service tax but also income tax revenue from this recent agreement. At the same time this amount is reflected in the GDP calculations. There are numerous similar small and big cases in every corner of India.
Moreover, from the point of view of the owner, he feels helpless. The legal recourse to get his property vacated is a very complex and time consuming process. Only on the grounds of personal necessity can one get his premises vacated. How is it the owner’s fault if he could not visualize the government policies of the 1990s that left his agreement obsolete?
This phenomenon also highlights a flaw which can be exploited to generate black money and revenue loss for the government. Suppose, the owner and the tenant agree to a rate on paper that is much below the actual market rate to save on the service tax and income tax through extra-legal agreement. There is no way law can catch this.
A mechanism exists to deal with similar fraudulent agreements in land deals, whereby the land revenue departments at district level decide the circle rates. A similar mechanism with modifications can be initiated for rent agreements also. Moreover there should be standardization of rent agreements to prevent seepage of revenue and generation of black money. There are numerous cases related to vacation pending in lower judiciary for years. An appropriate government policy could help clear this up. A possible measure could be a law that declares old agreements void after December 2014. This would give sufficient time to the tenant as well. The law and finance ministries should work together to bring forth a policy framework to deal with this serious issue.
Yours faithfully,
Nikhil Kumar
1st December 2011
(I sent this letter to the respective ministries via email mentioned on the government website but there has been no reply to date.)