Holding

A junior HUF member may act as Karta and file a maintainable eviction suit when the senior member is absent and has given power of attorney, the appellate court complied with Order 41 Rule 31 CPC, and the landlord may increase rent by 10% under Section 6A of the Delhi Rent Control Act without the rent controller’s leave, leading to dismissal of the appeal.

Summary

M/S NOPANY INVESTMENTS (P) Ltd., the landlord, sought eviction of SANTOKH SINGH (HUF) tenant. The junior HUF member, Jasraj Singh, filed the suit claiming to be the Karta despite the senior brother being alive but residing abroad and having executed a power of attorney. The Supreme Court held that under such exceptional circumstances the junior could act as Karta, the suit was maintainable, and the tenant was estopped from challenging it. It also affirmed that the first appellate court complied with Order 41 Rule 31 of the CPC and that a landlord may increase rent by 10% under Section 6A of the Delhi Rent Control Act without the rent controller’s leave, even during pending eviction proceedings. Consequently, the appeal was dismissed.

Issues considered

Whether a junior member of a Hindu Undivided Family can file an eviction suit as Karta when a senior member is alive but absent.
Whether the High Court correctly held that the first appellate court complied with Order 41 Rule 31 of the CPC.
Whether the tenancy ends merely by filing an eviction petition and whether the landlord can seek rent increase simultaneously or after termination.
Whether a landlord may issue a notice under Section 6A of the Delhi Rent Control Act to increase rent without leave of the rent controller during pendency of an order under Section 15.

Legislation cited

Code of Civil Procedure, 1908s. Order 41 Rule 31
Delhi Rent Control Act, 1958s. 15, s. 3(c), s. 6A, s. 8
General Clauses Acts. 6
Transfer of Property Act, 1882s. 106

Subjects

Hindu lawHUFKartaEvictionRent controlCPC Order 41 Rule 31Power of attorneyEstoppelLandlord-tenantRent increaseGeneral law

Judgment

A M/S NOPANY INVESTMENTS (P) LTD.
v.
SANTOKH SINGH (HUF)
DECEMBER 10, 2007
B [TARUN CHATTERJEE AND P. SATHASIVAM, .JJ.)

Hindu Law - Hindu undivided family - Eviction suit with
regard to joint family property- Suit at instance ofjunior member
claiming himself to be karta of HUF, when senior member of
c HUF alive - Maintainability of - Held: Senior member of HUF,
who was staying abroad permanently, was unable to handle joint
family property and, therefore, executed power of attorney in favour
ofjunior member - Moreso, there was no protest, and also junior
member was realizing rent from tenant - Thus, suit maintainable
D - Estoppel.

Code of Civil Procedure, 1908 - 0 41 r 31 - Requirements
under - Compliance with, by first appellate court - Held: Findings
arrived at by first appellate court neither cryptic nor based on
E non-consideration of issues involved - It upheld findings of trial
court based on total consideration of material evidence - Thus,
High Court rightly concluded that first appellate court duly dealt
with all issues involved and re-appreciated evidence.

Delhi Rent Control Act, 1958 - ss. 6A, 8 and 15 - Notice for ~
F increase of rent without seeking leave of rent controller during ...
pendency of order u/s 15 to deposit rent - Permissibility of- Held:
Landlord can increase rent of suit premises by I 0% every three
years .after giving notice u/s 6A - Premises {vas let out for Rs
3,5001 pm -10% increase in rent brought the suit premises out of
G the purview of the Act and thus, leave of rent controller was not
required and suit could be filed under the general law - Landlord
could seek enhancement of rent simultaneously or for post
termination of tenancy - On facts, at the time offiling suit, pending
H 28
-f.

_M/S NOPANYINVESTMENTS (P) LTD. v. SANTOKH 29
SINGH(HUF)

-~
eviction proceedings had already been withdrawn - Notice for A
increase of rent was earlier Jn date than notice to quit - Eviction
suit under general law is itself a notice to quit on· tenant - Thus,
no notice to quit was necessary u/s I 06 - Transfer of Property
Act, 1882 - s. I 06.
B
The respondent-HUF leased out the suit premises to the
appellant for certain period for Rs 3500/- pm. On expiry of the
i
lease, the respondent issued eviction notice. Subsequently, 'JS'
a junior member of the HUF, in the capacity of Karta of the
respondent-HUF, filed an eviction suit. The Additional Rent c
Controller directed the appellant to pay t~e rent. Thereafter,
section 6A of the Delhi Rent Control Act came into force and
'JS' issued notice to the appellant for enhancement of rent by
10 percent and also for termination of the tenancy. The
respondent sent another notice notifying that rent was enhanced D
by 10% and tenancy stood terminated. Thereafter, 'JS' withdrew
the eviction petition. Another notice was issued to the appellant
to vacate the suit property. Thereafter the respondent through
'JS' filed an eviction suit. The trial court decreed the suit. The
first appellate court and the High Court upheld the decree. Hence E
the present appeal.
The questions for consideration in the instant appeal were:
(1) whether 'JS' could file the suit for eviction, in the capacity
of the Karta of respondent-HUF, when an elder member of the
HUF was alive; (2) whether the High Court rightly concluded F
that the first appellate court duly dealt with all the issues involved
and re-appreciated evidence under 0.41 R.31 CPC; (3) whether
the contractual tenancy between the landlord and tenant came
to an end merely by filing an eviction petition and whether the
landlord could seek enhancement of rent simultaneously or post G
'
termination of tenancy; and (4) whether the landlord could issue
..- , -k
a notice under section 6A of the Delhi Rent Control Act, 1958
for increase of rent without seeking leave of the rent controller
during the pendency of an order under Section 15 of the Act
H
30 SUPREME COURT REPORTS [2007] 13 (Addi.) S.C.R.

A directing the tenant to deposit rent on a month to month basis.
Dismissing the appeal, the Court
HELD: 1. Considering the principles laid down in
Tribhovandas 's case that under the circumstances mentioned
B therein, a junior member of the joint hindu family could deal
with the joint family property as manager or act as the Karta of
the same, and Sunil Kumar's case that the father of a family, if
alive, and in his absence the senior member of the family would
be entitled to manage the joint family property, there is no
C infirmity nor any reason to differ with the findings arrived at by
the High Court. In view of the decisions of this court in Sunil
Kumar's case and Tribhovandas 's case, it is only in exceptional
circumstances, that a junior member can act as the Karta of the
family. But in the instant case, 'DR' the senior member oi the
D HUF, was staying permanently in the United Kingdom for a long
time, and was not in a position to handle the joint family property
for which reason he himself executed a power of attorney in
favour of 'JS'. Furthermore, there was no protest, either by
'DR' or by any member of the HUF to the filing of the suit by
E 'JS'. That apart, it would not be open to the tenant to raise the
question of maintainability of the suit at the instance of' JS' as
it was found from the record that 'JS' had all along been realizing
the rent from the tenant and for this reason, the tenant is now
estopped from raising any such question. Therefore, the High
F Court was fully justified in holding that the suit was maintainable
at the instance of 'JS', claiming himself tp be the Karta of the
HUF. (Paras 6 and 7) (38 D-E, 40 B-G)
Sunil Kumar and another Vs. Ram Prakash and others (1988)
G 2 SCC 77; Tribhovan Das Haribhai Tamboli Vs. Gujarat Revenue
Tribunal and others (1991) 3 SCC 442 - relied on.
Narendrakumar J Modi Vs. Commissioner of Income Tax,
Gujarat JI, Ahmedabad AIR 1976 SC 1953; Mohinder Prasad
Jain Vs. Manohar Lal Jain 2006 II AD (SC) 520 - referred to.
H
f,
M/SNOPANYINVESTMENTS (P)LTD. v. SANTOKH 31
SINGH(HUF)
2. A perusal of the judgment of the first appellate court A
after remand would clearly indicate that the same was neither
cryptic nor based on non-consideration of the issues involved in
the appeal. The first appellate court had affirmed the findings of
the trial court, which were based on total consideration of the
material evidence-documentary and oral on record. It is well B
settled that in the case of reversal, the first appellate court
--( ought to give some reason for reversing the findings of the trial
court whereas in the case of affirmation, the first appellate court
accepts the reasons and findings of the trial court. In any view
of the matter, from a perusal of the judgment of the first appellate c
court, it is clear that it reflects conscious application of mind
and has recorded the findings supported by reason on all the
issues arising along with the contentions put forward by the
parties. The submission of the appellant that the High Court
was not justified in holding that the findings of the first appellate D
'\ court were in compliance with 0.41 of the CPC cannot be
accepted. That apart, the appellant could not point out the specific
issues which, in his opinion, had been left to be addressed by
the first appellate court. Therefore, no ground was made out by
the appellant to set aside the judgment of the High Court on the E
question whether the judgment of the first appellate court was
liable to be set aside for non-compliance with the mandatory
provisions of 0.41 CPC. (Para 9) [42-D, E, F, G, 43-E, F, G]
_,
Madhukar & Ors. Vs. Sangram & Ors. (2001) 4 SCC 756; F
Santosh Hazari Vs. Purushottam Tiwari (dead) by LRs. AIR 2001
SC 965 - distinguished.
3.1. From a bare perusal of Section 6A of the Act, it is
evident that by this statutory provision, the standard rent and in
cases where no standard rent is fixed under the Act in respect G
j
of any premises, the rent agreed upon between the landlord and
--" the tenant, may be increased by 10% every three years. It is,
therefore, open to the landlord under Section 6A of the Act to
increase the rent agreed upon between him and the tenant by 10
H
32 SUPREME COURT REPORTS [2007] 13 (Addi.) S.C.R.

A % every three years, irrespective of the fact that an eviction
proceeding is pending and an order under Sectiof! 15 of the Act
has been passed by the Additional Rent Controller except that
when a land lord wishes to so increase the rent of any premises,
a notice of increase of rent, as provided under Section 8 of the
B Act, has to be served on the tenant thereby intimating the tenant
his intention to make the increase. Therefore, if the landlord
wishes to increase the rent of any premises at any time, only a
notice expressing his intention to make such increase is required
to be given to the tenant and Section 6A of the Act clearly
C permits the landlord to increase the rent by 10% every three
years. In this view of the matter, after the completion of three
years, it was open to the landlord at any point even during the
pendency of an eviction petition to increase the rent of the suit
premises after giving the prescribed notice to the tenant. (Para
D 10) [44-D, E, F, 45-B, C)
D. C. Bhatia and others Vs. Union of India and another
(1995) 1 sec 104 - referred to.
3.2. In the instant case, after serving a notice under Section
E 6A read with Section 8 of the Act, the protection of the tenant
under the Act automatically ceased to exist as the rent of the
tenanted premises .exceeded Rs. 3500/- and the bar of Section
3(c) came into play. Since, in the instant case, the increase of
rent by 10% on the rent agreed upon between the appellant and
F the respondent brought the suit premises out of the purview of
the Act in view of Section 3(c) of the Act, it was not necessary
to take leave of the rent controller and the suit, could he filed
.by the landlord under the general law. The !andlord was only
required to serve a notice on the tenant expressing his intention
G to make such increase. In view of the facts of the case, it cannot
at all be said that the suit could not he filed without the leave
of the Additional Rent Controller when, admittedly, at the time
of fding of the said suit, the eviction petition before the Additional
Rent Controller had already been withdrawn nor can it he said
H
MIS NOPANYINVESTMENTS (P)LTD. v. SANTOKH 33
SINGH(HUF)
I
that the notice of increase of rent and termination of tenancy A
could not be given simultaneously, when, in fact, the notice dated
16/l 7th of July, 1992 was also a notice to quit and the notice
_,.
I intending increase of rent in terms of Section 6A of the Act was
' earlier in date than the notice dated 16/l 71h of July, 1992. In
any view of the matter, it is well settled that filing of an eviction B
suit under the general law itself is a notice to quit on the tenant.
Therefore, no notice to quit was necessary under-Section 106 of
·./
the Transfer of Property Act in order to enable the respondent
to get a decree of eviction against the appellant. (Para 12)
[46-G, H, 47-A, B, E, F, G, H, 48-A] c
V. Dhanapal Chettiar Vs. Yesodai Ammal AIR (1979) SC
1745 - relied on.
3.3. As regards the maintainability of the suit without
permission of the Rent Controller, since the eviction petition D
filed by the respondent before the Additional Rent Controller
was withdrawn and the tenancy was terminated by a fresh notice
to quit and, in view of the increase of rent wished by the landlord
in compliance with Section 6A read with Section 8 of the Act, the
suit in fact was maintainable under the general law. (Para 13)
[48-E, F] E
Ambalal Sarabhai Enterprises Ltd. Vs. Amrit Lal & Co. and
another (2001) 8 sec 397 - referred to.
CIVILAPPELLATE JURISDICTION: Civil Appeal No. 576lof
•
1
2007. F
From the Judgment and Order dated 19 .4.2007 of the High
Court of Delhi at New Delhi in R.S.A. No. 209 of 2005.
Bhaskar P. Gupta, Rana Mukherjee, Subodh K. Pathak, Geeta
Luthra, Shashi Ranjan, B. Patnaik, Pinky Anand and D.N. Goburdhan, G
for the Appellant.
, Rajiv Dutta, Rajesh Goyal, Mandeep Kaur and V.P. Singh, for
the Respondent.
The Judgment of the Court was delivered by H
~

34 SUPREME COURT REPORTS [2007] 13 (Addi.) S.C.R.

A TARUN CHATTERJEE, J. l. Leave granted.
2. This appeal has been preferred before us, assailing the judgment
·-
and decree dated 19th of April, 2007, passed by the High Court of
Delhi, whereby, the High Court had dismissed the appeal of the
B
appellant, thereby affirming the judgments of the court<; below decreeing
the eviction suit filed at the instance of the respondent against the
appellant.
>
3. The facts leading to the filing of this appeal may be stated as
follows.
c
4. On 16th of July, 1980, the appellant entered into a lease with
Dr. Santokh Singh HUF for a period of 4 years, with respect to the
property situated at N-112, Panchsheel Park, New Delhi (for short
"the suit premises"), at a monthly rent of Rs. 3500/-. Accordingly, at
D the expiry of the afore said period of 4 years, a notice of eviction
dated 5th of April, 1984 was issued which was followed by filing an
Eviction petition No. 432of1984 before the Additional Rent Controller
by Jasraj Singh, claiming himself to be the Karta of Dr. Santokh Singh
~
HUF. The Additional Rent Controller passed an order directing the
E appellant for payment ofrent at the-rate of Rs. 3500/-. After coming
into force of Section 6A of the Delhi Rent Control Act, a notice dated
9th of January, 1992 was sent by Jasraj Singh, in the above capacity,
to the appellant for enhancement of rent by 10 percent and also
termination of tenancy of the appellant. In reply to this notice, the
F appellant denied the right of the respondent to enhance the rent. Another
notice dated 31st of March 1992 was sent afresh by the respondent
notifying the appellant that the rent stood enhanced by 10 percent -
•
while the tenancy stood terminated w.e.f. 16/l 7th of July, 1992. The
aforesaid eviction petition No. 432of1984 was withdrawn on 20th
G of August, 1992 by Jasraj Singh. Thereafter, a notice dated 3rd of
September, 1992 was sent by Jasraj Singh asking the appellant to
vacate the suit property to which the appellant did not concede and ,_
refused to vacate the same by a reply dated 24th of September, 1992.
On 6th of February, 1993, Dr. Santokh Singh HUF, through Jasraj
H Singh, claiming himself t(j be the Karta of the HUF, instituted a suit
k
M/S NOPANY INVESTMENTS (P) LTD. v. SANTOKH 35
SINGH (HUF) [TARUN CHATTERJEE, J.]
seeking eviction of the appellant from the suit premises. The trial court A
-i decreed the respondent's suit for possession, against which an appeal
was preferred before the Additional District Judge, Delhi. The first
appellate court dismissed the appeal summarily. Against this order of
the first appellate court, a second appeal, being R.S.A. No. 146 of
2003, was preferred before the High Court of Delhi, which remanded B
the matter to the first appellate court for fresh consideration. In pursuance
of this direction of the High Court, the first appellate court, after fresh
consideration of the matter, affinned the judgment passed by the Trial
court thereby dismissing the appeal of the appellant herein. Being
aggrieved and dissatisfied with the order of the first appellate court, the c
appellant preferred a second appeal, being R.S.A. No. 209 of2005,
before the High Court of Delhi, which, however, was also dismissed.
It is.this decision of the High Court of Delhi, which is impugned in this
appeal and in respect of which leave has already been granted.
D
5. The pivotal questions, inter alia, in the facts and circumstances
of this case, which warrant our determination are as follows:
(i) Whether Jasraj Singh could file the suit for eviction, in the
capacity of the Karta of Dr. Santokh Singh HUF, when,
admittedly, an eider member of the aforesaid HUF was E
alive?
(Ji) Whether the High Court was right in concluding that the
first appellate court had duly dealt with all the issues involved
\ and re-appreciated evidence as provided under 0. 41 R.31 F
of the Code of Civil Procedure (in short "the CPC")?
(iii) Whether the contractual tenancy between the landlord and
tenant came to an end merely by filing an Eviction Petition
and whether the landlord could seek enhancement of rent
simultaneously or post termination of tenancy ? G

(iv) Whether the landlord could issue a notice under Section
6A of the Delhi Rent Control Act, 1958 (in short "the
Act") for increase ofrent without seeking leave of the rent
controller during the pendency of an order under Section H
.+
36 SUPREME COURT REPORTS [2007] 13 (Addi.) S.C.R.

A 15 of the Act directing the tenant to deposit rent on a
month to month basis?
6. We have heard the learned counsel for the parties. As regards
the first issue, as noted hereinabove, the learned senior counsel Mr.
B
Gupta appearing on behalf of the appellant had questioned the
maintainability of the suit filed at the instance of Jasraj Singh, claiming
himself to be the Karta of Dr. Santokh Singh HUF. The learned counsel
Mr. Gupta strongly argued before us that in view of the settled principal
of law that the junior member in a joint family cannot deal with the joint
c family property as Karta so long as the elder brother is available, the
respondent herein, who is admittedly a junior member of the family,
could not have instituted the eviction suit, claiming himself to be the
Karta of the family. In support of this argument, the learned senior
counsel Mr. Gupta has placed reliance on the decisions of this court
D in Sunil Kumar and another Vs. Ram Prakash and others.[(1988)
2 SCC 77] and Tribhovan Das Haribhai Tamboli Vs. Gujarat
Revenue Tribunal and others [(1991) 3 SCC 442]. Before we look
at the views expressed by the High Court on this question, it would
be pertinent to note the ratios of the two authorities cited before us.
E In Sunil Kumar and another Vs. Ram Prakash and others [supra],
this court held as follows:-
"In a Hindu family, the Karta or Manager occupies a unique
position. It is not as if anybody could become Manager of a
ioint Hindu family. As a general rule, the father of a family,
F if alive, and in his absence the senior member of the family,
is alone entitled to manage the joint family property. "
From a reading of the aforesaid observation of this court in Sunil
Kumar and another Vs. Ram Prakash and others_[supra], we are
G unable to accept that a younger brother of a joint hindu family would
not at all be entitled to manage the joint family property as the Karta
of the family. 11lis decision only lays down a general rule that the father ...
-

of a family, if alive, and in his absence the senior member of the family
would be entitled to manage the joint family property. Apart from that,
H this decision was rendered on the question whether a suit for permanent
-i
MIS NOPANY INVESTMENTS (P) LTD. v. SANTOKH 37
SINGH (HUF) [TARUN CHATTERJEE, J.l
injunction, filed by co-parcerners for restraining the Karta of a joint A
hindu family from alienating the joint family property in pursuance of a
sale agreement with a third party, was maintainable or not. While
considering that aspect of the matter, this court considered as to when
could the alienation ofjoint family property by the Karta be permitted.
Accordingly, it is difficult for us to agree with Mr. Gupta, learned B
senior counsel appearing for the appellant, that the decision in Sunil
Kumar and another Vs. Ram Prakash and others [supra] would be
applicable in the present case which, in our view, does not at all hold
that when the elder member of a joint hindu family is alive, the younger
member would not at all be entitled to act as a manager orKarta of C
the joint family property.
In Tribhovandas s case [supra], this court held as follows:
"The managership of the joint family property goes to a
person by birth and is regulated by seniority and the karta D ·
or the manager occupies a position superior to that of the
other members. A junior member cannot, therefore, deal
with the joint family property as manager so long as the
karta is available except where the karta relinquishes his
right expressly or by necessary implication or in the absence E
of the manager in exceptional and extraordinary
circumstances such as distress or calamity affecting the whole
family and for supporting the family or in the absence of the
father whose whereabouts were not known or who was away
in remote place due to compelling circumstances and that F
his return within the reasonable time was unlikely or not
anticipated " (Emphasis supplied)
From a careful reading of the observation of this court in
Tribhovandas scase [supra], it would be evident that a younger member G
of the joint hindu family can deal with the joint family property as
manager in the following circumstances: -
(i) if the senior member or the Karta is not available;
(ii) where the Karta relinquishes his right expressly or by H
38 SUPREME COURT FEPORTS [2007] 13 (Addi.) S.C.R.

A necessary implication;
(iii) in the absence of the manager in exceptional and extra
ordinary circumstances such as distress or calamity affecting
the whole family and for supporting the family;
B (iv) in the absence of the father: -
(a) whose whereabouts were not known or
(b) who was away in a remote place due to compelling
circumstances and his return within a reasonable time
c was unlikely or not anticipated.
Therefore, in Tribhovandas's case [supra], it has been made
clear that under the aforesaid circumstances, a junior member of the
joint hindu family can deal with the joint family property as manager
D or act as the Karta of the same.
7. From the above observations ofthis court in the aforesaid
two decisions, we can come to this conclusion that it is usually the
Father of the family, ifhe is alive, and in his absence the senior member
of the family, who is entitled to manage the joint family property. In
E order to satisfy ourselves whether the conditions enumerated in
Tribhovandas 's case [supra] have been satisfied in the present case,
we may note the findings arrived at by the High Court, which are as
follows: -

F (i) Jasraj Singh, in his cross examination before the trial court
had explained that his eldest brother Dhuman Raj Singh
(supposed to be the Karta of the HUF) has been living in
United Kingdom for a long time. Therefore, the trial court
had rightly presumed that Dhuman Raj Singh was not in a
G position to discharge his duties as Karta of the HUF, due
to his absence from the country.
(ii) 111e respondent produced the Xerox copy of the power of ~-

attorney given by Dhuman Raj Singh to Jasraj Singh.

H (iii) The trial court relied upon the law discussed in the
M/SNOPANYINVESTMENTS(P)LTD. v. SANTOKH 39
SINGH (HUF) [TARUN CHATTERJEE, J.]
books namely, "Principles of Hindu Law" by Mulla A
and Mulla and "Shri S. V Gupta on Hindu Law'',
wherein it has been observed that ordinarily, the right
to act as the Karta of HUF is vested in the senior-
most male member but in his absence, the junior
members can also act as Karta. (Emphasis supplied) B
(iv) There was no protest by any member of the joint hindu
family to the filing of the suit by Jasraj Singh claiming
himself to be the Karta of the HUF. There was also no
whisper or protest by Dhuman Raj Singh against the acting C
of Jasraj Singh as the Karta of the HUF.
It may also be noted that the High Court relied on the
decision of this court in Narendrakumar J Modi Vs.
Commissioner of Income Tax, Gujarat II, Ahmedabad
[(AIR) 1976 SC 1953], wherein it was held that so long D
J. as the members of a family remain undivided, the senior
member of the family is entitled to manage the family
properties ......... and is presumed to be manager until
contrary is shown, but the senior member may give up
his right of management, and a junior member may be E
appointed manager. Another decision in Mohinder Prasad
Jain Vs. Manohar Lal Jain [2006 II AD (SC) 520], was
also relied upon by the High Court wher~in it has been
held at paragraph 10 as follows:
F
"10. A suit filed by a co-owner, thus, is maintainable in law.
It is not necessary for the co-owner to show before initiating
the eviction proceeding before the Rent Controller that he
had taken option or consent ofthe other co-owners. However,
in the event, a co-owner objects thereto, the same may be G
a relevant fact. In the instant case, nothing has been brought
on record to show that the co-owners of the respondent had
objected to eviction proceedings initiated by the respondent
herein."
H
40 SUPREME COURT REPORTS [2007] 13 (Addi.) S.C.R.

A Having relied on the aforesaid decisions of this Court and a
catena of other decisions and the findings arrived at by it, as noted
hereinabove, the High Court rejected the argument of the appellant
that Jasraj Singh could not have acted as the Karta of the family as
his elder brother, namely, Dhuman Raj Singh, being the senior most
B member Of the HUF, was alive./In view of our discussions made herein
earlier and considering the principles laid down in Tribhovandas 's
case [supra] and Sunil Kumar's case [supra], we neither find any
infirmity nor do we find any reason to differ with the findings arrived
at by the High Court in the impugned judgment. It is true that in view
C of the decisions of this court in Sunil Kumar's case [supra] and
Tribhovandas 's case [supra], it is only in exceptional circumstances,
as noted herein earlier, that_ a junior member can act as the Karta of
the family. Bu~ we venture to mention here that Dhuman Raj Singh, the
senior member of the HUF, admittedly, has been staying permanently
D in the United Kingdom for a long time. In Tribhovandas :S case [supra]
itself, it was held that ifthe Karta of the HUF was away in a remote
place, (in this case in a foreign country) and his return within a reasonable
time was unlikely, a junior member could act as the Karta of the family.
In the present case, the elder brother Dhuman Raj Singh, who is
E permanently staying in United Kingdom was/is not in a position to
handle 1;he joint family property for which reason he has himself executed
a power of attorney in favour of Jasraj Singh. Furthermore, there has
been no protest, either by Dhuman Raj Singh or by any member of the
HUF to the filing of the suit by Jasraj Singh. That apart, in our view,
F it would not be open to the tenant to raise the question of maintainability
of the suit at the instance of Jasraj Singh as we find from the record
that Jasraj Singh has all along been realizing the rent from the tenant
and for this reason, the tenant is now estopped from raising any such
question. In view of the discussions made herein above, we are,
G therefore, of the view that the High Court was fully justified in holding
that the suit was maintainable at the instance of Jasraj Singh, claiming
himself to be the Karta of the HUF.
8. lbis takes us to the next issue namely, whether the High Court
H was right in concluding that the first appellate court had duly dealt with
-(
M/S NOPANY INVESTMENTS (P) LTD. v. SANTOKH 41
SINGH (HUF) [TARUN CHATTERJEE, J.]
all the issues involved and re-appreciated the evidence as provided A
under 0.41 R.31 of the CPC. The learned senior counsel for the
appellant Mr. Gupta sought to argue that the High Court had erred in
holding that the first appellate court had acted in due 'compliance with
0 .41 of the CPC. It may be noted that the High Court, while concluding
as aforesaid, came to the following findings: - B
1) The first appellate court has passed a speaking order and
it is apparent that it has applied its mind.
2) The First appellate court had to deal with the arguments
which were advanced before it. It had rightly given the C
short shrift to all those arguments which did not inject
some coherence.
3) The learned counsel for the appellant had failed to point
out the issues regarding which the First Appellate court D
had not given its own conclusion.
4) The learned counsel for the appellant had also failed to
show as to how the authority cited viz., Santosh Hazari
Vs. Purushottam Tiwari (dead) by LRs. [AIR 2001 SC
965] was applicable to the facts of the case. E

9. In our view, it is difficult for us to set aside the findings of the
High Court on the question whether the first appellate court, while
deciding the questions of fact and law, had complied with the
requirements under 0.41 of the CPC. We are in agreement with the F
findings of the High Court as on a perusal ofthe judgment of the first
appellate court, it does not appear to us that the findings arrived at by
the first appellate court affirming the judgment of the trial court on any
· issue were either very cryptic or based on non-consideration of the
arguments advanced by the parties before it. In support of this contention, G
before the High Court, the appellant had relied on a decision of this
j.
court in the case of Santosh Hazari [supra], but in this appeal, the
learned senior counsel for the appellant Mr. Gupta has strongly relied
on a decision of this court in the case of Madhukar & Ors. Vs.
H
42 SUPREMECOURTREPORTS [2007] 13(Addl.)S.C.R.

A Sangram & Ors. [(2001) 4 SCC 756] and contended that since the
judgment of the first appellate court was cryptic in nature and the first
appellate court had not dealt with the issues involved in the appeal, the
same was liable to be set aside and the matter was liable to be sent
back to the first appellate court for rehearing. We are unable to accept
B this contention of the learned senior counsel for the appellant. Before
we consider the findings of the first appellate court as well as the High
Court on this issue, we must keep on record that in Madhukar & Ors.
Vs. Sangram & Ors. [supra], this court had to reverse the findings of
the High Court because the High Court erred in allowing the plaintiff/
C respondents first appeal without even considering the grounds on which
the trial court had dismissed the suit and without discussing the evidence
on record. On the same lines, the decision of this court in Santosh
Hazari's case [supra] was based. In our view, the aforesaid two
decisions of this court are distinguishable on facts with the present
D case. A perusal of the judgment of the first appellate court after remand
would clearly indicate that the same was neither cryptic nor based on
non-consideration of the issues involved in the appeal. Apart from that,
it has to be kept in mind that the decisions of this court in Madhukar
& Ors. Vs. Sangram & Ors. [supra] and Santosh Hazari's case
E [supra], were considering the reversal of the findi."tgs of fact of the trial
court. In the present case, the first appellate court had affirmed the
findings of the trial court, which were based on total consideration of
the material evidence - documentary and oral on record. It is well
settled that in the case of reversal, the first appellate court ought to
F give some reason for reversing the findings of the trial court whereas
in the case of affirmation, the first appellate court accepts the reasons
and findings of the trial court. In any view of the matter, from a perusal
of the judgment of the first appellate court, it is clear that it reflects
conscious application of mind and has recorded the findings supported
G by reason on all the issues arising along with the contentions put forward
by the parties. In Santosh Hazari 's case [supra], this court observed:-
"The task of an appellate court affirming the findings of
the trial court is an easier one. The appellate court agreeing
H
l
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MIS NOPANYINVESTMENTS (P) LTD. v. SANTOKH 43
SINGH (HUF) [TARUN CHAlTERJEE, J.]
with the view of the trial court need not restate the effect of A
the evidence or reiterate the reasons given by the trial court;
expression of general agreement with the reasons given by
the court, decision ofwhich is under appeal, would ordinarily
suffice." (Emphasis supplied).
B
Again, in Madhukar & Ors. Vs. Sangram & Ors. [supra], this
court had to set aside the judgment of the High Court because the first
appellate court was singularly silent as to any discussion, either of the
documentary or the oral evidence. In addition, this court in that decision
was of the view that the findings of the first appellate court were so c
cryptic that none of the relevant aspects were noticed. In this
background, this court at paragraph 8 observed as follows:-
"Our careful perusal of the judgment in the first appeal
shows that it hopelessly falls short of considerations which
are expected from the court offirst appeal. We, accordingly D
set aside the impugned judgment and decree of the High
Court and remand the first appeal to the High Court for its
fresh disposal in accordance with law. "
In view of our discussions made hereinabove, we are, therefore, E
unable to agree with the learned senior counsel for the appellant Mr.
Gupta that the High Court was not justified in holding that the findings
of the first appellate court were in compliance with 0.41 of the CPC.
That apart, the learned senior counsel for the appellant Mr. Gupta
could not satisfy us or even point out the specific issues which, in his F
opinion, had been left to be addressed by the first appellate court. In
view of the discussions made herein above, we are, therefore, of the
view that no ground was made out by the appellant to set aside the
judgment of the High Court on the question whether the judgment of
the first appellate court was liable to be set aside for non-compliance G
with the mandatory provisions of0.41 of the CPC.
l- 10. Let us now deal with Issue Nos. 3 and 4. Since both these
issues are interlinked, we shall deal with these two issues together. Let
us first consider whether the respondent landlord could issue a notice
H
I-
44 SUPREME COURT REPORTS [2007] 13 (Addi.) S.C.R.

A under Section 6A of the Act for increase of rent when the petition for
eviction of the appellant was pending before the Additional Rent
Controller and when there had been an order to the tenant for deposit
of rent on a month to month basis under Section 15 of the Act. In our
view, the first appellate court as well as the High Court were fully
B justified in holding that it was open to a landlord to increase the rent
of the suit premises by 10% after giving a notice under section 6A of
the Act. In this connection, it would be appropriate to reproduce
Section 6A of the Act which talks about revision of rent and Section
8 of the Act which contemplates notice of increase of rent. Section 6A
C runs as under: -
"6A. Revision ofrent - Notwithstanding anything contained
in this Act, the standard rent, or, where no standard rent is
fixed under the provisions of this Act in respect of any
D premises, the rent agreed upon between the landlord and the
tenant, may be increased by ten per cent every three years".
From a bare perusal ofthis provision under Section 6A of the
Act, it is evident that by this statutory provision, the standard rent and
in cases where no standard rent is fixed under the Act in respect of
E any premises, the rent agreed upon between the landlord and the
tenant, may be increased by 10% every three years. It is, therefore,
open to the landlord under Section 6A of the Act to increase the rent
agreed upon between him and the tenant by 10 % every three years,
irrespective of the fact that an eviction proceeding is pending and an
F order under Section 15 of the Act has been passed by the Additional
Rent Controller except that when a land lord wishes to so increase the
rent of any premises, a notice of increase of rent, as provided under
Section 8 of the Act, has to be served on the tenant thereby intimating
the tenant his intention to make the increase. Section 8 of the Act runs
G as under: -
"Notice of increase ofrent - (1) Where a landlord wishes to
increase the rent of any premises, he shall give the tenant notice ·•
of his intention to make the increase and in so far as such increase
H is lawful under this Act, it shall be due and recoverable only in
,
}

M/S NOPANYINVESTMENTS (P) LTD. v. SANTOKH 45
SINGH (HUF) [TARUN CHATTERJEE, J.]
respect of the period of the tenancy after the expiry of thirty A
days from the date on which the notice is given.
(2) Every notice under sub-section (1) shall be in writing signed
by or on behalf of the landlord and given in the manner provided
in section 106 of the Transfer of Property Act, 1982 (4 of B
1882)."
Therefore, if the landlord wishes to increase the rent of any
premises at any time, only a notice expressing his intention to make
such increase is required to be given to the tenant and Section 6A of
the Act, as noted herein earlier, clearly permits the landlord to increase C
the rent by 10% every three years. In this view of the matter, after the
completion of three years, it was open to the landlord at any point
even during the pendency of an eviction petition to increase the rent
of the suit premises after giving the prescribed notice to the tenant.
D
11. At this stage, we may also consider Section 3(c) of the Act,
which bars the application of the Act to the premises whose monthly
rent exceeds Rs. 3500/-. Section 3(c) of the Act runs as under:-
"Act not to apply to certain premises - Nothing in this Act shall
apply- E
(a)
(b)
(c) to any premises, whether residential or not, whose monthly F
rent exceeds three thousand and five hundred rupees;"
The Delhi Rent Control Act, 1958 was amended by Act No. 52
of 1988, which came into effect from 1st of December, 1988. By this
amendment of the 1958 Act on 1st of December, 1988, Section 3(c)
with other amendments was brought into force. Section 3(c) of the G
amended act provides that the provisions of the Act will not apply to
any premises whose monthly rent exceeds Rs. 3500/- from the date
of coming into operation of this act. In D. C. Bhatia and others Vs.
Union of India and another [(1995) lSCC 104], while considering
H
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46 SUPREME COURT REPORTS [2007] 13 (Addi.) S.C.R.

A the parent act and the amending act, this court held that the objects
of the amending act are quite different from the objects of the parent
act. It observed that one of the objects of the amending act was to
rationalize the rent control law by bringing about a balance between
the interest of landlords and tenants. It was also observed that the
B object was not merely to protect the weaker section of the community.
The Rent Act had brought to a halt house-building activity for letting
out. This court also made an observation that many people with
accommodation to spare did not let out the accommodation for the
fear of losing the accommodation. As a result of all these, there was
C acute shortage of accommodation which caused hardship to the rich
and the poor alike and that in the background of this experience, the
amending act of 1988 was passed. In paragraph 28 of the aforesaid
decision in D.C. Bhatias case [supra), this court observed as follows:-
D "In order to strike a balance between the interests of the
landlords and also the tenants and for giving a boost to
house-building activity, the legislature in its wisdom has
decided to_ restrict the protection of the Rent Act only to
those premis'e's for. which rent is payable_ up to the sum of Rs
E 3500 per month and ha.~ decided not to extend this statutory
protection to the premises constructed on or after the date
of coming into operation of the Amending Act for a period
of ten years. This is a matter of legislative policy. The
legislature could have repealed the Rent Act altogether. It
F can also repeal it step by step. It has decided to confine the
statutory protection to the existing tenancies whose monthly
rent did not exceed Rs 3500. "
Considering the aforesaid reasons which led to the amending act
of 1988, it is clear that the legislature intended to strike a balance by
G allowing the landlords to evict a tenant, who could pay more than Rs.
35001- per month, from the tenanted premises.
12. In the present case, after serving a notice under Section 6A
read with Section 8 of the Act, the protection of the tenant under the
H Act automatically ceased to exist as the rent of the tenanted premises
M/S NOPANY INVESTMENTS (P) LTD. v. SANTOKH 47
SINGH (HUF) [TARUN CHATTERJEE, J.]
exceeded Rs. 3500/- and the bar of Section 3(c) came into play. At A
the risk of repetition, since, in the present case, the increase of rent by
10% on the rent agreed upon between the appellant and the respondent
brought the suit premises out of the purview of the Act in view of
Section 3(c) of the Act, it was not necessary to take leave of the rent
controller and the suit, as noted herein above, could be filed by the B
landlord under the general law. The landlord was only required to
serve a notice on the tenant expressing his intention to make such
increase. When the eviction petition was pending before the Additional
Rent Controller and the order passed by him under Section 15 of the
Act directing the appellant to deposit rent at the rate of Rs. 3500/- C
was also subsisting, the notice dated 9th of January, 1992 was sent by
the respondent to the appellant intimating him that he wished to increase
the rent by 1O·percent. Subsequent to this notice, another notice dated
31 51 of March, 1992 was sent by the respondent intimating the appellant
that by virtue o~ the notice· date~ 9th of January, 1992 and in view of D
Section 6A of the Act, the rent stood enhanced by 10 percent i.e. from
Rs. 3500/- to Rs. 3850/-. It is an admitted position that the tenancy
of the appellant was terminated by a further notice dated ,16/l 7th of
July, 1992. Subsequent to this, the eviction petition No. 432of1984
was withdrawn by the respondent on 20th of August, 1992 and the E
suit for eviction, out of which the present appeal has arisen, was filed
on 6th of February, 1993. That being the factual position, it cannot at
all be said that the suit could not be filed without the leave of the
Additional Rent Controller when, admittedly, at the time of filing of the
said suit, the eviction petition before the Additional Rent Controller F
had already been withdrawn nor can it be said that the notice of
increase of rent and termination of tenancy could not be given
simultaneously, when, in fact, the notice dated 16/17111 of July, 1992
was also a notice to quit and the notice intending increase of rent in
terms of Section 6A of the Act was earlier in date than the notice G
dated 16/l 7th of July, 1992. In any view of the matter, it is well settled
- i- that filing of an eviction suit under the general law itself is a notice to
quit on the tenant. Therefore, we have no hesitation to hold that no
notice to quit was necessary under Section 106 of the Transfer of
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48 SUPREME COURT REPORTS [2007] 13 (Addi.) S.C.R.

A Property Act in order to enable the respondent to get a decree of
I
eviction against the appellant. This view has also been expressed in the
decision of this court in V Dhanapal Chettiar Vs. Yesodai Ammal
[AIR (1979) SC 1745].

B 13. Before parting with this judgment, we may deal with a decision
of this court in the case of Ambalal Sarabhai Enterprises Ltd. Vs.
Amrit Lal & Co. and another [(2001) 8 SCC 397] on which the
learned senior counsel for the appellant Mr. Gupta placed strong
reliance. Relying on this decision, Mr. Gupta sought to argue that the
C amendment of the Act being not retrospective in operation, in view of
Section 6 of the General Clauses Act, it would not affect the pending
eviction proceeding, which would continue as if the Act had not been
amended and therefore, the suit filed by the respondent for eviction
under the general law without taking leave from the Additional Rent
D Controller could not be said to be maintainable. In our view, the
decision of this court in Ambalal Sarabhai 's case [supra] does not
support the appellant but it supports the respondent. In that decision,
this court held that the vested right of the landlord under the general
law continues so long it is not abridged by the protective legislation,
E namely, the Rent Act, but the moment this protection is withdrawn, the
vested right of the landlord reappears which can be enforced by him.
Such being the position, we are, therefore, of the view that since the
eviction petition filed by the respondent before the Additional Rent
Controller was withdrawn and the tenancy was terminated by a fresh
F notice to quit and in view of the increase of rent wished by the landlord
in compliance with Section 6A read with Section 8 of the Act, there
cannot be any difficulty to hold that the suit in fact was maintainable
under the general law. That being the position, the decision of this
court in Ambalal Sarabhai 's case [supra] can not at all be applicable
G in favour of the appellant and which, in view of our discussions made
hereinabove, can only be applicable in favour of the respondent.
14. For the reasons aforesaid, none of the grounds urged by the :-
learned senior counsel for the appellant Mr. Gupta can be accepted by
us to interfere with the impugned judgment of the High Court.
H
MIS NOPANYINVESTMENTS (P) LTD. v. SANTOKH 49
SINGH (HUF) [TARUN CHATTERJEE, J.]
Accordingly, the appeal fails and is hereby dismissed. However, A
-\ considering the facts and circumstances of the case, we grant time to
the appellant to vacate the premises in question by 29th of February,
,. 2008 provided the appellant files an usual undertaking in this regard in
this court within a fortnight from this date. In default, it will be open
to the respondent to proceed to execute the decree for eviction of the B
appellant from the suit premises in accordance with law. There will be
no order as to costs .
. '
N.J. Appeal dismissed.
c