SMT. RANI DEVIversusBHOLE NATH AND ORS

                                SMT. RANI DEVI                                        A
                                      v.
                             BHOLE NATH AND ORS .

                                  OCTOBER 22, 1991

              [K. RAMASWAMY AND YOGESHWAR DAYAL, JJ.)                                 B

             U.P. Urban Building (Registration of letting, rent and eviction) Act,,
     1972:

          Sections 3(a)(2) and 21-Eviction of tenant-Wliether married' C
     daughters of original tenants necessary parties to eviction proceedings--
     Whether non-impleadment vitiates proceedings and disentitles landlady to
     maintain action for ejectment. ·
           The appellant-landlady, filed a suit under s.21 of the U.P. Urban
     Building (Regulation of letting, rent and eviction) Act, 1972 for eviction of    D
     the tenant on the ground of bona fide requirement. The prescribed
     authority and the Appellate Tribunal found as a fact that the appellant's
     requirement was bona fide and decreed the suit. But, the High Court set
     aside the order on the sole ground that the married daughters of the
     original tenant, who were the necessary parties, were not impleadP.d and,
     therefore, the non-joinder of the necessary parties disentitled the              E
     appellant-landlady to have the ejectment of the tenants, namely, the sons
     and the widow of the deceased tenant.

             Allowing the appeal of the landlady, this Court,

            HELD: 1.1 Section 3(a)(2) of the U.P. Urban Building (Regulation,         F
     of letting, rent and eviction) Act, 1972 postulates that tenant in relation to
     a building means a person by whom rent is payable, and on the tenant's
     death, in the case of a non-residential building, his heirs. Therefore, as
     defined under s.3(a)(2) all heirs of the tenants are the tenants who
-<   succeeded intestate as per the Hindu Succession Act, 1956. Consequently,
     the married daughters are tenants within the meaning of s. 3(a)(2), and          G
     entitled to succeed to the tenant's lease-hold rights under the Act,
     including not merely to the liabilities to pay rent but also to continue the
     business until duly ejected as per the provisions of the Act. (537 8-C]

             1. 2 However, in the instant case, the original tenant died in. i965.    H
                                           535
    536                      SUPREME COURT REPORTS            (1991) SUPP. 1 S. C.R.

A Thereafter, the proceedings were initiated in 1974. Till then, one or the
    sons or the deceased tenant. namely, the first respondent was in                   ..__    ,;__
    occupation or the premises and did carry on business. The married
    daughters never participated, nor claimed interest in the business
    conducted by the first respondent and even before the death of the rather,
B   they were married and they were living with their husbands elsewhere. The
    Rent Appellate Tribunal has round that by necessary implieation, the
    married daughters surrendered their tenancy rights inherited under the
    Ad, since after the demise or the original tenant, the daughters evinced no
    interest to assert their rights. In view of this, their non-impleadment as
    respondents does not vitiate the action for non-joinder or them as
c   necessary parties nor maintainability of the proceedings for ejectment
    itself. (536 ff, 537 AB, D-E]
            CIVIL APPELLATE JURlSD.ICTION: Civil Appeal No. 129 of
    1986.
            From the Judgment and Order dated 12.5.1982 of the Allahabad
D High Court in Civil Misc. Writ Petition No. 13431 of 1981.
                                                                                                      t
            B.D. Agarwal and Indeever Goodwill for the appellant.                        ~

            A.K. Srivastava· for the Respondents.

E           The following Order of the Court was delivered:

               This appeal by special leave has been filed by the landlady. She
    laid action under s.21 9f the U.P. Urban Building (Regulation of letting,
    rent and eviction) Act, 1972 (for short 'the Act') for eviction of the tenant
    on the ground of bona fide requirement to start business by her son. The                  ¥-
F   prescribed authority and the Appellate Tribunal found as a fact that the
    appellant required the premises bona fide to start the business. But the .
    High Court allowed the writ petition, set aside the order on the sole
    ground that the married daughters of the original tenant, Lalu were not
    impleaded who are the necessary parties and, therefore;the non-joinder of
    the necessary-parties disentitle the landlady to have the ejectment of the
G   tenants namely the sons and the widow of the deceased tenant Latu.

          The only question· that arises in this case is whether the married
    daughters of the deceased tenant are necessary parties and that non-im-
    pleading them would disentitle the landlady to maintain the action for
    ejectment. Admittedly, Lalu the original tenant died in 1965. Thereafter,
H   the proceedings were initiated in 1974: Till then, one of the sons of Latu,
                           RANI DEVI v. BHOLE NA1H                           537

  namely, Bhole Nath was in occupation of the premises and did carry on              A
  business as admitted by him in affidavit Exhibit SA-II "that the deponent
  i& the tenant of a portion of house No . 55, Thatheri Bazar, Allahabad on
  payi:nent of Rs. 40/- per month as rent including electric charges". It is
  also not in dispute that the married daughters never participated, nor
  clai1*ed interest in the business conducted by Bhole Nath. It is also an
  admitted fact that even before 'the death of the father they were married          B
  and they are living with their husbands elsewhere. Indisputably s.3 (a)(2)
  postulates that "In this Act, unless the context otherwise requires (a) tenant
  in relation to a building means a person by whom its rent is payable, and
  on the tenant's death (2) in the case of a non-residential IJuilding, his
  heirs." Therefore, as defined under s.3(a)(2) all heirs of the tenants are
  the tenants who sut:ceeded intestate as per the Hindu Succession Act,              C
  1956. Certainly, therefore, they are tenants within the meaning of s.3(a)(2).
  They are entitled to succeed to the tenant's lease-hold rights under the
  Act, including not merely to the Ii.abilities to pay rent as contended by the
  appellant but also to continue the business until duly ejected as per the
  provisions of the Act. Whether non-impleadment of the married daughters
  would vitiate maintainability of the proceedings for ejectment. The finding        D
· recorded by the Rent Appellate Tribunal that by necessary. implication,
   the married daughters surrendered their tenancy rights inherited under
   the Act. After the demise of Lalu, the daughters evinced no interest to
   assert their rights, is well justified. Once that is found to be so, their non-
   impleadment as respondents does not vitiate the action for non-joinder of
   them 'as necessary parties nor maintainability of the proceedings for eject-      E
   qient ~tself. The High Court committed grave errors of law in allowing the
 · writ petition and dismissing the application for ejectment. The order of
   the High Court is set aside and that of the Prescribed Authority and the
   Tribunal are restored. It is not in dispute that the landlady offered a
   reasonable portion of the premises to the respondent to an extent of 3-1/2'x
   6' in the Varanda but respondent had refused to accept that offer but in          F
   this Court the learned counsel for the respondents requested to allow the
   tenant to retain the portion offered. In fairness, Mr. Agarwal, learned
   senior counsel for the appellant, has not objected to it. Accordingly it is
   open to the tenant to occupy the portion offered by the appellant and
   vacate the other portion which is required by the petitioner for starting
    the business of her son. The appellant would carve out the portion in a          G
    suitable and convenient manner to run the business by the respondent.
    The appeal is allowed with the above modifications, but in the circumstan-
    ces parties are directed to bear their own costs.

  N.P.V.                                                       Appeal Allowed.