Supreme Court of India
SMT. SHASHI JAINversusTARSEM LAL (DEAD) & ANR.
- Citation
- 2009 INSC 443
- Decided
- 31 March 2009
- Disposal
- Appeal(s) allowed
Holding
The landlady proved both a bona‑fide requirement for personal use and that the tenant sub‑let the premises without consent, justifying eviction under the Act.
Summary
Shashi Jain, the landlady, filed an eviction application under Section 13 of the East Punjab Urban Rent Restriction Act, 1949, claiming she needed the premises for her own and her aged mother's personal use and that the tenant, Tarsem Lal, had sub‑let part of the premises to Rakesh Kumar without her written consent. The Rent Controller and the First Appellate Authority dismissed her application, and the High Court upheld those orders on revision. On appeal, the Supreme Court examined the evidence afresh, found that the landlady had satisfactorily proved her bona‑fide requirement and that the tenant had indeed sub‑let the premises without consent, and held that the lower authorities had mis‑appreciated the evidence. Consequently, the Court set aside the orders of the Rent Controller, the Appellate Authority and the High Court and allowed the eviction of Rakesh Kumar.
Issues considered
- Whether the landlady proved on record that she bona‑fide required the demised premises for her personal use and occupation.
- Whether the tenant sub‑let the demised premises to respondent No.2 without the landlady's written consent.
Legislation cited
- East Punjab Urban Rent Restriction Act, 1949s. 13(2)(ii)(a), s. 13(3)(a)(i)(a), s. 15
Subjects
rent controlevictionbona fide requirementsub‑lettinglandlord‑tenantrevision jurisdictionEast Punjab Urban Rent Restriction Act
Judgment
[2009] 5 S.C.R. 404
A SMT. SHASHI JAIN
v.
TARSEM LAL (DEAD) & ANR.
(Civil Appeal No. 3623 of 2001)
MARCH 31, 2009 ~
B
[LOKESHWAR SINGH PANTA AND B. SUDERSHAN
REDDY, JJ.]
Rent Control - East Punjab Urban Rent Restriction Act,
c 1949 - s.13(3)(a)(i)(a) and s.13(2)(ii)(a) - Eviction under -
Ground of bonafide personal requirement of landlord and of
sub-letting by tenant without consent of landlord - Held: On
facts, the appellant-landlady proved on record that she
bonafide required the demised premises for her personal use 1'-
D and occupation and that respondent no.1-tenant had sub-let
the demised premises to respondent No.2 without consent of
the landlady - Orders passed by Rent Controller and
appellate authority which returned findings adverse to the
landlady as also the unreasoned order passed by High Court
E while dismissing revision petition filed by the landlady set
aside - Petition for eviction allowed - Revision.
The property in question was situated in Civil Lines,
Ludhiana. Appellant-landlady filed application under
Section 13 of the East Punjab Urban Rent Restriction Act,
F 1949 seeking eviction of respondent no.1-tenant I from
the said property inter a/ia on grounds a) that the landlady
required the said property for her own personal use and
occupation and also for use and occupation of her aged
mother and b) that respondent no.1 had sub-let the
G demised premises to respondent no.2 without the written
consent of appellant-landlady. The Rent Controller
dismissed the application. The order was affirmed by the
appellate authority. Appellant filed revision petiticm, which
was dismissed by the High Court.
H 404
SHASHI JAIN v. TARSEM LAL (DEAD) & ANR. 405
~
In appeal to this Court, during pendency of which A
respondent no.1 died, two questions arose for
consideration, viz., (i) whether the landlady-appellant had
proved on record that she bonafide required the demised
--
- -1
premises for her personal use and occupation; and (ii)
whether respondent no.1-tenant had sub-let the demised B
premises to respondent No.2 without the consent of the
landlady.
Allowing the appeal, the Court
HELD:1.1. In support of her claim of bona fide c
requirement of the demised premises, the appellant-
landlady in her deposition as AW-1 categorically stated
that respondent no.1 had shifted his residence from the
-- _.. demised premises finally to a new residence consisting
of two rooms located at the back side of his 'Dhaba'. AW- D
5 the mother of the landlady corroborated her testimony.
The Rent Controller and the Appellate Authority rejected
the claim of requirement of the premises in dispute made
by the landlady on flimsy and intangible ground holding
that the landlady was residing at Mohali the place of her E
posting as a teacher in Education Board, though it was
the specific case of the landlady that she in fact was
residing at Mohali in one room because of her
employment as a Government Servant and occasionally
~ she used to visit Ludhiana to look after her mother. It was F
established by the landlady that had she got the
possession of the demised premises from the tenant
- when he had shifted to his new residence located at the
back side of the 'Dhaba', she could have immediately
occupied the premises and started living along with her
old mother therein. It is her evidence that had she got the
G
;"""1 vacant possession of the demised premises, she would
have commuted from Ludhiana to Chandigarh to attend
her official duties as the distance between these two
places is neither far-off nor time consuming. The tenant
H
406 SUPREME COURT REPORTS (2009) 5 S.C.R.
A could not rebut and controvert the acceptable evidence
of the landlady on any material aspect. On the contrary,
it finds stated in the order of the Rent Controller that the
tenant and his brothers who appeared as RW - 7 and RW-
8 respectively, have admitted the said statement of AW
B landlady. [Para 17) (418-E-H; 419-A-C]
1.2. As regards the other ground on which the Rent
Controller and the Appellate Authority rejected the claim
of the landlady on the point of bona fide requirement, viz,
that the mother of the landlady owned one more house
C at Ludhiana, which was in occupation of the brother of
the mother of the landlady and the house could be shared
by the landlady and her mother, it has been proved by
the landlady that her mother being an old woman has to
be looked after by her in her house at Ludhiana. The
D landlady categorically stated in her statement that a
house owned by her parents located in Field Ganj,
Ludhiana is unfit and unsafe for habitation of landlady
and her aged ailing mother. The house is in dilapidated
condition and there exist no open space, no sun light and
-
E air in that part of the area as the house is located near
railway line and daily smoke and dust of running trains
will be very harmful and injurious for the health of her
mother who is a chronic patient of Asthma and high blood
pressure. It is also proved on record that the landlady's
F mother's house situated at Shahpur is in industrial area
and is in possession of the tenants inducted by the
maternal uncle of the landlady. It is also proved on record
G
that the Rent Controller, Chandigarh has passed
ejectment order in regard to the one room, which was
occupied by the landlady at the time of her employment
-
in Government job at Mohali. (Para 17] (417-C-H; 418-A-
B]
1.3. The landlady has thus pleaded and proved by
leading reliable, positive and acceptable evidence that
H
'
-~
SHASHI JAIN v. TARSEM LAL (DEAD) & ANR. 407
-- she is in urgent need of the demised property for her bona
fide use and occupation in terms of Section 13 (3)(a)(i)(a)
of the Act. [Para 18] (418-B-C]
A
.... l
2. The appellant-landlady has proved on record that
the father of respondent no.2, had shifted in the demised
B
premises along with his family members about ten years
after Chinese aggression in the year 1973-74. The Rent
Controller as well as the First Appellate Authority have not
properly appreciated the evidence of the landlady and
wrongly concluded that respondent no.2 became sub-
lessee in the year 1973 without appreciating and c
~
considering the fact that in the year 1973 respondent no.2
was a minor and could not execute agreement of tenancy.
1•. The landlady has proved on record pro forma D-1
A prescribed for the employees of Punjab Agricultural
University, Ludhiana, for drawal of the house rent D
allowance (Ex. AW/1a) which would prove that
.,,. respondent no.2, who was employed with the Punjab
J Agricultural University as a messenger boy, has been
' drawing a sum of Rs. 150/- per month as rent for
unfurnished accommodation of the demised premises. E
The Appellate Authority has failed to apply its
independent mind and merely stamped the order of the
Rent Controller without giving independent reasons for
upholding the said order. The statement of respondent
~
no.1 that his sister and her son respondent no.2 were F
living with him at the time of inception of the tenancy has
been wrongly relied upon by the Rent Controller which
- is contrary to the documentary evidence Form D-1
attached with (Exhibit AW 1/1 ). The Rent Controller and
the Appellate Authority as well as the High Court gravely
erred in not appreciating and considering the fact that
G
payment of rent by a sub-tenant to the tenant is always
a secret arrangement between them and respondent no.2
has been receiving a sum of Rs. 150/- per month as rent
from his employer of the demised premises. The H
408 SUPREME COURT REPORTS [2009] 5 S.C.R.
A statement of RW 5, sister of respondent no.1 that she was
residing with her son in the demised premises since 1961
has been wrongly accepted by authorities below as her
statement too is wholly contrary to the documentary
-
evidence Form 01 placed on record and proved by the
B landlady along with Ex. AW1/1. The documentary
evidence on record, belies the oral version of respondent
no.1 and his sister RW 5 that respondent no.2 was
residing in the house in dispute along with her right from
the day of his birth i.e. 27.11.1962 till the application for
C eviction of the tenant was filed by landlady before the
Rent Controller in the year 1982. In the backdrop of the
evidence led by the landlady, the plea of the appellant that
respondent no.1 had sublet the premises in dispute to
respondent no.2 without her written consent has been
proved by her by leading reliable and convincing
0
evidence. In the facts and circumstances, respondent
no.2 is held to be liable to be evicted from the demised
premises in terms of the provisions contained in Section
13(2)(ii)(a) of the Act. [Para 19 and 20] [418-D-H; 419-A-F-
--
E H; 420-A-D]
3. The High Court legally failed to exercise its
revisional jurisdiction in dismissing the revision petition
of the landlady without assigning independent reasons
and also not taking into consideration the perversity and
F infirmity of the order of the Rent Controller as confirmed
by the Appellate Authority based upon misreading and
mis-appreciation of the evidence on record. [Para 20]
[420-D-F]
4. The order of the Rent Controller and order of the
-
G appellate authority as well as the unreasoned order of the
High Court are all quashed and set aside. The application
for eviction of respondent no.2, filed by the land lady-
appellant under Section 13 of the Act is accordingly
allowed on the grounds available to her under Section
H
SHASHI JAIN v. TARSEM LAL (DEAD) & ANR. 409
13(3)(a)(i) (a) and Section 13(2)(ii)(a) of the Act. [Para 22) A
[421-8-C]
CIVIL APPELLATE JURISDICTION : Civil Appeal No.
3623 of 2001.
• i
From the Judgment and Order dated 23.04.1998 of the B
·I
High Court of Punjab and Haryana at Chandigarh in Revision
Petition No. 4062 of 1997.
M.N. Krishnamani, Rajesh Sharma, Shalu Sharma and
Goodwill lndeevar for the Respondents. c
The Judgment of the Court was delivered by
LOKESHWAR SINGH PANTA, J. 1. This appeal by
special leave has been filed by Smt. Shashi Jain-landlady,
A
assailing the final judgment and order dated 23.04.1998 D
passed by the High Court of Punjab and Haryana at Chandigarh
in Civil Revision No. 4062 of 1997.
2. The 1;:icts in brief giving rise to this appeal are as
follows:-
E
(2.1.) On 24.07.1961, the mother of Smt. Shashi Jain-
landlady-appellant (hereinafter referred to as the "landlady") had
inducted Tarsem Lal as a tenant in the premises, i.e. House
No. 971, Block-1 consisting of three rooms, one verandah,
~ F
attached courtyard, open space and latrine, etc. situated on
Rajpura Road, Civil Lines, Ludhiana, on a monthly rent of Rs.30/
- vide written rent deed (Ex.-AW5/A). On 12.11.1973, Khushi
Ram had submitted application Form D-1 in the office of the
Civil Supply Officer for getting ration card to his family members
namely Smt. Lajwanti - wife, Tarsem Lal, Janak Raj, Harbans G
Lal, Kewal Krishan- sons and Avinash Kumari - daughter-in-law
---; who all were· living together in the demised premises on
01.04.1970, mother of the landlady suffered a consent decree
of the court in regard to the dJimised premises jointly passed
in favour of the landlady and her brother. Because of non- H
410 SUPREME COURT REPORTS [2009] 5 S.C.R.
A registration of the said decree, ownership rights could not be
transferred in the name of the landlady and her brother.
(2.2.) On 14.03.1974, the mother of the landlady preferred
an application for ejectment of Tarsem Lal-tenant on the ground
B
of arrears of rent w.e.f April 1973 to May 1974, which amount
later on was tendered by the tenant in the court. Again on
~ ....
01.10.1974, the mother of the landlady had filed second
application for ejectment of the tenant for non-payment of rent
from June 1974 to October 1974.
c 3. It was the case of the landlady before the Rent Controller
that the tenant did not tender the arrears of rent as claimed.
The Rent Controller, Ludhiana, passed an ejectment order
against the tenant. On appeal, the First Appellate Authority set
aside the said order and held that since the landlady and her
D brother had already become the landlords of the demised 'f-.
premises, therefore, Tarsem Lal has to be held a tenant under
them. The order of the First Appellate Authority was upheld by
the High Court of Punjab and Haryana on 11.04.1980. The
special leave petition preferred against the order of the High
E Court came to be dismissed by this Court.
4. On 22.05.1982, the landlady had preferred an
application under Section 13 of the East Punjab Urban Rent
Restriction Act. 1949 (hereinafter referred to as the "Rent Act"]
for the ejectment of Tarsem Lal-tenant, inter alia, on the
F following grounds:-
[a] That respondent no.1 was in arrears of rent w.e.f.
June 1974 onwards.
[b] That the respondent no.1 had converted the
G demised premises into the. residence of the family
of his married brother and sister, whereas it was
i-·-
rented out to him for his personal residence.
[c] That the landlady ,required the demised premise~
H for her own personal use and occupation and also
SHASHI JAIN v. TARSEM LAL (DEAD) & ANR. 411
[LOKESHWAR SINGH PANTA, J.]
for use and occupation of her aged mother. A
It appears from the record that later on by way of
amendment, additional ' ground was also
incorporated in the ejectment application, which
read as under:
8
[d] That the respondent no. 1 without the written consent
of the landlady had sub-let the demised premises
to Rakesh Kumar-respondent no. 2, who is
employed in Punjab Agricultural University as a
messenger boy. c
5. It was also the case of the landlady before the Rent
Controller that Rakesh Kumar on 30.08.1983 had given a
declaration in writing to his Department that he is paying
Rs.150/- as monthly rent of the demised premises. Tarsem Lal
0
the original tenant had shifted his residence in two rooms
located at the backside of his 'Dhaba' (Restaurant]. Before that,
the father of Rakesh Kumar used to reside in the demised
premises and was drawing house rent from the Punjab
Agricultural University, where he was employed as Tube-well E
Operator, in regard to the portion of the demised premises.
6. Tarsem Lal-tenant and Rakesh Kumar-respondent no.
2 herein both appeared before the Rent Controller on the date
of hearing of the application and tendered arrears of rent which
amount was accepted by the landlady. The claim of non- F
payment of rent, therefore, has been rendered satisfied.
7. T arsem Lal-tenant filed written statement to the eviction
application raising inter a/ia preliminary objections: [i] there
exists no relationship of landlady and tenant between them, [ii] G
Rakesh Kumar was not a necessary party and has been
I wrongly impleaded in the eviction proceedings, [iii] the eviction
---< petition was bad for partial ejectment, [iv] bad for non-joinder
and mis-joinder of necessary parties and [v] that the landlady
could not take advantage of her own act and conduct. He
denied the averments of sub-letting of any portion of the H
412 SUPREME COURT REPORTS [2009] 5 S.C.R.
.,.,.___
•
A demised premises to Rakesh Kumar. He stated that Rakesh
Kumar was residing as a tenant in a portion of building bearing
no. 1138/2 situated in village Rajpura, Tehsil & District Ludhiana
and before that, he used to reside with him as a licensee being
his sister's son. It was further asserted that since the inception
B of tenancy, the mother of Rakesh Kumar had been residing ~
with him in the demised premises.
8. On merits, the tenant denied the ownership rights of the
property in dispute of Smt. Santosh Kumari, mother of the
landlady. He has also denied the averments that mother of the
c landlady had let out three rooms and a verandah to him on a
monthly rent of Rs.30/- from July 1961. According to the tenant,
he was in occupation of three rooms, verandah, open space,
one bathroom, one latrine and kitchen. It was denied that any
suit was filed by the landlady and her brother against their
D mother Smt. Santosh Kumari for declaration, which was later :;--
on decreed. The tenant, however, admitted that the mother of
the landlady filed the ejectment application against him, which
was allowed by the Rent Controller. The First Appellate Authority
set side the order of eviction passed by the Rent Controller
E which was upheld by the High Court. He denied the claim of
the landlady that she bona fide requires the demised premises
for her personal use and occupation alongwith her aged mother.
He pleaded that the landlady is a permanent resident of
Chandigarh and she is in service of Punjab School Education
F Board. It was also stated that the landlady has got other ~
residential buildings in Ludhiana town, which are in the
possession of her brother and mother. He also submitted that
Rakesh Kumar his sister's son was born in the premises in
dispute and he has not sub-let the demised premises to
G Rakesh Kumar. He denied the averments of the landlady that
the father of Rakesh Kumar used to reside in the demised 1
premises when he was an employee of Punjab Agricultural r--·-·
University, Ludhiana. It was, however, admitted that Rakesh
Kumar is employed in Punjab Agricultural University, Ludhiana.
H 9. The landlady then filed re-application controverting and
SHASHI JAIN v. TARSEM LAL {DEAD) & ANR. 413
.... [LOKESHWAR SINGH PANTA, J.]
contradicting the averments of the written statement filed by the A
tenant and reiterating and re-ascertaining the averments made
/
in the application for eviction of the tenant. On the controversial
pleadings of the parties, the Rent Controller framed following
issues:
--! 8
[1] Whether the petitioner requires the demised premises
bonafide for her own use and occupation? OPA.
[2] Whether the demised premises are being used for the
purpose other than for which these were leased? OPA.
c
[3] Whether respondent no.1 without the written consent of
petitioner, has sub-let the demised premises in favour of
respondent no. 2? OPA.
[4] Whether there exists relationship of landlady and tenant
-4 between the petitioner and respondent no. 1? OPA. D
[5] Whether the tender made is invalid? OPA.
•
[6] Whether the findings of the Hon'ble High Court in Civil
Revision No. 1096 of 1977 operate as res judicata to the
present petition OPR. E
[7] Whether the respondent is estopped from challenging
the relationship in between petitioner and respondent no.
1? OPA.
-I F
[8] Whether the petition is not maintainable as alleged?
OPR.
[9] Whether the petition is bad for partial ejectment? OPR.
(1 O] Whether the petitioner is estopped by her act and G
conduct to file the petition against respondent no. 2? OPR.
,_.. --{ [11) Whether the petition is bad for non-joinder of
necessary parties? OPR.
[12) Relief. H
414 SUPREME COURT REPORTS [2009] 5 S.C.R.
...
A 10. The parties went to trial and led their evidence. On the
main question of bona fide requirement of the demised
premises by the landlady for her own use and occupation, the
Rent Controller, Ludhiana, had not found the evidence of the
landlady appearing as AW-1 and supported by the evidence
B of her mother- AW-5, reliable and acceptable. Therefore, the .,_
first Issue was decided against the landlady and in favour of
the tenant. Issue Nos. 2, 3 and 5 were decided in favour of the
tenant and against the landlady. Finding against Issue No. 4
was recorded in favour of the landlady and against the tenant.
c Issue No. 6 was not pressed by the tenant and therefore, it was
decided in favour of the landlady and against the tenant. In view
of the findings on Issue Nos. 4 and 6, Issue Nos. 7 and 8 were
rendered as redundant. Issue No. 9 was not pressed by the
tenant and it was, accordingly, decided against him and in
favour of the landlady. The Rent Controller in view of the finding ,....
D
on issue no. 3 held Issue No. 10 having become redundant.
The tenant did not press Issue No. 11 and therefore, it was
decided against him and in favour of the landlady. The Rent
Controller, on the basis of the findings recorded on Issue Nos.
.E 1 and 3, dismissed the petition of the landlady for eviction of
the tenant leaving the parties to bear their own costs.
11. Being aggrieved against the order of the Rent
Controller dated 29.03.1995, the landlady filed appeal before
the Appellate Authority, Ludhiana. The Appellate Authority by
F its order dated 06.02.1997 dismissed the appeal with costs ~ .-
and thereby affirmed the order of the Rent Controller. In
addition, counsel fee was assessed at Rs. 1,000/-.
12. Feeling aggrieved thereby, the landlady filed Revision
Petition under Section 15 [5] of the Rent Act before the High
G Court. The learned Single Judge by order dated 23.04.1998
dismissed the said revision petition. The order of the High
Court reads as under: ) - -"\,,,,.,
"The petitioner seeks eviction of the respondent on the
H ground that she bona fide requires the property in question
SHASHI JAIN v. TARSEM LAL (DEAD) & ANR. 415
...,
~ [LOKESHWAR SINGH PANTA, J.]
and the other ground pressed is that the tenant-respondent A
t no. 1 has sublet the property to respondent no. 2.
Both the Rent Controller and the Appellate Authority have
returned the findings adverse to the petitioner. The findings
of facts by the courts are based on evidence. They cannot
B
be described to be erroneous and absurd to permit this
court to interfere in the present Revision Petition. In these
circumstances, there is no ground to interfere. Revision
Petition fails and is dismissed."
13. Now, the landlady has filed this appeal by special leave. c
14. During the pendency of this appeal, Tarsem Lal - -
tenant, who was a bachelor expired on 17.07.1999. I. A. No.1
t
of 2000 has been filed by Janak Raj, Kewal Krishan - brothers
. ~~
and Satya Devi - sister of deceased Tarsem Lal, praying for D
bringing them on record as legal representatives of the
deceased.
15. We have heard the landlady - appellant appearing in
person and argued the appeal and Mr. M.N. Krishnamani,
learned Senior Advocate appearing on behalf of Rakesh E
Kumar-respondent no. 2 herein. Primarily and mainly following
two points have fallen for consideration of this Court:
[i] Whether the landlady-appellant has proved on
record that she bona fide requires the demised
F
premises for her personal use and occupation? and
[ii] Whether the deceased Tarsem Lal - the tenant
without the consent of the landlady had sub-let the
demised premises to Rakesh Kumar-respondent
no.2. G
I 16. We propose to scrutinize the evidence independently
'~
led by the parties before the Rent Controller, before we deal
with rival contentions raised before us. This exercise on our part
becomes necessary to find out whether the authorities below H
416 SUPREME COURT REPORTS (2009] 5 S.C.R.
A in exercise of their statutory functions and jurisdiction have
appreciated the evidence properly and in right perspective or
the vital evidence led by the landlady in support of her case has
been ignored which has caused grave miscarriage of justice
to her. The above extracted order of the High Court reveals that
s the Revision Petition of the landlady was dismissed mainly on
the ground that the Rent Controller as well as the Appellate
Authority both have rendered concurrent findings of facts;
therefore, no interference was called for in the said orders of
the authorities below. The order of the High Court does not deal
c with the ground of challenge made by the landlady in her revision
petition and the contentions raised by the parties before it, nor
the order contains clear findings on the points in issue. The High
Court in exercise of its revisional jurisdiction ought to have
recorded its independent findings on merits after considering
all points raised by the parties before it based on the
0
assessment of the evidence by the authorities below.
POINT NO. 1
17. In support of her claim of bona fide requirement of the
E demised premises, the landlady in her deposition as AW-1 has
categorically stated that Tarsem Lal - tenant had shifted his
residence from the demised premises finally to a new residence
consisting of two rooms located at the back side of his 'Dhaba'.
AW-5 the mother of the landlady corroborated her testimony.
F The Rent Controller and the Appellate Authority rejected the
claim of requirement of the premises in dispute made by the
landlady on flimsy and untangible ground holding that the
landlady was residing at Mohali the place of her posting as a
teacher in Education Board. It was the specific case of the
G landlady that she in fact was residing at Mohali in one room
because of her employment as a Government Servant and
occasionally she used to visit Ludhiana to look after her mother.
It was established by the landlady that had she got the
possession of the demised premises from the tenant when he
had shifted to his new residence located at the back side of
H the 'Dhaba', she could have immediately occupied the
SHASHI JAIN v. TARSEM LAL (DEAD) & ANR. 417
[LOKESHWAR SINGH PANTA, J.]
premises and started living along with her old mother therein. A
It is h'er evidence that had she got the vacant possession of
the demised premises, she would have commuted from
Ludhiana to Chandigarh to attend her official duties as the
distance between these two places is neither far-off nor time
-i consuming. The tenant could not rebut and controvert the B
,
acceptable evidence of the landlady on any material aspect.
On the contrary, it finds stated in paragraph 10 of the order of
the Rent Controller that the tenant and his brothers who
appeared as RW - 7 and RW - 8 respectively, have admitted
the said statement of AW landlady. The Rent Controller and the c
Appellate Authority rejected the claim of the landlady on the
point of bona fide requirement, on the other ground holding that
the mother of the landlady is the owner of one more house at
Ludhiana, which was in occupation of the brother of the mother
of the landlady and the house could be shared by the landlady D
--1- and her mother. During the course of the hearing of this appeal,
the landlady has admitted before this Court that she has since
retired from the Government Service and presently she is
residing with her sister at Chandigarh and now she intends to
reside in her own house at Ludhiana. It has been proved by the
E
landlady that her mother being an old woman has to be looked
after by her in her house at Ludhiana. The evidence led by the
landlady clearly proves that Tarsem Lal, had stopped living in
the demised premises and as noticed above he had shifted to
his new residence located at the back of his 'Dhaba'. The
landlady categorically stated in her statement that a house F
owned by her parents located in Field Ganj, Ludhiana is unfit
and unsafe for habitation of landlady and her aged ailing
mother. The house is in dilapidated condition and there exist
no open space, no sun light and air in that part of the area as
the house is located near railway line and daily smoke and dust G
of running trains will be very harmful and injurious for the health
of her mother who is a chronic patient of Asthma and high blood
--1
pressure. It is also proved on record that the landlady's
mother's house situated at Shahpur is in industrial area and is
in possession of the tenants inducted by the maternal uncle of H
418 SUPREME COURT REPORTS (2009] 5 S.C.R.
A the landlady. It is also proved on record that the Rent Controller,
Chandigarh has passed ejectment order in regard to one room
on the first floor of House No. 454, Sector 15-A, Chandigarh,
which was occupied by the landlady at the time of her
employment in Government job at Mohali.
B
18. It is not in dispute that Tarsem Lal - tenant was an
unmarried man and during the pendency of this appeal he has
died. The landlady has pleaded and proved by leading reliable,
positive and acceptable evidence that she is in urgent need of
the demised property for her bona fide use and occupation in
C terms of Section 13 (3)(a)(i)(a) of the Rent Act.
POINT N0.2
19. In support of this point, the landlady has proved on
record that Shri Satpal, father of Rakesh Kumar-respondent
D had shifted in the demised premises along with his family
members about ten years after Chinese aggression in the year
1973-74 and then Shri Satpal got employment in Punjab
Agricultural University at Ludhiana as Tubewell Operator. The
Rent Controller as well as the First Appellate Authority have not
-
E properly appreciated the evidence of the landlady and wrongly
concluded that Rakesh Kumar - respondent became sub-
lessee in the year 1973 without appreciating and considering
the fact that in the year 1973 Rakesh Kumar was a minor and
could not execute agreement of tenancy. It was the specific
F case of the landlady that Rakesh Kumar was inducted as sub-
tenant by Tarsem Lal in the year 1983 after Rakesh Kumar on
the death of his father Satpal got employment in Punjab
Agricultural University, Ludhiana. It is proved on record that
Tarsem Lal had parted with the possession of two rooms and
G verandah of the demised premises to Rakesh Kumar -
respondent for a consideration of Rs. 150/- per month as rent.
The landlady has proved on record pro forma D-1 prescribed
for the employees of Punjab Agricultural University, Ludhiana,
for drawal of the house rent allowance (Ex. AW/1a) which would
H prove that Rakesh Kumar - respondent has been drawing a
SHASHI JAIN v. TARSEM LAL (DEAD) & ANR. 419
[LOKESHWAR SINGH PANTA, J.]
sum of Rs. 150/- per month as rent for unfurnished A
accommodation of the demised premises. Application Form
D-1 dated 12.11.1973 prescribed for distribution card of food
grain and sugar submitted by Khushi Ram father of Tarsem Lal
was acknowledged on 29.07.1975 by a Clerk in the Office of
- the Food Supply, Ludhiana. On bare perusal of Ex. AW-1/1 B
- i
produced on record by the landlady, it becomes crystal clear
that Khushi Ram, his wife Lajwanti, Tarsem Lal, Janak Raj,
Kewal Krishna - sons and one Avinash Kumari - daughter in
law of Khushi Ram were living in the demised premises. Further
document - 01 would show that Rakesh Kumar - respondent c
was not residing with his mother in the demised premises since
the inception of the tenancy as held by the Rent Controller in
his order. The Appellate Authority, in our view, has failed to
apply its independent mind and merely stamped the order of
the Rent Controller without giving independent reasons for D
.. upholding the said order. The statement ofTarsem Lal that his
sister and her son Rakesh Kumar - respondent were living with
him at the time of inception of the tenancy has been wrongly
relied upon by the Rent Controller which is contrary to the
documentary evidence Form D-1 attached with (Exhibit AW 1/
E
1). The Rent Controller and the Appellate Authority as well as
the High Court have gravely erred in not appreciating and
considering the fact that payment of rent by a sub-tenant to the
tenant is always a secret arrangement between them and ,as
stated above, Rakesh Kumar~ respondent has been receiving
a sum of Rs. 150/- per month as rent from his employer of the F
demised premises. The statement of Smt. Satya Devi - RW
5, sister of Tarsem Lal that she was residing with her son in
the demised premises since 1961 has been wrongly accepted
by authorities below as her statement too is wholly contrary to
the documentary evidence Form 01 placed on record and G
proved by the landlady along with Ex. AW1/1. Satnam Rai -
....._~ RW 7, the Sub Inspector of Food and Supplies Department has
proved on record Form Ex. RW 7/1, Certificate Exhibit RW 7/
2, entries from register Ex. RW 3, Exhibit RW 7/4 and ration
card Exhibit R-8 which would prove that in the year 1973, H
420 SUPREME COURT REPORTS [2009] 5 S.C.R.
A. Tarsem Lal- tenant was residing in the demised premises along
with his father and brothers etc. whose names find mentioned
in form D-1. Thus, the documentary evidence on record, belies
the oral version of Tarsem Lal and his sister Satya Devi-RW 5
that Rakesh Kumar was residing in the house in dispute along
18 with her right from the day of his birth i.e. 27.11.1962 till the
application for eviction of the tenant was filed by landlady before
the Rent Controller in the year 1982.
20. In the backdrop of the above stated evidence led by
the landlady, the plea of the appellant that Tarsem Lal had sublet
IC the premises in dispute to Rakesh Kumar without her written
consent has been proved by her by leading reliable and
convincing evidence. In the facts and circumstances, Rakesh
Kumar - respondent is held to be liable to be evicted from the
demised premises in terms of the provisions contained in
ID Section 13(2)(ii)(a) of the Rent Act. The Rent Controller as well
as the First Appellate Authority have failed to appreciate the
evidence of the landlady in right perspective. The High Court
in exercise of its revisional jurisdiction has power to satisfy itself
as to whether the question of subletting which is a question of
IE law was properly decided by the courts below based on the
evidence, but the order shows that the High Court has legally
failed to exercise its revisional jurisdiction in dismissing the
revision petition of the landlady without assigning independent
reasons and also not taking into consideration the perversity
IF and infirmity of the order of the Rent Controller as confirmed
by the Appellate Authority based upon misreading and mis-
appreciation of the evidence on record. This Court in exercise
of its jurisdiction in this appeal will not be over-reaching its
power in appreciating the evidence on record to find out
•G whether the order of the authorities below as confirmed by the
High Court are perverse not based upon proper and legitimate
appreciation of the evidence on record led by the landlady which
orders have caused miscarriage of justice to the landlady.
21. The contention of Mr. M.N. Krishnamani, learned senior
IH counsel appearing for Rakesh Kumar - respondent that this
SHASHI JAIN v. TARSEM LAL (DEAD) & ANR. 421
[LOKESHWAR SINGH PANTA, J.]
Court shall not be obliged to interfere with the concurrent fJ
findings of fact arrived at by the three courts below cannot be
accepted for the aforesaid reasons.
22. In the result, this appeal deserves and it is, accordingly,
allowed. The order of the Rent Controller, Ludhiana, dated
24.03.1995 passed in RA No. 71 and order of the Appellate
9
Authority, in Rent Appeal No. 2/21-4/1995 dated 6.2.1997 as
well as the unreasoned order of the High Court dated
23.4.1998 passed in Civil Revision No. 4062/1997 are all
quashed and set aside. As a consequence thereof, the
application for eviction of Rakesh Kumar - respondent, son of Q
Satpal filed by the land lady - appellant under Section 13 of
the Rent Act is accordingly, allowed on the grounds available
to her under Section 13(3)(a)(i)(a) and Section 13(2)(ii)(a) of
the Rent Act.
d
23. The landlady, therefore, is held entitled for eviction of
Rakesh Kumar - respondent from the suit premises. Rakesh
Kumar and/or any other person claiming any right, title or
interest in the demised premises are directed to hand over the
vacant possession of the premises in dispute to Ms. Shashi
Jain, the landlady on or before 31st May, 2009. In default
thereof, Rakesh Kumar - respondent shall pay a sum of Rs.
500/- per day as mesne profits for unauthorized use and
occupation of the demised premises after the stipulated day
of 31st May, 2009 till the day the vacant possession is not
handed over to the landlady.
24. Rakesh Kumar - respondent shall also pay costs of
Rs. 5000/- to the landlady.
1
I. A. No. 1 of 2000
25. In view of the final disposal of the appeal on merits,
no order is required to be passed on this application seeking
substitution of the legal representatives of Tarsem Lal -
deceased.
8.8.B. Appeal allowed.
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