TAMIL NADU HOUSING BOARDversusTHE SERVICE SOCIETY & ANR.

                       [2011] 6 S.C.R. 1


               TAMIL NADU HOUSING BOARD                            A
                                v.
               THE SERVICE SOCIETY & ANR.
               (Civil Appeal Nos. 2320 of 2011)
                       MARCH 04, 2011
                                                                    B
       [R.V. RAVEENDRAN AND A.K. PATNAIK, JJ.]

          Housing - LIG housing scheme - Acquisition of land by
   State Government - Formulation of Scheme by Housing
"8oard for development of the land and construction of houses C
.and flats - Allotment of houses in the year 1976 - Fixation
   'Jf tentative allotment price made up of cost of plot, cost of
   :Jevelopment and cost of house - Execution of lease-cum-
-sale agreement between the Board and the allottees -
    ~lause of the agreement contemplating the final price to be     o
 ..:ixed within three years from the date of allotment - However.
 lliinal price determir:i.eft_by the Housing Board in the year 1988
    - Final cost increased considerably on account of
 =mhancement of compensation to land owners - Issuance of
    iemand letter to allottees to pay difference in cost by the E
  ....:;pecified date, failing which interest@ 14%113% p.a. would
    Je charged - Challenge to, by the Society-allottees of !he L/G
  "louses - Dismissed by the State Government - Writ petition
     - Single Judge of the High Court quashed the demand of
   -3oard towards price increase - On writ appeal, Division Bench F
   l/irected the allottee to pay additional sum towards increased
     'Ost of the plot and the specified amount towards the interest
   ..;ith further interest@ 9% p.a. - Cross appeals - Held: Letter
     •f allotment and lease-cum-sale agreement enabled the
    ../ousing Board to determine the final price taking into account G
    "'le final cost of acquisition, cost of development and
    .menities and cost of the building - The price indicated at
      1e time of allotment was purely tentative - No term or
     .rovision in the contract to the effect that if the Board did not
     •etermine the final price within three years from the date of
                                 1                                  H
    2           SUPREME COURT REPORTS            [2011] 6 S.C.R.


A allotment, it would lose the right to determine the final price
    thereafter or that the tentative price would become the final
    price - Thus, the Board not barred from fixing the final price
    on the expiry of three years from the date of allotment -
    Compensation in regard to the land was pending as also
s   development work could not be completed on account of
    encroachment of the acquired land - Therefore, while fixing
    the final price in the year 1988, alongwith land cost component
    out of the tentative price, the cost of development or cost of
    construction could be increased - It cannot be said that the
c   Board failed to justify the increase demanded by it - Demand
    for increase in price on account of final cost made by the
    Board upheld - Interest payable on the increase should be
    only 9% p.a., as directed by the High Court.
        Preeta Singh v Haryana Urban Development Authority
D 1996 (8) SCC 756 - referred to.
                         Case Law Reference:
        1996 (8) sec 756          Referred to.          Para 21

E       CIVIL APPELLATE JURISDICTION : Civil Appeal No.
    2320 of 2011.
        From the Judgment & Order dated 7.8.2007 of the High
    Court of Judicature at Madras in W.A. No. 1566 of 1999.
F                               WITH

    C.A. No. 2321 of 2011.
      Mohan Parasaran, ASG, T. Harish Kumar, V. Vasudevan,
G V.Balachandran for the Appellant
       V. Balachandran, R. Nedumaran, S. Thananjayan for the
    Respondents.
         The Order of the Court was delivered by
H
            •
     TAMIL NADU HOUSING BOARD v. SERVICE                     3
                SOCIETY & ANR.
                         ORDER                                   A
    R. V. .RAVEENDRAN J.

    1. Leave granted.

      2. The first respondent ('Society' for short) requested the B
state government (second respondent) to provide a Low Income
Group housing scheme for the benefit of its members who were
the employees of Tamil Nadu Electricity Board. The state
government directed the Tamil Nadu Housing Board, the
appellant herein ('The Board' for short) to execute the said c
scheme. To meet the requirements of the employees of the
Electricity Board as also the staff of the appellant, the state
government acquired an extent of 8.38 acres of land in
Singanur Village, Coimbatore. The Board formulated a scheme
for development of the said land and construction of 145 _LIG 0
Houses and 120 LIG flats therein. In pursuance of it, in the year
 1976, the Board allotted to several members of the society, LIG
Houses, each house comprising a plot measuring about 40' x
26' (1040 sq.ft.) and a proposed construction measuring 316
sq.ft. Though the standard measurement of the proposed plots E
was 1040 sq.ft, the 'actual extents of some of the plots were
different, that is 1000 sq.ft, 1021 sq.ft, 1150 sq.ft, 1235 sq.ft
etc. For convenience we will refer to the facts relating to the
allottee of UG House No.49 which comprised a plot measuring
 1000 sq.ft. and a house measuring 316 sq.ft.
                                                                 F
     3. The tentative allotment price was fixed by the Board as
Rs.18,000/- (made up of cost of plot, cost of development and
cost of house) and each allottee was required to make an initial
deposit of Rs.3000/- and pay the balance in agreed monthly
instalments. The Board also- entered into a lease-cum-sale G
agreement in November 1977 with the allottee containing the
terms and conditions of lease and the option for sale. Clause
17 of the said agreement providing for sale of the LIG House
to the allottee is extracted below:
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    4        SUPREME COURT REPORTS                  (2011] 6 S.C.R.

A       "The lessor agrees to sell the property more particularly
        described in the schedule hereunder to the lessee for such
        price as the Administrative Officer of the lessor may at any
        time in his sole discretion fix and at which time the
        Administrative Officer of the lessor is entitled to consider
B       details regarding development charges, cost of amenities,
        cost of buildings etc., and whether the price of the land
        acquired under the Land Acquisition Act together with
        suitable modifications thereto by the local laws become
        final by a conclusive adjudication thereon by the concerned
c       tribunals and courts. The final decision of the Administrative
        Officer of the lessor are to be the final price of the property
        as determined under these presents is conclusive and
        binding on the lessee and the lessee agrees to purchase
        the property from the lessor as the said price on the terms
        and conditions hereinafter mentioned.
D
        Excepting the fixation of price with reference to the claim
        of compensation adjudicated or awarded by courts finally
        and conclusively with regard to the lands acquired under
        the scheme, the lessor shall fix the price of the property
E       after taking into consideration the development charges,
        cost of amenities and buildings etc. within a period of three
        years from the date of allotment and which price is subject
        only to a revision on account of excess compensation if
        any awarded by the courts for the lands as aforesaid."
F
  Clause 24 of the agreement required the allottee-cum-lessee
  to pay interest on the amounts outstanding, at the rate of 9%
  per annum. The Board did not disclose to the allottees, the
  break-up of the tentative cost, as to how much for the land, and
G how much for the development cost and construction.
       4. Though clause 17 contemplated the final price being
  fixed within three years from the date of allotment, the Board
  did not fix the final price within that period. The Board
  determined the final price only in the year 1988, nearly 12 years
H after the allotment and sent a demand letter dated 21.5.1988
     TAMIL NADU HOUSING BOARD v. ~ERVICE                       5
      SOCIETY & ANR. [R.V. RAVEENDRAN, J.]

informing the allottee that the final cost of the UG House No.49    A
was Rs.34,770/- as against the tentative price of Rs.18,000/-
and called upon the allottee to remit the difference 4n cost of
Rs.16, 770/- (plus Rs.351 payable to the municipal corporation)
on or before 30.06.1988. The allottee was required to pay the
said amounts on or before 30.06.1988, failing which the amount      B
due would carry interest at 14%/13% per annum from 1.7.1988.
The Board also clarified that the increase in the cost was mainly
on account of payment -Of increased compensation for the
acquisition of land.

     5. Feeling aggrieved, the society, acting on behalf of its C
members who were the allottees of the LIG houses, filed an
appeal before the state government challenging the said
demand. The appeal was dismissed by order dated
31.10.1991. The society thereafter filed WP No.15635of1991
for quashing the appellate order dated 31.10.1991 of the state D
government and sought a direction to the Board not to demand
from its members, any increase in price as demanded in May
1988. The society contended that having regard to clause 17
of the lease-cum-sale agreement, the final cost had to be
determined within three years from the date of allotment; that E
such a determination not having been done, the tentative price
of Rs.18,000/- should be deemed to be the final price; and that
the Board could not make a demand for increase in price·, after
expiry of 12 years. Alternatively, it was submitted that in the
event of the court holding that the Board could demand the F
increase in cost, that should be only in respect of the land cost
component and not with reference to the components relating
to cost of development and cost of construction. It was lastly
contended that the amount determined and demanded by the
Board as the final cost was excessive and the Board had failed G
to justify the final cost demanded by giving any break up or
particulars of the claim.

     6. The Board resisted the petition contending that the final
price was determined with reference to the cost of the
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    6         SUPREME COURT REPORTS                  [2011] 6 S.C.R.


A acquisition of the land and the cost of development and cost
  of construction. It stated that the delay in finalizing the final cost
  was on account of the pendency of dispute raised by the land
  owners in regard to increase in compensation for the acquired
  land and on account of encroachments over part of the acquired
B land. It contended that the final cost was based on actuals and
  it was not excessive. It was submitted that only a few of the
  LIG Houses and flats were allotted to the members of the
  society and the remaining houses were allotted to its own
  employees and to members of public; and that except 55
C allottees, all others had remitted the amount demanded.

       7. A learned single judge of the High Court by order dated
  29.4.1999 allowed the writ petition and quashed the appellate
  order dated 31.10.1991 of the state government and the
  demand by the Board for increase in price. The Board filed a
D writ appeal challenging the order of the learned Single Judge.

        8. During hearing before the division bench, both sides
  filed calculation sheets showing the cost of acquisition and the
  consequential increase in the cost of the LIG house. As per
E the calculation sheet filed by the society, the balance payable
  by each allottee towards increase in land cost was Rs.8634/-
  per plot of 1040 sq.ft. (after adjusting Rs.3000/- paid as initial
  payment and Rs.500/- paid as EMO) and the interest payable
  thereon from 17.4.1985 to 6.11.1991 was Rs.5148/- in all
F Rs.13, 782/- towards increase in land cost and interest as on
  30.11.1991. The society alleged that the Board had indicated
  at the time of allotment, that the tentative price of Rs.18000 was
  made up of Rs.3000/- towards land cost and the balance
  towards development cost and construction; and that as no
  increase in regard to development cost/construction was
G notified to the allottees, within three years of allotment, the price
  component towards development/construction (which
  according .to the society was Rs.15,000/- out of a total price
  of Rs.18,000/-) attained finality under clause 17 of the
  agreement. It was submitted that the amount payable by an
H
     TAMIL NADU HOL)SING BOARD v. SERVICE                        7
      SOCIETY & ANR. [RV. RAVEENDRAN, J.]
allottee to the Board on account of the increase in cost of land      A
was Rs.13, 782/- plus interest at 9%J per' annum
                                ·,   ,,;'l  .  .
                                                  on Rs.8,634/-
from 1.12 .1991 to date of payment.

      9. On the other hand, the calculation sheet filed by the
Board showed the total acquisition cost of the land (8 acres 38
cents) including interest uptQ 31.3.1987 was Rs.35,02, 727.24.        B
The Board contended that on that basis, the cost of land and
development per ground (an area of 2400 sq.ft) was Rs.40,400/
- arid each allottee should pay the proportionate cost based on
the actual sital area of the LIG House allotted to him and interest
in addition.                                                          C
     10. The division bench its judgment dated 7.8.2007, held
after referring to the two calculation sheets, that the interests
of justice would be met if each allottee is directed to pay an
additional sum of Rs.13, 780/- towards the increased cost of the      o
plot and Rs.5, 148/- towards interest in all Rs.18,928/- as on
30.11.1991 with further interest at 9% per annum. The High
Court assumed that all plots measured 1040 sq.ft. It did not
indicate any reasons for arriving at the said amount nor did it
record any finding as to the correctness of the calculations by       E
the society and the Board.
    11. Feeling aggrieved, the Board and the society have filed
these two appeals. On the contentions urged, the following
questions arise for our consideration :
                                                                      F
      (i)    Whether the Board is barred from fixing the final
             price on the expiry of three yea'rs from the date of     ,.,   . ··
             allotment, resulting in the tentative price becoming
             the final price?
                                                                      G
      (ii)   Even if the Board could fix the final price beyond
             three years, whether only the land cost component
             could be increased out of the tentativ~ price and not
             the cost of development or cost of construction?
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    8             SUPREME COURT REPORTS             [2011) 6 S.C.R.


          (iii)    Whether the Board failed to justify the increase
                   demanded by it?

    Re. question (i)

         12. The letter of allotment and the lease-cum-sale
B agreement enable the Board to take note of the cost of land,
   cost of development and amenities, and cost of the building to
   determine the final price. It is not in dispute that when the
   allotment was made in the year 1976, the layout was yet to be
   developed, the construction had not yet begun and the
 C compensation for the acquired land was yet to be determined
   by the Land Acquisition Collector. The price indicated at the
   time of allotment was therefore purely tentative. The Board did
   not undertake the scheme as a commercial venture but on 'no
   loss-no profit basis', with a loan from HUDCO. Therefore
.D obviously it has to pass on the liability for the entire cost to the
   allottee who opted to buy the LIG house under the scheme. The
   allotment was on lease-cum-sale basis and until the LIG House
   was conveyed in favour of the allottee, he continued as a
   lessee of the Board and does not acquire any ownership rights.
E
       13. The reference to the period of three years in clause
  17 was not intended to be prohibition upon fixation of final price
  thereafter. The work of development of an acquired land into a
  residential layout and construction of houses therein were
  expected to be completed within three years, but final
F determination of the claims for increase in compensation for
  acquired land was expected to take much longer. Clause 17
  therefore provided that the final price will be decided within
  three years, subject however to further revision with reference
  to the land cost. If the Board completed the development of the
G layout and construction of houses within three years and if there
  are no pending claims, it is bound to fix the final price of the
  LIG house within three years from the date of allotment (even if
  the land acquisition cost had not been finalized) and if
  necessary, revise the final cost subsequently, after
H determination of land acqui!>ition cost.
                                   ~

     TAMIL NADU HOUSING BOARD v. SERVICE                         9
      SOCIETY & ANR. [R.V. RAVEENDRAN, J.]

      14. But where the development of the layout and                 A
construction of houses were not completed within three years
from the date of allotment, the Board obviously could not
determine the final cost within three years as neither of the three
components (cost of land, cost of development and cost of
construction) would be known to the Board. There is no term           B
or provision in the contract that if the Board does not determine
the final price within three years from the date of allotment, the
Board would lose the right to determine the final price thereafter
or that the tentative price would become the final price. If on
account of delay in determination of compensation for land            c
acquisition or delay on the part of the contractors in completing
the development works or construction, or if there are any
encroachments or if there are pending claims of contractors
regarding development or construction, the Board would not be
able to determine the final cost within three years. But that did     0
not mean that the tentative cost would become the final cost in
the absence of such a provision in the letter of allotment or
lease-cum-sale agreement.
Re :question No.(ii)
                                                                     E
      15. The alternative submission of the society is that even
if the price could be increased after three years, having regard
to clause 17 of the lease-cum-agreement, what could be
increased after three years is only the land cost component and
not the cost of the development or building. Clause 17 states F
that except the fixation of price with reference to the
compensation finally awarded by the courts, the board should
fix the price of the LIG house after taking into consideration the
development charges, cost of amenities and cost of buildings
within three years from the date of allotment. If the final price is G
so fixed, thereafter what could be increased is only the land
cost component on account of any increase in compensation
that may be awarded by the courts. If the board had earlier fixed
the final price, the society's contention might have merited
acceptance as the component of price with reference to cost H
    10       SUPREME COURT REPORTS               [2011) 6 $.C.R.


A of development and amenities and cost of building would have
  attained finality on account of such final determination and only
  the increase on account of award of compensation for land
  could be demanded after such determination of final price. But
  where the final price has not been determined at all, for
B whatsoever reason, and the final cost was being determined
  for the first time, the allottee cannot contend that only the
  increase on account of the land, and not the increase on
  account of development cost and construction cost, could be
  demanded. Where the final price has not been fixed, the Board
c could, after ascertainment of various costs, determine the final
  price even after three years, and the finality in regard to cost
  of development and amenities and the cost of construction,
  referred under clause 17, would not apply.

       16. It is not in dispute that the compensation in regard to
D the land was pending in courts and was finally determined in
  or about 1985. It is also not in dispute that development work
  could not also be completed as a portion of the acquired land
  was under encroachment. Therefore it is not possible to say
  that when the final price was fixed in the year 1988, it could be
E only with reference to increase on account of land and not with
  reference to increase in the development cost or construction
  cost. The demand letter dated 21.5.1988 of the Board clearly
  states that the increase in price demanded was mainly due to
  increase in compensation for the land paid by the Board and
F only a small portion of the increase was under the other heads.
   Re: question No.(iii)

        17. The High Court, we find, has not appreciated the
  controversy in the correct perspective nor decided the matter
G in issue. The finding of the learned single judge that the Board
  is not entitled to any increase is contrary to the terms of
  allotment. The letter of allotment and the lease-cum-sale
  agreement make it clear that the price mentioned in the letter
  of allotment was only tentative and final price was to be
H determined taking into account, the final cost of acquisition,
     TAMIL NADU HOUSING BOARD v. SERVICE                       11
      SOCIETY & ANR. [R.V. RAVEENDRAN, J.]
cost of development and amenities, and cost of the building.         A
The fact that, subsequent to the allotment of the LIG Houses
and execution of lease-cum-sale agreements, the land
acquisition cost increased substantially was not in dispute.
Similarly, if there was any increase in the actual cost of
development/construction the allottees had to bear it. The Board     B
could not be made liable to bear the extra cost as it was
operating on 'no-profit, no-loss basis' and had obtained a loan
from HUDCO to execute the scheme. The division bench
referred to the contentions of the parties an'd extracted the
calculation sheets filed by both parties,· but did not pronounce     c
upon the correctness of the same. It neither accepted nor
rejected the calculation sheets filed by the Board and the
Society. The sum of Rs.13, 780/- found by it to be increase in
cost and Rs.5, 148/- as interest, were apparently borrowed from
the calculation sheet filed by' the Society. But as per th~
                                                                     0
calculation sheet of the society the increase in land cost (over
and above the deposit of Rs.3500/-) was Rs.8,634/- a'ild interest
upto 30.11.1991 was Rs.5148/-, the total being Rs.13,782/-.
The High Court however wrongly assumed that as per the
calculation sheet of the Society, the increase in the cost bf the
plot itself was Rs.13, 782/- (rounded of to Rs.13780/-) and the      E
interest of Rs.5, 148/- was ih addition to Rs.13, 782/- and direct
such payment. This is without any acceptable basis.

      18. The cost of a house constructed by a development
authority or Housing Board has the following three components:       f
(a) the cost of the plot; (b) the proportionate share in the cost
of development and amenities (like water, electricity, sewage
disposal etc.) and (c) cost of con'struction of the house. Wherei
the construction is taken up in a developed layout, and not in
an undeveloped land, item (b) will .not be ari independent           G
component, but be a part of item (a).
      19. If a development authority or board acquires a large
tract of land and develops it for residential purposes and .forms
plots in a portion thereof for construction of. houses, utilises
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    12       SUPREME COURT REPORTS                 [2011) 6 S.C.R.


A another portion for construction of multi-storeyed apartment
  buildings and uses the balance for development works like
  roads, drains, parks, open spaces apart from earmarking some
  areas for site office/electrical sub-station/police station, etc.,
  then what is chargeable to the allottee of a plot or a house, is
e not only the cost of the plot area, but also the cost of the
  proportionate share in the common areas, used for
  development and amenities and the cost of the development.

          20. We may illustrate. If 5 Hectares (50000 sq.m.) of land
C   is acquired for formation of residential plots each measuring
    250 sq.m., it is not possible for the authority to carve out 200
    plots (each measuring 250 sq.m). This is because, not less than
    25% to 30% of the total sital area will be used up for forming
    roads, footpaths and drains. Another 10% to 20% may be used
    for common facilities and amenities like park, playground,
D   community hall etc. The common/service areas are not saleable
    and the board will have to recover the cost thereof by loading
    the proportionate cost thereof, on the cost of the residential
    plots. Therefore if 40% is the area used for roads, drains, parks,
    playgrounds etc., the saleable area or area that can be used
E   for forming plots would be only 60% and the cost of the total
    land 50000 sq.m. will have to be recovered from the sale of
    the said 60% area (30,000 sq.m.) which can be carved into
    120 plots of 250 sq.m. If the total value of 5 hectares is Rs.60
    lakhs, the value of a plot of 250 sq.m. will not be Rs.30000/-
F   (that is Rs.60 lakhs divided by 200) but Rs.50,000/-(that is
    Rs.60 lakhs divided by 120). An allottee of a plot measuring
    250 sq.m. cannot therefore contend that he is liable to pay only
    the actual proportionate cost of 250 sq.m. of land out of 50000
    sq.m. The proper method is to calculate the total common/
G   service area {used for roads, drains and common amenities)
    and include the proportionate cost thereof in the price of the
    prot
      21. When a large undeveloped tract is acquired by a
H development authority or a Board, considerable amounts will
     TAMIL NADU HOUSING BOARD v. SERVICE                       13
      SOCIETY & ANR. [R.V. RAVEENDRAN, J.]
have to be spent for developing it, to make it suitable for A
residential use. This will include the cost of levelling the land,
forming plots, laying roads and drains, drawing electrical lines,
laying water and sewerage pipes, providing electricity. and
water etc. This cost also will have to be proportionately borne
by the allottee as development cost. Some authorities even load e
the cost with reference to its overheads, that is, a proportionate
cost, depending upon the norms, rules and regulations. In
Preeta Singh vs. Haryana Urban Development Authority -
1996 (8) SCC 756, this Court held :

     "It is to be remembered that the respondent HUDA is only C
     a statutory body for catering to the housing requirement of
     the persons eligible to claim for allotment. They acquire the
     land, develop it and construct buildings and, allot ~he
     buildings qr the sites, as th~ cas~ may be. Under these
     circumstances, the entire expenditure incurred in D
     connection with the acquisition of the land and
     development thereon. is required to be borne by the
     allottees when the sites or the buildings sold after the
     development are offered on the date of th~ sale in
     accordance with the regulations and also offered on the E
     date of the sale in accordance with the regulations and
     also conditions of sale.•
The calculation sheet of the Society which works out the cost
of land with reference to the actual size of the plot ignoring the   F
proportionate share in the cost of the common1service areas
(roads, drains, etc.) and the development cost, is therefore
liable to be rejected.
      22. Whenever allotments are made even before t~e
completion of the development of land and construction, G
necessarily the cost that is shown by the authority or the board
will be tentative. In regard to the land cost. there may be claims
for enhancement of compensation before the reference court
with appeals to high court and this court. Sometimes the entire
process may take 10 to 15 years and till that process is H
    14        SUPREME COURT REPORTS                [2011) 6 S.C.R.


A concluded the final, cost of the land cannot be determined. An
  allottee cannot therefore say that the authority cannot increase
  the cost after 12 years. Similarly cost of developing of land into
   residential area requires coordination with different contractors
  engaged for laying roads, laying drains, developing parks and
B playgrounds, drawing electricity lines, water lines, sewerage
   lines etc. Many times, disputes with the contractors lead to
  delays and litigation. Sometimes though the work may be
  completed within three years, the settlement of bills and
  ascertainment of cost may take several years. There may also
c be encroachments, which will have to be removed which apart
  from being time consuming and involving litigation, delay the
  development and finalization of cost of development. As a
  consequence, the development cost may also shoot up beyond
  the estimate on account of delays, additional claims of
0 contractors,   litigations and other factors. The same applies to
  the cost of construction of the houses also. Therefore an allottee
  cannot contend that the increase, if any, should be determined
  within three years and if the increase is not so determined, the
  tentative cost would itself become the final cost. Such an
E interpretation 'of dause 17 would be illogical and unreasonable.
  If the Board is able to show that there was sufficient cause for
  the delay in deciding the final price and that it was beyond its
  control to determine the final cost earlier (or within three years)
  it will be entitled to final cost even if the claim is delayed by a
  few years. The allottee cannot refuse to pay it merely on the
F ground of delay.

        23. On the other hand the authority or Board should also
  be diligent. Allottees belonging to low income groups should
  not be made to suffer for the defaults or negligence on the part
G of the staff of the authority. They should take prompt steps to
  s~ttle claim regarding compensation. They should also be
  prompt in executing the development works and construct work.
  They should ensure that the cost is kept to the minimum. If any
  allottee approaches court and is able to demonstrate that the
H devel9pment and construction work was completed within three
    TAMIL NADU HOUSING BOARD v. SERVICE                        15
     SOCIETY & ANR. [R.V. RAVEENDRAN, J.]
years, but the authority failed to fix a final cost, it may be       A
possible to infer that there was no increase from the tentative
cost and therefore the final cost was not fixed and therefore the
tentative cost should be the final cost. Be.that as it may.
      24. In view of the complex nature of acquisition,
                                                                   8
development, construction and allotment, it is necessary to
safeguard the interests of the allottees and at the same time
ensure that there is no loss to the public exchequer or the
authority by making it to bear any part of the cost of
development or cost of the plot or cost of construction. Normally
a claim by the authority or the board for increase should be C
accepted if the authority or board certifies that what is claimed
is the actual final cost, and supports it by a certificate from an
independent chartered accountant or its own Accounts
Department showing the break up of the cost. A standard '
certificate should furnish the following :                         D
      (a)    break up of the tentative allotment price in regard
             to the plot, development ar,id construction;
      (b)     break up of the final cost in regard to the plot,
                                                                     E
            · development and construction;
      (c)    a table showing total area, area used for plots, area
             used for common/service areas like roads, drains,
             parks and open spaces;
                                                                     F
      (d)    a table showing the acquisition cost; and
      (e)    a table showing the construction cost.
It is open to the allottee to apply for the particulars and have it
verified independently, before rushing to court.                    G
     25. Let us now examine whether the amount claimed by
the board in this case is excessive. As· noticed above in regard
to a plot measuring 1000 sq.ft. with a residential house
measuring 361 ft. the board had indicated the tentative price        H
    16       SUPREME COURT REPORTS                [2011] 6 S.C.R.

A as 18000 in the year 1976. After the compensation for land was
  decided by courts and after carrying out the development work
  and construction, the board determined the final cost as
  Rs.34,770 in the year 1988 and demanded the difference of
  Rs.16,770/-. The question is whether this claim is excessive.
B
        26. We find that the allottees/society do not dispute that
  the cost of the land increased considerably on account of
  enhancement of compensation. The board showed that the total
  cost of land inclusive of interest upto 31.3.1987 was
  Rs.35,02,727 for 8 acres and 16422 sq.ft. The said figure was
C broadly accepted by the society, in its calculation sheet. The
  society arrived at the cost of a plot measuring 1040 sq.ft. as
  3500 (paid as deposits) plus Rs.8634/- which aggregates to
  Rs.12, 134. But as noticed above, this is the proportionate cost
  worked out for 1040 sq.ft. out of the total cost of an extent of
D 33,64,902 sq.ft. (8 acres and 16422 sq.ft.). It is not possible
  for the allottee to contend that he will pay only the proportionate
  actual cost of his plot. If the cost of the plot has to be worked
  out, the cost relating to proportionate share in the common/
  service areas (roads, parks, playgrounds etc.) should be added.
E That means at least addition of another 40% to the price worked
  out for the actual extent of the plot. With reference to the cost
  worked out by the society, if 40% is added, the increased cost
  of plot would be around Rs.16,987.60. According to the society
  the original tentative cost for the plot was Rs.3,000. Therefore
F the increase in cost would be around 14,000. What is
  demanded as additional amount is Rs.16,770. The difference
  is hardly 2770 which may be attributable to the increase in the
  cost of development/ construction. It cannot therefore be said
  that the amount claimed under the demand notice dated
G 21.5.1988 is excessive or unreasonable. Neither party has
  given the full data or facts or accounts. The allotment was made
  35 years back. No purpose would be served by remitting the
  matter for re-examination. On the facts and circumstances, we
  are satisfied that the demand is not open to challenge.
H
       TAMIL NADU HOUSING BOARD v. SERVICE                   17
        SOCIETY & ANR. [R.V. RAVEENDRAN, J.]
     27. The only aspect that required to be corrected is the A
rate of interest. The demand notice dated 21.5.1988 claims
interest at the rate of 13% or 14% per annum on the outstanding
with effect from 1. 7.1988 which is contrary to the provisions of
contract. The board will be entitled to only simple interest at 9%
per annum. The Division Bench of the High Court has already B
held that the interest should be only at 9% per annum.

     28. We accordingly allow the appeal filed by the Board in
part and dismiss the appeal filed by the society. We uphold the
demand for increase in price on account of final cost made by C
the board but confirm that the interest payable on the increase
should be only 9% per annum as directed by the High Court.
The Board will now calculate the amounts due accordingly and
after giving credit to the amounts already paid, demand only
the balance due. The respective allottees who are members
of the society, shall be permitted to pay the same in six quarterly D
instalments. If there is any error in arithmetical calculations, it
is open to the respective allottee to point out the same to the
Board for its consideration.
N.J.                                           Appeal allowed.