VALIYAVALAPPIL SAROJAKSHAN & ORS.versusSUMALSANKAR GAIKEVADA & ORS.

                         [2017] 2 S.C.R. 943



          VALIYAVALAPPIL SAROJAKSHAN & ORS.                                A
                                  v.
             SUMALSANKAR GAIKEVADA & ORS.

                (Civil Appeal Nos. 6819-6820 of2009)
                                                                           B
                          MARCH 29, 2017

        [KURIAN JOSEPH AND R. BANUMATHI, JJ.;
       Kera/a Buildings (Lease and Rent Control) Act, 1965 -
s.11(4J(iii) and (iv) - Eviction sought uls.11(4)(iii) and s.11(4)(iv) -   c
Rent control court allowed the petition uls.11 (4){iv) only -Appellant-
landlords filed appeals before the First Appellate Authority for
seeking eviction u!s.11 (4)(iii) also - Pending these appeals, however,
the appellant-landlords took delivery of premises in execution
proceedings - Appeals were ultimately allowed - Respondents-
tenants filed revision b~fore the High Court - High Court held that        D
once the delivery of the premises had already been taken in
execution, no further proceedings for eviction could be pursued on
any other ground - On appeal, held: The eviction on the respective
grounds under the Act has different ramifications since the grounds
are distinct and separate - Therefore, merely because the landlords        E
had taken possession on the basis of an eviction order on one ground
that does not mean that the surviving grounds became non-est -
High Court did not consider the revision petitions filed by the
respondents-tenants on merits on account of the view taken by the
 High Court - Matter remitted to High Court for fresh consideration.
                                                                           F
     Allowing the appeals and remitting the matter to High Court,
the Court
       HELD: The moot question is whether the landlords are
entitled to eviction on all the grounds taken by the landlords in
the petitions for eviction. The eviction on the respective grounds         G
under the Act has different ramifications since the grounds being
distinct and separate. For all practical purposes ai;d legal
consequences, the said grounds do survive to be considered
under law. (Para 11] (946-C-D]
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                               943
944            SUPREME COURT REPORTS                           (2017] 2 S.C.R.


A           CIVIL APPELLATE.JURISDICTION: Civil Appeal Nos. 6819-
      6820 of2009.
           From the Judgment and Order dated 03 .07 .2007 of the High Court
      ofKerala at Emakulam in C.R. P. Nos: 1274 & 1377 of2000.
             R. Basant, Sr. Adv., T. G Narayanan Nair, K. N. Madhusoodhanan,
B     Ad vs. for the Appellants.
            Ranjith K. C., Bijo Mathew Joy, Advs. for the Respondents.
            The Judgment of the Court was delivered by
           KURIAN, J. I. Jn the present appeals, we are called upon to
C · consider the interplay between Section 11{ 4)(iii) and Section 11 (4 )(iv) of
    the Kerala Buildings (Lease and Rent Control) Act, 1965 (in short, "the
    Act").
            2. The provisions to the extent relevant read as follows:-
             "(iii) If the tena11t already has i11 his possessio11 a buildi11g or
D
            subseque/1/ly acquires possessio11 of or puts up a buiiding,
            reaso11ably sujjicie11t for his requirements in the same city,
            town or village; or
            (iv) If the building is in such a condition that it needs
            reconstruction and if the landlord requires bona fide to
E
            reconstruct the same and if he satisfies the court that he has
            the plan a11d licence, if any required, and the ability to build
            and if ·the proposal is not made as a pretext for eviction;
            Provided that the landlord who evicts a tenant and does 1101
            reconstruct completely the building withili a time "hich may
F           be fixed or extended by the Rent Co11trol Court, shall 011 a
            petition before that Court be liable to a fi11e of rupees five
            hundred, if its proved that he has wiljuf/y neglected to
            reconstruct completely the bui/di11g withi11 such time; provided
            further that the court shall have power at a11y time to issue
          J directions regarding the reconstruction of the buildi11g and
G           011 failure of compliance by the /a11dlord, to give effect to the
            order in a11y manner the Court deems fit and in appropriate
            cases to put the tenant back i11 possessio11 or award the evicted
            tenant damages equal tot he excess rent he has to pay for
            another building that he is occupying in consequence of such
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       VALIYAVALAPPIL SAROJAKSHAN & ORS. v.                                   945
     SUMALSANKAR GAIKEVADA & ORS. [KURIAN, J.]

      eviction; provided further that the tenant who was evicted               A
      shall have the first option to have the reconstructed building
      allotted to him with liability to pay its fair rent. "
       3. The appellants filed Rent C().ntrol Petition Nos. 82of1994 and
83 of 1994 on the file of the Rent Control Court, Vatakara, seeking
eviction ofthe respondents-tenants, mainly under Sections 11 (4) (iii) and     B
11(4)(iv).
        4. The Rent Control Court allowed the petitions under Sections
11 (4) (iv) on the ground ofrequirement for demolition and reconstruction.
       5. Aggrieved, the appellants-landlords pursued the eviction before
the first Appellate Authority on the ground also of Section 11 (4) (iii),      c
which had been declined by the Rent Control Court. The first Appellate
Authority, in RCA No. 106of1997 and 107of1997, entered a finding
that the respondents-tenants were in possession of buildings' of their
own, which were reasonably sufficient for their requirement in the same
town and, hence, allowed the eviction on the ground of Section 11 (4)(iii)     D
as well.
      6. While the Rent Control appeals were pending before the first
Appellate Authority, the appellants-landlords took delivery of the premises
in execution proceedings. The order passed by the Appellate P.uthority
happened to be passed after such delivery.                                     E
       7. The respondents-tenants pursued the matter before the High
Court in Civil Revision Petition Nos. 1274 and 13 77 of2000, leading to
the impugned Judgment.
       8. The High Court has taken a view that once the delivery of the
premises had already been taken in execution and for that matter, in           F
case vacant possession of the premises had been surrendered, no further
proceedings for eviction can be pursued on any other grouncl. In the
instant case, the delivery of possession had already been taken. The
High Court observed that " ......... the subject molter of eviction
proceedings itself having become non-est by such demolition, the
                                                                               G
landlord could not have proceeded further with a claim for eviction
on other grounds, inter a/ia, on ground under Section 11(4){iii) of
the Act, which was illegally allowed by the Appellate Authority. " In
that view of the matter, the Civil Revision Petitions were allowed. The
orders passed by the first Appellate Authority were set aside and those
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946             SUPREME COURT REPORTS                             [2017] 2 S.C.R.



A     of the Rent Control Court were restored. Jn other words, the appellants-
      landlords have been granted eviction only on the ground of demolition
      and reconstruction under Section 11 (4) (iv) of the Act.
             9. Thus aggrieved, the appellants-landlords are before this Court.
             10. Heard Sh. R. Basant, learned senior counsel appearing for
B     the appellants-landlords and Sh.Ranjith K.C., learned counsel appearing
      for the respondents-tenants.
              11. With great respect, we find it difficult to appreciate the view
      taken by the High Court. The moot question is whether the landlords are
      entitled to eviction on all the grounds taken by the landlords in the petitions
c     for eviction. It needs to be noted that eviction on the respective grounds
      under the Act has different ramifications since the grounds being distinct
      and separate. Therefore, merely because the landlords have taken
      possession on the basis of an order for eviction granted on one gf'.)und,
      that does not mean that the surviving grounds have become non-est.
D     For all practical purposes and legal consequences, the said grounds do
      survive to be considered under law.
              12. We find that in the instant case, the High Court has not
      considered the revision petitions filed by the respondents-tenants on merits
      on account of the view taken by the High Court, which we have found
E     to be unacceptable. Therefore, the only course open to this Court is to
      set aside the impugned Judgment and send the matter to the High Court
      for consideration on merits.
              13. Therefore, these appeals are allowed. The impugned 0rders
      are set aside. The Civil Revision Petitions are remitted to the High
      Court for consideration on merits on the grounds taken by the respondents-
 F
      tenants before the High Court. Since the proceedings for eviction had
      been initiated in the year 1994, we request the High Court to dispose of
      the civil revision petitions expeditiously and preferably within six months.
              14. Needless also to say that the claims, if any, made by the
      respondents-tenants need to be considered only after the disposal of the
G
      civil revision petitions by the High Cou1t.
             No costs.


      Devika Gujral
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